City of Surrey PLANNING & DEVELOPMENT REPORT File: Rezoning Development Permit Proposal: Rezone from RF to RM-D in order to allow subdivision into 2 duplex lots. A Development Permit to allow development of 2 duplexes. Recommendation: Approval to Proceed Location: 10625-144 Street Zoning: RF OCP Designation: Urban LAP Designation: Urban Owners: Navin Varshney and Malkit Swaich
PROJECT TIMELINE Completed Application Submission Date: August 28, 2003 Application Revision & Re-submission Date: October 8, 2004 Planning Report Date: November 1, 2004 The applicant is proposing: a rezoning from RF to RM-D; and a Development Permit in order to allow subdivision into 2 duplex lots and permit the development of 2 duplexes.
The Planning & Development Department recommends that: 1. a By-law be introduced to rezone the property from "Single Family Residential Zone (RF)" (By law No. 12000) to "Duplex Residential Zone (RM-D)" (By-law No. 12000) and a date be set for Public Hearing. 2. Council authorize staff to draft Development Permit No. generally in accordance with the attached drawings (Appendix III). 3. Council instruct staff to resolve the following issues prior to final adoption: (a) (b) (c) (d) (e) (f) 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; submission of a landscaping cost estimate to the specifications and satisfaction of the City Landscape Architect; registration of a Section 219 Restrictive Covenant for shared driveway access off of 144 Street for all units; and resolution to all outstanding design issues to the satisfaction of the City Architect. REFERRALS Engineering: 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 III). School Impacts: Projected number of students from this development: Elementary students = Secondary students = Total new students = 2 students 1 student 3 students School Catchment Area/Current Enrollment/School Capacity: Mary Jane Shannon Elementary School = 412 enrolled/480 capacity Guildford Park Secondary School = 1,233 enrolled/ 1,050 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 = 0 student 5 students 5 students
Approved Capacity Projects and Future Space Considerations There are no new capital projects proposed at the elementary school. A boundary/enrolment more from Guildford Park Secondary will be considered (to Johnston Heights Secondary) and no new capital projects identified for the secondary school in the 2005-2009 five year capital plan. (Appendix IV). SITE CHARACTERISTICS Existing Land Use Vacant lot. East: Across 144 Street, single family dwelling, zoned RF, designated Urban. South: Two duplex buildings with most westerly on a panhandle lot, zoned RM-D, designated Urban. West: Hawthorne Park, zoned RF, designated Urban. North: Two duplex buildings with most westerly on a panhandle lot, zoned RM-D, designated Urban. PLAN AND POLICY COMPLIANCE OCP Designation: Complies. DEVELOPMENT CONSIDERATIONS The subject property is located to the south of 108 Avenue on the west side of 144 Street, backing onto Hawthorne Park. The site is zoned Single Family Residential (RF) and is designated Urban in the OCP. The applicant is proposing to rezone the site from RF to Duplex Residential Zone (RM-D) in order to allow subdivision into 2 duplex lots and construction of two duplex buildings. The proposed subdivision includes one panhandle lot (proposed Lot 2) for the proposed duplex at the rear of the site. Panhandle lots are not generally acceptable to the Approving Officer in urban areas, unless there are extenuating circumstances and unless the panhandle lot contains a buildable area substantially larger than the required minimum so as to alleviate the negative impact on the adjacent lots. The RM-D Zone requires a minimum lot area of 930 m 2 (10,000 sq.ft.) and a minimum lot width of 24 metres (80 ft.). The proposed duplex lots conform to the minimum requirements of the RM-D Zone in terms of lot area, lot width, and lot depth. Proposed Lot 1 will have an area of 935 m 2 (10,065 sq.ft.) and proposed Lot 2 will have an area of 1,069 m 2 (11,500 sq.ft.). Although the area of proposed Lot 2 is not substantially larger than the minimum, especially if the panhandle portion is excluded, this layout reflects the panhandle subdivision pattern established to the north and to the south of the subject site and is, therefore, considered acceptable. The Engineering Department has indicated that only one driveway access point will be permitted onto 144
Street. As a result the site plans shows one shared driveway access for both duplex lots. The applicant will be required to register a Restrictive Covenant for reciprocal access for all units on both proposed PRE-TIFICATION Pre-notification letters were sent on March 1, 2004 and staff received no comments. DESIGN PROPOSAL AND REVIEW The proposed duplexes meet the Form and Character Design Guidelines in the OCP (Section C.4.7) as follows: o o o The interior layouts of the proposed units are designed to ensure living area and kitchen will be located on the ground floor. Each unit contained in the duplex is designed to be identifiable through design features such as distinctive roof design and the number and shape of windows on the front elevations. The building elevations are articulated in order to achieve design variation. The proposed duplex on proposed Lot 1 will have a floor area of 338 m 2 (3,638 sq.ft.) and the proposed duplex on proposed Lot 2 will be 353 m 2 (3,797 sq.ft.). This results in a floor area ratio (FAR) of 0.46 for each of proposed Lots 1 and 2. This figure complies with the maximum FAR of 0.48 that is permitted under the RM-D Zone. The proposal indicates a lot coverage of 32.9% on proposed Lot 1 and 31.3% on proposed Lot 2, which is within the allowable lot coverage of 33% under the RM-D Zone. In order to improve the visual impact on the street, only the garage for Unit B on proposed Lot 1 will be fronting 144 Street and the garage for Unit A will be at the rear. In addition, the two-storey structure is reduced to one storey in the middle of the units to reduce the overall massing of the units. By moving the garage to the rear for Unit A on proposed Lot 1 the privacy for each unit is improved as the driveway acts as a natural division between the backyard areas for Units A and B. Both Units A and B on proposed Lot 2 will have garages on the front of the units in order to allow both to have backyards adjacent to the park. In order to provide design variation, however, Unit A will accommodate a front veranda. The exterior materials for both duplexes are comprised of vinyl siding in sage green with grey trim and dark brick at the base. The duplex on proposed Lot 1 will use cedar shingles on the building face area below the centre gable. The arborist report indicates that the site contains twelve (12) trees. Of these, ten (10) are considered hazardous. The remaining two (2) healthy trees need to be removed because one is located at the centre of the lot and is within the building envelope; the other is at the edge of the lot and will be damaged once the adjacent hazardous trees are removed. Six (6) replacement trees are proposed so that each lot will have a minimum of three (3) trees. Landscaping on the site will be comprised of decorative trees such as Katsura, Locust and Magnolia trees as well as a variety of flowering shrubs and ground cover plants.
A cedar wood picket fence (4 ft. high) will be installed along the front of the units along 144 Street. A solid cedar wood lattice top fence (6 ft. high) will be installed between Lots 1 and 2, at the rear of Lot 2 and along the south property line of the site. ADVISORY DESIGN PANEL This application was not referred to ADP and was reviewed by the City Architect and most issues have been satisfactorily addressed. The applicants agree to address the following remaining issues prior to final approval: Reduce the covered deck area by setting back the roof-line at the rear of the units and drop the roof-line on front elevation on central area open to below for both duplexes. Remove full bathroom from home theatre in Unit A on duplex on Lot 1 Submit revised landscape drawings based on changes to the site plan 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. Lot Owners, Action Summary and Project Data Sheets Proposed Subdivision Layout Proposed Site Plan, Typical Floor Plans and Elevations, Landscape Plans and Perspective Engineering Summary School District Comments Summary of Tree Survey and Tree Preservation INFORMATION AVAILABLE ON FILE Detailed Engineering Comments dated February 10, 2004. Tree Survey and Tree Preservation and Planting Plan prepared by Don Alexander and dated July 26, 2004. Soil Contamination Review Questionnaire prepared by Navin Varshney and dated August 13, 2003. PH/kms v:\wp-docs\planning\plncom04\03021115.ph.doc LJR 11/1/04 10:23 AM Murray Dinwoodie General Manager Planning and Development APPENDIX I Information for City Clerk Legal Description and Owners of all lots that form part of the application:
1. (a) Agent: Name: Mainland Engineering Address: 204-7795 - 128 Street Surrey, B.C. V3W 4E6 Tel: 604-543-8044 2. Properties involved in the Application 3. (a) Civic Address: 10625-144 Street (b) Civic Address: 10625-144 Street Owners: Navin Varshney and Malkit Swaich PID: 011-353-589 Lot 18 Section 24 Range 2 Plan 9014 (Ex. W 733.4') (E15 Chns) (a) Introduce a By-law to rezone the property. SUBDIVISION DATA SHEET Requires Project Data Proposed GROSS SITE AREA Acres 0.511 Hectares 0.207 Proposed Zoning: RM-D NUMBER OF LOTS Existing 1 Proposed 2 SIZE OF LOTS Range of lot widths (metres) 25.965-30.486 Range of lot areas (square metres) 935-1,069 DENSITY Lots/Hectare & Lots/Acre (Gross) Lots/Hectare & Lots/Acre (Net) SITE COVERAGE (in % of gross site area) Maximum Coverage of Principal & Accessory Building 33% Estimated Road, Lane & Driveway Coverage 7.8%
Total Site Coverage 40.8% PARKLAND Area (square metres) % of Gross Site Required PARKLAND 5% money in lieu 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 DEVELOPMENT DATA SHEET Proposed Zoning: RM-D Required Development Data Minimum Required / Maximum Allowed Proposed LOT AREA* (in square metres) Lot 1 Lot 2 Gross Total 935 m² 1,069 m² Road Widening area Undevelopable area Net Total LOT COVERAGE (in % of net lot area) Buildings & Structures 33% 32.36% Paved & Hard Surfaced Areas 13% Total Site Coverage 46% SETBACKS ( in metres) Front 7.5 m 12.34 m 7.52 m Rear 7.5 m 7.56 m 7.56 m Side #1 (North) 7.5 m 1.86 m 1.95 m Side #2 (South) 7.5 m 1.85 m 1.97 m BUILDING HEIGHT (in metres/storeys) Principal 9 m 7.2 m Accessory - -
NUMBER OF RESIDENTIAL UNITS 4 4 Bachelor One Bed Two Bedroom Three Bedroom + Total FLOOR AREA: Residential 338 m² 380 m² FLOOR AREA: Commercial n/a Retail Office Total FLOOR AREA: Industrial n/a FLOOR AREA: Institutional n/a TOTAL BUILDING FLOOR AREA 338 m² 380 m² * If the development site consists of more than one lot, lot dimensions pertain to the entire site. Development Data Sheet cont'd Required Development Data Minimum Required / Maximum Allowed Proposed DENSITY # of units/ha /# units/acre (gross) # of units/ha /# units/acre (net) FAR (gross) FAR (net) 0.48 0.46 AMENITY SPACE (area in square metres) n/a Indoor Outdoor PARKING (number of stalls) Commercial Industrial Residential Bachelor + 1 Bedroom 2-Bed 3-Bed Residential Visitors Institutional Total Number of Parking Spaces 2 per unit 8 Number of disabled stalls
Number of small cars Tandem Parking Spaces: Number / % of Total Number of Units Size of Tandem Parking Spaces width/length Heritage Site Tree Survey/Assessment Provided YES