Rezoning. Rezone from RA to RF to allow subdivision into approximately 24 single family lots. Approval to Proceed

Transcription

1 City of Surrey PLANNING & DEVELOPMENT REPORT File: Rezoning Proposal: Rezone from RA to RF to allow subdivision into approximately 24 single family lots. Recommendation: Approval to Proceed Location: 6165 & Street OCP Designation: Urban LAP Designation: Single Family Residential Zoning: Owners: RA William and Cheryl Berkenbos et al

2 PROJECT TIMELINE Completed Application Submission Date: December 19, 2003 Application Revision & Re-submission Date: April 19, 2004 Planning Report Date: June 7, 2004 The applicant is proposing: a rezoning from RA to RF; in order to allow subdivision into approximately 24 single family lots, ranging in size from 560 square metres (6,000 sq.ft.) to square metres (7,348 sq.ft.). The Planning & Development Department recommends that:

3 1. a By-law be introduced to rezone the property from "One-Acre Residential Zone (RA)" (By-law No ) to "Single Family Residential Zone (RF)" (By-law No ) 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 an acceptable tree survey and a statement regarding tree preservation. 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 applicant should provide a park development amenity contribution on a per-unit basis as per the NCP Stage II as approved by Council (Appendix IV). The proposed 24 lots is projected to add 9 students to Sullivan Elementary and 4 students to Sullivan Heights Secondary (Appendix V). SITE CHARACTERISTICS Existing Land Use Two old single family dwellings, which will be removed. East: Across 148 Street are old single family dwellings on lots, zoned RA and A-1 and designated Urban in the Official Community Plan. South: One single family dwelling on a lot, zoned RA, designated Urban in the Official Community Plan. West: Vacant lot, zoned RA, designated Urban in the Official Community Plan. North: Single family dwelling on a lot, zoned RA, designated Urban in the Official Community Plan. PLAN AND POLICY COMPLIANCE OCP Designation: NCP Designation: Complies. Complies.

4 DEVELOPMENT CONSIDERATIONS Background Neighbourhood Context & Subdivision Council approved the South Newton NCP, on June14, 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 is located west side of 148 Street, north of 60 Avenue. It is designated Urban in the OCP and "Single Family Residential" in the South Newton NCP. 24 RF lots are proposed, as shown on the subdivision layout attached as Appendix II. The new layout proposes a new road pattern in conjunction with the property to the south, which is being developed under project No (Appendix IX). The combined layout differs from the NCP and the previous layout proposed by the application to the south as follows: The two up uphill cul-de-sacs extending to future 62 Avenue are replaced by an internal road (61A Avenue) which extends to 148 Street; and Two uphill cul-de-sacs replace the internal road proposed under application No (Appendix VIII) The combined layout (Appendix IX) presents a more comprehensive road pattern, as the same developer is developing a larger piece of land. It is also an improvement to the servicing plan, as two service corridors intended to service the two sites separately are eliminated. Staff support the proposed new road pattern as a minor amendment to the South Newton NCP. Proposed Building Scheme Mark Ankenman (The Design Consultant for this project) completed a Character Study of the area, and proposed a Building Scheme for the development, which follow a similar pattern as the new development located in the Panorama Village area. The highlights of the proposed Building Scheme are as follows: Two story dwellings only; No basement entry dwellings; No secondary suites shall be permitted; Neo-Heritage homes with well defined entries as the main housing style; Minimum 6:12 roof pitch on the main roof structure; Cedar shake/shingles, high profile duroid shingles, concrete tiles (shake or slate profile) in natural earth and grey tones are the permitted roofing materials; The exterior finish will be cedar, vinyl, stucco singularly or in combination with brick or stone, and cementitious wall shingles; in white earth or grey tones; and Traditional specific trim and detailing elements are specified in the proposed Building Scheme; and A minimum of three trees and 15 shrubs per lot will be provided. A summary of the proposed design guidelines is attached as Appendix VI. Tree Survey & Arborist Report and Lot grading

5 The applicants retained C. Kavolinas & Associated Inc. to conduct a tree survey and prepare an Arborist report. The report identified 68 protected trees and concluded that 41 trees were to be removed. 19 of which were deemed hazardous and 22 are located either in a road right of way or fall within building envelopes. Majority of the lots will have three trees (either retained or replacement trees or both) and 15 five-gallon shrubs. (Appendix VII). The applicant confirmed that in-ground basements are proposed in all proposed lots. To raise the elevations of some driveways above street level, approximately 1/3 of site will require "fill" greater than 0.5 metre (1.6 ft.), to raise the driveway level. The Building Division has reviewed the grading information and found that the information provided adequate to allow the project to proceed to the next stage. PRE-TIFICATION Pre-notification letters were sent on January 7, 2004, and staff received no comments. INFORMATION ATTACHED TO THIS REPORT The following information is attached to this Report: Appendix I. Lot Owners, Action Summary and Project Data Sheets Appendix II. Proposed Subdivision Layout Appendix III. Engineering Summary Appendix IV. Parks, Recreation & Culture Comments Appendix V. School District Comments Appendix VI. Building Design Guidelines Summary Appendix VII. Summary of Tree Survey and Tree Preservation Appendix VIII. South Newton Neighbourhood Concept Plan Appendix IX. Road Pattern/Subdivision Layout which includes Project No INFORMATION AVAILABLE ON FILE Detailed Engineering Comments dated February 5, Tree Survey and Tree Preservation and Planting Plan prepared by C. Kavolinas & Associates and dated April 27, Residential Character Study and Proposed Building Scheme prepared by Mark Ankenman & Associates and dated January 7, (One copy is filed with the City Clerk's Office.) Soil Contamination Review Questionnaire prepared by Surinder Bath and dated December 17, 2003 and by William and Cheryl Berkenbos, dated December 19, Murray Dinwoodie General Manager Planning and Development

6 AGA/kms v:\wp-docs\planning\plncom04\ aga.doc KMS 6/7/04 1:55 PM APPENDIX I Information for City Clerk Legal Description and Owners of all lots that form part of the application: 1. (a) Agent: Name: First Century Capital Inc. Address: 633 Millbank Street Vancouver, B.C. V5Z 4B7 Tel: (b) Agent: Name: Hunter Laird Engineering Ltd. Address: # Richmond Street New Westminster, B.C. V3L 5P5 Tel: Properties involved in the Application (a) Civic Addresses: 6165 and Street (b) Civic Address: Street Owner: Surinder and Parvinder Bath PID: Parcel "A" (G74411E) Lot 23 (c) Civic Address: street Owner: William and Cheryl Berkenbos PID: North ½ Lot 23 Section 10 Township 2 New Westminster District Plan (a) Introduce a By-law to rezone the property. Requires Project Data GROSS SITE AREA Acres SUBDIVISION DATA SHEET Proposed 4.62 acres Proposed Zoning: RF

7 Hectares 1.87 ha NUMBER OF LOTS Existing 2 Proposed 24 SIZE OF LOTS Range of lot widths (metres) 15 m to 15.8 m Range of lot areas (square metres) 560 m² to m² DENSITY Lots/Hectare & Lots/Acre (Gross) lots/ha 6.06 lots/acre Lots/Hectare & Lots/Acre (Net) lots/ha 6.06 lots/acre SITE COVERAGE (in % of gross site area) Maximum Coverage of Principal & Accessory Building 50% Estimated Road, Lane & Driveway Coverage 15% Total Site Coverage 65% PARKLAND Area (square metres) 0 % of Gross Site n/a 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 YES