MEMORANDUM The Corporation of Delta ComlYtunity Planning & Development,,. To: From: Date: Subject: File No.: CC: Mayor & Council. Jeff Day, P.Eng. Director of Community Planning & Deelopment May 19, 2015 Public Hearing Project No.5 Rezoning, Development Variance Permit, Development Permit and SU.bdivision Application at 4875, 4889, 4901 47 A Avenue and 4770 48B Street (0808498 B.C. Ltd.) LU007171 George V. Harvie, Chief Administrative Officer! I r At the May ii, 2015 Regular Meeting, Council requested information pertaining to Delta's policies and guidelines for on-site outdoor amenity spaces, as well as a landscape plan (Attachment A). Under Delta's Zoning Bylaw, there are provisions for minimum open space amenity area specified on a per unit basis within the residential multiple family (townhouse) zones, as follows: three-bedroom unit - two-bedroom unit - one-bedroom unit - 50 m 2 (538 ft2); 27.5 m 2 (296 ft2); and 19 m 2 (205 ft2). Delta's Zoning Bylaw defines open space amenity as land free of buildings, structurs, roadways and parking areas and intended for the enjoyment of recreational use of the occupants of the building for. which such space is provided. Part of open space amenity area may be designated as play space. A minimum play space requirement of 4.5 m 2 (48 ft2) per unit for developments containing more than 20 units is also specified. As Council is aware, Delta's Zoning Bylaw is outdated and under review. Recent townhouse developments in Delta have been regulated under comprehensive development zoning where each development proposal is assessed by staff contextually and on its own merits. The above open space amenity area ratios for townhouse development, therefore, are not typically applied;
The Corporation of Delta Community Pl anning & Development Subject: Public Hearing Project NO. 5 Rezoning, Development Variance Permit, Development Permit and Subdivision Application at 4875, 4889, 4901 47A Avenue and 4770 48B Street (0808498 B.C. Ltd.) File No: LU007171 Page 2 of 3 however, they do serve as a guide for staff in considering such developments. r. In this case, the proposal is for a total of 23 townhouse units consisting of one two-bedroom unit, one three-bedroom unit and 21 four-bedroom units. Applying the townhouse open space amenity area requirements would require an open space amenity area of 1,127.5 m 2 (12,136 ft2) and a play area of 103 m 2 (1,108 ft2). The applicant is froposing a common outdoor open sace amenity area of 497 m 2 (5,350 ft ), including a play area 21 m 2 (226 ft ) and a gathering area 29 m 2 (312 ft2) (Attachment A). The open space amenity area would form part of an internal courtyard and would be located adjacent to large open patio areas for each unit, which total 293 m 2 (3,154 ft2) in area. The integration of the open space amenity area adjacent to the rear patio areas ensures a generous private open courtyard area and encourages useable open space amenity area by occupants of the building. The open space amenity area including play and gathering area, for example, is secure, highly visible, centrally located and accessible by all units (Attachment A). The site is also located in proximity to public parks that will provide other outdoor recreation opportunities. The proposed outdoor amenity area combined with generous private patio spaces is considered to be adequate for the development and was supported by both the Community Planning Advisory Committee and Advisory Design Panel. It should also be noted that under the Local Government Act, the applicant would also be required to provide cash-in-lieu for parkland in the amount of five percent of the value of the land to Delta in addition to the open space amenity area being proposed as part of this development.
, i I [: /; The Corporation of Delta Community Planning & Development Subject: Public Hearing Project NO. 5 Page 3 of 3 Rezoning, Development Variance Permit, Development Permit and Subdivision Application at 4875, 4889, 4901 47A Avenue and 4770 48B Street (0808498 B.C. Ltd.) File No: LU007171 Regarding proposed landscaping, there are 31 trees on the existing properties all of which would be removed. A total of 39 replacement trees would be planted on the site and 12 street trees would also be provided for a total of 51 trees for the development. Additional landscaping consisting of shrubs and hedging along the edges of the property and internal courtyard is also proposed (Attachment A). Jeff Day, P.Eng. L Director of Community Planning & Development Attachment: A. Landscape Plan AC/jb/js g:\current development\lu files\lu007\lu007171 \council\memo may 26, 2015 public hearing lu007171,docx l i 1
... :,'...,,- ' c', ;,.,.,.. -- _.:;;.' ----=,--,,-,--,,,.,,,.,,'' '-''.. '- ',,,,.::..,,.. LANE ]] Vi llage Walk Living Ladner British Columbia RootBamerw 4 Panels TypIca1 (Shown DashlMf) Typical -'-u.-u.aiichnr:rl -!':r',!= LANDSCAPE PLAN Scale: 1/S-1 '..() L-1 of2 May 19. 2015 -Issued For DP Submission Peter J. Dandyk Architect Inc. l l,!:j,('.,,(,.,'.;.;: i :r cd -0» 0) ;::::: (00) CD () ::J o 3... CD N»
. ---':':'::':':-::': ',::', ';':'::':':': ;,! Iii ' :: lu IQD IQ I 47AAVENUE _.= - -,...--. / KEY PLAN PLANT LIST SYII QTY. BOTANICAL NAME COMMON HAIlE SIZE + A.c:1If palm.rum 'ONUsuId'.. +, 8 0 8 i tt- 0 T CJrDuncIc-,...,... 1') @ C...-.:'V.vt.vala' Cl_.motI'D Lor\ic.ttfI, JOllOnoct 'tb.iiii.',,;.. Fll1.IdnuI 'OCotNl'AUlUImP...,.' F'yMMltllD1IW)'duI' lmiodandn)nmlpllot;l'amaid' P'.. l>cir.iocti ' ngo-o.rui!yvay' Az6loJljalpol\lca'RosetMlcf J:IP3II.U MBjlIo v.,. Column:arThIIp Tree JapaMMAulu B mk:, Djl\'IIII{;rMn &tml!v' Boxwood (dw..-lvar.) Hydrallagrandillor.'PGUmollghl' Abella'EdwarctCowclHlf' PGHydtilll Vt». Plerir JUpoI'Jc.u o m lo Bolls' J up;oft(lo A,,*omoda Rh()dod. ndron'cllrlnmaschur' Rh()dodond.on ANlhKruIlOkko' RQ S ;lmelllir'id'cii'ol'!jh!' SlUtm sbltffl.olda'f,oeb&llil' Tuu smo<ibi'hk:lo.!k ThuJ.ocdd,nI.olls 'SmarllJCl' Vlbwnumd.mcl Rhododr.d.o n (med/o:v1y) Rhaocler'ld.enl tallimol) HllrdyF flcllrose SpirtlIIVt». HId<'V... (HI<l) EmoxIllclG,,,,,,,c.aar Vlr\eoAt.aSO<Igt HahHonoysuddeVl, I, SpecrIIc.llIIOllIllIlllf/llO!I,oc:ell! BCSLAI9CLNA \.oi1lo SWld3rdS'1If\d U\GSpac.DegnInC.'SNo1H'(IICI1a), 2.t..afl<lscap.. Ar..!TaBeI'fI!l'Il.cIWllh100'lt0CO...!I'I 2.5mhl/lt:lwlH..,d\&cI n,,, n,,1i6ocmo,c. c ct eci. d ' 3 pol 13 pol 13 Ol,S pol 17 pol.f3 por 13 pal dped direcl.a 1.5mllt 'Spol IZpol I:!pol /$u.qlopo!l1 r.!pollst..l<olopolli 0 Il5'!lTa Be_/ApprdByTlwtLA. ;'1\- _ II :_C.j. 1 -:= :;: '{::(O''' FRANCES ANDREW BENCH (or Approved EqulvUent) Village Walk Living ::..adnr 6rffish COlumbia m 1..IICeC.U'I-1oIIeMTCCr. 6 =!:r:.,:::= ------_..._-_.._----------------_..._....._------ LANDSCAPE PLAN Peter J. Dandyk Arch itect Inc. NTS L 2of2 f.>d : l.{ 'i:':... -,!1; Mar 19. 2015 Issued For OP Submission N CD -o}> m:::: com CD 0 N o :3... CD N }>