City of Surrey PLANNING & DEVELOPMENT REPORT File: 7903-0275-00 Rezoning Proposal: Rezone from C-4 and RA to RF-9C and RF-12C to allow subdivision into approximately 47 small single family lots in East Clayton. Recommendation: Approval to Proceed Location: 19592-72 Avenue & Portion of 19519-68 Avenue OCP Designation: Urban NCP Designation: Med. Density Res. Zoning: Owners: C-4 and RA John Cusano et al.
PROJECT TIMELINE Completed Application Submission Date: July 31, 2003 Application Revision & Resubmission Date: February 13, 2004 Planning Report Date: March 1, 2004 The applicant is proposing: a rezoning of portions of the site from C-4 and RA to RF-9C and RF-12C in order to permit the development of approximately 47 small single family lots (31 RF-9C and 16 RF 12C). The Planning & Development Department recommends that:
1. a By-law be introduced to rezone portions of the properties from "Local Commercial Zone (C 4)" (By-law No. 12000) and "One-Acre Residential Zone (RA)" (By-law No. 12000) to "Single Family Residential (12) Coach House Zone (RF-12C)" (By-law No. 12000) (Block A) and "Single Family Residential (9) Coach House Zone (RF-9C)" (By-law No. 12000) (Blocks B and C) as shown on the attached Survey Plan (Appendix I) and a date be set for Public Hearing. 2. Council instruct staff to resolve the following issues prior to final adoption: (a) (b) (c) (d) (e) 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; submission of an acceptable tree survey and a statement regarding tree preservation; submission of a landscaping cost estimate for the buffer along 196 Street, to the specifications and satisfaction of the City Landscape Architect; and registration of a Section 219 Restrictive Covenant for the landscaped buffer along 196 Street. 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 III). The applicant should provide park amenity contributions on a per unit basis in accordance with the East Clayton NCP (Appendix IV). The proposal is projected to add 15 students to Clayton/East Clayton Elementary and 8 students to Clayton Heights Secondary. The elementary school is approaching capacity and the secondary school has already exceeded capacity. A phased catchment boundary move to Lord Tweedsmuir began in September 2003 to relieve the projected overcrowding. Future school sites are planned in East Clayton to address future growth (Appendix V). SITE CHARACTERISTICS Existing Land Use There is one single family dwelling on the property to be demolished. Significant Site Attributes The site is relatively flat with Cottonwood and Alder stands throughout. East: Across 196 Street, single family residential development (referred to as the Routley Neighbourhood Plan) located within the Township of Langley. South: Acreage parcels under Rezoning Application No. 7902-0363-00 to create approximately 118 small single family lots, 4 future multiple family sites and detention pond, to remain under RA at
this time, designated medium density fronting 196 Street with a transition to low density (on the north side of the BC Gas Rightof-Way) fronting 194 Street in the East Clayton NCP (Appendix VIII). West: Acreage parcel under Rezoning Application No. 7903-0104-00 to create approximately 110 small single family lots with coach houses and 7 special single family residential lots, zoned RA, designated low density fronting 194 Street with a transition to medium density and special residential fronting 72 Avenue in the East Clayton NCP. North: Across 72 Avenue, residential acreages, zoned RA, designated Suburban in the OCP. PLAN AND POLICY COMPLIANCE OCP Designation: NCP Designation: Complies. Complies. DEVELOPMENT CONSIDERATIONS The 2.3-hectare (6-acre) subject site is located on the west side of 196 Street between 71 Avenue and 72 Avenue in East Clayton. It is designated Urban in the Official Community Plan (OCP) and medium density residential (10-15 units per acre) in the East Clayton Neighbourhood Concept Plan (NCP). The applicant proposes to rezone Block A, approximately 0.74 hectare (2 acres) of the subject site, to RF-12C and Blocks B and C, approximately 1.5 hectares (4 acres) of the subject site, to RF-9C (Appendix II). All of the proposed RF-9C lots are narrow-deep lots and all of the proposed RF-12C lots are wide-shallow lots. A grid road pattern is proposed for this development and is in accordance with the East Clayton NCP. A 6- metre (20-ft.) wide lane will provide rear lane access for all of the proposed RF-9C lots (Lots 1-31) and all of the proposed RF-12C lots (Lots 32-47). This exceeds the minimum requirement prescribed in the East Clayton NCP whereby rear lane access should be provided for not less than 60% of lots within a development to ensure dwellings present a friendly face to the street and car storage and services are handled at the rear of dwellings. Summary of Proposed Zoning The proposed lots and their respective zoning requirements are summarized as follows: Minimum Requirements Proposed Block A Lot Area Lot Width Lot Depth Lot Area Lot Width Lot Depth Lots 32-46: 320 m 2 13.4 m 22 m 325 m 2 13.7 m 23.7 m RF-12C Type II [3,445 ft 2 [44 ft. [72 ft. [3,500 ft 2 [45 ft. [78 ft. Interior Lots Lot 47: 375 m 2 15.4 m 22 m 383 m 2 16.4 m 23.7 m RF-12C Type II [4,037 ft 2 [51 ft. [72 ft. [4,123 ft 2 [54 ft. [78 ft. Corner Lots Block B Lots 1 and 25: 275 m 2 10.5 m 28 m 324 m 2 10.8 m 28 m RF-9C Type I [2,960 ft 2 [35 ft. [90 ft. [3,488 ft 2 [35 ft. [90 ft. Corner Lots 2 2
Lots 2-24 and 26-31: RF-9C Type I Interior Lots 250 m [2,690 ft 2 9 m [30 ft. 28 m [90 ft. 260 m [2,799 ft 2 9.2 m [30 ft. 28 m [90 ft. Proposed Lots 1 to 24 front and Lot 25 abuts 196 Street, a designated arterial road. The East Clayton NCP indicates special setback and landscaping treatment (to be provided on private property) along 196 Street. In order to ensure an appropriate relationship is achieved between private single family residence space and public street space, the applicant will be required to provide a front yard setback of 6 metres (20 ft.) to the veranda and 7.5 metres (25 ft.) to the building face (for Lots 1 to 24), compared to the 3.5-metre (11-ft.) minimum front yard setback typically required under the RF-9C Zone. Due to the 7.5-metre (25-ft.) front yard setback requirement (to the building face) and the 28 metre (92-ft.) depth of the lots fronting 196 Street, coach houses (i.e. units above detached garages) cannot be accommodated, however secondary suites will be permitted on Lots 1 to 24, as per the RF-9C Zone. A 3-metre (10-ft.) wide landscaped buffer will be required within the front yard setback area, for the lots along 196 Street (Lots 1 to 24), and the side yard area for Lot 25, to provide additional screening. The planting material along the landscape strip will include evergreen and flowering evergreen shrubs that grow to approximately 1 metre (3 ft.) in height and one Magnolia, Flowering Dogwood or Cherry tree (Appendix II). A 1.2-metre (4-ft.) open-style fence with cultured stone river rock posts will run the full length of the buffer, on each lot, except for a 1.5-metre (5-ft.) wide interruption to allow future homeowners a private sidewalk connection from their front entrance to the public sidewalk. A Restrictive Covenant will be required to impose the additional setback to and regulate the landscaping for Lots 1 to 25 and will be a condition of rezoning. A 4-metre (13-ft.) wide walkway connection is proposed between Lots 21 and 22, (which will cross the laneway) and continue between Lots 33 and 34. The walkway is intended to provide pedestrian access to 196 Street, a future potential public transit stop at the intersection of 196 Street and 72 Avenue, and a linkage to the Greenway system located to the south-east within the Township of Langley (Appendix IX). Articulation of the single family dwellings, along the side yards of proposed Lots 21, 22, 33 and 34, will be required in the Building Scheme to increase natural surveillance opportunities in accordance with the Crime Prevention Through Environmental Design (CPTED) guidelines in the OCP. The building design guidelines have been prepared by Tynan Consulting Ltd., and comply with the General Urban Design Guidelines established in the East Clayton NCP (Appendix VI). The arborist report indicates that the site is an open pastureland consisting of primarily Cottonwood and Alder trees. 47 trees are proposed for an average of one tree per small lot. Based on the preliminary lot grading information provided the applicant proposes to have in-ground basements on all of the lots. The in-ground basements will be accommodated without the need to cut or fill the proposed lots. The information has been reviewed by staff and found to be generally acceptable. PRE-TIFICATION Pre-notification letters were sent on August 28, 2003, and staff received no comments. 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. Lot Owners, Action Summary, Project Data Sheets and Survey Plan Proposed Subdivision Layout and Landscape Plans Engineering Summary Parks, Recreation & Culture Comments School District Comments Building Design Guidelines Summary Summary of Tree Survey and Tree Preservation Surrounding Land Use Applications INFORMATION AVAILABLE ON FILE Detailed Engineering Comments dated February 25, 2004. Tree Survey and Tree Preservation and Planting Plan prepared by Clark Kavolinas & Associates dated August 18, 2003. Residential Character Study and Proposed Building Scheme prepared by Tynan Consulting Ltd. and dated December 4, 2003 (One copy is filed with the City Clerk's Office). Soil Contamination Review Questionnaire prepared by Jim Sidhu and dated July 28, 2003. KR/rdd/kms v:\wp-docs\planning\plncom03\11171231.kr.doc KMS 3/1/04 1:46 PM 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: McElhanney Consulting Service Ltd. Address: 13160-88 Avenue Surrey, B.C. V3W 3K3 Tel: 604-596-0391 (b) Agent: Name: Roop Development Ltd. Address: 2989 East 44 Avenue Vancouver, B.C. Tel: 604-644-2381 2. Properties involved in the Application (a) Civic Addresses: 19592-72 Avenue and Portion of 19519-68 Avenue
(b) Civic Address: 19592-72 Avenue Owner: John Cusano PID: 015-368-653 Parcel "B" (Reference Plan 9622) of Parcel "A" (Reference Plan 2430) of the North West Quarter of Section 15 Township 8 New Westminster District (c) Civic Address: Portion of 19519-68 Avenue Owner: Chia Property Ltd. (Inc. No. 370666) PID: 013-229-214 East 15 Chains North West Quarter Section 15 Township 8 Except: Parcel "A" (Reference Plan 2430) New Westminster District 3. (a) Introduce a By-law to rezone the property. SUBDIVISION DATA SHEET Requires Project Data Proposed GROSS SITE AREA Acres 4.99 Hectares 2.01 NUMBER OF LOTS Existing 1 Proposed 47 Proposed Zoning: RF-9C and RF-12C SIZE OF LOTS RF-9C RF-12C Range of lot widths (metres) 9.2 to 10.8 m 13.7 to 13.9 m Range of lot areas (square metres) 270 m² - 600 m² 327 m² - 383 m² DENSITY Lots/Hectare & Lots/Acre (Gross) Lots/Hectare & Lots/Acre (Net) 23.4 uph / 9.4 upa 23.4 uph / 9.4 upa SITE COVERAGE (in % of gross site area) RF-9C RF-12C Total Maximum Coverage of Principal & Accessory Building 39.4% 30.8% 35.9% Estimated Road, Lane & Driveway Coverage 13% 21.7% 14.4% Total Site Coverage 52.4% 52.5% 50.3% 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 YES