City of Surrey PLANNING & DEVELOPMENT REPORT File: Rezoning Proposal: Rezone a portion of the property from CD to RF-9 to allow subdivision into approximately 8 small single family lots with rear lane access. Recommendation: Approval to Proceed Location: Portion of 8033 King George Hwy Zoning: CD (By-law No. 14125) OCP Designation: Urban LAP Designation: Urban Res. Owner: Popular Group Investments
PROJECT TIMELINE Completed Application Submission Date: September 21, 2004 Application Revision & Re-submission Date: October 19, 2004 Planning Report Date: November 15, 2004 The applicant is proposing: a rezoning from CD to RF-9 in order to allow subdivision into 8 single family small lots with rear lane access. The Planning & Development Department recommends that:
1. a By-law be introduced to rezone the property from "Comprehensive Development Zone (CD)" (By-law No. 14125) to "Single Family Residential (9) Zone (RF-9)" (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) 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; and submission of a landscaping cost estimate to the specifications and satisfaction of the City Landscape Architect. REFERRALS Engineering: Parks, Recreation & Culture: 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). The applicant should provide cash-in-lieu of parkland dedication (Appendix V). School Impacts: Projected number of students from this development: Elementary students = Secondary students = Total new students = 3 students 1 student 4 students School Catchment Area/Current Enrollment/School Capacity: Newton Elementary School = 580 enrolled/630 capacity Princess Margaret Secondary School = 1,779 enrolled/ 1,500 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 = 7 students 10 students 17 students Approved Capacity Projects and Future Space Considerations A boundary change to Tamanawis from Princess Margaret is proposed for 2006-07 when the new site #32 Newton Area Secondary is expected to open (also with boundary change from Tamanawis to the new school).
SITE CHARACTERISTICS Existing Land Use The subject land is currently developed as a hotel on the east half of the lot and vacant on the proposed site. East: The land to the east of the proposed residential lots is developed with a hotel with access to King George Highway, zoned CD (By-law No. 14125). South: The land to the southeast of the lot is commercial (a gas station and drive-through restaurant). Directly south are residential properties that front 80 Avenue. Two are single detached and one is developed as a duplex lot, zoned Land Use Contract No. 120. West: Single family homes are located to the west in an established area, zoned RF. North: The lands to the north are undergoing site preparation in order to develop approved RF-12 lots, zoned RF-12. PLAN AND POLICY COMPLIANCE OCP Designation: LAP Designation: Complies. Complies. DEVELOPMENT CONSIDERATIONS Land Use The subject land is a portion of a larger lot that abuts King George Highway. The lot is currently zoned CD (By-law 14125). This CD By-law divided the lot into Block A and Block B for the purposes of the zone. Block A is the east portion of the site that abuts King George Highway. Permitted uses are Tourist accommodation and accessory uses. A Best Western Hotel has recently been built on this portion of the lot. Block B is the west portion of the lot. The CD zone permits single-family dwellings and accessory uses. Block B is the subject of this rezoning application. Under the current zoning Block B can be subdivided into single-family dwellings to meet the standards of the City's Zoning By-law RF Zone. The RF site dimension regulations are 15 metres by 28 metres, with a 560 square metre lot area. 80A Avenue is being extended from the east of subject site to provide road access for the RF-12 approved lots to the north of the subject site. It also provides road access for the subject site. The roadway design was changed after the CD By-law was adopted and has necessitated redesign of the lots for Block B (Appendix IX). The applicant is proposing to rezone the subject land, the Block B portion of the lot, to RF-9. This zoning will allow for 8 single-family small lots. Six of the eight lots are 9 metres in width, with two of the lots 8.3 metres in width. The lots range from 32.2
metres to 37.2 metres in depth, and 264 square metres to 329 square metres in area. All measurements comply with the regulations of the RF-9 Zone. The RF-9 Zone does not allow for front driveways. These lots will be accessed by the rear lane. The general area surrounding the subject site is mainly established older residential to the west with transitioning to higher densities approaching the King George Highway commercial corridor. The transition goes from RF size lots with older established housing, to smaller lots (RF-12 to the north of the subject site and this RF-9 application) and then to commercial and commercial/residential development along the King George Highway. In consideration that this is a transition area, increased landscaping is being introduced on the outside edges of the RF-9 Zone to soften the transition. On the west side of the subject site, landscaping is proposed to buffer the RF lots to the west. The east side of the subject site will use landscaping to buffer the RF-9 lots from the hotel and soften the transition into commercial by creating both a noise filter and visual screen. The landscaping at the northwest and northeast will be "nodes" of trees and shrubs. The west and east edges will be planted with hedges. The landscaping will form part of the building design scheme. Building Design The proposed Building Design Scheme was prepared by Tynan Consulting Ltd., and is based on a Neighbourhood Character Study of the area. The Building Scheme will be registered on title to ensure that the character of the new homes will reflect current high design standards and to ensure that the appropriate interfacing with existing older homes will be achieved (Appendix VII). The Building Design Scheme requires the front yard setback for housing in this application will be 6 metres/19.6 ft. to provide consistency with the RF-12 lots to the north. The proposed development is minimum 102 sq.m./1,100 sq.ft. two-story single-family dwellings in the "Rural Heritage", "Neo-Traditional", "Neo-Heritage" and "Craftsman-Heritage" housing styles. The exterior building materials will consist of stucco, cedar, vinyl and hardiplank, in combination with brick stone and cedar wall shingles in natural, neutral and Heritage palettes. Cedar shingles and shakes, concrete tiles and asphalt shingles in a "shake profile" in brown and grey tones will be used on the roof. The Building Design Scheme prohibits carports. Detached or attached garages are permitted. The Building Design Scheme prohibits basement entry homes and the development of secondary suites on all lots. Lot Grading The applicant is proposing to construct in-ground basements for all the lots and fill does not exceed 0.5m (1.6 ft.). The Building Division has deemed the proposed lot grading plan and drainage patterns acceptable for the proposed development to proceed. Tree Preservation The site is clear of significant tree vegetation. The applicant proposes a minimum of two replacement trees per lot and enhanced landscaping to soften the transition areas on either end of the application. PRE-TIFICATION
Pre-notification letters were sent on October 4, 2004, and staff received the following comments: Concern that the lots will be built to accommodate two to three families leading to over parking, crowded streets and reduction in taxation. (The maximum RF-9 house sizes are only allowed to be between 143 m² (1,540 ft²) and 173 m² (1,865 ft²). Furthermore, the proposed building scheme prohibits secondary suites and house designs that allow easy conversion to secondary suites.) Concern about drugs, parties and prostitution in this area. (The subject site is currently vacant and located behind a hotel, out of view of surrounding houses. Developing the subject site may decrease the area in which illegal activity takes place and add natural surveillance for the surrounding areas.) Concern that RF-9 allows too many families with potential secondary suites on this roadway, that the RF-9 looks too much like town housing and that 80A Avenue will look like an alley. (The proposed RF-9 Zoning provides an appropriate density transition for the area. The size of the housing may make illegal suites less appealing. In addition, the RF-9 Zone requires that access to the lots has to be from the rear lane so there will be no front driveways allowed.) 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 Building Design Guidelines Summary Summary of Tree Survey and Tree Preservation Preliminary Road Layout and Site Context for Hotel Development, Block A TW/kms v:\wp-docs\planning\plncom04\11031426.tw.doc KMS 11/15/04 9:32 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: Avnash Banwait, Mainland Engineering Corporation Address: Suite 206, 7795-128 Street
Surrey, B.C. V3W 4Z6 Tel: 604-543-8044 2. Properties involved in the Application (a) Civic Address: Portion of 8033 King George Highway (b) Civic Address: Portion of 8033 King George Highway Owner: Popular Group Investments PID: 000-814-202 Lot 4 Section 29 Township 2 Plan 7059 3. (a) Introduce a By-law to rezone a portion of the property. APPENDIX II CONTOUR MAP FOR SUBJECT SITE
SUBDIVISION DATA SHEET Requires Project Data Proposed GROSS SITE AREA Acres.701 Hectares.284 Proposed Zoning: RF-9 NUMBER OF LOTS Existing 1 Proposed 8 SIZE OF LOTS Range of lot widths (metres) 8.382-9.0 Range of lot areas (square metres) 264-329.2 DENSITY 8 lots
Lots/Hectare & Lots/Acre (Gross) 28.1/ha 11.4/acre Lots/Hectare & Lots/Acre (Net) 34.1 ha 13.8/acre SITE COVERAGE (in % of gross site area) Maximum Coverage of Principal & Accessory Building Estimated Road, Lane & Driveway Coverage Total Site Coverage PARKLAND Area (square metres) % of Gross Site 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 DEVELOPMENT DATA SHEET Proposed/Existing Zoning: RF-9 Required Development Data Minimum Required / Maximum Allowed Proposed LOT AREA* (in square metres) 264-329.2 m² Gross Total 2,841 m² 2,347 m² Road Widening area 494 m² 494 m² Undevelopable area n/a n/a Net Total 2,347 m² 2,347 m² LOT COVERAGE (in % of net lot area) 52% 52% Buildings & Structures Paved & Hard Surfaced Areas Total Site Coverage SETBACKS ( in metres) Front 3.5 m 6.0 m Rear 6.5 m 6.5 m
Side #1 (East) 1.2 m 1.2 m Side #2 (West) 1.2 m 1.2 m BUILDING HEIGHT (in metres/storeys) Principal 9.5 m 9.5 m Accessory 3.0 m n/a NUMBER OF RESIDENTIAL UNITS Bachelor One Bed Two Bedroom Three Bedroom + Total FLOOR AREA: Residential max. 1,324 m² min. 817.52 m² FLOOR AREA: Commercial Retail Office Total FLOOR AREA: Industrial FLOOR AREA: Institutional TOTAL BUILDING FLOOR AREA * 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) 36/ha 14.5/ac 34.1/ha 13./ ac FAR (gross) FAR (net) AMENITY SPACE (area in square metres) Indoor Outdoor PARKING (number of stalls) Commercial Industrial Residential Bachelor + 1 Bedroom 2-Bed 3-Bed
Residential Visitors Institutional Total Number of Parking Spaces 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