City of Surrey
PLANNING & DEVELOPMENT REPORT
File:
7908-0137-00
Planning Report Date: March 9, 2009
PROPOSAL:
•
Rezone from RF and RM-D to RF
•
Development Variance Permit
in order to allow subdivision into 5 RF lots. DVP to
reduce the minimum front yard setback of the RF
Zone for all proposed lots.
LOCATION:
11871, 11873, 11885 and 11887
River Road
OWNER:
Sumitter Singh Pattar
ZONING:
RM-D and RF
OCP DESIGNATION:
Urban
Staff Report to Council
File:
Planning & Development Report
7908-0137-00
Page 2
RECOMMENDATION SUMMARY
•
By-law Introduction and set date for Public Hearing for Rezoning.
•
Approval for Development Variance Permit to proceed to Public Notification.
DEVIATION FROM PLANS, POLICIES OR REGULATIONS
•
Seeking reduced front yard setback in the RF Zone, from 7.5 metres (25 ft.) to 5.5 metres (18 ft.).
RATIONALE OF RECOMMENDATION
•
Complies with OCP Designation.
•
Due to the parallelogram shape of the proposed lots, under the current front yard setback
requirements of the RF Zone, new homes built on the proposed lots will appear to be setback
further compared to homes built on a more conventional rectangular shaped lot. Therefore, the
requested variance will bring the homes closer to the street which will create an aesthetic that is
more compatible with existing front yard setbacks of the RF-zoned lots further to the west of the
subject site, along River Road.
•
The proposed setbacks achieve a more urban and pedestrian-oriented streetscape.
Planning & Development Report
Staff Report to Council
File:
7908-0137-00
Page 3
RECOMMENDATION
The Planning & Development Department recommends that:
1.
By-law be introduced to rezone the subject site from "Single Family Residential Zone (RF)" and
"Duplex Residential Zone (RM-D)" (By-law No. 12000) to "Single Family Residential Zone
(RF)" (By-law No. 12000) and a date be set for Public Hearing.
2.
Council approve Development Variance Permit No. 7908-0137-00, (Appendix VI) varying the
following, to proceed to Public Notification:
(a)
3.
to reduce the minimum front yard setback of the RF Zone from 7.5 metres (25 ft.) to
5.5 metres (18 ft.) for proposed Lots 1 to 5.
Council instruct staff to resolve the following issues prior to final adoption:
(a)
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;
(b)
submission of a subdivision layout to the satisfaction of the Approving Officer;
(c)
demolition of existing buildings and structures to the satisfaction of the Planning and
Development Department;
(d)
submission of an acceptable tree survey and a statement regarding tree preservation;
(e)
removal of unauthorized truck parking to the satisfaction of the Planning and
Development Department; and
(f)
installation of a 15-metre (50 ft.) wide landscaping buffer, as proposed by the same
applicant for the now closed application No. 7904-0135-00, on the lot to the north.
REFERRALS
Engineering:
The Engineering Department has no objection to the project
subject to the completion of Engineering servicing requirements as
outlined in Appendix III.
School District:
Projected number of students from this development:
2 Elementary students at Prince Charles Elementary School
1 Secondary student at L.A. Matheson Secondary School
Parks, Recreation &
Culture:
The applicant should provide cash-in-lieu of parkland. There are
no other concerns with the application.
Planning & Development Report
Staff Report to Council
File:
7908-0137-00
Page 4
Greater Vancouver
Sewerage and Drainage
District (GVS & DD):
On this application, GVS&DD comments are outstanding. Any
conditions imposed by the GVS&DD will be a condition of final
adoption.
SITE CHARACTERISTICS
Existing Land Use:
One single family RF lot with a non-conforming duplex and one vacant lot, a
portion of which is being used for truck parking that is partially zoned RM-D and
partially zoned RF.
Adjacent Area:
Direction
Existing Use
North:
South (Across River Road):
Non-conforming truck
park (application No.
7904-0135-00 for TUP
for truck parking was
closed due to inactivity)
.
Single family lots with
new houses under
construction.
Townhouses and park.
West:
Duplex.
East:
OCP/NCP
Designation
Industrial/Business
Park in the South
Westminster NCP
Existing Zone
Urban
RF
Urban
RM-15 and RF
Urban
RM-D
IB-2
DEVELOPMENT CONSIDERATIONS
•
The subject site consists of two lots and is located on the west side of River Road just outside of
the South Westminster Neighbourhood Concept Plan (NCP) area. The site is designated Urban in
the Official Community Plan (OCP). The subject site is currently split-zoned "Single Family
Residential Zone (RF)" and "Duplex Residential Zone (RM-D)".
•
This application proposes rezoning a portion of the split-zoned subject site at 11871/73 River
Road, from "Single Family Residential Zone (RF)" and "Duplex Residential Zone (RM-D)" to
"Single Family Residential Zone (RF)" to permit five single family lots with the neighbouring
RF-zoned property at 11885/11887 River Road and a Development Variance Permit to reduce
the minimum front yard setback of the 5 proposed lots from 7.5 metres (25 ft.) to 5.5 metres (18
ft.).
•
In 1999, development application No. 7999-0214-00 was submitted for the subject site. This
application proposed subdividing to create four residential lots. Of these four lots, one was
proposed to retain the existing duplex. The application did not proceed and the application was
subsequently closed.
Staff Report to Council
File:
Planning & Development Report
7908-0137-00
Page 5
•
The proposed lots meet the area and dimension requirements of the RF Zone.
•
Each of the proposed lots has 17.8 metres (58.4 ft.) of street frontage. However, given that the
shape of the lots is a parallelogram, the effective width (measured perpendicular to the side lot
line) is only 13.45 metres (44.1 ft.). This still provides sufficient width to build a reasonably
sized home. The average depth of the proposed lots is approximately 50 metres (164 ft.), which
provides for adequate rear yard space.
•
Just to the east, there are four single family residential lots that were created under development
application No. 7901-0267-00. Of these four lots, two of them are currently under construction
with new homes being built.
•
Views of the Pattullo Bridge, New Westminster, and the Cascade Mountains are evident from the
subject site.
•
Currently, the existing unauthorized truck parking use on the neighbouring lot to the north (at
10198 Grace Road) encroaches into the subject site. The owner of the subject site is the same
owner of the abutting industrial lot. The applicant will be required to remove the truck parking
on the subject as a condition of rezoning and subdivision approval. In addition, installation of a
15-metre (50 ft.) wide landscape buffer along the shared property line with the applicant's
industrial lot to the north (10198 Grace Road) will be required to provide an improved interface
for the future residents on the proposed RF lots.
•
A Greater Vancouver Sewerage and Drainage District (GVS & DD) statutory right-of-way for
drainage runs through the very rear portion of the proposed lots. Any requirements of GVS&DD
will be addressed before consideration of final adoption.
Neighbourhood Character study and Building Scheme
•
Tynan Consulting Ltd. prepared the Neighbourhood Character Study and Building Scheme. The
Character Study involved reviewing a number of existing homes in the neighbourhood in order
to establish suitable design guidelines for the proposed subdivision. A summary of the Design
Guidelines is attached.
•
In order to reflect the established character of the newer homes within the neighbourhood, the
design consultant recommends that two specific styles of homes be permitted, including "NeoTraditional" and "Neo-Heritage."
•
Basement-entry homes and secondary suites will not be permitted.
Lot Grading
•
Preliminary lot grading plans were prepared by Aplin & Martin Consultants Ltd. The plans were
reviewed by staff and found acceptable.
•
The subject site is subject to an initial considerable slope of about 30%, but this levels off about
8m (26 ft.) away from River Road.
•
Given the depth of the existing servicing, in-ground basements can be achieved.
Planning & Development Report
Staff Report to Council
File:
7908-0137-00
Page 6
Tree Survey and Preservation Plan
•
Max Rathburn of Arbortech Consulting Ltd. prepared the Arborist Report and Tree
Preservation/Replacement Plans. They have been reviewed by City staff and deemed acceptable.
•
The chart below provides a summary of the tree retention and removal by species:
Tree Species
Western redcedar
Bigleaf maple
Deodar cedar
Sawara Cypress
Bitter Cherry
Total
Total No.
of Trees
2
4
2
1
1
10
Total Proposed
for Retention
1
0
0
0
0
1
Total Proposed
for Removal
1
4
2
1
1
9
•
All 9 trees proposed for removal are either hazardous or are located within, or near the building
envelope.
•
The report indicates 18 replacement trees are required and 18 replacement trees are proposed.
PRE-NOTIFICATION
Pre-notification letters were sent on June 9, 2008 and staff received no responses.
BY-LAW VARIANCE AND JUSTIFICATION
(a)
Requested Variance:
•
To reduce the minimum front yard setback of the RF Zone from 7.5 metres (25 ft.) to
5.5 metres (18 ft.) for proposed Lots 1 to 5.
Applicant's Reasons:
•
Due to the initial steep slope of the property, a home that is built closer to the street will be
better suited to fit the topography of the site.
Staff Comments:
•
In order to take advantage of the parallelogram shape of the proposed lots, and to enhance the
streetscape, the Building Scheme specifies that the garages must be set back from the
entrance veranda or the front wall face of the principal building, by a minimum of 4.0 metres
(13.1 ft.). This will give the appearance that the streetscape is less dominated by garages.
Planning & Development Report
Staff Report to Council
File:
7908-0137-00
Page 7
•
Given that the RF Zone permits a front yard setback relaxation at a lower floor to 5.5 metres
(18 ft.) for a maximum of 50% of the length of the front of the dwelling (excluding the
garage), the proposed variance is only a slight deviation from what is allowed in the RF
Zone.
•
Staff 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.
Lot Owners, Action Summary and Project Data Sheets and Survey Plan
Proposed Subdivision Layout
Engineering Summary
Building Design Guidelines Summary
Summary of Tree Survey and Tree Preservation
Contour Map and 200 Year Floodplain
Landscape Buffer Originally Proposed for Application No. 7904-0135-00
Development Variance Permit No. 7908-0137-00
Jean Lamontagne
General Manager
Planning and Development
JD/kms
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APPENDIX I
Information for City Clerk
Legal Description and Owners of all lots that form part of the application:
1. (a) Agent:
Name:
Address:
Tel:
2.
3.
Eric Aderneck, Aplin & Martin Consulting Ltd.
12448 - 82 Avenue, Suite 201
Surrey, BC
V3W 3E9
604-572-5402
Properties involved in the Application
(a)
Civic Addresses:
11885, 11887, 11871 and 11873 River Road
(b)
Civic Address:
11885/11887 River Road
Owner:
Sumitter Singh Pattar
PID:
023-645-725
Lot 3 Section 25 Block 5 North Range 3 West New Westminster District Plan
31340
(c)
Civic Address:
11871/11873 River Road
Owner:
Sumitter Singh Pattar
PID:
023-645-717
Lot 2 Section 25 Block 5 North Range 3 West New Westminster District Plan
LMP31340
Summary of Actions for City Clerk's Office
(a)
Introduce a By-law to rezone a portion of the site.
(b)
Proceed with Public Notification for Development Variance Permit No. 7908-0137-00.
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Page 2
SUBDIVISION DATA SHEET
Proposed Zoning: RF
Requires Project Data
GROSS SITE AREA
Acres
Hectares
NUMBER OF LOTS
Existing
Proposed
Proposed
.84 ac
.34 ha
2
5
SIZE OF LOTS
Range of lot widths (metres)
Range of lot areas (square metres)
17.8 m
630 - 735 m²
DENSITY
Lots/Hectare & Lots/Acre (Gross)
Lots/Hectare & Lots/Acre (Net)
14.7 uph/5.9upa
14.7 uph/5.9 upa
SITE COVERAGE (in % of gross site area)
Maximum Coverage of Principal &
Accessory Building
Estimated Road, Lane & Driveway Coverage
Total Site Coverage
PARKLAND
Area (square metres)
% of Gross Site
40%
5%
45%
n/a
Required
PARKLAND
5% money in lieu
YES
TREE SURVEY/ASSESSMENT
YES
MODEL BUILDING SCHEME
YES
HERITAGE SITE Retention
NO
BOUNDARY HEALTH Approval
NO
DEV. VARIANCE PERMIT required
Road Length/Standards
Works and Services
Building Retention
Others
NO
NO
NO
YES
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