PUBLIC HEARING MONDAY, FEBRUARY 19, 2018 AT 7:00 PM MATSQUI CENTENNIAL AUDITORIUM AGENDA 1. CALL TO ORDER 2. BYLAWS 2.1 Bylaw No. 2784-2018, Abbotsford Zoning Bylaw, 2014, Amendment Bylaw No. 173 (3100-05) (PRJ17-144) (attached) (p. 2) Address: Applicant: Owner: Rezones: Purpose: 4393, 4397, 4403, 4409, 4415, 4421 and 4427 Auguston Parkway North Ian Renton ACME Land Development Corp.; (Directors: B. L. Au and W. K. A. Au from Compact Lot Residential Zone (RS6) to Residential Zone (RS5) If Bylaw No. 2784-2018 is adopted, the subject lands will be rezoned to permit secondary suites on the existing lots. - Background information Report No. PDS 018-2018 (attached) (p. 5) 3. TERMINATION
CITY OF ABBOTSFORD 2.1.a ABBOTSFORD ZONING BYLAW, 2014, AMENDMENT BYLAW NO. 173 Bylaw No. 2784-2018 Final Draft January 15, 2018 PRJ17-144 The Council of the City of Abbotsford, in open meeting assembled, ENACTS AS FOLLOWS: 1. CITATION Bylaw No. 2784-2018 may be cited as Abbotsford Zoning Bylaw, 2014, Amendment Bylaw No. 173. 2. AMENDS ZONING MAPS Abbotsford Zoning Bylaw, 2014, Schedule D, Urban Area Zoning, as amended, is further amended by changing the zoning of: P.I.D.: 029-972-973 Lot 551 Section 31 Township 19 New Westminster District Plan EPP59498 Located at 4393 Auguston Parkway North; P.I.D.: 029-972-981 Lot 552 Section 31 Township 19 New Westminster District Plan EPP59498 Located at 4397 Auguston Parkway North; P.I.D.: 029-972-990 Lot 553 Section 31 Township 19 New Westminster District Plan EPP59498 Located at 4403 Auguston Parkway North; P.I.D.: 029-973-007 Lot 554 Section 31 Township 19 New Westminster District Plan EPP59498 Located at 4409 Auguston Parkway North; Package Pg. 2 Attachment: Bylaw No. 2784-2018 Abbotsford Zoning Bylaw, Amendment Bylaw No. 173 (Bylaw No. 2784-2018,4393, 4397, 4403, 4409, 4415,
CITY OF ABBOTSFORD 2.1.a ABBOTSFORD ZONING BYLAW, 2014, AMENDMENT BYLAW NO. 173 Bylaw No. 2784-2018 Page 2 P.I.D.: 029-973-015 Lot 555 Section 31 Township 19 New Westminster District Plan EPP59498 Located at 4415 Auguston Parkway North; P.I.D.: 029-973-023 Lot 556 Section 31 Township 19 New Westminster District Plan EPP59498 Located at 4421 Auguston Parkway North; P.I.D.: 029-973-031 Lot 557 Section 31 Township 19 New Westminster District Plan EPP59498 Located at 4427 Auguston Parkway North; From: Compact Lot Residential (RS6) To: Residential Zone (RS5), per the attached Appendix A. READ A FIRST TIME this 5 th day of February, 2018 READ A SECOND TIME this 5 th day of February, 2018 PUBLIC HEARING HELD this day of, 2018 READ A THIRD TIME this day of, 2018 ADOPTED this day of, 2018 I hereby certify this to be a true copy of the original bylaw Katie Karn Deputy City Clerk Henry Braun Mayor William Flitton Corporate Officer Final Draft January 15, 2018 Package Pg. 3 Attachment: Bylaw No. 2784-2018 Abbotsford Zoning Bylaw, Amendment Bylaw No. 173 (Bylaw No. 2784-2018,4393, 4397, 4403, 4409, 4415,
CITY OF ABBOTSFORD 2.1.a ABBOTSFORD ZONING BYLAW, 2014, AMENDMENT BYLAW NO. 173 Bylaw No. 2784-2018 Page 3 APPENDIX A Final Draft January 15, 2018 Package Pg. 4 Attachment: Bylaw No. 2784-2018 Abbotsford Zoning Bylaw, Amendment Bylaw No. 173 (Bylaw No. 2784-2018,4393, 4397, 4403, 4409, 4415,
Report No. PDS 018-2018 Date: January 31, 2018 File No: 3100-05 PRJ17-144 COUNCIL REPORT Executive Committee To: Mayor and Council From: James Bryndza, Planner Subject: Rezoning application for the seven properties located at 4393, 4397, 4403, 4409, 4415, 4421 and 4427 Auguston Parkway North from RS6 to RS5 to permit secondary suites on the existing lots (Owner: ACME Land Development Corp. (Directors: B.L. and W.K.A. Au)) RECOMMENDATION 1. THAT Bylaw No. 2784-2018, Abbotsford Zoning Bylaw, 2014, Amendment Bylaw No. 173, be given first and second readings at the next Regular Meeting of Council, and be advanced to an upcoming Public Hearing; 2. THAT, prior to adoption of Bylaw No. 2784-2018, Abbotsford Zoning Bylaw, 2014, Amendment Bylaw No. 173, the following conditions be satisfied: (a) (b) provision of a community amenity contribution of $400 per dwelling unit for future transit and cycling infrastructure; and provision of a community amenity contribution of $225 per unit for parks improvements; and 3. THAT the Mayor and Corporate Officer be authorized to execute all documents related to this matter. General Manager The General Manager concurs with the recommendations of this report. REPORT CONCURRENCE City Manager The City Manager concurs with the recommendations of this report. Package Pg. 5
Report No. PDS 018-2018 Page 2 of 6 PURPOSE The applicant proposes to rezone the subject properties from Compact Lot Residential Zone (RS6) to Residential Zone (RS5) to accommodate secondary suites and to increase the permitted floor area. SUMMARY OF THE ISSUE The applicant proposes to rezone the seven (7) subject properties from Compact Lot Residential Zone (RS6) to Residential Zone (RS5) to accommodate secondary suites and to increase the permitted floor area (see Figure 1-4). The application is consistent with the Urban 4 Detached land use designation in the Official Community Plan, and given all lots are larger than 400m 2 in area, and have frontages wider than 12m, all seven (7) lots comply with the secondary suite criteria. There are currently no buildings on the subject properties. BACKGROUND Applicant: Ian Renton Registered Owners: ACME Land Development Corp. (Directors: Bak Ling Au & Wai Kwok Allen Au) Legal Description: 4393 Auguston Pkwy N.: Lot 551 Sec 31 Twp 19 New Westminster District, Plan EPP59498 4397 Auguston Pkwy N.: Lot 552 Sec 31 Twp 19 New Westminster District, Plan EPP59498 4403 Auguston Pkwy N.: Lot 553 Sec 31 Twp 19 New Westminster District, Plan EPP59498 4409 Auguston Pkwy N.: Lot 554 Sec 31 Twp 19 New Westminster District, Plan EPP59498 4415 Auguston Pkwy N.: Lot 555 Sec 31 Twp 19 New Westminster District, Plan EPP59498 4421 Auguston Pkwy N.: Lot 556 Sec 31 Twp 19 New Westminster District, Plan EPP59498 4427 Auguston Pkwy N.: Lot 557 Sec 31 Twp 19 New Westminster District, Plan EPP59498 OCP Designation Existing Zoning: Proposed Zoning: Urban 4 Detached Compact Lot Residential Zone (RS6) Residential Zone (RS5) Site Area: 2439.6 m 2 (26,259.6 ft 2 ) Site Description: 4393 Auguston Parkway N.: 421.4 m 2 (4,531.6 ft 2 ) 4397 Auguston Parkway N.: 421.4 m 2 (4,531.6 ft 2 ) 4403 Auguston Parkway N.: 421.4 m 2 (4,531.6 ft 2 ) 4409 Auguston Parkway N.: 427.4 m 2 (4,600.5 ft 2 ) 4415 Auguston Parkway N.: 429.1 m 2 (4,618.8 ft 2 ) 4421 Auguston Parkway N.: 428.9 m 2 (4,616.6 ft 2 ) 4427 Auguston Parkway N.: 428.9 m 2 (4,616.6 ft 2 ) The subject properties are undeveloped lots located in the Auguston Neighbourhood north of Mckee Road and east of Blauson Boulevard in the northwest corner of the Urban Development Boundary. Package Pg. 6
Report No. PDS 018-2018 Page 3 of 6 Surrounding Uses: N: Single family dwelling (zoned Urban Residential Zone (RS3) and Residential Zone (RS5-A); S: Single family dwelling (zoned Urban Residential Zone (RS3) and Emily Carr Cr beyond; E: Auguston Parkway North and Single family dwellings (zoned Compact Lot Coach House Residential Zone (RS6-C) beyond; and W: Single family dwellings (zoned Residential Zone (RS5)). DISCUSSION Context 1. The proposed rezoning involves seven single family lots along Auguston Parkway North and is located in the northwest corner of the Urban Development Boundary in the Auguston Neighbourhood (see Figures 1 and 2). Official Community Plan (OCP) 2. The Official Community Plan (OCP) designates the property Urban 4 Detached (see Figure 3). The purpose of the Urban 4 Detached land use category is to enable low density single detached housing in neighbourhoods, including single detached dwellings with accessory secondary suites and ground orientated duplexes. 3. As identified in Part 2 of the OCP, secondary suites are supported in single detached dwellings, subject to the following criteria: Not be on a cul-de-sac bulb; Not be in a bare land strata (except where road infrastructure meets City bylaw standards); Have a minimum frontage of 12.0m; Have a minimum lot size of 400m 2 ; and Be located on a Collector or Local road. 4. The proposed development is consistent with the Urban 4 Detached designation, meets the above policies for secondary suites and meets the intent of broader OCP objectives, as follows: Zoning and Density Support diverse housing types for a variety of household sizes, incomes, tenures, and preferences (2.1); and Support mixed affordable housing options which can serve as mortgage helpers for owners while providing affordable options for renters or extended family members (2.2). 5. The applicant is proposing to rezone the subject properties from Compact Lot Residential Zone (RS6) to Residential Zone (RS5) to accommodate secondary suites and additional floor area on all seven lots (see Figure 4). Package Pg. 7
Report No. PDS 018-2018 Page 4 of 6 6. The current zoning RS6 allows a maximum Floor Area of 273m 2 for lots greater 420m 2. The following table shows a summary of the permitted FSR on each lot with the current zoning (RS6) as well as the increase in total Floor Area as per the proposed RS5 Zone. The additional permitted floor area ranges from approximately 1m 2 to 6m 2 (10ft 2 to 64ft 2 ) for each of the lots, which vary slightly in size. Lot Existing Lot Size Maximum Gross Area in RS6 Zone for lots greater than 420m 2 Gross Floor Area RS5 Zone Difference 4393 Auguston Parkway N.: 421.4 m 2 273 m 2 273.9 m 2 0.9 m 2 4397 Auguston Parkway N.: 421.4 m 2 273 m 2 273.9 m 2 0.9 m 2 4403 Auguston Parkway N.: 421.4 m 2 273 m 2 273.9 m 2 0.9 m 2 4409 Auguston Parkway N.: 427.4 m 2 273 m 2 277.8 m 2 4.8 m 2 4415 Auguston Parkway N.: 429.1 m 2 273 m 2 278.9 m 2 5.9 m 2 4421 Auguston Parkway N.: 428.9 m 2 273 m 2 278.8 m 2 5.8 m 2 4427 Auguston Parkway N.: 428.9 m 2 273 m 2 278.8 m 2 5.8 m 2 Parking 7. The Zoning Bylaw requires the provision of two off-street parking spaces for each Single Detached Dwelling as well as one additional parking space for a secondary suite on the proposed lots. Parking provisions will be confirmed with future Building Permits on the proposed development. Affordable Housing Strategy 8. The Affordable Housing Strategy, (endorsed by Council November 7, 2011) similar to the OCP objectives and policies, encourages the development of complete, connected and livable neighbourhoods with diverse housing types (Objective 4). With policies that support affordable housing development close to transit, jobs and services and the creation of a variety of housing types to suit different needs related to household type, tenure and income. The applicant's proposal is consistent with this policy. Parks/Tree Protection 9. All seven lots are cleared of trees and, therefore the applicant did not submit an arborist report. 10. Through the interdepartmental review of the proposed development, Parks Recreation and Culture (PRC) has requested a community amenity contribution of $225 per unit. Natural Environment Development Permit 11. Six of the seven lots lie within the Natural Environment Development Permit (NEDP) Area; however, covenants have been registered on the property titles, protecting the natural environment area and as such the subject properties are exempt from an NEDP. Package Pg. 8
Report No. PDS 018-2018 Page 5 of 6 Site Development Considerations 12. Works and Services requirements have been addressed during a recently completed subdivision (S15-048) associated with the subject properties. The proposed development meets the Works and Services set out in the City s Development Agreement Bylaw for the proposed land use and as such a Development Agreement is not required in conjunction with this application. 13. Through the interdepartmental review of the proposed development, Transportation Engineering has requested a community amenity contribution of $400 per dwelling unit for future transit and cycling infrastructure in support of the proposed rezoning, given that the proposed application includes the addition of suites not previously contemplated within the prior development applications when the subject lots were originally developed. 14. In addition to the above comments, the developer is responsible to adhere to all other legislation, which may apply to the land, including: (a) complying with all applicable City bylaws, such as Official Community Plan, 2016, Development Bylaw, 2011, Tree Protection Bylaw, 2010, Building Bylaw, 2003, Sign Bylaw, 2001, Erosion and Sediment Control Bylaw, 2010, and Development Cost Charges Imposition Bylaw administered by the City; and (b) obtaining all other necessary approvals and permits on such terms as they may be issued, including but not limited to a development permit, tree removal permit, subdivision approval, building permit, soil removal/deposit permit, Ministry of Health permit, Ministry of Transportation and Infrastructure approval and Ministry of Environment approval. Communication Plan If the zoning amendment bylaw is supported by Council, Bylaw No. 2784-2018, cited as Abbotsford Zoning Bylaw, 2014, Amendment Bylaw No. 173 will proceed to a Regular Meeting of Council, where it will be considered for 1 st and 2 nd readings. If supported by Council, the Rezoning Bylaw will proceed to a Public Hearing. The City will notify in writing the owners and occupiers of land within a 100 meter radius of the property and provide Council with copies of any feedback that is received. The City received confirmation on January 8, 2018, that the applicant installed the required development sign in accordance with the Development Application Procedures Bylaw, which requires the signage to be installed a minimum of three (3) weeks in advance of Council s consideration of the application. FINANCIAL PLAN IMPLICATION No financial plan implications are anticipated. Any capital works implications arising from this application have been addressed through the rezoning process. Rajat Sharma General Manager, Finance and Corporate Services Signed 1/24/2018 10:53 AM Package Pg. 9
Report No. PDS 018-2018 Page 6 of 6 IMPACTS ON COUNCIL POLICIES, STRATEGIC PLAN AND/OR COUNCIL DIRECTION The proposal meets the goals and objectives identified in the OCP and Affordable Housing Strategy. Council s Strategic Plan 2015-2018 identifies four cornerstones: vibrant economy, complete community, fiscal discipline and organizational alignment. The proposal is consistent with the complete community cornerstone by permitting new residential development in existing neighbourhoods, and by allowing secondary suites which provides affordable housing options for the community. SUBSTANTIATION OF RECOMMENDATION Staff recommend support for the proposed rezoning of the seven (7) existing lots from RS6 to RS5 to accommodate secondary suites and additional floor area, given that the proposed development is consistent with the Urban 4 Detached land use designation and is in keeping with the broad objectives of the OCP that encourages densification within the Urban Development Boundary. James Bryndza Planner Signed 1/15/2018 12:28 PM Siri Bertelsen General Manager, Planning and Development Services Signed 1/29/2018 3:51 PM ATTACHMENTS: Darren Braun Director, Development Planning Signed 1/23/2018 6:19 PM City Context Plan and Figures 1 to 4 Attachment A - Letter of Intent (dated September 18, 2017) Attachment B - 2784-2018 Abbotsford Zoning Bylaw, Amendment Bylaw No. 173 Package Pg. 10
City Context Plan File: PRJ17-144 Location: 4393, 4397, 4403, 4409, 4415, 4421, & 4427 Auguston Parkway N Package Pg. 11
DB O 40 0 Meters LT NE AV E TO N PAR RR CAL L AG H AN C HA N LA NE EM ILY C OR TH CR LL AG R CA KW AY N CA AR RP L Subject Properties Figure 1 - Location Plan File No.: PRJ17-144 Package11/30/2017 Pg. 12 40 ± Date ST R A SH A R 4393, 4397, 4403, 4409, 4415, 4421, & 4427 Auguston Parkway North D OCK BO L T LA LANE E AC EN L SHA D GU S ILY H STEP AU EM IT O N RD
UNDEVELOPED GREEN SPACE MATHERS PARK Future roadway connection T ITO STRA Road to be extended with next phase of development N RD DI BR ANN OO E K PO I G N A N CREE K D I AN N E BR OO K AUGUSTON TRADITIONAL SCHOOL N HE DR P E ST OCK AC LE ATWOOD LANE TOM THOMSON PARK CA H AG L L McKee NP AN CR W AT CLAYBURN CREEK PARK SHADBOLT PARK Urban Development Boundary AU PA GU R S LA KW TON NE AY LLA LA GHAN NE CALLAGHAN PARK CA CA EM RR ILY CR AU G PAR USTO C EMILY N ARR K PL NO WAY RT H Subject Properties LANE LT O DB E A SH AV DC O O Creeks and Streams Bus Routes C LA YB CRE U RN EK CL A CR YB E E UR K N Lake Bus Stops 4393, 4397, 4403, 4409, 4415, 4421, & 4427 Auguston Parkway North Figure 2 - Context Plan File No.: PRJ17-144 50 0 150 Meters R ATWOOD PARK AUGUSTON PARKWAY Marsh D AW R SO D N ± Date Package12/13/2017 Pg. 13
STRAITON RD EMILY CARR CR EMILY CARR PL AUGUSTON PARKWAY AUGUSTON PARKWAY NORTH SHADBOLT LANE LANE 4393, 4397, 4403, 4409, 4415, 4421, & 4427 Auguston Parkway North Subject Properties Urban 4-Detached STEPHEN LEACOCK DR McKee NP CALLAGHAN LANE Urban Development Boundary Urban 4 - Detached Open Space SHADBOLT AVE Figure 3 - Official Community Plan File No.: PRJ17-144 40 0 40 Meters ± Date Package 11/30/2017 Pg. 14 CALLAGHAN CR
STRAITON RD EMILY CARR CR EMILY CARR PL AUGUSTON PARKWAY AUGUSTON PARKWAY NORTH SHADBOLT LANE LANE 4393, 4397, 4403, 4409, 4415, 4421, & 4427 Auguston Parkway North P1 P2 RS3 STEPHEN LEACOCK DR RS4 RS5 RS5-A Subject Properties Existing Zone = RS6 Proposed Zone = RS5 CALLAGHAN LANE SHADBOLT AVE Figure 4 - Existing & Proposed Zoning File No.: PRJ17-144 40 0 40 Meters ± RS6 RS6-C Date 11/30/2017 Package Pg. 15 CALLAGHAN CR
Package Pg. 16
CITY OF ABBOTSFORD ABBOTSFORD ZONING BYLAW, 2014, AMENDMENT BYLAW NO. 173 Bylaw No. 2784-2018 Final Draft January 15, 2018 PRJ17-144 The Council of the City of Abbotsford, in open meeting assembled, ENACTS AS FOLLOWS: 1. CITATION Bylaw No. 2784-2018 may be cited as Abbotsford Zoning Bylaw, 2014, Amendment Bylaw No. 173. 2. AMENDS ZONING MAPS Abbotsford Zoning Bylaw, 2014, Schedule D, Urban Area Zoning, as amended, is further amended by changing the zoning of: P.I.D.: 029-972-973 Lot 551 Section 31 Township 19 New Westminster District Plan EPP59498 Located at 4393 Auguston Parkway North; P.I.D.: 029-972-981 Lot 552 Section 31 Township 19 New Westminster District Plan EPP59498 Located at 4397 Auguston Parkway North; P.I.D.: 029-972-990 Lot 553 Section 31 Township 19 New Westminster District Plan EPP59498 Located at 4403 Auguston Parkway North; P.I.D.: 029-973-007 Lot 554 Section 31 Township 19 New Westminster District Plan EPP59498 Located at 4409 Auguston Parkway North; Package Pg. 17
CITY OF ABBOTSFORD ABBOTSFORD ZONING BYLAW, 2014, AMENDMENT BYLAW NO. 173 Bylaw No. 2784-2018 Page 2 P.I.D.: 029-973-015 Lot 555 Section 31 Township 19 New Westminster District Plan EPP59498 Located at 4415 Auguston Parkway North; P.I.D.: 029-973-023 Lot 556 Section 31 Township 19 New Westminster District Plan EPP59498 Located at 4421 Auguston Parkway North; P.I.D.: 029-973-031 Lot 557 Section 31 Township 19 New Westminster District Plan EPP59498 Located at 4427 Auguston Parkway North; From: Compact Lot Residential (RS6) To: Residential Zone (RS5), per the attached Appendix A. READ A FIRST TIME this day of, 2018 READ A SECOND TIME this day of, 2018 PUBLIC HEARING HELD this day of, 2018 READ A THIRD TIME this day of, 2018 ADOPTED this day of, 2018 I hereby certify this to be a true copy of the original bylaw Katie Karn Deputy City Clerk Henry Braun Mayor William Flitton Corporate Officer Final Draft January 15, 2018 Package Pg. 18
CITY OF ABBOTSFORD ABBOTSFORD ZONING BYLAW, 2014, AMENDMENT BYLAW NO. 173 Bylaw No. 2784-2018 Page 3 APPENDIX A Final Draft January 15, 2018 Package Pg. 19