City of Surrey PLANNING & DEVELOPMENT REPORT File: 7904-0228-00 Rezoning Proposal: Rezone from RA to RF-12 to allow subdivision into approximately 8 small single family lots. Recommendation: Approval to Proceed Location: 8357-168 Street Zoning: RA OCP Designation: Urban NCP Designation: Single Family Res. Urban Owner: Merlot Investments & Technology Ltd. et al
PROJECT TIMELINE Completed Application Submission Date: June 11, 2004 Application Revision & Re-submission Date: November 12, 2004 Planning Report Date: February 21, 2005 The applicant is proposing: a rezoning from RA to RF-12 in order to allow subdivision into approximately eight (8) small single family lots.
The Planning & Development Department recommends that: 1. a By-law be introduced to rezone the property from "One-Acre Residential Zone (RA)" (By-law No. 12000) to "Single Family Residential (12) Zone (RF-12)" (By-law No. 12000) and a date be set for Public Hearing. 2. Council instruct staff to resolve the following issues prior to final adoption: (a) (b) (c) (d) (e) ensure that all engineering requirements and issues including restrictive covenants, and rights-of-way where necessary, are addressed to the satisfaction of the General Manager, Engineering; submission of a subdivision layout to the satisfaction of the Approving Officer; submission of an acceptable tree survey and a statement regarding tree preservation; provision of a landscaped buffer and security for its implementation along 168 Street frontage road in accordance with the design criteria of the Subdivision By-law for frontage roads; and registration of a Section 219 Restrictive Covenant for "no build" on a portion of proposed Lot 4 until future consolidation with the adjacent properties (8333-167A Street and 8343-168 Street). REFERRALS Engineering: Parks: School District: The Engineering Department has no objection to the project subject to the completion of Engineering servicing requirements as identified in the attached (Appendix IV). Support. The applicant should provide a park amenity contribution on a per unit basis in keeping with the Stage II NCP adopted by Council (Appendix V). School Impacts: Projected number of students from this development: Elementary students = Secondary students = Total new students = 3 students 2 students 5 students School Catchment Area/Current Enrollment/School Capacity: Coast Meridian Elementary School = 314 enrolled/330 capacity North Surrey Secondary School = 1,221 enrolled/1,175 capacity Projected number of students from development approvals in the last 12 months (not including subject project) in the subject school catchment areas: Elementary students = Secondary students = Total new students = 5 students 60 students 65 students
Approved Capacity Projects and Future Space Considerations There are no new capital projects proposed at the elementary or secondary school. A boundary change from Coast Meridian Elementary to Frost Road is being considered. It is also anticipated that there would be an enrolment move from North Surrey Secondary to the proposed new North Clayton Area Secondary School when it opens (beyond five years). (Appendix V) SITE CHARACTERISTICS Existing Land Use There is one single family dwelling on the property which will be demolished. East: Across 168 Street, single family residential, zoned RF and CD (By-law No. 11846), designated Urban. South: Single family dwelling on half-acre lot with future subdivision potential and single family dwellings, zoned RF, designated Urban. West: Across 167A Street, single family dwellings, zoned RF-G, designated Urban. North: Single family dwelling on half-acre lot with future subdivision potential, zoned RA, designated Urban. PLAN AND POLICY COMPLIANCE OCP Designation: NCP Designation: Complies. Complies. DEVELOPMENT CONSIDERATIONS The subject site is located on the west side of 168 Street, south of 84 Avenue at the eastern edge of the Fleetwood Town Centre. It is designated Urban in the Official Community Plan (OCP) and Single Family Residential in the Fleetwood Town Centre Neighbourhood Concept Plan (NCP). The property is currently zoned "One-Acre Residential Zone (RA)". The applicant is proposing to rezone the site to "Single Family Residential (12) Zone (RF-12)" to allow subdivision into eight (8) small single family lots. All of the proposed lots meet the minimum size requirements of the RF-12 Zone. They range in size from 405 square metres (4,359 sq. ft.) to 446 square metres (4,800 sq. ft.), with lot widths ranging from 13.6 metres (44 ft) to 14.7 metres (48 ft.). Located immediately west of the subject site is an eight-lot subdivision approved in September 1999 (File No. 7995-0249-00). This property was rezoned to RF-G in order to preserve the watercourse on the site (By-law No. 13632).
As part of this development 167A Street was partially constructed. The current proposal will complete 167A Street, providing access and frontage for proposed Lots 1-4 on the western portion of the site. To provide access to proposed Lots 5-8 fronting 168 Street, designated an arterial road, the applicant is required to dedicate and construct a frontage road with a landscaped buffer along 168 Street. As part of the associated subdivision to the west (File No. 7995-0249-00), the applicant dedicated approximately 22% of the site as open space for the preservation of the watercourse. With a minimum of 15% open space preserved, the RF-G Zone permits lots with a minimum width of 12 metres (40 ft.), depth of 28 metres (90 ft.) and an area of 370 square metres (4,000 sq. ft.). There are no significant features located on the subject site for a rezoning to RF-G to be considered. In order to ensure the proposed lots are compatible with the existing lots to the west, the applicant is proposing to rezone to RF-12. This zone permits lot dimensions similar to those already developed on the west side of the cul-de-sac at 167A Street and 84 Avenue. With undeveloped parcels located immediately north and south of the subject site, both designated Urban in the OCP and Urban Single Family in the Fleetwood NCP, staff required the applicant to illustrate a potential development concept for these three properties (8375, 8357 and 8343-168 Street) to ensure a practical design could be achieved in the future. The concept prepared proposes rezoning of 8375 168A Street to RF-12 with a 15-metre (49 ft.) setback from top-of-bank to preserve the watercourse along 84 Avenue and to maintain the streetscape on 168 Street by completing the north portion of the 168 Street frontage road. The concept proposes rezoning of a portion of the property to the south, at 8343-168 Street to RF-12 to complete the southern portion of the frontage road with one RF-12 lot fronting 168 Street and the remaining RF lots fronting 83 Avenue (Appendix VII). The applicant proposes to have in-ground basements on all lots except proposed Lot 8, which will have a crawl space. The western portion of proposed Lots 3 and 4 will have approximately 0.5 metre (1.6 ft) of fill to achieve the ultimate road grade. A preliminary lot grading plan and cross-section were submitted and reviewed by staff and determined to be adequate. The arborist has identified 14 mature trees on site, none of which will be retained and 24 replacement trees will be planted. The tree preservation plan will result in an average of three trees per lot. The applicant has retained a Design Consultant from Tynan Consulting Ltd. to prepare Building Design Guidelines based on a character study of the area (Appendix VIII). Secondary suites and basement-entry homes are not permitted. PRE-TIFICATION Pre-notification letters were sent on January 20, 2005, and staff received the following comments: One telephone call from a property owner within the Pre-notification area inquired on the width and area of the proposed lots as well as the completion of 167A Street cul-de-sac, south of 84 Avenue. (The proposed lot widths range from 13.6 metres (44 ft) to 14.7 metres (48 ft.) and range in size from 405 square metres (4,359 sq. ft.) to 446 square metres (4,800 sq. ft.). The applicant is required to dedicate and construct the remaining half of 167A Street along their frontage and the cul-de-sac bulb.) On January 31, 2005, the Planning & Development Department received a petition consisting of 8 signatures in opposition to the proposed development.
The eight signatures represented all 8 households on the 167A Street cul-de-sac south of 84 Avenue. The residents were opposed to the development of the acreage parcels to the east and concerned with the design of new homes in relation to the existing neighbourhood. (Staff contacted each household and spoke to 6 out of the 8 people who had signed the petition. Staff explained the proposed lot widths range from 13.6 metres (44 ft) to 14.7 metres (48 ft.) and range in size from 405 square metres (4,359 sq. ft.) to 446 square metres (4,800 sq. ft.). To satisfy subdivision requirements, the applicant is required to dedicate and construct 167A Street along their frontage and complete the cul-de-sac bulb. Staff also explained that the applicant is also required to submit a Neighbourhood Character Study and Building Scheme in order to maintain the character of the neighbourhood. On February 11, 2005, the applicant hand-delivered a letter to all eight households on 167A Street explaining the development and offering to answer any questions or concerns they may have. At the time of finalizing this report, the applicant has not received any phone calls.) INFORMATION ATTACHED TO THIS REPORT The following information is attached to this Report: Appendix I. Appendix II. Appendix III. Appendix IV. Appendix V. Appendix VI. Appendix VII. Appendix VIII. Appendix IX. Lot Owners, Action Summary and Project Data Sheets Contour Map Proposed Subdivision Layout Engineering Summary Parks, Recreation & Culture Comments School District Comments Future Subdivision Concept Building Design Guidelines Summary Summary of Tree Survey and Tree Preservation INFORMATION AVAILABLE ON FILE Detailed Engineering Comments dated January 17, 2005. Tree Survey and Tree Preservation and Planting Plan prepared by C. Kavolinas & Associates Inc. and dated January 18, 2005. Residential Character Study and Proposed Building Scheme prepared by Tynan Consulting Ltd. and dated January 28, 2005. (One copy is filed with the City Clerk's Office.) Soil Contamination Review Questionnaire prepared by Irene Pires and Ilda and Joao Ferreira dated April 20, 2004. Letters to Residents prepared by Coastland Engineering & Surveying Ltd. dated February 10, 2005. Murray Dinwoodie General Manager
Planning and Development JJ/kms v:\wp-docs\planning\plncom05\01251528.jj.doc KMS 2/21/05 1:23 PM APPENDIX I Information for City Clerk Legal Description and Owners of all lots that form part of the application: 1. (a) Agent: Name: Mike Helle, Coastland Engineering & Surveying Ltd. Address: #101-19292 - 60 Avenue Surrey, B.C. V3S 3M2 Tel: 604-532-9700 2. Properties involved in the Application (a) Civic Address: 8357-168 Street (b) Civic Address: 8357-168 Street Owner: Merlot Investments & Technology Ltd., Inc. No. 603800 Silk Road Holdings Ltd., Inc. No. 672766 PID: 001-553-062 Lot 15 Section 25 Township 2 New Westminster District Plan 28071 3. (a) Introduce a By-law to rezone the property. SUBDIVISION DATA SHEET Requires Project Data Proposed GROSS SITE AREA Acres 1.11 Hectares 0.45 Proposed Zoning: RF-12 NUMBER OF LOTS Existing 1 Proposed 8 SIZE OF LOTS Range of lot widths (metres) 13.4 m - 13.94 m Range of lot areas (square metres) 383 m² - 434 m² DENSITY
Lots/Hectare & Lots/Acre (Gross) 7.2 lots/ac 17.8 lots/ha Lots/Hectare & Lots/Acre (Net) 9.12 lots/ac 22.54 lots/ha SITE COVERAGE (in % of gross site area) Maximum Coverage of Principal & Accessory Building 38.4 Estimated Road, Lane & Driveway Coverage 29.6 Total Site Coverage 68 PARKLAND Area (square metres) % of Gross Site n/a Required PARKLAND 5% money in lieu YES TREE SURVEY/ASSESSMENT MODEL BUILDING SCHEME HERITAGE SITE Retention BOUNDARY HEALTH Approval DEV. VARIANCE PERMIT required Road Length/Standards Works and Services Building Retention Others YES YES APPENDIX II CONTOUR MAP FOR SUBJECT SITE