Mayor and Council Leah Irvine, Planner Rezoning application for the property, located at 2717 Sunnyside Street (Owners: R. Dhaliwal and K.

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1 ca 'A ABBOTSFORD COUNCL REPORT Report No.: PDS Executive Committee April 12, 2017 File Nos: /PRJ To: From: Subject: Mayor and Council Leah rvine, Planner Rezoning application for the property, located at 2717 Sunnyside Street (Owners: R. Dhaliwal and K. Dhaliwal) RECOMMENDATONS 1. THAT Bylaw No , cited as "Abbotsford Zoning Bylaw, 2014, Amendment Bylaw No. 127", which rezones the property covered under application /PRJ from Urban Residential Zone (RS3) to Residential Zone (RS5}, with a site specific text amendment to reduce the maximum Floor Space Ratio to 0.55 for both proposed lots, 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. 127" the following rezoning conditions be satisfied: (a) (b) entering into a Development Agreement with the City to secure for the required works and services, in accordance with the Development Bylaw, 2011, and as outlined in Attachment B as set out in Report No. PDS ; 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 relating to this matter. SUMMARY OF THE SSUE The applicant proposes to rezone the subject property from Urban Residential Zone (RS3) to Residential Zone (RS5) to allow for a two lot single family subdivision (refer to Attachment A and Figures 4 and 5). With the adoption of the new 2016 Official Community Plan (OCP), the proposed Residential Zone (RS5) mostly aligns with the density of the Urban 3 - nfill land use designation. However, in advance of upcoming comprehensive updates to the Zoning Bylaw to align with the new policies contained within the 2016 OCP, a site specific text amendment is proposed to restrict the maximum FSR to 0.55 of the RS5 Zone rather than 0.65 for the subject property to ensure alignment with the FSR guide contained with the Urban 3 - nfill land use designation.

2 Report No. PDS Page 2 of 6 BACKGROUND Owner: Legal Descriptions: OCP Designation Existing Zoning: Proposed Zoning: R. Dhaliwal and K. Dhaliwal Lot 104 Section 19 Township 16 Plan NWP29412 Urban 3 - nfill Urban Residential Zone (RS3) Residential Zone (RS5) Site Area: m 2 (9,690 ft 2 ) Site Description: The subject property is located in an established single family residential neighbourhood south of Old Yale Road with newer small lot single family strata adjacent to the subject property. The property contains a single family house. Surrounding Uses: N: S: E: W: Single family residential (zoned RS3); Single family residential (zoned RS3); Sunnyside Street with single family residential (zoned RS3) beyond; and Single family residential strata (zoned RS3). DSCUSSON Context 1. The proposed development is located mid-block on Sunnyside Road south of Old Yale Road. The area immediately surrounding the subject property is an established single family neighbourhood with the South Fraser Way commercial corridor located approximately 550 m south. The surrounding area offers numerous services and amenities such as Fishtrap Creek Park and T enbroek Park, Ten-Broeck Elementary School, bike routes along Old Yale Road and a Frequent Transit Corridor along Old Yale Road. Official Community Plan 2. The subject site is designated Urban 3- nfill in the OCP, the purpose of which is to enable infill residential development near City and Urban Centres and along the Primary Transit Corridor. Single detached dwellings, with some ground oriented duplexes for residential uses with accessory units are permitted in this land use designation. The proposed rezoning from Urban Residential (RS3) to Residential Zone (RS5) to permit the creation of 2 residential lots conforms to the Urban 3 - nfill designation. 3. The infill density guidelines under the Urban 3 - nfill designation specify that lots with a lot area of 400m 2 of more have a maximum FSR of Therefore a property specific text amendment is required to reduce the FSR currently permitted in the Residential Zone (RS5) from 0.65 to 0.55 (for the subject L:\PRJ16\PRJ \Council\Report\PDS docx

3 Report No. PDS Page 3 of 6 property) to ensure alignment with the OCP density guidelines contained with the Urban 3 - nfill land use designation. 4. The following OCP policies specifically support the proposed development: a) Housing Diversity - encourage housing diversity for a variety of household sizes, incomes, tenures and preferences and encourage infill opportunities through single lot redevelopment; and b) Housing Affordability - support mixed affordable housing options such as small homes and accessory units including secondary suites and detached units where appropriate 5. The subject site is not located within either a Natural Environment or Steep Slope Development Permit area. Zoning 6. The subject property is m 2. The current Urban Residential Zone (RS3) requires newly subdivided lots to have a minimum lot area of 540 m 2. Therefore, it is necessary to rezone the subject property in order to permit further subdivision. The Residential Zone (RS5) requires a minimum lot area of 420m 2 and each of the proposed lots have an area of approximately 451 m 2, therefore the proposed subdivision complies with the proposed zoning (refer to Figure 4 and Attachment C). Secondary Suites Policy 7. 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 400m 2 ; and Be located on a Collector or Local road. The proposed rezoning will permit secondary suites on both proposed lots, consistent with the policies contained within the OCP. Affordable Housing Strategy 8. 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. L:\PRJ 16\PRJ \Council\Report\PDS docx

4 Report No. PDS Page 4 of 6 Tree Protection/Removal/Replacement 9. As stated in the Applicant's Letter of ntent (refer to Attachment A), there are no existing trees on the subject property. n accordance with the Arborists report (refer to Attachment B), there are trees that will need to protected that are on the neighbouring properties. The developer will be required to install tree protection fencing around the dripline of the adjacent trees prior to the demolition of the existing house and during the construction of the new houses to ensure that the existing trees are not comprised. 10. n 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 the subdivision stage. Subdivision 11. The proposed preliminary lot layout plan (refer to Figure 5) to subdivide the property into two lots will be reviewed for acceptability by the Approving Officer, if the proposed rezoning receives third reading. At that time, staff will conduct a formal subdivision review and the exact dimensions of the proposed lots will be finalized. Prior to final subdivision approval, the existing single detached dwelling will need to be demolished, under the required demolition permits. Site Development Requirements 12. A staff review of the works and services 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, a prerequisite for adoption of the rezoning bylaw. 13. The property lies within the jurisdiction of the Clearbrook Water District (CWD). The proposal shall comply with the requirements set out by CWD. Refer to the attached Works and Services Requirements report for more information (refer to Attachment C). A report from a registered professional engineer experienced in water distribution analysis is required to determine the available domestic and fire flows to this development site is required. A copy of this report must be submitted for review and acceptance by the Engineering and Fire Departments of the City. This report has not yet been submitted to the City for review. 14. n 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 mposition Bylaw administered by the City; and L:\PRJ161PRJ16-197\Council\Report\PDS docx

5 Report No. PDS Page 5 of 6 (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 nfrastructure approval and Ministry of Environment approval. Communication Plan f the zoning amendment bylaw is supported by Council, Bylaw No , cited as "Abbotsford Zoning Bylaw, 2014, will proceed to an upcoming Regular Meeting of Council, where it will be considered for first and second readings. f first and second readings are given, the bylaw will be forwarded to an up-coming Public Hearing. Two advertisements for the Public Hearing will be published in the City Page of the local newspaper. 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 March 21, 2017, that the applicant installed the required Development Notification Sign in accordance with the Development Application Procedures Bylaw, which requires the sign to be installed a minimum of 3 weeks in advance of Council's consideration of the application. FNANCAL PLAN MPLCATON No financial plan implications are anticipated. Any capital works implications arising from this application have been addressed through the rezoning process. MPACTS ON COUNCL POLCES, STRATEGC PLAN AND/OR COUNCL DRECTON 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. L:\PRJ16\PRJ \Council\Report\PDS docx

6 Report No. PDS Page 6 of 6 SUBSTANTATON OF RECOMMENDATON Staff recommends support for the proposed rezoning of the subject property from Urban Residential Zone (RS3) to Residential Zone (RS5) with a site specific text amendment to restrict the FSR to 0.55 to permit the development of a two lot residential subdivision as the proposal is in keeping with the Affordable Housing Strategy that encourages the development of a variety of housing types, the broad objectives of the OCP that encourages densification and the establishment of a variety of housing types within the urban area, and the guidelines of the Urban 3 - nfill land use designation. d. Leah rvine, MCP, RPP Planner Pl DePartmenead Approval: Siri Bertelsen General Manager, Planning and Development Services R Darren Braun, MCP, RPP Director, Development Planning Attachments: City Context Plan Figure 1: Context Plan Figure 2: Official Community Plan Figure 3: Existing Zoning Figure 4: Proposed Zoning Figure 5: Proposed Subdivision Plan Figure 6: Pictometry mage Attachment "A": Applicant's Letter of ntent (dated received December 20, 2016) Attachment "B": Arborist Report (dated March 17, 2017) Attachment "C": Works & Services Comments (dated March 1, 2017) Attachment "D": Bylaw No Abbotsford Zoning Bylaw Amendment No. 127 L:\PRJ 16\PRJ16-197\Council\Report\PDS docx

7 City Context Plan File: PDS Location: 2717 Sunnyside Street 1 j i i p i i i i i i L /7 _,.. '\ ' \ i- \ i \,; '1!_.,., / i i ! J i i i t, 1 i--, i i!

8 Ce j,--_a ABBOTSFORD Planning and Development Services 2717 Sunnyside Street Figure 1 - Context Plan File No.: PRJ Meters A 3/21/ N Date, - -

9 OLD YALE RD z Subject Property Urban 3 - nfill 0 t z!..:=..=-=----- _, CJ Urban Development Boundary - Urban 1 - Midrise - Urban 2 - Ground Oriented -- Urban 3 - nfill nstitutional - Open Space ca 'A ABBOTSFORD Planning and Development Se rvices 2717 Sunnyside Street Figure 2 - Official Community Plan File No. : PRJ so N Date A 3/21/2017 ;;;;;;----Meters

10 D P1 D P3 D RM60 c:j P2 c:j P4 c:j RS3 RS4 w z C> m ;a m z OLD YALE RD Subject Property Existing Zoning is Urban Residential Zone (RS3) Os A ABBOTSFORD Planning and Development Services 2717 Sunnyside Street Figure 3 - Existing Zoning File No.: PRJ Meters 50 o 50 A N Date

11 ) D P1 D P3 D RM60 RS5 r- c::j P2 C] P4 c::j Rs3 RS4 w > 0 z <!) - OLD YALE RD Subject Property Proposed Zoning is Residential Zone (RS5) «0 f z «0 >! _, 0 co A ABBOTSFORD Planning and Development Services 2717 Sunnyside Street Figure 4 - Proposed Zoning File No.: PRJ > w...f Z rn U) N Date /27/2017 Meiers A

12 STRATA LOT 12 PLAN LMS420 STRATA LOT 11 PLAN LMS PLAN EXSTNG DW[LUNG MAN FLOOR AT fntrance ELEV. = 81.45m \ -----"'il(tfj'j; t x 31.13m Lot 1 Area= 451.0m Lot 2 Area= 451.6m 2 2 x sw@ JJ-0.JD 1"' 1 OTR o.jo E 00. )... o.<fl,o 'F>' x WAY 'OC)fP x ':>'} 11 x,.,,,o... l's,ql Q: l's i e 'i' r l:j Ct) / TRATA LOT 10 PLAN LMS PLAN ',..,...,...,,., PLAN / i'' a f (\1 ca A ABBOTSFORD Planning and Development Services 2717 Sunnyside Street Figure 5 _ Proposed Subdivision Plan File No.: PRJ Date 3/27/2017

13 Os - ABBOTSFORD Planning and Development Senm:es 2717 Sunnyside Street Figure 6 - Pictometry mage File No.: PRJ N Date A. 4/4/2017

14 ( ( Attachment A December 16, 2016 Planning & Development Services City of Abbotsford 2nd Floor, South Fraser Way Abbotsford, BC V2T 1 W7 Subject: Letter of ntent for Rezoning and Subdivision of 2717 Sunnyside Street. Respected Sir/Madam, We would like to request the rezoning for our 2717 Sunnyside Street property from its current zoning of RS3 to RSS and subdivide it into 2 equal lots. Our intent is to build two 3-storey homes where both my brother-in-law and intend to live. This will allow us a lot of convenience in terms of babysitting each other's children and take care of our parents when needed. This site is 900m2 (28.9m x 31m) in size and qualifies under new OCP to be subdivided into 2-3 smaller lots. We are proposing 2 x 450m2 lots. This site does not contain any trees that will be required to remove due to this subdivision process hence there is no need to submit Tree Survey and/or Arborist Report. Please let me know if you have any questions. loo k forward to your response. Best Regards, Kanwaljit Singh Dhaliwal Ranvir Kaur Dhaliwal o ABeo )' $ RECEVED<S\ DEC Planning & D S. eve/onm ervices D,, ent epartment

15 Attachment B GONSULTNG ARBORSTS LTD Arborist Report nventory and Assessment of Trees Associated to Rezoning Application at 2717 Sunnyside Street, Abbotsford March 17, 2017 Terry Thrale, Diploma for Horticulture, nternational Society of Arboriculture Certified Arborist PN 6766A, SA Certified Tree Risk Assessor #657 Arborist report for 2717 Sunnyside Street, Abbotsford Woodridge Tree Consulting Arborists Ltd. 1

16 Assignment and Methodology Woodridge Tree has been retained to undertake an inventory and assessment of trees associated to the rezoning application for the property at 2717 Sunnyside Street, Abbotsford. The objective is to make tree preservation and protection recommendations in the context of municipal permits, rules and regulations for development. Associated trees were visually assessed to determine species, diameter at breast height (dbh) and characteristic description. Tree diameters were measured at 1.4 meters height with a diameter tape. Protection areas were calculated for all trees within range of the property. Tree hazards were assessed according to nternational Society of Arboriculture standards using the TRAQ (Tree Risk Assessment Qualification) method. Recommendations for removal or retention are based on assessment outcome and proximity of trees to structure and infrastructure. The observations recorded are based on inspections performed on March 16, Soil testing, root exploration and internal probing of tissue have not been incorporated in the findings. aerial image of property before redevelopment Arborist report for 2717 Sunnyside Street, Abbotsford Woodridge Tree Consulting Arborists Ltd. 2

17 Findings The property at 2717 is located on the west side of Sunnyside Street. At the time of observation a two level basement house stood on the lot. Associated trees were comprised of natiye conifers and ornamental deciduous species. Trees located on the subject property and neighbors trees close to the property lines are considered in the finding of this report. image of property from street at time of field data collection Arborist report for 2717 Sunnyside Street, Abbotsford Woodridge Tree Consulting Arborists Ltd. 3

18 Tree nventory and Assessment dbh- Diameter at 1.4m height measure in centimeters o on trees with multiple stems the 3 largest sections measured at 1.4m are combined to make up the total. tree protection area = critical root zone = dbh x 6 unless otherwise specified os-- off site tree ci-- City owned tree tag species dbh description os1 Betula pendula 34cm Multi-stemmed at 5.5 feet, 1 south 'Youngii' leder pruned off with decay, 1 dead leader, epicormic shooting along Young's stems in lopsided crown Weeping Birch 2.04m its protection zone radius is 2.04m tag species dbh description os2 Acer palmatum Multi-stemmed at base, self +12= correcting lean to the north. Several Japanese Maple 69cm leaders previously pruned off and healed with decay, some dead branches in crown. 4.14m its protection zone radius is 4.14 tag species dbh description os3 Tsuga 71cm Single-stem, lower 15 feet limbed heterophylla on the south side Hemlock tag species dbh description os4 Acer 44cm Single-stem macrophyllum Big Leaf Maple its protection zone radius is 4.26m its protection zone radius is 2.64m tag species dbh description os5 Acer 68cm Dual-stemmed at base and fused macrophyllum together for bottom 6 feet. Big Leaf Maple its protection zone radius is 4.08m 4.26m 2.64m 4.08m Arborist report for 2717 Sunnyside Street, Abbotsford Woodridge Tree Consulting Arborists Ltd. 4

19 tag os6 tag os7 tag os8 tag os9 tag os10 tag os11 species dbh description Acer 49cm Dual-stemmed at 1 O feet. macrophy/lum Big Leaf Maple its protection zone radius is 2.94m species dbh description Pseudotsuga 34cm Single-stemmed, topped at 15 feet menziesii with regenerated leaders, part of a hedge row on the west side of Douglas Fir property its protection zone radius is 2.04m species dbh description Pseudotsuga 34cm Single-stemmed, topped at 15 feet menziesii with regenerated leaders, part of a hedge row on the west side of Douglas Fir property its protection zone radius is 2.04m species dbh description Pseudotsuga 32cm Single-stemmed, topped at 15 feet menziesii with regenerated leaders, part of a Douglas Fir hedge row on the west side of property its protection zone radius is 1.92m species dbh description Pseudotsuga 34cm Single-stemmed, topped at 15 feet menziesii with regenerated leaders, part of a Douglas Fir hedge row on the west side of property its protection zone radius is 2.04m species dbh description Pseudotsuga 28cm Single-stemmed, topped at 15 feet menziesii with regenerated leaders, part of a hedge row on the west side of Douglas Fir property its protection zone radius is 1.68m 2.94m 2.04m 2.04m 1.92m 2.04m 1.68m Arborist report for 2717 Sunnyside Street, Abbotsford Woodridge Tree Consulting Arborists Ltd. 5

20 tag os12 tag os13 tag os14 tag os15 tag os16 tag os17 species dbh description Pseudotsuga 32cm Single-stemmed, topped at 15 feet menziesii with regenerated leaders, part of a Douglas Fir hedge row on the west side of property its protection zone radius is 1.92m species dbh description Pseudotsuga 32cm Single-stemmed, topped at 15 feet menziesii with regenerated leader which Douglas Fir appears topped and decayed, part of a hedge row on the west side of property its protection zone radius is 1.92m species dbh description Pseudotsuga 40cm Single-stemmed, part of a hedge menziesii row on the west side of property Douglas Fir its protection zone radius is 2.4m species dbh description Picea sitchensis 48cm Single-stemmed, lower percent of lower branches are dead Sitka Spruce its protection zone radius is 2.88m species dbh description Acer 26cm Single-stem, self correcting lean to macrophyllum the northeast along fence line Big Leaf Maple its protection zone radius is 1.56m species dbh description Acer 28cm Single-stemmed, leaning to the macrophyllum east, natural form Big Leaf Maple its protection zone radius is m 1.92m 2.4m 2.88m 1.56m 1.68m Arborist report for 2717 Sunnyside Street, Abbotsford Woodridge Tree Consulting Arborists Ltd. 6

21 Summary Table private property City property #of trees in total 17 0 #to be removed 0 # to be protected 17 mages MAGE 1- os1 tree on north site of subject property MAGE 2- os2 tree, Japanese maple Arborist report for 2717 Sunnyside Street, Abbotsford Woodridge Tree Consulting Arborists Ltd. 7

22 MAGE 3- view down the north side, os2, os3, os4, os5, and os6 at the far end MAGE 4- view of hedge row of Douglas firs in the rear yard (west side) MAGE 5-view of os6 (far left) to os3 (right) MAGE 6- Douglas fir border hedge Arborist report for 2717 Sunnyside Street, Abbotsford Woodridge Tree Consulting Arborists Ltd. 8

23 MAGE 7- south side of property, os17, os16, and os15 in clumped together in the right side of pie MAGE 8- pie from the southwest corner, viewing the border hedge and north side (showing offsite trees #6,5,4,and 3 (right side) Arborist report for 2717 Sunnyside Street, Abbotsford Woodridge Tree Consulting Arborists Ltd. 9

24 Observed only 12 trees here <20cm dbh at time of observation WOODRDGE r Tag Species seudotsuga os11 menziesii Pseucbtsuga os12 menziesii Pseucbtsuga os13 menziesii Pseudolsuga os14 menziesii Picea os15 slchensis -o 'a -o 10 Q. o- 1 g, g J <20cmCBhat time of observation SUNNYSDE STREET dbh tpz (m) dbh Tag Species tpz(m) cm cm Acer 1.68 os16 mscrophyl/um Acer os17 macrophyl/um Tree Plan for Construction at 2717 Sunnyside Street Abbotsford, BC Date Drawn: March 17, 2017 Summary Tag cbh Species (cm) tpz(m) os1 os2 os3 Betula pendu/a 'Yoorr;;ii' Acer m alum Tsuga helerophyl/a Acer os4 macrophyhum Acer os5 macrophyhum Acer os6 macrophyllum os7 Pseuddsugs menziesii os8 Pseuddsuga menziesii os9 Pseuddsuga menziesii os10 Legend Pseuddsuga menziesii N -t> x = remove tree tre!irfl = J TT]JJJJTD 1 :350 lm lom Arborist report for 2717 Sunnyside Street, Abbotsford Woodridge Tree Consulting Arborists Ltd. 10

25 Conclusion Property and trees have been assessed by arborist to determine tree management recommendations for rezoning. Those recommendations follow: Recommended Tree Protection: All associated trees are located on neighboring properties. These have been inventoried and measured to determine root protection zone areas. Works should remain clear of the tree protection zone. Consult with arborist if future plans must enter these zones. Arborist report for 2717 Sunnyside Street, Abbotsford Woodridge Tree Consulting Arborists Ltd. 11

26 Limitations and Assumptions This report was prepared for and on behalf of the client and it is intended solely for their use. Woodridge Tree Consulting Arborists Ltd. shall not accept any liability derived from the partial, unintended, unauthorized or improper use of this report. This report is restricted to the subject trees as detailed in the report. No other trees were inspected or assessed as part of the work related to the preparation of this report. The accuracy and ownership of the locations of trees, property lines and other site features were not verified by Woodridge Tree. Third party information to the consultant may have been relied upon in the formation of the opinion of the consultant in the preparation of this report, and that information is assumed to be true and correct. The use of maps, sketches, photographs and diagrams are intended only as a reference for the readers use in understanding the contents and findings of this report, and are not intended as a representation of fact. Approvals from a municipal or senior government agency may be required in relation to certain recommendations and treatments provided in this report. The owner is responsible to make application for, pay related fees and meet all requirements and conditions for the issuance of such permits, approvals or authorizations. certify to the best of my knowledge or belief that: staff from this firm have performed site inspections on the dates as stated herein. the findings are based on information known to the consultant at that time. the statements of fact determined by the consultant are true and correct. f there are questions regarding the contents of this report please contact our offices. Russ Vankoughnett SA Certified Arborist PN 8330A Woodridge Tree Consulting Arborists Ltd. russ@woodridgetree.com Arborist report for 2717 Sunnyside Street, Abbotsford Woodridge Tree Consulting Arborists Ltd. 12

27 Attachment c. h ABBOTS FORD DEVELOPr\/lEl\lT E l\!g N EER NG DVSON REZONNG WORKS AND SERVCES REQUREMENTS,-- ' File No: PRJ (Rezoning) Planner: Leah rvine, Planner Prepared By: Patrick Sie ens, Strategic Projects Coordinator Approved By: Date: March 1, 2017 Applicant: Development Property: Kanwaljit Dhaliwal 2717 Sunnyside Street Lot 104 Sec 19 Township 16 Plan NWP29412 L The Local Government Act authorizes local governments to require development to meet current works and services standards as set out in the City's Development Bylaw and Policies. This report includes the Existing Conditions of the site, the Works & Services Requirements to meet the applicable bylaws and policies and Future Considerations that may apply to the next phase of development. Please have your consulting engineer call Patrick Siemens, Strategic Projects Coordinator at in regard to this report and any other servicing matters relating to this application. Page 1of4 PRJ (Rezoning)

28 h ABBOTS F 0 RD DE \E L 0 P rv E 1\1 T E N G 11\l E E R 11\1 G DVS 0 \! REQUREMENTS Additional dedications, SRWs, works, features or limits of construction may be needed as identified through the design and construction phases. Highways - Dedications and Rights-of-Ways- n/a Urban Roadways - Construction On Sunnyside Street, along the full frontage of the Lands from the north property line to the south property line, pay cash-in-lieu for half of a single family local standard road with Urban Highway design features as per Standard Drawing ES-R-7, including; rollover curb and gutter on the west side; 9m wide asphalt roadway measured from the existing rollover curb along the east side of the street; ornamental street lighting; traffic signage; traffic lane markings; street trees; soil(s) to support street trees; boulevard improvements on the west side; and associated drainage. The above noted works are not eligible for Latecomer Charges. ( ) Transit - n/a Drainage Collection and Disposal Provide a storm water management plan showing how onsite drainage will be accommodated offsite. All offsite storm water works and services including new installations and upgrades to existing offsite systems required by the storm water management plan shall be designed and constructed in accordance with said storm water management plan. Prior to any further development on the Lands, provide an updated storm water management plan showing how drainage on the Lands will be accommodated including detention/infiltration. All storm water works and services including new installations and upgrades to existing offsite systems required by the updated storm water management plan shall be designed and constructed in accordance with said updated storm water management plan. The above noted works are not eligible for Latecomer Charges. ( ) Sewage Collection and Disposal - n/a Water Distribution Domestic and Fire Fighting There is no City water supply to the Lands. The water supply to the Lands is provided by Clearbrook Water District (CWD). A computer modelling analysis of the CWD system to determine and validate the available domestic and fire flows to this development site is required. A copy of this report must be submitted for review to both the Engineering and Fire Department. The computer modeling analysis report must be sealed by a registered professional engineer experienced in water distribution analysis. Page 2 of 4 PRJ (Rezoning)

29 Os ABBOTS F 0 RD DEV E L 0 P V E l\j T ENG 11\1 E ER \! G D VS 0 1\1 Power/Telecommunications Service Connection: n/a Distribution System: n/a Lot Grading - n/a Geotechnical Requirements - n/a Erosion and Sediment Control - n/a Required Covenants, Easements and Rights-of-way - n/a Access- n/a Rezoning Development Agreement Preparation Fee Pay $500 Development Agreement preparation fee. Development Cost Charges - n/a Miscellaneous Requirements All works shall be performed in substantial conformance with the City's Development By-law, the Provincial 'Land Development Guidelines' and the City's Erosion and Sediment Control Bylaw, in the control and prevention of erosion and sediment during all phases of construction. No release of silt, sediment laden waters or deleterious substances is permitted into any existing City storm or drainage system during any phase of development of the Lands. FUTURE CONSDERATONS Upon further development an additional works and services review will apply related to that application. Listed below are some items to consider. Bylaws the applicant is to be familiar with the Development Bylaw to ensure an understanding of possible future Works and services that may impact the development the applicant is to review the Works and Services identified in the Development Agreement and how they may impact the building. Stormwater Management detention and infiltration will be required. Ensure that adequate room and proper placement has been reviewed. Traffic Management road dedications. statutory rights-of-way and easements to accommodate the works and lot grading may require adjustments to the placement or size of the building. Page 3 of 4 PRJ (Rezoning)

30 Os h ABBOTSFORD DEVELOP l\ent ENGNEERNG DVSOl\J Service Connections water, sanitary and storm connections may have specific tie in locations. Review and confirm locations prior to design. calculations related to the required domestic and fire water demand will be reviewed. There may be a service, meter or flow restrictions. Fire Department review may result in geometric changes to onsite roadways, additional fire hydrants. emergency access and building placement. Provide underground power and telecommunications services from the distribution system to the proposed building(s). Development Cost Charges. Development Cost Charges are applicable prior to final subdivision approval. Lot Grading A Lot Grading Plan is required. Final lot grading shall conform to City's Lot Grading Policy and Guidelines. Any retaining walls that the Developer or Consulting Engineer consider are necessary to effectively grade the Lands to prevent negative impacts on finished neighbouring Lands, either existing or proposed, shall be constructed by the Developer. The standard "Lot Grading Covenant shall be registered against title to all proposed lots. Lot grading shall also provide for the collection of surface runoff and other drainage that will discharge to the City Drainage system. Lot grading may be designed to allow for surface sheet flows or collected in swales and directed to lawn basins as necessary to the satisf of the General Manager, Engineering. Any collection of surface flows to a concentrated point discharge location shall include provision for easements or rightsof-way across impacted Lands as necessary. All lot grading shall be designed to take care of surface flows emanating from onsite grading. Building Permit Submissions n order to avoid delays in receipt of building permits, the builder shall be responsible for ensuring that building permit applications on the Lands conform to the intent of the accepted Lot Grading plan(s) prior to submission to the City. The developer or his designate shall review and approve building permit applications prior to submission to the City. When submitted, the building permit plans shall provide lot grading information that shall, at time of final inspection for building occupancy or approval, comply with the accepted lot grading plan or the intent of the lot grading design accepted by the General Manager, Engineering prior to construction. Page 4 of 4 PRJ (Rezoning)

31 Attachment D CTY OF ABBOTSFORD ABBOTSFORD ZONNG BYLAW, 2014, AMENDMENT BYLAW NO. 127 Bylaw No PRJ The Council of the City of Abbotsford, in open meeting assembled, ENACTS AS FOLLOWS: 1. CTATON Bylaw No may be cited as "Abbotsford Zoning Bylaw, 2014, Amendment Bylaw No. 127". 2. AMENDS ZONNG MAPS Abbotsford Zoning Bylaw, 2014, Schedule "D", Urban Area Zoning, as amended, is further amended by changing the zoning of: P.l.D.: Lot 104 Section 19 Township 16 New Westminster District Plan Located at 2717 Sunnyside Street From: Urban Residential Zone (RS3) To: Residential Zone (RS5), per the attached Appendix "A". 3. AMENDS Abbotsford Zoning Bylaw, 2014, as amended, is further amended by (a) adding to Section the following: ".2 A maximum Density of 0.55 Floor Space Ratio, shall be permitted on the following Lot: a. PD: Lot 104 Section 19 Township 16 Plan New Westminster District Plan 29412" READ A FRST TME this PUBLC HEARNG HELD this READ A SECOND TME this READ A THRD TME this ADOPTED this day of day of day of day of day of ' 2017 '2017 ' 2017 ' 2017 '2017 hereby certify this to be a true copy of the original bylaw Henry Braun Mayor Sherry Davis Deputy City Clerk (Legal Services) William Flitton Corporate Officer Final Draft - March 28, 2017

32 CTY OF ABBOTSFORD ABBOTSFORD ZONNG BYLAW, 2014, AMENDMENT BYLAW NO. 127 Bylaw No Page 2 APPENDX "A" SCHEDULE BYLAW NO BENG ABBOTSFORD ZONNG BYLAW, 2014, AMENDMENT BYLAW NO. 127 FROM: Urban Residential Zone (RS3) TO: Residential Zone (RS5) OLD YALE RD ff '\! \ z From Urban Residential Zone (RS3) To Residential Zone (RS5) LMS Cl) / UJ 0 z ::> Cl) ', "" S> LO N '<? (") N ""' N CLEARVtEW CR ,... CX) 255 Ol \ \ / Final Draft - March 28, 2017