City of Surrey PLANNING & DEVELOPMENT REPORT File: NCP Amendment Rezoning Development Variance Permit Proposal: NCP amendment from "Single Family Residential" to "Single Family Residential Small Lots"; rezone from RA to RF-12 and RF-9 in order to permit subdivision into approximately 69 single family lots; and DVP to waive driveway access from a lane for the RF-12 Zone. Recommendation: Approval to Proceed Location: 6084 and 6132-150 St. OCP Designation: Urban LAP Designation: Single Family Res. Zoning: Owners: RA 673858 B.C. Ltd. and 673860 B.C. Ltd.
PROJECT TIMELINE Completed Application Submission Date: January 8, 2004 Planning Report Date: May 17, 2004 The applicant is proposing: an NCP amendment from "Single Family Residential" to "Single Family Residential Small Lots"; a rezoning from RA to RF-12 and RF-9; and a Development Variance Permit to vary the following Zoning By-law regulations: Section H. of the RF-12 Zone is varied by eliminating Sub-section 1 which requires that driveway access to Lots 15 to 22 be via the rear lane in order to allow subdivision into approximately 69 single family residential lots (14 RF-9 lots and 55 RF-12 lots).
The Planning & Development Department recommends that: 1. a By-law be introduced to rezone the portion of the site identified as Area "A" in the reference plan attached as Appendix VI from "One-Acre Residential Zone (RA)" (By-law No. 12000) to "Single Family Residential (9) Zone (RF-9)" (By-law No. 12000) and the portion of the site identified as Area "B" from "One-Acre Residential Zone (RA)" (By-law No. 12000) to "Single Family Residential (12) Zone (RF-12)" (By-law No. 12000) and a date be set for Public Hearing. 2. Council approve Development Variance Permit No. (Appendix X), varying the following to proceed to public notification: (a) Section H. of the RF-12 Zone is varied by eliminating Sub-section 1 which requires that driveway access to Lots 15 to 22 be via the rear lane 3. 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 an acceptable tree survey and a statement regarding tree preservation. 4. Council pass a resolution to amend the South Newton NCP to redesignate the land from "Single Family Residential" to "Single Family Residential Small Lots". REFERRALS Engineering: The Engineering Department has no objection to the project subject to the completion of Engineering servicing requirements as identified in the attached. A Servicing Agreement will be required (Appendix III). Parks, Recreation & Culture: School District: No concerns. The Parks, Recreation & Culture Department recommends that the applicant should provide amenity contribution to match the proposed density as per the Stage II NCP adopted by Council (Appendix IV). The proposed 69-lot single family subdivision is expected to add 25 students to Sullivan Elementary and 13 students to Sullivan Heights Secondary (Appendix V). SITE CHARACTERISTICS Existing Land Use An old single family dwelling on one of the lots, which will be removed prior to subdivision approval. East: A newly approved townhouse development under construction, zoned CD (By-law No. 15040), designated Urban in the Official Community Plan.
South: A newly approved townhouse development under construction, zoned RM-15, designated Urban in the Official Community Plan. West: Across 150 Street are acreages, zoned RA, designated Urban in the Official Community Plan. North: Acreage, zoned RA, designated Urban in the Official Community Plan. PLAN AND POLICY COMPLIANCE OCP Designation: NCP Designation: Complies. Does not comply. The site is designated "Single Family Residential" in the South Newton NCP. The applicant is seeking amendment to the NCP. JUSTIFICATION FOR PLAN AMENDMENT Background Council approved the South Newton NCP, on June 14, 1999. The NCP established four future residential neighbourhoods, around existing community nodes namely, the Surrey Public Market site (King George Highway and 64 Avenue), Michael's Market (152 Street and 64 Avenue), Panorama Village area (Highway #10 and 152 Street), and the City Hall area. The subject site, located on the east side of 150 Street and north of 60 Avenue, is near the Michael's Market commercial node. The proposed NCP amendment is to redesignate the subject site from "Single Family Residential" to "Single Family Small Lots" as shown in Appendix VII. The NCP amendment is sought at this location for the following reasons: o Firstly, the subject site abuts a townhouse project to the south. Further north, at the southwest corner of 152 Street and 64 Avenue is a larger townhouse development (The Polygon Project). This site and the other properties on the east side of 150 Street, between 60 Avenue and 64 Avenues, which are designated "Single Family Residential" in the South Newton NCP, are under applications to amend the NCP to allow higher densities. Given this context, a density higher than that of a "Single Family Residential" designation (i.e. > 6 upa) and less than 15 upa, can be supported at this location, as a logical bridge between the townhouse development to the south of the subject site and that at the southwest corner of 152 Street and 64 Avenue (Appendix VII). o o Secondly, most of the land designated "Single Family Residential Small Lots" east of 144 Street, in the South Newton NCP, is already developed. However, there is continuous demand for small lots within the City and in the South Newton NCP area, exemplified by a number of NCP amendment proposals currently being processed by the Planning & Development Department. This proposal responds to the current market condition and to the sustainable development principle of encouraging higher densities in urban area. Thirdly, some land designated "Townhouses (15 upa)" has been redesignated to "Single Family Residential Small Lots" and some land designated "Apartments (45 upa) has been redesignated to "Townhouses (15 upa)". The proposed NCP amendment will contribute to the restoration of the density lost as a result of
these NCP amendments. A Public Information Meeting for the NCP amendment was held on February 12, 2004, in conjunction with two other proposals in the nearby area, which are seeking a similar NCP amendment from "Single Family Residential" to "Single Family Residential Small Lots". Letters were sent to all the property owners within 100 metres (300 ft.) of the subject site. 5 people, excluding the representatives of the developer and the City staff member, attended the meeting. All 5 were supportive of the proposed amendment. The meeting format was an open house, where the proposed subdivision concept, an artist expression of the single family homes expected to be built on the site, and a concept of how future subdivision would be achieved on the lots to the north of the site, were displayed. The comments from the school district indicate that there will be overcrowding at the Sullivan elementary as a result of this application, at the interim. However, the proposed development is in a new Cambridge Area Elementary School catchment, which is expected to open in 2006 at the earliest. This new school and changes in the catchment boundary will eliminate the projected overcrowding at Sullivan Elementary. The proposed NCP amendment will implement the water, storm and sanitary sewer servicing strategies outlined in the approved NCP. The increase in projected yield will not change the overall servicing standards. DEVELOPMENT CONSIDERATIONS Proposed Land Use & Subdivision The proposed rezoning is from RA to RF-9 and RF-12 (Appendix VI). Of the 69 lots proposed 14 lots (fronting 150 Street) will be RF-9 lots (village lots) and range in size from 221 square metres (2,379 sq.ft.) to 299 square metres (3,219 sq.ft.), and 55 lots (at the interior of the site) will be RF-12 lots (so-called wide shallows) and range in size from 320 square metres (3,445 sq.ft.) to 523 square metres (5,630 sq.ft.), as shown on the subdivision layout plan attached as Appendix II. The RF-9 lots will have driveway access via a lane, creating an enhanced pedestrian friendly streetscape opposite the school. The lane arrangement also eliminates all the expected driveways in front of the school, and improves the traffic circulation issues, which are typically evident near schools. The subdivision layout introduces a P-loop road pattern, with pedestrian walkway connections to the properties to the east and north, instead of a road connection between 150 Street and future 62 Avenue. This is a slight deviation from the road pattern in the NCP and can be supported as a minor amendment to the NCP. All the proposed lots are in keeping with the respective RF-12 and RF-9 Zones. Lot Grading, Tree Survey and & Arborist Report The applicant confirmed that all the lots have potential for in-ground basements, without bringing in any "fill". The Building Division has reviewed the grading information and found the information provided adequate to allow the project to proceed to the next stage. The applicant retained C. Kovalinas & Associates Inc. to conduct a tree survey and prepare an Arborist report. The report identified 185 protected trees, and concludes that 184 trees will be removed. 117 of the trees identified to for removal were deemed hazardous, and 70 are located either in a road right of way or fall within a building envelope. 141 replacement trees will planted as shown on the tree replacement plan attached as (Appendix VIII), resulting in an average of two trees per lot. The City landscape architect has reviewed the tree survey and arborist report and found the information acceptable.
Proposed Building Scheme Michael Tynan, the Design Consultant, conducted a Character Study of the area and proposed a Building Scheme, which will preserve the strong emerging character found the Panorama Village, and similar developments within the City for small lots (village style and so-called wide shallow small lots), which are developed in the year 2000 and later. The new homes will be readily identifiable as "Neo-Traditional", Neo-Heritage, "Craftsman-Heritage" or "Rural Heritage". The highlights of the proposed Building Scheme are as follows: - Only two-storey and split level dwellings are permitted (no bungalows are permitted); - No basement entry dwellings are permitted; - No main floor configuration in which a bedroom, bathroom and games room can be isolated from the remainder of the main floor; - No access to the in-ground basements from outside, other than the rear of the dwellings will be permitted; - Only cedar shingles, shake profile concrete roof tiles and shake profile asphalt shingles, in grey or brown tones roofing materials are permitted; - Only high quality exterior finish and detailing with, cedar, vinyl, hardiplank, stucco, brick and stone, in neutral and natural colours are permitted. Warm colours not permitted on cladding. Trim colours shall be the shade variation of the main colour, and are of complementary, neutral or subdued contrast; and - A minimum of two trees per lot on the RF-12 lots and 1 tree per lot on the RF-9 lots, and a minimum of 10 shrubs (minimum 5 gallon pot size) per lot will be provided on the RF-9 lots and a minimum of 15 shrubs of the same caliber will be provided on the RF-12 lots. A summary of the proposed design guidelines is attached as Appendix IX. PRE-TIFICATION Pre-notification letters were sent on January 30, 2004 and staff received no comments. BY-LAW VARIANCE AND JUSTIFICATION (a) Requested Variance: To eliminate the provision of the RF-12 zone, which requires that "where there is a lane up to or along the rear lot line or side lot line, a driveway access is permitted only from the lane." for proposed Lots 15 to 22. Applicant's Reasons: Proposed Lots 15 to 22 back onto a rear lane, which is primarily to provide driveway access to the RF-9 lots fronting onto 150 Street. Firstly, while it is acknowledged that a driveway access from a lane will create a pedestrian friendly streetscape in front of a lot, the same will not create an appealing streetscape in this subdivision proposal because right across the street from the affected lots will be lots with double car garages. A better streetscape will be achieved if both sides of the street are finished in similar manner. Secondly, proposed Lots 15 to 22 have an average depth of only 23.9 metres (78.4 ft.), should a driveway access be limited to the rear lane, off-street parking will have to be either at the back of the main building with a long drive way to it from the lane (not a conventional way of placing a garage) or within a typical
6.3-metre (20.8 ft.) detached double car garage. In both cases the livability of the rear yard will be seriously compromised. Staff Comments: To maintain a similar streetscape at the interior of the subdivision, it is necessary to maintain driveway access from the front for all the RF-12 lots. Staff recognize the fact that the subject lots are shallow. In order to maintain a livable rear yard the proposed relaxation should be supportable. For these reasons, staff concur with the applicant and support the proposed variance. 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. Appendix X. Lot Owners, Action Summary and Project Data Sheets Proposed Subdivision Layout Engineering Summary Parks, Recreation & Culture Comments School District Comments Reference Plan Accompanying a Rezoning By-law South Newton NCP Land Use Designation Summary of Tree Survey and Tree Preservation Building Design Guidelines Summary Development Variance Permit Murray Dinwoodie General Manager Planning and Development AGA/kms v:\wp-docs\planning\plncom04\05040935.aga.doc KMS 5/17/04 10:05 AM APPENDIX I Information for City Clerk Legal Description and Owners of all lots that form part of the application: 1. (a) Agent: Name: Hunter Laird Engineering Ltd. Address: 300-65 Richmond Street New Westminster, B.C. V3L 5P5 Tel: 604-525-4651 2. Properties involved in the Application (a) Civic Addresses: 6084 and 6132-150 Street
(b) Civic Address: 6084-150 Street Owner: 673860 B.C. Ltd. and 673858 B.C. Ltd. PID: 011-057-572 Lot 18 Except: S. 140 ft. Section 10 Township 2 New Westminster District Plan 3981 (c) Civic Address: 6132-150 Street Owner: 673860 B.C. Ltd. and 673858 B.C. Ltd. PID: 004-476-701 Lot B Section 10 Township 2 New Westminster District Plan 13385 3. (a) Introduce a By-law to rezone the property. SUBDIVISION DATA SHEET Requires Project Data GROSS SITE AREA Acres Hectares Proposed Zoning: RF-9 and RF-12 Proposed 7.92 ac 3.2 ha NUMBER OF LOTS Existing 2 Proposed 69 SIZE OF LOTS RF-9 RF-12 Range of lot widths (metres) 7.9 m to 10.5 m 13.4 m to 16.2 m Range of lot areas (square metres) 221 m² to 299 m² 320 m² to 523 m² DENSITY Lots/Hectare & Lots/Acre (Gross) 30.46 lots/ha 12.3 lots/ac 20 lots/ha 8 lots/ac Lots/Hectare & Lots/Acre (Net) 30.46 lots/ha 12.3 lots/ac 20 lots/ha 8 lots/ac SITE COVERAGE (in % of gross site area) Maximum Coverage of Principal & Accessory Building 52% 50% Estimated Road, Lane & Driveway Coverage 10% 18% Total Site Coverage 62% 68% 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 YES YES DEV. VARIANCE PERMIT required Road Length/Standards Works and Services Building Retention Others YES * * Elimination of access from lane only on some lots.