COUNCIL REPORT Report No. PDS 123-2017 Executive Committee Date: July 26, 2017 File No: 3100-05 PRJ17-019 To: From: Subject: Mayor and Council Howie Choy, Assistant Planner Rezoning application for the property located at 31894 Beech Avenue (Owner: Aleera Homes Corp. (Directors: K. Brar; P. S. Singh Brar and J. S. Gill)) RECOMMENDATION 1. THAT Bylaw No. 2715-2017, cited as Abbotsford Zoning Bylaw, 2014, Amendment Bylaw No. 132, which rezones the property located at 31894 Beech Avenue from Urban Residential Zone (RS3) to a new Comprehensive Development Sixty Four Zone (N64), 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. 2715-2017, cited as Abbotsford Zoning Bylaw, 2014, Amendment Bylaw No. 132, the following rezoning conditions be satisfied: (a) (b) (c) entering into a Development Agreement with the City to secure all required services to the lands in accordance with the Development Bylaw No. 2070-2011 and as outlined in Attachment C; resolving any outstanding fees and charges registered to the property; and resolving all issues of funding for items not budgeted by the City; and 3. THAT the Mayor and Corporate Officer be authorized to execute all documents related to this matter. REPORT CONCURRENCE General Manager The General Manager concurs with the recommendation of this report. City Manager The City Manager concurs with the recommendation of this report.
Report No. PDS 123-2017 Page 2 of 5 PURPOSE Rezoning application for the property located at 31894 Beech Avenue to facilitate a future two (2) lot subdivision, in accordance with Infill Guidelines in the Official Community Plan (OCP). SUMMARY OF THE ISSUE The applicant proposes to rezone the subject property from Urban Residential Zone (RS3) to Comprehensive Development Sixty Four Zone (N64) to facilitate a two (2) lot subdivision, as shown in Figures 3, 4 and 5. The application is consistent with the Urban 3 Infill land use designation in the Official Community Plan. The existing single detached dwelling will be demolished in conjunction with a future two (2) lot subdivision, if the current rezoning application is adopted. An accessory unit would be permitted in the proposed N64 Zone. Context.1 The proposed development is at the intersection of Clearbrook Road and Peardonville Road within the West Clearbrook Area. The surrounding neighbourhood consists largely of singledetached dwellings and duplexes. There is an apartment building, church and a gas station/convenience store located to the east of the development along Clearbrook Road. Grant Park is located approximately 100 m south of the subject property, refer to Figure 2. Official Community Plan 2. The Official Community Plan (OCP) designates the property as Urban 3 Infill, refer to Figure 3. The purpose of the Urban 3 Infill land use category is to enable infill residential with density increases near City and Urban Centres and the Primary Transit Corridor, and includes single detached dwellings with accessory units and ground orientated duplexes. 3. The proposed development site is 983.61 m2 (10,587.48 ft2) in total lot area, which enables further subdivision under the Urban 3 Infill designation. OCP Infill Density Guidelines supports single detached dwellings with an accessory unit on lots with a minimum lot area of 400 m2 and a minimum lot frontage width of 12 m. As the proposal is for a two (2) lot subdivision that creates two (2) lots exceeding a 400 m2 lot area and a 12 m minimum frontage, both lots meet the OCP criteria to allow accessory units. 4. The proposed development meets the intent of broader OCP policy objectives as follows: Housing Diversity 2.1 Support diverse housing types for a variety of household sizes, incomes, tenures, and preferences. This includes secondary suites in single detached dwellings, and infill opportunities through single lot redevelopment. Housing Affordability 2.2 Support mixed affordable housing options, such as small homes and accessory units, where appropriate, which can serve as mortgage helpers for property owners while providing affordable options for renters or extended family members. Residential Intensification 2.9 Focus significant residential intensification around Urban and Neighbourhood Centres.
Report No. PDS 123-2017 Page 3 of 5 Zoning 5. A rezoning application is proposed to allow for a two (2) lot subdivision with a total lot area of 983.61 m2 (10,587.48 ft2), refer to Figure 5. Under the proposed N64 Zone, the minimum interior lot size is 400 m2 (4,305 ft2) and the minimum lot width is 12 m. Therefore, the development proposal complies with the proposed zoning Secondary Suite Policy 6. 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 12.0 m; Have a minimum lot size of 400m2; and Be located on a Collector or Local road. Therefore, the proposal is consistent with the policies contained within the OCP. Affordable Housing Strategy 7. 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. Tree Protection, Removal and Replacement 8. There are no trees currently on the subject property (see Attachment A). In conjunction with this development, street trees and yard trees (minimum of 1 tree per lot) are required in accordance with the Development Bylaw, 2011, and will be secured at time of subdivision. Subdivision 9. The proposed preliminary subdivision layout (refer to Figure 5) to create a two (2) lot subdivision will be reviewed for acceptability by the Approving Officer, if the rezoning application receives 3rd reading from Council, and the applicant makes the necessary subdivision application. At that time, staff will conduct a formal subdivision review and exact dimensions of the proposed lots will be finalized. Site Development Considerations 10. A staff review of the Works & Services (dated May 26, 2017) necessary to support this application has been completed and is outlined within Attachment C, the details of which will be incorporated into the Development Agreement, which is a prerequisite for adoption of the Zoning Bylaw amendment. A cash-in-lieu payment will be required for future road upgrades to the property frontage at the time of rezoning.
Report No. PDS 123-2017 Page 4 of 5 11. 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. 2715-2017, cited as Abbotsford Zoning Bylaw, 2014, Amendment Bylaw No. 132 will proceed to a Regular Meeting of Council, where it will be considered for 1st and 2nd 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 July 7, 2017, that the applicant installed the required Development Notification Signage 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 7/24/2017 2:03 PM 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 secondary suites which provides affordable housing options for the community. SUBSTANTIATION OF RECOMMENDATION Staff supports the rezoning of the subject property from RS3 to N64 to permit a two (2) lot residential subdivision, given that the proposed development is consistent with the Urban 3
Report No. PDS 123-2017 Page 5 of 5 Infill land use designation and is in keeping with the broad objectives of the OCP that encourages densification and the establishment of a mix of housing types within the Urban Development Boundary. Howie Choy, Assistant Planner Signed 7/12/2017 11:53 AM Darren Braun, Director, Development Planning Signed 7/24/2017 1:47 PM Siri Bertelsen, General Manager, Planning and Development Services Signed 7/25/2017 4:35 PM ATTACHMENTS: City Context Plan Figure 1 Location Plan Figure 3 Official Community Plan Figure 4 Existing Zoning Figure 5 Proposed Zoning Figure 6 Proposed Subdivision Figure 7 OCP Urban 3 Infill Guidelines ATTACHMENT A - Letter of Intent ATTACHMENT B - BYLAW NO. 2715-2017 ATTACHMENT C - Works & Services Report
City Context Plan File: PDS 067-2017 Location: 31894 Beech Avenue
31972 2358 2359 2358 2348 2349 2348 2338 2339 2340 2331 31950 31936 31926 31919 31907 31948 31934 2369 2332 31908 31904 31895 31885 31861 31862 31860 31848 2368 2295 31927 31891 31894 2331 2369 31951 2332 2360 2359 32018 2285 31926 2228 2190 2185 2180 2175 319 61 5 319 53 319 43 31933 214 31920 31912 31902 31894 318 84 31894 Beech Avenue 2166 2153 2156 2139 2142 2121 2132 2122 31930 31932 31925 31915 31907 31897 31889 31871 4 76 87 318 31 MADIERA PL. 2238 2182 50 72 2248 2194 2181 21 318 5 216 0 214 0 215 31870 2258 2170 2165 31868 2231 2211 2205 2195 31850 2245 2268 31946 31930 31920 31910 31898 31888 31878 31868 31856 31846 31838 31826 GLENWOOD AVE. 31816 2244 2276 32016 31918 31931 31911 31897 31887 31877 31869 31857 2263 2233 2310 2311 31950 2245 2328 2335 32014 2227 31921 31906 31894 31880 31870 31860 31848 31847 2234 31834 31824 Subject Property 2244 2372 32007 2339 2368 CLEARBROOK RD. 2336 2377 31980 2349 2378 31966 2348 2377 HOLLY ST. 2359 ARBUTUS ST. 2358 2378 BEECH AVE. 31839 2241 2367 31889 2339 31849 31836 31816 31809 2292 31827 2251 2368 OAK AVE. 31808 2261 2379 2388 31905 ALDER ST. 31848 2349 31896 31848 31847 31828 31838 31837 31838 2357 2273 6 2272 2279 79 2280 2289 31 2294 2315 2369 2387 2378 2379 31884 2323 2314 2304 2330 2388 2387 31849 2333 31837 2343 CENTER ST. 2324 2344 31806 2334 2395 FOREST AVE. 31835 2353 31828 2354 31825 2363 31824 2364 2370 31825 2373 2386 31827 31794 31780 31772 2374 2344 2388 31988 971 PEARDONVILLE RD. Figure 1 - Location Plan File No.: PRJ17-019 50 0 Meters 50 2112 ± Date 5/15/2017 21 39
PEARDONVILLE RD. 74 64 4 4 4 4 4 4 4 31772 31780 2273 2227 2373 2241 31794 2363 2353 2343 2333 2323 2315 2289 2279 2261 2251 31796 CENTER ST. 31806 2388 2386 2370 2344 2330 31816 2292 31808 31809 2244 2234 31816 31828 31825 31824 31828 31824 31827 31825 31827 31826 31838 31837 31838 31837 31835 31839 31838 31846 31847 31848 FOREST AVE. 31836 31834 31848 31849 31848 31847 31849 31848 31860 31857 31856 31850 31868 31870 31872 2395 2387 2379 2369 2357 2349 2339 2331 31860 31862 31861 31869 31868 31870 Subject Property Urban 3 - Infill 31874 ALDER ST. 31876 31877 31878 31871 2388 31889 31884 31880 31885 31884 31889 2378 2368 2358 2348 2336 31891 31894 31887 31888 31896 31895 31894 31897 31904 31898 31902 31894 31897 2387 2379 2367 2359 2349 2339 31905 OAK AVE. 31908 31906 31907 31907 BEECH AVE. GLENWOOD AVE. 31910 31911 31915 31919 31918 31921 31920 MADIERA PL. 31894 Beech Avenue 31912 ARBUTUS ST. 31920 31925 2388 2378 2368 2358 2348 2338 2332 31926 31926 31927 31931 31930 31933 31930 31932 31936 31943 31934 2377 2369 2349 2339 2331 2295 31951 31950 2245 2195 2185 31961 2190 2180 2358 2348 2332 31988 2139 2335 2311 2245 2181 2372 2238 32007 2175 Urban 2170 Development Boundary 2165 Urban 1 - Midrise 2166 2153 2155 31950 2263 2233 31946 2205 2145 31948 2359 31953 HOLLY ST. 2140 2160 2150 31966 2244 2228 31972 2378 2368 2340 Urban 3 - Infill 31980 2231 2211 2121 2377 2369 2359 2285 Secondary Commercial General industrial Institutional Open Space CLEARBROOK RD. Figure 3 - Official Community Plan File No.: PRJ17-019 50 0 50 Meters ± Date 2258 2248 32014 2194 2132 2112 2360 3201 2328 2310 2276 2268 2182 2156 2142 32016 2122 5/15/2017 2
RML PEARDONVILLE RD. RML P4 C5 Community Commercial Zone (C3) Service Commercial Zone (C4) City Centre Commercial Zone (C5) Gas Station Commercial Zone (CGS) FOREST AVE. General Industrial Zone (I2) Civic Institutional Zone (P1) Park, Open Space and School Zone (P2) ALDER ST. ARBUTUS ST. P2 C3 RML RS3 Assembly Zone (P3) Special Housing Zone (P4) Medium Density Townhouse Zone (RM45) OAK AVE. CGS C4 CENTER ST. Low Rise Apartment Zone (RML) Urban Residential Zone (RS3) Duplex Residential Zone () Residential RS5-A Zone (RS5-A) RS3 HOLLY ST. C3 Subject Property Existing Zone = RS3 BEECH AVE. P3 CLEARBROOK RD. RS3 GLENWOOD AVE. RML CGS RS3 P2 C4 C3 P1 MADIERA PL. RS3 I2 C3 31894 Beech Avenue Figure 4 - Existing Zoning File No.: PRJ17-019 50 0 50 Meters ± Date 5/15/2017
RML PEARDONVILLE RD. RML P4 C5 Community Commercial Zone (C3) Service Commercial Zone (C4) City Centre Commercial Zone (C5) Gas Station Commercial Zone (CGS) FOREST AVE. General Industrial Zone (I2) Civic Institutional Zone (P1) Park, Open Space and School Zone (P2) ALDER ST. ARBUTUS ST. P2 C3 RML RS3 Assembly Zone (P3) Special Housing Zone (P4) Medium Density Townhouse Zone (RM45) OAK AVE. CGS C4 CENTER ST. Low Rise Apartment Zone (RML) Urban Residential Zone (RS3) Duplex Residential Zone () RS5-A Residential Zone (RS5-A) RS3 Subject Property to be rezoned from Urban Residential Zone (RS3) to Comprehensive Development Sixty Four Zone (N64). BEECH AVE. HOLLY ST. P3 CLEARBROOK RD. C3 RS3 GLENWOOD AVE. RML CGS RS3 P2 P1 MADIERA PL. C4 C3 I2 31894 Beech Avenue C3 Figure 5 - Proposed Zoning File No.: PRJ17-019 50 0 50 Meters ± RS3 Date 6/19/2017
31894 Beech Avenue Figure 6 - Proposed Subdivision File No.: PRJ17-019 ± Date 6/19/2017
31894 Beech Avenue Figure 7 - OCP Urban 3 Infill Guidelines File No.: PRJ17-019 ± Date 6/19/2017