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THE CORPORATION OF THE
CITY OF WHITE ROCK
15322 BUENA VISTA AVENUE, WHITE ROCK, B.C. V4B 1Y6
LAND USE AND PLANNING COMMITTEE
January 14, 2011
A regular meeting of the LAND USE AND PLANNING COMMITTEE will be held in City
Hall COUNCIL CHAMBERS on MONDAY, JANUARY 17, 2011 at 7:00 p.m. for the
transaction of business as listed below.
T. Arthur, City Clerk
AGENDA
_______________________________________________________________________________
Councillor McLean, Chairperson
1.
AGENDA APPROVAL
RECOMMENDATION
THAT the Land Use and Planning Committee adopt the agenda for its regular meeting
scheduled for January 17, 2011 as circulated.
2.
PREVIOUS MINUTES
Land Use and Planning Committee Meeting – December 13, 2010
Page 3
RECOMMENDATION
THAT the Land Use and Planning Committee adopt the minutes for its regular meeting
held December 13, 2010 as circulated.
3.
REPORTS
3.1
2010 BUILDING PERMIT ACTIVITY
Page 6
Report dated January 17, 2011 from the Director of Planning and Development Services
titled “2010 Building Permit Activity”.
RECOMMENDATION
THAT the Land Use and Planning Committee receive for information the
January 17, 2011 report from the Director of Planning and Development Services
titled “2010 Building Permit Activity”.
AGENDA
Page 1
January 17, 2011 - Land Use & Planning Committee Agenda
Page 2
3.2
ZONING AMENDMENT BYLAW 1925 – RT-2 THREE UNIT
Page 11
FAMILY RESIDENTIAL ZONE
Report dated January 17, 2011 from the Director of Planning and Development Services
titled “Zoning Amendment Bylaw 1925 – RT-2 Three Unit Family Residential Zone”.
RECOMMENDATION #1
THAT the Land Use and Planning Committee receive for information the report dated
January 17, 2011 from the Director of Planning and Development Services titled “Zoning
Amendment Bylaw 1925 – RT-2 Three Unit Family Residential Zone”.
RECOMMENDATION #2
THAT the Land Use and Planning Committee recommend that Council give first and
second readings to Zoning Amendment Bylaw No. 1925, to establish an RT-2 Three Unit
Family Residential Zone and to rezone 14968 Beachview to RT-2.
RECOMMENDATIION #3
THAT the Land Use and Planning Committee recommend that Council direct staff to
schedule the required public hearing for Zoning Amendment Bylaw No. 1925.
3.3
ZONING AMENDMENT BYLAW 1926 – 15561 GOGGS AVENUE
Page 26
Report dated January 17, 2011 from the Director of Planning and Development Services
titled “Zoning Amendment Bylaw 1926 – 15561 Goggs Avenue”.
RECOMMENDATION #1
THAT the Land Use and Planning Committee receive for information the report dated
January 17, 2011 from the Director of Planning and Development Services titled “Zoning
Amendment Bylaw 1926 – 15561 Goggs Ave.”
RECOMMENDATION #2
THAT the Land Use and Planning Committee recommend that Council give first and
second readings to Zoning Bylaw Amendment No. 1926, to amend the RS-7 Single
Residential Unit (Residential Infill) zone to allow a maximum residential gross floor area
of 307 square meters (3,300 square feet) for lots with areas greater than 450 square
metres (4,844 square feet).
RECOMMENDATION #3
THAT the Land Use and Planning Committee recommend that Council direct staff to
schedule the required public hearing for Bylaw No. 1926.
4.
CLOSURE
AGENDA
Page 2
Minutes of the City of White Rock
Land Use and Planning Committee Meeting
held in City Hall Council Chambers
December 13, 2010
PRESENT:
Councillor Meyer, Chairperson
Councillor Anderson
Councillor Campbell
Councillor Fathers
Councillor McLean
Councillor Sinclair
ABSENT:
Mayor Ferguson
STAFF:
P. Clark, City Manager
P. Stanton, Director of Planning and Development Services
T. Arthur, City Clerk
27
Press: 1
Public: 6
______________________________________________________________________________
The meeting was called to order at 7:00 p.m.
1.
AGENDA APPROVAL
It was MOVED and SECONDED
THAT the Land Use and Planning Committee adopts the agenda
for its meeting scheduled for December 13, 2010 as circulated.
CARRIED
2010-LU/P-057
2.
PREVIOUS MINUTES
It was MOVED and SECONDED
THAT the Land Use and Planning Committee adopts the minutes
for its regular meeting held October 18, 2010 as circulated.
CARRIED
2010-LU/P-058
3.
REPORTS
3.1
TIME EXTENSION AMENDMENT TO DEVELOPMENT
PERMIT NO. 295 (15747 MARINE DRIVE)
Report dated December 13, 2010 from the Director of Planning and
Development Services titled “Time Extension Amendment to
Development Permit No. 295 (15747 Marine Drive)”.
AGENDA
Page 3
Minutes of the City of White Rock
Land Use and Planning Committee Meeting
held in City Hall Council Chambers
December 13, 2010
28
It was MOVED and SECONDED
THAT the Land Use and Planning Committee:
a) receives the December 13, 2010 report from the Director of
Planning and Development Services titled “Time Extension
Amendment to Development Permit No. 295 (15747 Marine
Drive)”; and
b) recommends that Council approve a one (1) year time extension
for Development Permit 295 from the date of expiry for 15747
Marine Drive to authorize the construction of a multi-unit
residential development.
CARRIED
2010-LU/P-059
3.2
OFFICIAL COMMUNITIY PLAN, AMENDMENT NO. 7 –
CLIMATE ACTION PLAN AND INTEGRATED
STORMWATER (BYLAW NO. 1916)
Report dated December 13, 2010 from the Director of Planning and
Development Services titled “OCP Amendment No. 7 – Climate
Action Plan and ISMP (Bylaw No. 1916).
It was MOVED and SECONDED
THAT the Land Use and Planning Committee:
a) receives the December 13, 2010 report from the Director of
Planning and Development Services titled “Official
Community Plan, Amendment No. 7 – Climate Action Plan &
Integrated Stormwater Management Plan (Bylaw No. 1916)”;
and
b) recommend that Council consider Bylaw No. 1916 for Official
Community Plan, Amendment No. 7, for 1st and 2nd readings,
and authorize staff to schedule the required public hearing.
CARRIED
2010-LU/P-060
3.3
ZONING AMENDMENT – 15496 AND 15520 GOGGS
AVENUE
Report dated December 13, 2010 from the Director of Planning and
Development Services titled “Zoning Amendment – 15496 and
15520 Goggs Avenue”.
AGENDA
Page 4
Minutes of the City of White Rock
Land Use and Planning Committee Meeting
held in City Hall Council Chambers
December 13, 2010
29
It was MOVED and SECONDED
THAT the Land Use and Planning Committee:
a) receive for information the report dated December 13, 2010
from the Director of Planning and Development Services titled
“Zoning Amendment – 15496 and 15520 Goggs Avenue”;
b) recommends that Council give first and second readings to
Zoning Amendment Bylaw No. 1924, to rezone 15496 and
15520 Goggs Avenue to RS-7 Single Residential Unit
(Residential Infill) zone; and
c) recommends that Council direct staff to schedule the required
public hearing for Zoning Amendment Bylaw No. 1924.
CARRIED
2010-LU/P-061
4.
CLOSURE
The Chairperson declared the meeting concluded at 7:06 p.m.
_____________________________
Councillor Meyer, Chairperson
__________________________
T. Arthur, City Clerk
AGENDA
Page 5
THE CORPORATION OF THE
CITY OF WHITE ROCK
CORPORATE REPORT
DATE:
January 17, 2011
TO:
Land Use and Planning Committee
FROM:
R. Paul Stanton, Director of Planning and Development Services
SUBJECT: 2010 Building Permit Activity
______________________________________________________________________________
RECOMMENDATION
THAT the Land Use and Planning Committee receive for information the January 17, 2011
report from the Director of Planning and Development Services titled “2010 Building Permit
Activity”.
______________________________________________________________________________
INTRODUCTION
This report is provided for information purposes to highlight and summarize the building permit
and inspection activity for 2010.
COUNCIL GOAL
This report is indirectly related to Council’s 2010 goal for a Sustainable City, and 2010 objective
“to proactively enforce and gain compliance with City bylaws”.
PAST PRACTICE / POLICY / LEGISLATION
The City’s building permit and inspection function is administered in accordance with City of
White Rock Building Bylaw No. 1782 and the BC Building Code.
ANALYSIS
The 2010 Building Statistics Quarterly Report is included as Attachment 1. Attachment 2 is a
copy of the 2009 Building Statistics Quarterly Report, which is provided for comparative
purposes.
To briefly summarize, total number of permits remained the same at 184 for both 2010 and 2009.
For 2010, total value of construction declined from $43,617,266 to $40,466,278, which
represents a decline of $3,150,988 or 7.2%. In 2009, there were a lot more permits for residential
renovations and alterations. The higher construction value in 2009 permits issued, however, can
be partially attributed to two projects: (a) a $3.1 million renovation permit to the maternity ward
at the Peace Arch Hospital; and (b) a $10.3 million construction permit for the parkade for the
Essence project at Johnston, Thrift and George Streets, which has still not yet commenced.
In 2010, there has been an increase in new residential dwellings units and in demolitions
resulting in a net increase of new dwelling units, from 46 to 66. For commercial properties, there
was also an increase in number of permits issued for commercial properties, although it should
File No. 0540-20-02
AGENDA
Page 6
January 17, 2011 - 2010 Building Permit Activity
Page No. 2
be clarified that most permits for commercial properties were for tenant (leasehold)
improvements.
A table is provided as a brief summary for the years 2007 to 2010 for comparative purposes,
along with explanatory notes for the 2007 and 2009 years, as follows:
Type of Permit/Year
2010
2009
2008
2007
66
46
62
277*1
Demolitions
(39)
(25)
(54)
(39)
Gross New Dwelling Units
105
72
116
238*1
Commercial Permits
21
19
11
18
Total Permits
184
184
129
119
$40.5
million
$43.6
million*2
$35.9
million
$98.15
million*1
Net New Dwelling Units (gross
dwelling units minus
demolitions)
Total Construction Value
Explanatory Notes:
*1 New dwelling units and construction values were well above normal in 2007 with the issue
of permits for phases 1 and 2 of the Mirimar project.
*2 Construction values were higher in 2009 due to two permits: 1) for the hospital renovations;
and 2) for the Essence parkade which has not proceeded.
BUDGET IMPLICATIONS
The building permit information is relevant to the overall City budget wherein increases to the
total value of building improvements in the City has positive impact on the total assessed value
for taxation purposes.
File No. 0550-20-02
AGENDA
Page 7
January 17, 2011 - 2010 Building Permit Activity
Page No. 3
CONCLUSION
To briefly summarize, 2010 building permit statistics does show signs of progressive
improvement. The rate and value of construction activity is still down from 2004 to 2007 levels,
however, it is showing signs of gradual increase.
Respectfully submitted,
R. Paul Stanton, M.PL., MCIP
Director of Planning and Development Services
Attachment A – 2010 Building Statistics Quarterly Report
Attachment B – 2009 Building Statistics Quarterly Report
File No. 0550-20-02
AGENDA
Page 8
January 17, 2011 - 2010 Building Permit Activity
Page No. 4
Attachment A
File No. 0550-20-02
AGENDA
Page 9
January 17, 2011 - 2010 Building Permit Activity
Page No. 5
Attachment B
File No. 0550-20-02
AGENDA
Page 10
THE CORPORATION OF THE
CITY OF WHITE ROCK
CORPORATE REPORT
DATE:
January 17, 2011
TO:
Land Use & Planning Committee
FROM:
Paul Stanton, Director of Planning and Development Services
SUBJECT: Zoning Amendment Bylaw 1925 – RT-2 Three Unit Family Residential Zone
_______________________________________________________________________
RECOMMENDATION
THAT the Land Use & Planning Committee:
1. receive for information the report dated January 17, 2011 from the Director of Planning
and Development Services titled “Zoning Amendment Bylaw 1925 – RT-2 Three Unit
Family Residential Zone”;
2. recommend that Council give first and second readings to Zoning Amendment Bylaw
No. 1925, to establish an RT-2 Three Unit Family Residential Zone and to rezone 14968
Beachview to RT-2; and
3. recommend that Council direct staff to schedule the required public hearing for Zoning
Amendment Bylaw No. 1925.
______________________________________________________________________
INTRODUCTION
The City received a zoning amendment application for 14968 Beachview Avenue (see map
Attachment A). The subject property is currently zoned RT-1 Two Unit Family Residential
Zone which permits a duplex. However, the applicants have requested rezoning to permit a
triplex. The City currently does not have any zones in the Zoning Bylaw that would
accommodate a triplex other than the RM-1 zone which is intended more to townhouses and
apartments.
COUNCIL GOAL
This application is part of the regular business of the City dealing with development applications.
PAST PRACTICE / POLICY
Official Community Plan (OCP)/Rezoning
The site is currently designated in the Official Community Plan (OCP) for Low Density
Detached/Attached Residential which permits one-unit residential uses, duplexes, semi-detached
or other low-density detached housing forms. The proposal to create a new RT-2 Three Unit
Family Residential Zone is consistent with the Official Community Plan provision for “other
low-density detached housing forms”.
File No. 0540-20-02
AGENDA
Page 11
January 17, 2011 - Zoning Amendment Bylaw 1925 – RT-2 Three Unit Family Residential Zone
Page 2
ANALYSIS
The applicant is proposing to rezone the subject site from RT-1 (One-Unit Residential Zone) to
facilitate the construction of a triplex. There are three options possible:
1. establish a Comprehensive Development (CD) zone
2. use the RM-1 Low Density Multiple Unit Zone (which would permit up to 5 dwelling
units on a lot of this size);
3. create an RT-2 Three Unit Family Residential Zone.
The preferred option is to create an RT-2 zone because it allows the introduction of a zone to
accommodate a triplex unit as “another form of low-density detached housing” consistent with
the building mass and height of the RT-1 zone.
The total area for this property is 849.0 m² (9,119 ft²). It currently accommodates a single
dwelling unit.
Existing Surrounding Land Uses:
For 14968 Beachview Avenue
North: 14977 Beachview Ave and 14968 Buena Vista Ave – two single dwelling units; zoned
RS-2
South: 14967 and 14971 Victoria Ave – two single dwelling units; zoned RT-1
East: 14980 and 14982 Beachview Ave. – one two-dwelling unit; zoned RT-1
West: 14960 Beachview Ave. – one single dwelling unit; zoned RT-1
Note that all the properties on the south side of Beachview Ave in this block are zoned RT-1.
All the properties on the north side are zoned RS-2 One Unit (Small Lot) Residential.
The proposal:
The draft RT-2 zone that has been prepared includes the same zone provisions for a three unit
dwelling as the RT-1 zone provides for a two unit dwelling, except for an increase to the
residential gross floor area to 0.6 times the area of a lot (an increase from 0.5 as provided for in
the RT-1 zone). For parking, the requirement is for 2 parking spaces per unit, the same as
required for a duplex. Note that this is an increase from 1.5 parking spaces per unit for low
density apartment units or townhouses.
The specific application for the property at 14968 Beachview Ave has the following dimensions:
 Lot width of 22.22 meters (greater than the 18.0 meters required in the proposed zoning);
 Lot depth of 38.40 meters (greater than the 30.5 meters required in the proposed zoning);
 Lot area of 847.0 square meters (greater than the 743 square meters required in the
proposed zoning);
 Site coverage of 45% (as required in the proposed zoning);
 Gross residential floor area of 0.443 (less than the 0.6 as required in the proposed
zoning);
 Building height of 7.7 metres (as required in the proposed zoning); and
 Set backs of 7.5 meters from front and rear lot lines and 1.5 meters from both interior
side lot lines (as required in the proposed zoning).
File No. 0540-20-02
AGENDA
Page 12
January 17, 2011 - Zoning Amendment Bylaw 1925 – RT-2 Three Unit Family Residential Zone
Page 3
This application meets all the current requirements for an RT-1 zone except that it includes three
units instead of two. The actual height proposed will be less than height of the neighbouring
house (see Attachment D Illustration of proposed triplex for 14968 Beachview). Further, due to
the existing slope of the neighbourhood, the actual height at street level is about 3 meters (10
feet) above the road. In addition, the total gross residential floor area of 0.443 proposed is less
than the 0.5 provided for in the current RT-1 zone. Table 1 compares the unit sizes that would
result for the RT-1 and RT-2 zones given the minimum lot area and the maximum total gross
residential floor area
Table 1 Comparison of RT-1 and RT-2 Massing
Zone
Minimum Lot Area
Maximum Lot Coverage
(based on minimum lot area)
Maximum Total Floor Area permitted
(based on minimum lot area)
Maximum Average Floor Area
permitted per unit
RT-1 Two Unit
743 sq m
7989 sq ft
45%
334.4 sq m
3599 sq ft
0.5
371.5 sq m
3998.9 sq ft
2 units
185.8 sq m
1999.5 sq ft
RT-2 Three Unit
743 sq m
7989 sq ft
45%
334.4 sq m
3599 sq ft
0.6
445.8 sq m
4798.7 sq ft
3 units
148.6 sq m
1599.6 sq ft
The application was referred to Buildings, Engineering, Fire, EPCOR, and Planning for their
comments. There were no issues highlighted.
Public Information Meeting
The developer’s public information meeting was held on Thursday January 6, 2011 from 4:30 –
6:30 pm. There were 227 letters mailed to residents within 100m of this property. The meeting
was advertised in the Peace Arch News on Friday December 24 and Friday December 31, 2010.
There were about 25 residents who attended. There were many questions about the height, onsite parking, and building mass (residential gross floor area). In general, the residents attending
were pleased that the applicants were providing extra on-site parking (total of 8 spaces) and that
the building height would be less than the height of the neighbouring house. There were several
concerns expressed by the residents attending about the additional unit (three as opposed to the
two currently allowed). Residents expressed surprise that the building mass was less than
provided for in the RT-1 zone (0.443 proposed compared to 0.5 for RT-1 zone and 0.6 proposed
for RT-2 zone). There was one written submission submitted (attached as Attachment C).
BUDGET IMPLICATIONS
If the proposal is successful and proceeds, the applicants would be required to pay development
cost charges (DCC) of $6,431.88 municipal DCC’s for a Multi-Unit Residential, plus regional
and school board charges. This was calculated by multiplying $4011.38 per multi-unit
residential unit DCC by three (3) units created , then subtracting $5,602.26 for the existing oneunit residential currently existing on the property.
File No. 0540-20-02
AGENDA
Page 13
January 17, 2011 - Zoning Amendment Bylaw 1925 – RT-2 Three Unit Family Residential Zone
Page 4
OPTIONS
1.
To accept the recommendations as presented.
2.
To reject the recommendations as presented.
3.
To defer pending further review and consideration
Staff recommend Option 1.
CONCLUSION
Staff support the proposal to adopt a RT-2 Three Unit Family Residential zone and to rezone
14968 Beachview Avenue from RT-1 (Two-Unit Family Residential Zone) to RT-2 (Three-Unit
Family Residential Zone) to allow the construction of a triplex. The proposed RT-2 zone is
consistent with the land use designation provided for detached and attached residential (low
density) as per the City’s Official Community Plan, and provides opportunity to accommodate
another form of low-density detached housing not currently provided for in the zoning bylaw.
Respectfully submitted,
R. Paul Stanton
Director of Planning and Development Services
Attachment A – Location Map
Attachment B – Orthophoto Map of 14698 Beachview
Attachment C – Resident comment submitted re application
Attachment D – Illustration of proposed triplex for 14968 Beachview
Attachment E – Draft Zoning Amendment Bylaw No. 1925
COMMENTS FROM THE CITY MANAGER
I support the recommendation given the requirements for the zone.
Peggy Clark, City Manager
File No. 0540-20-02
AGENDA
Page 14
January 17, 2011 - Zoning Amendment Bylaw 1925 – RT-2 Three Unit Family Residential Zone
Page 5
ATTACHMENT A
Map of Subject Property
File No. 0540-20-02
AGENDA
Page 15
January 17, 2011 - Zoning Amendment Bylaw 1925 – RT-2 Three Unit Family Residential Zone
Page 6
ATTACHMENT B
Ortho Photo Map of 14698 Beachview Ave
File No. 0540-20-02
AGENDA
Page 16
January 17, 2011 - Zoning Amendment Bylaw 1925 – RT-2 Three Unit Family Residential Zone
Page 7
ATTACHMENT C
Resident Comment submitted re application
File No. 0540-20-02
AGENDA
Page 17
January 17, 2011 - Zoning Amendment Bylaw 1925 – RT-2 Three Unit Family Residential Zone
Page 8
File No. 0540-20-02
AGENDA
Page 18
January 17, 2011 - Zoning Amendment Bylaw 1925 – RT-2 Three Unit Family Residential Zone
Page 9
ATTACHMENT D
Illustration of proposed triplex for 14698 Beachview
File No. 0540-20-02
AGENDA
Page 19
January 17, 2011 - Zoning Amendment Bylaw 1925 – RT-2 Three Unit Family Residential Zone
Page 10
ATTACHMENT E
THE CORPORATION OF THE CITY OF WHITE ROCK
BYLAW NO. 1925
A Bylaw to amend the
"White Rock Zoning Bylaw, 1999, No. 1591" as amended
__________________
The CITY COUNCIL of the Corporation of the City of White Rock in open meeting assembled,
ENACTS as follows:
1.
The “White Rock Zoning Bylaw, 1999, No. 1591”, as amended is further amended:
(1) by adding to Part 5 of the Table of Contents the section 509 RT-2 Three Unit Family
Residential Zone.
(2) by renumbering the subsequent section numbers of Part 5 of the Table of Contents as
follows:
a. 509 RM-1 to 510 RM-1 Low Density Multiple-Unit Residential Zone
b. 510 RM-2 to 511 RM-2 Medium-Density Apartment Residential Zone
c. 511 RM-3 to 512 RM-3 High-Density Apartment Residential Zone
d. 512 RM-4 to 513 RM-4 Marine Drive Low Density Multi-Unit Residential
Zone
(3) by inserting in Part 2 – Interpretation after “studio dwelling unit” and before “tourist
accommodation use” the following definition:
a. “three unit residential use” means a multi residential dwelling containing
three dwelling units attached as one building entity. Also referred to as a
triplex or threeplex.
(4) By inserting in Part 3 – Basic Provisions, Section 302-1 after RT-1 and before RM-1
the following Short Form and Zone Designation:
a. RT-2
Three Unit Residential
(5) by inserting in Part 5 Residential Zones after 508 RT-1 Two Unit Family Residential
Zone and before 509 RM-1 Low Density Multiple-Unit Residential Zone, the
attached Schedule “2” to this amending bylaw, as Section 509 RT-2 Three Unit
Family Residential Zone.
(6) by renumbering the subsequent section numbers of Part 5 Residential Zones as
follows:
a. 509 RM-1 to 510 RM-1 Low Density Multiple-Unit Residential Zone.
b. 510 RM-2 to 511 RM-2 Medium-Density Apartment Residential Zone.
c. 511 RM-3 to 512 RM-3 High-Density Apartment Residential Zone.
d. 512 RM-4 to 513 RM-4 Marine Drive Low Density Multi-Unit Residential
Zone.
File No. 0540-20-02
AGENDA
Page 20
January 17, 2011 - Zoning Amendment Bylaw 1925 – RT-2 Three Unit Family Residential Zone
Page 11
2.
Schedule “A” of the “White Rock Zoning Bylaw, 1999, No. 1591” as amended is further
amended by rezoning the following lands:
(1)
Lot 9, Section 10, Township 1, New Westminster Land District, Plan 2386
(14968 Beachview Avenue)
PID: 012-619-582
as outlined in bold on Schedule “1” attached hereto from RT-1 (Two-Unit Family
Residential Zone) use to RT-2 (Three Unit Family Residential Zone) use.
3.
This Bylaw may be cited for all purposes as the "White Rock Zoning Bylaw 1999, No.
1591, Amendment (RT-2 Three Unit Family Residential) Bylaw, 2010, No. 1925".
PUBLIC INFORMATION MEETING on the
RECEIVED FIRST READING on the
RECEIVED SECOND READING on the
PUBLIC HEARING held on the
RECEIVED THIRD READING on the
RECONSIDERED AND ADOPTED on the
6th day of January, 2011.
day of
, 2011.
day of
, 2011.
day of
, 2011.
day of
, 2011.
day of
, 2011.
___________________________________
Mayor
___________________________________
City Clerk
File No. 0540-20-02
AGENDA
Page 21
January 17, 2011 - Zoning Amendment Bylaw 1925 – RT-2 Three Unit Family Residential Zone
Page 12
SCHEDULE “1” to amending Bylaw 1925
Subject Property Map
File No. 0540-20-02
AGENDA
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January 17, 2011 - Zoning Amendment Bylaw 1925 – RT-2 Three Unit Family Residential Zone
Page 13
SCHEDULE “2” to amending Bylaw 1925
509
RT-2 THREE-UNIT FAMILY RESIDENTIAL ZONE
INTENT
The intent of this zone is to accommodate Three-unit (triplex) residential uses on lots 743
square metres (7,989.08 square feet) in size or greater.
1. Permitted Uses
The following uses and no others shall be permitted in the RT-2 Zone:
(a)
(b)
(c)
(d)
(e)
A one-unit residential use to RS-1 Zoning Standards
A two-unit residential use to RT-1 Zoning Standards
A three-unit residential use
An accessory home occupation use
An accessory boarding use
2. Regulations for Permitted Uses of Land, Buildings and Structures
(a) A one-unit residential use shall not be permitted on a lot of less than 464 square
metres (4,994.62 square feet) except where such lot was existing at the effective
original date of adoption of this Bylaw.
(b) A two-unit residential use shall not be permitted on a lot of less than 743 square
metres (7,989.08 square feet).
(c) A three-unit residential use shall not be permitted on a lot of less than 743 square
metres (7,989.08 square feet).
(d) An accessory home occupation use shall comply with the provisions of Section
404.
(e) An accessory boarding use shall comply with the provisions of Section 405.
(f) Accessory off-street parking shall be provided in conformity with the provisions
of Section 402. Notwithstanding these provisions, the number of parking spaces
to be provided is 2 spaces per unit.
(g) Minimum “lot width”, “lot depth” and “lot area” in the RT – 2 zone is as
follows:
(i) minimum “lot width” = 18.0 metres (59.05 feet)
(ii) minimum “lot depth” = 30.5 metres (100.0 feet)
(iii) minimum “lot area”
= 743 square metres (7,989.08 square feet).
3. Regulations for the Size, Shape and Siting of Buildings and Structures
File No. 0540-20-02
AGENDA
Page 23
January 17, 2011 - Zoning Amendment Bylaw 1925 – RT-2 Three Unit Family Residential Zone
Page 14
(a) Subject to the provisions of Part 4, where applicable:
For a one-unit residential use:
(i)
shall comply with the provisions of Section 501(3)(a).
For a two-unit residential use:
(i)
shall comply with the provisions of Section 508(3)(a).
For a three-unit residential use:
(i)
together with an accessory building shall not exceed a lot coverage of
45%;
(ii)
shall not exceed a height of 7.7 metres (25.26 feet); and furthermore where
the lot is abutting another lot which is zoned RS-2, or RS-3, then the
height of the southerly elevation of the building shall be determined by an
angle of containment of 45 to the vertical commencing 6 metres (19.69
feet) above the natural grade at the base of the wall. No part of a
building, with the exception of open type balcony guards, shall be placed
above the angle of containment;
a. ANGLE OF CONTAINMENT
(iii)
shall not exceed a maximum residential gross floor area of 0.6 times the
area of the lot;
(iv)
shall be sited not less than:
(1) 7.5 metres (24.61 feet) from front and rear lot lines;
(2) 1.5 metres (4.92 feet) from an interior side lot line;
(3) 3.8 metres (12.47 feet) from an exterior side lot line where the rear
lot line of the lot abuts the rear lot line of an adjacent lot;
(4) 7.5 metres (24.61 feet) from an exterior side lot line where the rear
lot line of the lot abuts the interior side lot line of an adjacent lot
provided that it may be reduced to 3.8 metres (12.47 feet) where the
adjacent lot is zoned CR-2, CR-7 or CS-1.
(b) Subject to the provisions of Section 403, accessory buildings and structures:
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January 17, 2011 - Zoning Amendment Bylaw 1925 – RT-2 Three Unit Family Residential Zone
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(i)
shall not exceed a height of 4 metres (13.12 feet);
(ii)
shall be sited to the rear of the rear face of a principal building on the lot;
(iii)
shall be sited not less than:
(1)
(2)
(3)
(4)
(5)
7.5 metres (24.61 feet) from an exterior side lot line;
1.5 metres (4.92 feet) from an interior side lot line;
2.4 metres (7.87 feet) from a rear lot line abutting a lane;
1.5 metres (4.92 feet) from a rear lot line not abutting a lane;
3 metres (9.84 feet) from a principal building on the lot.
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THE CORPORATION OF THE
CITY OF WHITE ROCK
CORPORATE REPORT
DATE:
January 17, 2011
TO:
Land Use & Planning Committee
FROM:
Paul Stanton, Director of Planning and Development Services
SUBJECT: Zoning Amendment Bylaw 1926 – 15561 Goggs Avenue
_______________________________________________________________________
RECOMMENDATION
THAT the Land Use & Planning Committee:
1. receive for information the report dated January 17, 2011 from the Director of Planning
and Development Services titled “Zoning Amendment Bylaw 1926 – 15561 Goggs Ave.”
2. recommend that Council give first and second readings to Zoning Bylaw Amendment
No. 1926, to amend the RS-7 Single Residential Unit (Residential Infill) zone to allow a
maximum residential gross floor area of 307 square meters (3,300 square feet) for lots
with areas greater than 450 square metres (4,844 square feet); and
3. recommend that Council direct staff to schedule the required public hearing for Bylaw
No. 1926.
______________________________________________________________________
INTRODUCTION
The City has received a zoning amendment application for a property totaling 918.3 m² (9,884.8
ft²) at 15561 Goggs Avenue (see map Attachment A). The applicant has requested to amend the
RS-7 zone to increase the gross residential floor area to 307 square meters (3,300 square feet).
Note that this is a second application for a zoning amendment for this property. On October 25,
2010, Council adopted a zoning amendment bylaw 1909 to rezone this property from RS-1 to
RS-7.
COUNCIL GOAL
This application is part of the regular business of the City dealing with development applications.
PAST PRACTICE / POLICY/LEGISLATION
Official Community Plan (OCP)/Rezoning
The site is currently designated in the Official Community Plan (OCP) for Low Density
Detached/Attached Residential which permits one-unit residential uses, duplexes, semi-detached
or other low-density detached housing forms. The site is currently zoned One-Unit Residential
(Infill Residential) Zone (RS-7) and is located within the City’s South of Hospital Lands (SoHL)
area. The proposed increase to the gross residential floor area is consistent with intent of the
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Neighbourhood Concept Plan to provide smaller scale, more economical housing on the infill
lots.
ANALYSIS
The subject property is currently zoned RS-7 One Unit Residential (Infill Residential) with a
maximum residential gross floor area of 250 square meters (2690 square feet). The property
currently accommodates one (1) single family dwelling.
Existing Surrounding Land Uses
North: 15560 /Russell Ave. – single family dwellings; zoned RS-1
South: 15560 Goggs Ave. – single family dwelling; zoned RS-1
East: 15555 Goggs Ave. – single family dwelling; zoned RS-7
West: 1571 Goggs Ave. – single family dwelling; zoned RS-1
The applicants are currently subdividing this property into two lots with total areas of 4. Each lot
will be approximately 120 square metres larger than the minimum lot area of 333 square metres
for RS-7 lots in the South of Hospital Lands. Further, the lots average 2.0 metres wider than
other properties in the South of Hospital Lands Plan Area. The ratio of the residential gross floor
area (FAR) to total lot area reduces from 0.75 for properties with area of 333 square metres to
0.68 for properties with an area of 450 square meters (see Table 1). The means that the building
mass (total FAR) on the RS-7 lots subdivided to the larger lot areas will be 7% less than the
other RS-7 lots subdivided to the minimum area. Note that there are 5 other properties in the
South of Hospital Lands that have similar dimensions as 15561 Goggs Avenue. There are no
other lots in the SoHL that would qualify for this additional floor area.
Table 1 Comparison of Residential Gross Floor Area for RS-7 Zone
Zone
Minimum Lot Area
Maximum Lot Coverage
(based on minimum lot area)
Maximum Total Floor Area permitted
(based on minimum lot area)
RS-7
Lot area < 464.5 sq m
333 sq m
3584.5 sq ft
50%
166.5 sq m
1792 sq ft
250 sq m
2690 sq ft
0.75
RS-7
Lot area > 464.5 sq m
450 sq m
4844 sq ft
50%
225 sq m
2422 sq ft
307 sq m
3300 sq ft
0.68
The application was referred to Buildings, Engineering, Fire, EPCOR, and Planning for their
comments. Engineering commented on the two existing overlapping Rights-of-Way providing
an easement for the same sewer line. Engineering is dealing directly with the applicant and
Planning & Development Services to resolve this issue. There were no other issues highlighted.
Public Information Meeting:
A public information meeting was held on January 10, 2011 at the City Library located at 15342
Buena Vista. The meeting was advertised in the Peace Arch News on Friday December 31, 2010
and Friday January 7, 2011. Two (2) people attended the meeting both of whom submitted
comments; one supporting the application and one opposing the application (see Attachment C).
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January 17, 2011 - Zoning Amendment Bylaw 1926 – 15561 Goggs Avenue
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BUDGET IMPLICATIONS
There are no financial implications related to this zoning amendment.
OPTIONS
1.
To accept the recommendations as presented.
2.
To reject the recommendations as presented.
3.
To defer pending further review and consideration
Staff recommends Option 1.
CONCLUSION
Staff support the proposal to amend the RS-7 zone to increase the residential gross floor area to
307 square meters (3,300 square feet) for those lots with areas greater than 450 square metres
(4,844 square feet). The proposed rezoning is consistent with the land use designation for the
site as per the City’s Official Community Plan as well as with the Neighbourhood Concept Plan
for the South of Hospital Lands area.
Respectfully submitted,
R. Paul Stanton, M.PL., MCIP
Director of Planning and Development Services
cc:
Attachment A – Location Map
Attachment B – Summary of Developer’s Public Information Meeting
Attachment C – Public Comments from Public Information Meeting
Attachment D – Draft Bylaw 1926
COMMENTS FROM THE CITY MANAGER
I concur with the recommendation.
Peggy Clark, City Manager
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January 17, 2011 - Zoning Amendment Bylaw 1926 – 15561 Goggs Avenue
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ATTACHMENT A
Map of Subject Property
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ATTACHMENT B
Summary of Developer’s Public Information Meeting
- Received via hand –
Developer’s Public Information Meeting for 15561 Goggs Ave
Summary:
There was a public information meeting held on Monday, January 17th at the City Library at
15342 Buena Vista Avenue from 4:30-6:30 pm regarding the proposed amendment to the RS-7
zoning to increase the gross residential floor area from 250 sq m (2690 sq ft) to 307 sq m (3,304
sq ft). During this time, two residents stopped by with the following comments:
 Concerned that this is going to set a precedent for other areas in White Rock; and
 The larger lots should have the potential to build to a greater residential floor area.
The meeting concluded at 6:35pm.
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January 17, 2011 - Zoning Amendment Bylaw 1926 – 15561 Goggs Avenue
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ATTACHMENT C
Comments from Public Information Meeting
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ATTACHMENT D
Draft Bylaw 1926
THE CORPORATION OF THE CITY OF WHITE ROCK
BYLAW NO. 1926
A Bylaw to amend the
"White Rock Zoning Bylaw, 1999, No. 1591" as amended
__________________
The CITY COUNCIL of the Corporation of the City of White Rock in open meeting assembled
ENACTS as follows:
1.
The “White Rock Zoning Bylaw, 1999, No. 1591”, as amended, is further amended:
1) by replacing the requirements for (a) Floor Area under Section 507 (3) Regulations
for the Size, Shape, and Siting of Buildings and Structures with the following:
(ii)
2.
For lot area less than or equal to 450 square metres (4844 square feet),
shall not exceed a residential gross floor area of 250 square metres (2690
square feet), inclusive of basement or garage. For lot area greater than 450
square metres (4844 square feet), shall not exceed a residential gross floor
area of 303 square metres (3300 square feet), inclusive of basement or
garage.
This Bylaw may be cited for all purposes as the "White Rock Zoning Bylaw 1999, No.
1591, Amendment Bylaw, 20119, No. 1926".
PUBLIC INFORMATION MEETING HELD on the
day of
, 2011
RECEIVED FIRST READING on the
day of
, 2011
RECEIVED SECOND READING on the
day of
, 2011
PUBLIC HEARING held on the
day of
, 2011
RECEIVED THIRD READING on the
day of
, 2011
RECONSIDERED AND FINALLY ADOPTED on the
day of
, 2011
___________________________________
Mayor
___________________________________
City Clerk
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