The Crpratin f Delta COUNCIL REPORT Regular Meeting F.12 T: Mayr and Cuncil File N.: LU007954 Frm: Cmmunity Planning & Develpment Department Date: Octber 21,2016 Develpment Variance Permit at 731 English Bluff Rad (Yates) The fllwing reprt has been reviewed and endrsed by the Chief Administrative Officer. RECOMMENDATIONS: A. THAT Develpment Variance Permit LU007954 be issued with the fllwing cnditins t be cmpleted by the wners: 1. Enter int a Sectin 219 Restrictive Cvenant fr tree retentin and replacement t the satisfactin f the Directr f Cmmunity Planning & Develpment; 2. Prvide a tree retentin security in the amunt f $10,000; and 3. Prvide a tree replacement security in the amunt f $2,000. B. THAT the Mayr and Municipal Clerk be authrized t sign all dcuments pertaining t this develpment. PURPOSE: The purpse f this reprt is t present Develpment Variance Permit LU007954 fr Cuncil's cnsideratin. This Develpment Variance Permit wuld vary Sectin 607.4(b)(iii) f "Delta Zning Bylaw N. 2750, 1977" t allw the frnt-mst part f an attached garage t prject 17.1 m (56 ft) frm the rear-mst pint f the frnt elevatin f the prpsed huse n the subject prperty. A lcatin map is prvided in Attachment A -arret a prject data table is prvided in Attachment B. BACKGROUND: Site Descriptin and Cntext: This trapezidal, 1,903 m 2 (20,484 ft2) site is lcated n the west side f English Bluff Rad. The site slpes gradually dwnward frm the street and drps steeply near the rear lt line. A small prtin f the tp f English Bluff is lcated within 3.0 m (10ft) f --the rear lt line. The subject site is currently vacant and is zned RS1 Single Family Residential. The surrunding prperties cntain single family dwellings f different ages.
731 English Bluff Rad (Yates) LU007954 Page 2 f 4 Octber 21, 2016 There are several mature trees near the frnt f the prperty and at the suthwest crner f the lt. Cedar hedges are lcated alng the nrth prperty line, a prtin f the suth prperty line and alng the frnt prperty line. The wners submitted a previus applicatin t allw an increased garage prjectin that was cnsidered at the June 15, 2016 meeting f the Bard f Variance. The applicatin was denied as hardship was nt fund. The wners have nw submitted an applicatin fr a develpment variance permit. Cuncil Plicy: The Official Cmmunity Plan designatin fr this site is SFR Single Family Residential. This designatin is intended fr single family husing at a maximum density f 18 units per hectare (7 units per acre). While the majrity f hmes will likely be n lts f 550.0 m 2 (5,920 ff) r larger, there are prvisins fr small lts, clustered detached husing and duplex hmes, especially in new planned areas and larger infill sites. The prpsed develpment f a single family dwelling n the lt wuld be cnsistent with this designatin. Cuncil may pass a reslutin t issue a develpment variance permit when prir ntice has been given t surrunding wners and tenants in accrdance with the Lcal Gvernment Act. Cuncil als has the discretin t refer a develpment variance permit applicatin t a Public Hearing. DISCUSSION: Prpsal: The wners are prpsing t cnstruct a tw-strey single family dwelling with a secndary suite ver the garage. The flr area f the prpsed huse wuld be 631.7 m 2 (6,800 ft2), which includes a 63.4 m 2 (682 ft2) secndary suite. The prpsed garage wuld be 71.7 m 2 (772 ft2) s 29.7 m 2 (320 ff) wuld be cunted as flr space. The ttal flr area, including the huse and garage verage, wuld be 661.4 m 2 (7,119 ft2). N basement is prpsed. The frnt-mst part f the prpsed side-entry garage wuld prject 17.1 m (56 ft) frm the rear-mst pint f the frnt elevatin (i.e. the frnt drs) s a develpment variance ye!!!1it is required. Cmmunity Cnsultatin: A public ntificatin letter abut the prpsal was sent n August 8,2016 and a public ntice sign was installed n the site shrtly thereafter. Tw letters f supprt, ne frm the neighbur t the nrth and the ther frm neighbur t the suth, were sent in respnse t the Bard f Variance applicatin fr the same request. Their cntinued supprt fr the current applicatin was cnfirmed by telephne. The resident t the west, wh is at the base f the bluff, asked that bluff stability be cnsidered as part f -{his develpment. A getechnical study has been prvided by the wner and will be reviewed internally and by peer review at the building permit stage.
731 English Bluff Rad (Yates) LU007954 Page 3 f 4 Octber 21,2016 Public ntificatin fr the prpsed Develpment Variance Permit LU007954 has been sent t surrunding residents t advise them that Cuncil will be cnsidering this item at the Nvember 7,2016 Regular Meeting. Shuld any cmments be received, they will be prvided t Cuncil as n-table items. Develpment Variance Permit: The wners are requesting a develpment variance permit in rder t allw an attached garage,t prject in frnt f the main fa9ade f the prpsed huse. In rder t prceed, Sectin 607(4)(b)(iii) f the "Delta Zning Bylaw N. 2750, 1977" wuld need t be varied by increasing the maximum hrizntal distance between the frnt-mst pint f an attached garage and the rear-mst pint f the frnt elevatin, frm 3.0 m (10 ft) t 17.1 m (56 ft). The garage wuld be entered frm the side, near the frnt entrance f the huse. As the drs wuld face away frm the street and the garage itself meets the minimum 12.1 m (39 ft) frnt setback averaging requirement, the impact n the streetscape wuld be minimal. The garage design is simple but features clerestry windws belw the eaves and a gabled secnd strey abve. The design is in keeping with the West Cast Mdern style f the rest f the huse. The garage fa9ade wuld als cmprise less than ne third f the verall frnt fa9ade f the huse. As such, the impact f the prpsed garage prjectin wuld be minr. A site plan illustrating the prpsed garage prjectin is included in Attachment C. Elevatins and renderings fr the huse with the attached garage are included in Attachment D. Landscaping: Tree Retentin, Remval and Replacement - The arbrist's reprt prvided with this applicatin identifies eight trees n the subject site and fur ff-site trees including tw n the municipal bulevard. Tw n-site trees are prpsed t be remved as they wuld be within the building ftprint and the thers are t be prtected and retained. The wners wuld be required t prvide a tree retentin security depsit in the amunt f $10,000 fr the ten retained trees and install barrier fencing arund the prtected trees as per "Delta Tree Prtectin and Regulatin Bylaw N. 7415, 2015". Fur replacement trees are shwn n the tree remval and retentin plan included in Attachment E. A security depsit in the amunt f $2,000 fr replacement trees wuld be required. Implicatins: Financial Implicatins - With respect t prperty taxatin, the prpsed develpment will have n significant financial impact fr Delta. Interdepartmental Implicatins - A reprt frm Gepacific Cnsultants Ltd. has been submitted and identifies an apprpriate setback frm the bluff. A staff and peer review wuld determine whether the getechnical reprt satisfies Delta's requirements fr getechnical assurances in steep slpe areas. If the reprt is accepted, the wners wuld be required t prvide a getechnical security and enter int a Sectin 219 Restrictive Cvenant t save Delta harmless and t ensure getechnical cmpliance prir t issuance f a building permit.
731 English Bluff Rad (Yates) LU007954 Page 4 f 4 Octber 21,2016 The wners wuld als be required t cmply with the develpment regulatins set ut in "Delta Subdivisin and Develpment Standards Bylaw N. 7162, 2015." Intergvernmental Implicatins - BC Archaelgy Branch: The subject prperty is within 100 m (328 ft) f a knwn archaelgical find. An archaelgical study was prvided and nted that Prvincial recrds shw that there are n knwn archaelgical sites recrded n the subject prperty, nr is there any indicatin f ptential archaelgical finds n the prperty. If an archaelgical site is encuntered during develpment, activities must be halted and the wners and peratrs are required t ntify the Archaelgy Branch. CONCLUSION: Develpment Variance Permit LU007954 is required t allw the maximum hrizntal distance between the frnt-mst pint f an attached garage and the rear-mst pint f the frnt elevatin t be increased frm 3.0 m (10ft) t 17.1 m (56 ft). It is recmmended that Develpment Variance Permit LU007954 be issued subject t the cnditins nted in this reprt. : Jeff Day,. ng. Directr f Cmmunity Planning and Develpment Department submissin prepared by: Susan Elbe SE/nd ATTACHMENTS: A. Lcatin Map B. Prject Data C. Prpsed Site Plan D. Prpsed Building Elevatins and Renderings E. Tree Retentin and Replacement Plan
Attachment A Page 1 f 1 Lcatin Map: ft!},... PUBLIC.: NOTIFICATION lfiil AREA --- SCALE 50m G:ICull'nt OavalpmantILU FILESILU007lLU00795410rawingsILU007954_LOC,dwg, 8/412016 12:57:03 PM, Chan
Prject Data fr 731 English Bluff Rad (LU007954) Attachment B Page 1 f 2 Owners Victr and Selma Cte-Yates Applicant Victr Yates Applicatin Date July 25, 2016 Existing Reginal Grwth Strategy General Urban Designatin OCP Designatin: Schedule A R One and Tw Unit Residential Schedule D.1 (Tsawwassen SFR Single Family Residential Area Plan) Maximum Allwable Density 18 uph (7 upa) Density 5 uph (2 upa) Develpment Permit Area n/a Zning RS1 Single Family Residential N. f Lts 1 Lt Size 1,903 m L (20,484 ff) Lt Width 29 m (95 ft) Average Lt Depth 70.8 m (232 ft) Permitted under RS1 Zne Maximum Huse Size SF Dwelling: 664 m L (7,147 fe)* *plus additinal in-grund basement flr area, subject t zning regulatins at time f building permit Secndary Suite Yes Maximum N. f Streys 2% Maximum Building Height t: Rf Ridge 9.5 m (31 ft) Mid-Rf 8.0 m (26 ft) Maximum Building Site Cverage 45% Maximum Impermeable Area Cverage 60% Off-Street Parking: Single Family Dwelling 2 spaces (50% enclsed) Secndary Suite 1 space Variances Required/Permitted Zning Bylaw: Prpsed Prpsed SF Dwelling: 631.7 m 2 (6,800 fe) plus 29.7 m 2 (320 fe) nn-exempt garage space Ttal: 661.4 m 2 (7,119 fe) N in-grund basement prpsed Yes: 63.4 m L (682 ff) 2 8.9 m (29 ft) 8.0 m (26 ft) 25.6% 47% 3 spaces (100% enclsed) 1 space Prpsed Sectin 607(4)(b)(iii) Garage prjectin frm rear-mst pint f the frnt elevatin t the frnt-mst pint f an attached garage 3.0 m (10 ft) 17.1 m (56 ft)
Attachment B Page 2 f 2 Tree Retentin, Remval Required and Replacement Trees t be Remved: 2 4 replacement trees 2 n-site and 0 ff-site based n 2 fr 1 replacement municipal trees Tree replacement security Prpsed 4 replacement trees $2,000 Trees t be Retained: 10 6 n-site, 2 ff-site and 2 municipal trees Tree retentin security $10,000 Devlprnrmt\LU Fli.. E8\l.lJD07\LUOO'7fYS4\Cuncll\';\UaC1'llrlpn1 D,duc;x
"'m_ 'n... '... '... M""_... _ C) ':::::>...-.J MAXIMUM ROOFHEIGH"'". -- - -- - -- - -- - -- - -- - -- - -- - --= 1 -CMAXIUMAVEGERlIOFHEIGHT- 4 2r-1 2B::i;}f ----------------------- I 19fi (169.45'),fWERAGE LOT GRADE SITE SECTION SCALE 1:500 I I ENGLl5H BLUFF ROAD EJ #737 Gl.ENWOOD DRIVE A5EMENr"' 51,O&m MAtN FLOOR. 53.33m (174-.96') / >, ;' I,,. 767 755,., 76 >-., " Ii'.'t 743 737 " :>.,,.' 731 H\ //.'7 LOCATION PLAN PROJECT DATA LEGAL DISCRIPTION ZONING.8] "v\\vv'v'" :,_'" i:1 ' i "'7 I( ';ij:),(1.7<".1&!. I > IR(440., f'(4!3...,5i)jteoverl..'.'.- PI:(3.,,,," NEW It (.' E. '::",,);.' /.7 I \ \.. _ " GARAGE' I I _".. ---""" i)s ::z:.'y yv-,-::::;::"' -:f"!::"_. --r'" --t,. RUE!35 l SITE LOT 427, SECTION 4, TOWNSHIP 5. NEWWESTMINSTER DISTRICT, PLAN 31449 RS1 LOT AREA 1903.4S..M. (20,488S..FT.) SITE COVERAGE ALLOWED 45% = 856.53 S..M.(9219.6S.FT.) 51TE COVERAGE PROPOSED 25.57 % 486.719 S..M (5239 S.FT.) DENSITY ALLOWED DEN51TY PROPOSED 0.3 +93 S.M. = 664.02 S.M. (7147.45 S. FT.) + 42 S.M (452 S.FT.) GARAGE + 20 S.M (215 S.FT.) SHED 661.376S.M (7119 S.FT.) 14.661>/ 1-'... '-1 PLAN SCALE 1:500 SM 10M euilding AREAS MAIN FLOOR SECOND FLOOR SECOND FLOOR SUITE TOTAL GARAGE TOTAL LIVING SPACE COVERED AREA REAR COVERED AREA NORTH SIDE COVERED AREA FRONT 3559 S.FT. (330.642 S.M) 2558 5..FT. (237.646 5..M.) 682 S.. FT. (63.358 S.M.) 6799 S..FT. (631.647S..M.) 772S..FT.(71.721S..M.) -452 S. FT. (42 5.M.) EXEMPT 7119S.FT. (661.376S.M) 752 S. FT. (69.863 S.M.) 78 S.FT. (7.264 S.M.) 78 S..FT. (7.264 S.M.) 51TE COVERAGE FRONT YARD AREA LAND5CAPED FRONT YARD REUIRED LAND5CAPED FRONT YARD PROVIDED LOT AREA IMPERMEABLE LOT AREA ALLOWED IMPERMEABLE AREA PROVIDED DRlVEWAYPAVEDAREA PATIO AND WALKWAY DECK OUTSIDE COVERED DECKS It.:::i -...; r:5 1/ 7030 S..FT. (653.1 S..M.) 50% MIN. 3515 S..FT. (326.55 S.M) 78 % 5485 S..FT. (509.57 S..M.) 20,488 S..FT. (1903.397 S..M.) 60 % 12.293 S..FT. (1142.057 S..M.) 47.04% 9638.5 S..FT. (895.446 S.M.) 3289 S.FT. (305.558 5.M.) 383 5..FT. (35.58 S.M.) 805S..FT.(74.787S..M.) III en Ul I u.< u.> ::l -I 11:1< ::E J:-I enul -en -I za UlZ <... til III t-- l I.) 1- <:> III UlO enu. ::l 11:1 - Ul< zl- -I a Ul Ul a en I\.. III I\.. IJ» m::t: <m CD 0 ->..::J 3 _CD ->..a () TOTAL SITE COVERAGE 5239 S..FT. (486.719 S.M.)
EXTERlORMATERIALS AND COLOUR SCHEME ROOFING: FLAT ROOF - TORCH ON ROOFING MEMBRANE WITH GREY PEBBLE COVERING I 4:12 SLOPED ROOFS - GREYSHINGLE LOOK CONCRETE TILE ROOF CHARCOAL FASCIA BOARDS AND GUTTERS STAINED WOOD SOFFITS SIDING: SECOND FLOOR AND ACCENT SIDING - BROWN NARROW PROFILE HORIZONTAL WOOD OR WOOD LOOK SIDING MAIN FLOOR SIDING- LIGHT GREY ARCYLICSTUCCO COMPLEMENTARY STONE VENEER WITH GREY CAPSTONE WINDOWS: DARK CHARCOAL COLOURED VINYL DOORS: FRONT DOOR- STAINED WOOD & GLASS SIDE DOORS - STAINED WOOD & GLASS PATIO DOORS - DARK CHARCOAL SLIDING, FRENCH & FOLDING GARAGE - CHARCOAL COLOURED METAL AND OPAUE GLASS SilVER COLOURED METAL AND GLASS RAILINGS NATURAL WOOD STAINED EXPOSED BEAMS AND POSTS A TOPOFSTRUCTURE Trf'7ffi'IlIGG A ROOF M!D POINT CElLING Sljli'ECEILING SUITE FLOOR i MA... j GAKAGECEILING M?i"i MAIN FLOOR DECK: CONCRETE EAST (FRONT) ELEVATION SCALE 1:200 r -..., 5M SECOND FLOOR DECK: GREY VINYL ROOF DECK MEMBRANE K ---------- MAXIMUM ROOFHEIGHT9.SM(:31.16') _ A TOPOFSTRUCTURE!"IAXIUMAVERAERO_OFHEGHT8.0M.<2625 ": & :::;; \0 ai SUITECElLING... -... :r:.- l-"c:::isi== '" i,, iii :r: u. :::;; ::> = :::;; 172,83' SECOND FLOOK --- V --------TaP'0f'5 0.;... = I===:l..... - NORTH 172.83' ELEVATION C--:-, SECOND FLOOR - ------------ :--=..-:=- -- -.::...:: :-:..::..-:.::...:: :--=..-:.::...:: :--=---. SCALE 1:200 r -..., 5M e 52.0$M 170.6$' Z j III ",' "- 0 0 U1 1Il ::>g :d c:i "'Ill I- '" "-< "-) ::> -I In< :I::-I Ill'" -Ill -I ZO "'Z.. < lc)'" r-- I U 1- <> ",0'" 1Il" ::> u.n 3: "'< ZI- -I 0'" ",0 III "- "- '" Z 011) UN ::i "-N "-N <:'" "-Z >::> 0-, ""0» w::::::: COil) C') CD... :::; 3 _CD (J'!;:t
[8 ts) r & ::;: \!) j <:l OJ :I: u. ::;: :::> ::;: A 5'r:":ff7iF5fsjjCfjTgE-------- ROOF MID POINT ---;EILtNG 171.06' 5ECONDFt.OOR CEILING SOUTH mrestgpct!ibe ROOF MID POINT CEILING SECOND FLOOR ------ CEiliNG M 8 DEC' MAIN FtOOR._._._.,.c -=-- MAXIMUM ROOF HEIGHT9.5M (:31.16,) _._._._._._ ----------------------------- MAXIMUM AVERAGE ROOF HEIGHT (8.0M (26.25')...J!:.OF 5TRUCTURE -...-.-.-.-.-.-.-.-.-.-.-.-.-.-.-.- CEILING suit'eceii:'!ng SUITE ROOR n8ling----- I I -Jl-.;ql!l MAIN FLOOR... ',.-. :! - t - -, tlz 1'.1 '''IiA".N ""5T.G e; FlN.GRAU' (SIDE)...s?ruuL.. - 52.981'.1 EXIST.GR. 53.011'.1 ELEVATION SCALE 1:200 T9R. ;; 170.69' TOPOFSTRUCTURE CEIUNG SECOND FLOOR I 5M CEIUNG MAIN floor (;;;\ DEC< 9 FIN. GRADE 2.9 WEST (REAR) ELEVATION SCALE 1:200 r -..., 5M 173.61' 5UrTECE.IUNG SIJITEFlOg &AKA& 2AIFi?iiiNi (;t.linc; t '-...J... 7BJ :c %!! 111 en ::I: 1Il;t a O. 1Il1ll;;; u. _ en m z :l Z '? 1Il O '"") :ct FIN. GRADE - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - -EX';;:':;;',"'- ci "'en 111 I u.< u.> ::>... In< :::le :c... en 111 -en... % 111% <... t--o t<l'" I 1- <> 1110 '" enu. ::> In. 111< %1-... I1I I1I en I\.. '" I\.. % 0\1) 1=... <0 ON :::;. I\..N I\..N!!i! >::> '"") -0» m:::: cm CD () N::J 3... CD CJl
Attachment 0 Page 3 f 5 RECEIVED JUL 252016 COr '1]. 'nil y PlanninG & G ljl,j JrllUll Dept.
Ii " Attachment 0 Page 4 f 5 RECEIVED JUL 25 20m CC Jl n 'l1ulliiv Pi.:Jn'1li i,.s,
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_uu_ d. -- _u --..." -...'... is -- -- --- '. R a I x VEAAG,liOOfH"GHT- U tf2':; '.:;f;,:b.':':gf''''g::i S' tng LEGEND = retain & mnitr; tree prtectin req'd = remval is recmmended D 0\ '\y,( v,,f = tree prtectin barriers = replacement trees (blue = deciduus; green = evergreen) B :J: Z >- \!) < -. UI <I) It :J: Ull al 1l1 - <I) :::l2 z,. ci "'<I) UI >- 11.< 11.> :::l..j "'< :::;: :J:..J <l)ui -<I)..J \!) z UlZ < t-- "'''' > u >-- <> UlO '" <1)11. :::l 0<.l :J::i ;: - UI< z>-..j OUI O Ul <I)... '"....m",,,""""" FRDNfYAIWAREA LANDSCAPED FRONT" YARD REUIW 1.ANDSCAPEtlFRDNfYAlWPlWVlDED wrao<ea IMPERMEABLE L01' AREAAUOWED IMPa:MEAf5LE AR A PROVIDED DRlVEWA'Y'PAVEDAREA PA1l0ANDWA!.KWAY DECK OllT5lDECOVERED DE(S 7035G.Ff.(653.15.M.) 50%.Mlti 3515S.Fi, (326.SS5.M) 7a5485 5.FT, (509.51 S.M.) 20,,,"88 S.Ff. (1 903.397 5&1.1.) 60t 12,293S.ff.{1142.0575&M.) 47.041. 9638.55.Ff. (895A465a.M.) 32e9S.Ff, (305.5585<11.1.) 383S.FT.(35.585aM.) 6OSSrr. (74.7&7SG1.M.) "'0)::- m... cm (J) (") ::r 3... r ::J... m