COUNCIL REPORT. Executive Committee. Report No. PDS Date: July 26, 2017 File No: PRJ17-019

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1 COUNCIL REPORT Report No. PDS Executive Committee Date: July 26, 2017 File No: PRJ To: From: Subject: Mayor and Council Howie Choy, Assistant Planner Rezoning application for the property located at Beech Avenue (Owner: Aleera Homes Corp. (Directors: K. Brar; P. S. Singh Brar and J. S. Gill)) RECOMMENDATION 1. THAT Bylaw No , cited as Abbotsford Zoning Bylaw, 2014, Amendment Bylaw No. 132, which rezones the property located at Beech Avenue from Urban Residential Zone (RS3) to a new Comprehensive Development Sixty Four Zone (N64), be given first and second readings at the next Regular Meeting of Council, and be advanced to an upcoming Public Hearing; 2. THAT prior to adoption of Bylaw No , cited as Abbotsford Zoning Bylaw, 2014, Amendment Bylaw No. 132, the following rezoning conditions be satisfied: (a) (b) (c) entering into a Development Agreement with the City to secure all required services to the lands in accordance with the Development Bylaw No and as outlined in Attachment C; resolving any outstanding fees and charges registered to the property; and resolving all issues of funding for items not budgeted by the City; and 3. THAT the Mayor and Corporate Officer be authorized to execute all documents related to this matter. REPORT CONCURRENCE General Manager The General Manager concurs with the recommendation of this report. City Manager The City Manager concurs with the recommendation of this report.

2 Report No. PDS Page 2 of 5 PURPOSE Rezoning application for the property located at Beech Avenue to facilitate a future two (2) lot subdivision, in accordance with Infill Guidelines in the Official Community Plan (OCP). SUMMARY OF THE ISSUE The applicant proposes to rezone the subject property from Urban Residential Zone (RS3) to Comprehensive Development Sixty Four Zone (N64) to facilitate a two (2) lot subdivision, as shown in Figures 3, 4 and 5. The application is consistent with the Urban 3 Infill land use designation in the Official Community Plan. The existing single detached dwelling will be demolished in conjunction with a future two (2) lot subdivision, if the current rezoning application is adopted. An accessory unit would be permitted in the proposed N64 Zone. Context.1 The proposed development is at the intersection of Clearbrook Road and Peardonville Road within the West Clearbrook Area. The surrounding neighbourhood consists largely of singledetached dwellings and duplexes. There is an apartment building, church and a gas station/convenience store located to the east of the development along Clearbrook Road. Grant Park is located approximately 100 m south of the subject property, refer to Figure 2. Official Community Plan 2. The Official Community Plan (OCP) designates the property as Urban 3 Infill, refer to Figure 3. The purpose of the Urban 3 Infill land use category is to enable infill residential with density increases near City and Urban Centres and the Primary Transit Corridor, and includes single detached dwellings with accessory units and ground orientated duplexes. 3. The proposed development site is m2 (10, ft2) in total lot area, which enables further subdivision under the Urban 3 Infill designation. OCP Infill Density Guidelines supports single detached dwellings with an accessory unit on lots with a minimum lot area of 400 m2 and a minimum lot frontage width of 12 m. As the proposal is for a two (2) lot subdivision that creates two (2) lots exceeding a 400 m2 lot area and a 12 m minimum frontage, both lots meet the OCP criteria to allow accessory units. 4. The proposed development meets the intent of broader OCP policy objectives as follows: Housing Diversity 2.1 Support diverse housing types for a variety of household sizes, incomes, tenures, and preferences. This includes secondary suites in single detached dwellings, and infill opportunities through single lot redevelopment. Housing Affordability 2.2 Support mixed affordable housing options, such as small homes and accessory units, where appropriate, which can serve as mortgage helpers for property owners while providing affordable options for renters or extended family members. Residential Intensification 2.9 Focus significant residential intensification around Urban and Neighbourhood Centres.

3 Report No. PDS Page 3 of 5 Zoning 5. A rezoning application is proposed to allow for a two (2) lot subdivision with a total lot area of m2 (10, ft2), refer to Figure 5. Under the proposed N64 Zone, the minimum interior lot size is 400 m2 (4,305 ft2) and the minimum lot width is 12 m. Therefore, the development proposal complies with the proposed zoning Secondary Suite Policy 6. As identified in Part 2 of the OCP, secondary suites are supported in single detached dwellings, subject to the following criteria: Not be on a cul-de-sac bulb; Not be in a bare land strata (except where road infrastructure meets City bylaw standards); Have a minimum frontage of 12.0 m; Have a minimum lot size of 400m2; and Be located on a Collector or Local road. Therefore, the proposal is consistent with the policies contained within the OCP. Affordable Housing Strategy 7. The Affordable Housing Strategy, (endorsed by Council November 7, 2011) similar to the OCP objectives and policies, encourages the development of complete, connected and livable neighbourhoods with diverse housing types (Objective 4). With policies that support affordable housing development close to transit, jobs and services and the creation of a variety of housing types to suit different needs related to household type, tenure and income. The applicant's proposal is consistent with this policy. Tree Protection, Removal and Replacement 8. There are no trees currently on the subject property (see Attachment A). In conjunction with this development, street trees and yard trees (minimum of 1 tree per lot) are required in accordance with the Development Bylaw, 2011, and will be secured at time of subdivision. Subdivision 9. The proposed preliminary subdivision layout (refer to Figure 5) to create a two (2) lot subdivision will be reviewed for acceptability by the Approving Officer, if the rezoning application receives 3rd reading from Council, and the applicant makes the necessary subdivision application. At that time, staff will conduct a formal subdivision review and exact dimensions of the proposed lots will be finalized. Site Development Considerations 10. A staff review of the Works & Services (dated May 26, 2017) necessary to support this application has been completed and is outlined within Attachment C, the details of which will be incorporated into the Development Agreement, which is a prerequisite for adoption of the Zoning Bylaw amendment. A cash-in-lieu payment will be required for future road upgrades to the property frontage at the time of rezoning.

4 Report No. PDS Page 4 of In addition to the above comments, the developer is responsible to adhere to all other legislation, which may apply to the land, including: (a) complying with all applicable City bylaws, such as Official Community Plan, 2016, Development Bylaw, 2011, Tree Protection Bylaw, 2010, Building Bylaw, 2003, Sign Bylaw, 2001, Erosion and Sediment Control Bylaw, 2010, and Development Cost Charges Imposition Bylaw administered by the City; and (b) obtaining all other necessary approvals and permits on such terms as they may be issued, including but not limited to a development permit, tree removal permit, subdivision approval, building permit, soil removal/deposit permit, Ministry of Health permit, Ministry of Transportation and Infrastructure approval and Ministry of Environment approval. Communication Plan If the zoning amendment bylaw is supported by Council, Bylaw No , cited as Abbotsford Zoning Bylaw, 2014, Amendment Bylaw No. 132 will proceed to a Regular Meeting of Council, where it will be considered for 1st and 2nd readings. If supported by Council, the Rezoning Bylaw will proceed to a Public Hearing. The City will notify in writing the owners and occupiers of land within a 100 meter radius of the property and provide Council with copies of any feedback that is received. The City received confirmation on July 7, 2017, that the applicant installed the required Development Notification Signage in accordance with the Development Application Procedures Bylaw, which requires the signage to be installed a minimum of three (3) weeks in advance of Council s consideration of the application. FINANCIAL PLAN IMPLICATION No financial plan implications are anticipated. Any capital works implications arising from this application have been addressed through the rezoning process. Rajat Sharma, General Manager, Finance and Corporate Services Signed 7/24/2017 2:03 PM IMPACTS ON COUNCIL POLICIES, STRATEGIC PLAN AND/OR COUNCIL DIRECTION The proposal meets the goals and objectives identified in the OCP and Affordable Housing Strategy. Council s Strategic Plan identifies four cornerstones: vibrant economy, complete community, fiscal discipline and organizational alignment. The proposal is consistent with the complete community cornerstone by permitting secondary suites which provides affordable housing options for the community. SUBSTANTIATION OF RECOMMENDATION Staff supports the rezoning of the subject property from RS3 to N64 to permit a two (2) lot residential subdivision, given that the proposed development is consistent with the Urban 3

5 Report No. PDS Page 5 of 5 Infill land use designation and is in keeping with the broad objectives of the OCP that encourages densification and the establishment of a mix of housing types within the Urban Development Boundary. Howie Choy, Assistant Planner Signed 7/12/ :53 AM Darren Braun, Director, Development Planning Signed 7/24/2017 1:47 PM Siri Bertelsen, General Manager, Planning and Development Services Signed 7/25/2017 4:35 PM ATTACHMENTS: City Context Plan Figure 1 Location Plan Figure 3 Official Community Plan Figure 4 Existing Zoning Figure 5 Proposed Zoning Figure 6 Proposed Subdivision Figure 7 OCP Urban 3 Infill Guidelines ATTACHMENT A - Letter of Intent ATTACHMENT B - BYLAW NO ATTACHMENT C - Works & Services Report

6 City Context Plan File: PDS Location: Beech Avenue

7 Beech Avenue MADIERA PL GLENWOOD AVE Subject Property CLEARBROOK RD HOLLY ST ARBUTUS ST BEECH AVE OAK AVE ALDER ST CENTER ST FOREST AVE PEARDONVILLE RD. Figure 1 - Location Plan File No.: PRJ Meters ± Date 5/15/

8 PEARDONVILLE RD CENTER ST FOREST AVE Subject Property Urban 3 - Infill ALDER ST OAK AVE BEECH AVE. GLENWOOD AVE MADIERA PL Beech Avenue ARBUTUS ST Urban 2170 Development Boundary 2165 Urban 1 - Midrise HOLLY ST Urban 3 - Infill Secondary Commercial General industrial Institutional Open Space CLEARBROOK RD. Figure 3 - Official Community Plan File No.: PRJ Meters ± Date /15/2017 2

9 RML PEARDONVILLE RD. RML P4 C5 Community Commercial Zone (C3) Service Commercial Zone (C4) City Centre Commercial Zone (C5) Gas Station Commercial Zone (CGS) FOREST AVE. General Industrial Zone (I2) Civic Institutional Zone (P1) Park, Open Space and School Zone (P2) ALDER ST. ARBUTUS ST. P2 C3 RML RS3 Assembly Zone (P3) Special Housing Zone (P4) Medium Density Townhouse Zone (RM45) OAK AVE. CGS C4 CENTER ST. Low Rise Apartment Zone (RML) Urban Residential Zone (RS3) Duplex Residential Zone () Residential RS5-A Zone (RS5-A) RS3 HOLLY ST. C3 Subject Property Existing Zone = RS3 BEECH AVE. P3 CLEARBROOK RD. RS3 GLENWOOD AVE. RML CGS RS3 P2 C4 C3 P1 MADIERA PL. RS3 I2 C Beech Avenue Figure 4 - Existing Zoning File No.: PRJ Meters ± Date 5/15/2017

10 RML PEARDONVILLE RD. RML P4 C5 Community Commercial Zone (C3) Service Commercial Zone (C4) City Centre Commercial Zone (C5) Gas Station Commercial Zone (CGS) FOREST AVE. General Industrial Zone (I2) Civic Institutional Zone (P1) Park, Open Space and School Zone (P2) ALDER ST. ARBUTUS ST. P2 C3 RML RS3 Assembly Zone (P3) Special Housing Zone (P4) Medium Density Townhouse Zone (RM45) OAK AVE. CGS C4 CENTER ST. Low Rise Apartment Zone (RML) Urban Residential Zone (RS3) Duplex Residential Zone () RS5-A Residential Zone (RS5-A) RS3 Subject Property to be rezoned from Urban Residential Zone (RS3) to Comprehensive Development Sixty Four Zone (N64). BEECH AVE. HOLLY ST. P3 CLEARBROOK RD. C3 RS3 GLENWOOD AVE. RML CGS RS3 P2 P1 MADIERA PL. C4 C3 I Beech Avenue C3 Figure 5 - Proposed Zoning File No.: PRJ Meters ± RS3 Date 6/19/2017

11 31894 Beech Avenue Figure 6 - Proposed Subdivision File No.: PRJ ± Date 6/19/2017

12 31894 Beech Avenue Figure 7 - OCP Urban 3 Infill Guidelines File No.: PRJ ± Date 6/19/2017

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