in order to allow subdivision into 33 single family lots....family or large lot duplex (2-10...

City of Surrey ADDITIONAL PLANNING COMMENTS

File: 7912-0323-00

Planning Report Date: February 23, 2015

PROPOSAL:

• NCP amendment to remove a portion of 25A Avenue, to adjust the transition landscape buffer, to amend the Large Lot Single Family lot dimensions for four (4) proposed lots, to change the location of lanes, and to redesignate a portion of the site from "Large Lot Duplex or Large Lot Single Family (2-10 upa)" to "Small Lot Single Family w/wo Coach House (10-15 upa)".

• Rezoning from RA to RF-10, RF-12, RF and CD (based on RF)

• Development Variance Permit

in order to allow subdivision into 33 single family lots.

LOCATION: 2552 and 2580 - 164 Street

OWNER: 0782717 BC Ltd., 0771355 BC Ltd.

ZONING: RA

OCP DESIGNATION: Urban

NCP DESIGNATION: Large Lot Single Family or Large Lot Duplex (2-10 upa), Small Lot Single Family w/wo Coach House (10-15 upa) and Transition Landscape Buffer

Staff Report to Council File: 7912-0323-00

Additional Planning Comments

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 • Proposed amendments to the Orchard Grove Neighbourhood Concept Plan (NCP) to:

o remove a portion of 25A Avenue between 164 Street and 164A Street; o adjust the transition landscape buffer on 26 Avenue; o amend the Large Lot Single Family lot dimensions for four (4) proposed lots; o change the location of lanes; and o redesignate a portion of the site from "Large Lot Duplex or Large Lot Single Family

(2-10 upa)" to "Small Lot Single Family w/wo Coach House (10-15 upa)";

as illustrated on Appendix III.

• Proposed Development Variance Permit (DVP) to the setback requirements of the RF Zone on proposed Lots 8, 9 and 33.

RATIONALE OF RECOMMENDATION • At the July 7, 2014 Regular Council – Land Use meeting, the subject development application

was referred back to staff to address the concerns raised by members of the community regarding transitional densities, the proposed landscape buffer and the potential impact on the neighbourhood context (Council Resolution R14-1188). The revised proposal is the result of further consultation and negotiations between the applicant and the neighbouring residents, as facilitated by staff. The revised proposal (Appendix II) addresses the concerns of the neighbouring residents and is agreeable to all parties (the applicant, the neighbouring residents, and staff).

• A DVP is required to amend the setback requirements of the RF Zone for proposed Lots 8 and

9, in order to reduce the south side and front yard setbacks and increase the side yard flanking setbacks. These variances will allow for the homes to be consistent with the adjacent RF-10 and RF-12 homes to the south, while respecting the landscape buffer and transitional requirements on 26 Avenue. A DVP is also required to increase the side yard flanking setback of proposed Lot 33 so that it respects the landscape buffer on 26 Avenue and is consistent with the setbacks of the two (2) CD Zoned lots proposed to the east (Lots 30 and 31).



RECOMMENDATION The Planning & Development Department recommends that: 1. a By-law be introduced to rezone a portion of the subject site in Development Application

No. 7912-0323-00 shown as Block A on Appendix II from "One-Acre Residential Zone (RA)" (By-law No. 12000) to "Comprehensive Development Zone (CD)" (By-law No. 12000) and a date be set for Public Hearing.

2. a By-law be introduced to rezone the portion of the site shown as Block B on Appendix II

from "One-Acre Residential Zone (RA)" (By-law No. 12000) to "Single Family Residential (10) Zone (RF- 10)" (By-law No. 12000), to rezone the portion of the site shown as Block C on Appendix II from "One-Acre Residential Zone (RA)" (By-law No. 12000) to "Single Family Residential Zone (RF)" (By-law No. 12000), and to rezone the portion of the site shown as Block D on Appendix II from "One-Acre Residential Zone (RA)" (By-law No. 12000) to "Single Family Residential (12) Zone (RF-12)" (By-law No. 12000) and a date be set for Public Hearing.

3. Council approve Development Variance Permit No. 7912-0323-00 (Appendix IV) varying

the following, to proceed to Public Notification:

(a) to reduce the minimum south side yard setback of the RF Zone from 1.8 metres (6 ft.) to 1.2 metres (4 ft.) for proposed Lots 8 and 9;

(b) to reduce the minimum front yard setback of the RF Zone from 7.5 metres (25 ft.)

to 4 metres (13 ft.) for proposed Lots 8 and 9; (c) to increase the minimum side yard on flanking street setback of the RF Zone from

3.6 metres (12 ft.) to 9 metres (30 ft.) for proposed Lots 8 and 9 and 10 metres (33 ft.) for proposed Lot 33;

(d) to vary the parking requirements of the RF Zone to restrict driveway access to the

rear lane and to prohibit the parking or storage of campers, boats or house trailers for proposed Lots 8 and 9; and

(e) to vary the parking requirements of the RF Zone to restrict driveway access to the

front yard for proposed Lot 33. 4. Council instruct staff to resolve the following issues prior to final adoption:

(a) ensure that all engineering requirements and issues including restrictive covenants, dedications, 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) submission of a finalized tree survey and a statement regarding tree preservation

to the satisfaction of the City Landscape Architect;



(d) submission of a landscaping plan and landscaping cost estimate for the transitional landscape buffer including gateway features to the specifications and satisfaction of the Planning and Development Department;

(e) submission of finalized building design guidelines to the satisfaction of the

Planning & Development Department;

(f) submission of a finalized lot grading plan to the satisfaction of the Planning and Development Department;

(g) demolition of existing buildings and structures to the satisfaction of the Planning

and Development Department;

(h) registration of a Section 219 Restrictive Covenant for tree preservation; (i) registration of a Section 219 Restrictive Covenant for the transition landscape

buffer on 26 Avenue and to reinforce that driveway access on 26 Avenue is prohibited; and

(j) the applicant adequately address the shortfall in tree replacement.

5. Council pass a resolution to amend the Orchard Grove NCP to:

(a) remove a portion of 25A Avenue between 164 Street and 164A Street; (b) adjust the transition landscape buffer on 26 Avenue;

(c) amend the Large Lot Single Family lot dimensions for four (4) proposed lots; (d) change the location of lanes; and (e) redesignate a portion of the site from "Large Lot Duplex or Large Lot Single Family

(2-10 upa)" to "Small Lot Single Family w/wo Coach House (10-15 upa)"; as illustrated on Appendix III.

REFERRALS Engineering: The Engineering Department has no objection to the project

subject to the completion of Engineering servicing requirements as outlined in Appendix VII.



School District: Projected number of students from this development:

13 Elementary students at Pacific Heights Elementary School 6 Secondary students at Earl Marriott Secondary School The applicant has advised that the dwelling units in this project are expected to be constructed and ready for occupancy by late 2015 or early 2016. (Appendix IV of Appendix VI)

Parks, Recreation & Culture:

No concerns.

SITE CHARACTERISTICS Existing Land Use: Single family homes on large lots. Adjacent Area:

Direction Existing Use OCP/NCP Designation Existing Zone

North (Across 26 Avenue):

Single family homes on one (1) acre lots

Suburban/ Suburban Residential (1 acre max.)

RA

East:

Single family homes on large lots

Urban / Large Lot Single Family or Large Lot Duplex (2-10 upa), Small Lot Single Family with/without Coach House (10-15 upa), and Transition Landscape Buffer

RA

South:

Single family homes on large lots

Urban / Small Lot Single Family with/without Coach House (10-15 upa)

RA

West (Across 164 Street):

Small single family lots in the Morgan Heights NCP

Urban/ Low Density (6-10 upa) RF-12

BACKGROUND • A Planning Report for Development Application No. 7912-0323-00 was forwarded to Council

for consideration at the July 7, 2014 Regular Council – Land Use meeting (Appendix VI).

• At the July 7, 2014 Regular Council – Land Use meeting, the subject development application was referred back to staff to address the concerns raised by members of the community regarding transitional densities, the proposed landscape buffer and the potential impact on the neighbourhood context (Council Resolution R14-1188).



• The revised proposal is the result of further consultation and negotiations between the

applicant and the neighbouring residents, as facilitated by staff. The revised proposal (Appendix II) addresses the concerns of the neighbouring residents and is agreeable to all parties (the applicant, the neighbouring residents / Grandview Heights Stewardship Association, and staff).

JUSTIFICATION FOR PLAN AMENDMENTS • The site is designated "Urban" in the Official Community Plan (OCP) and "Large Lot Single

Family or Large Lot Duplex (2-10 upa)", "Small Lot Single Family with/without coach house (10-15 upa)" and "Transition Landscape Buffer" in the Orchard Grove Neighbourhood Concept Plan (NCP).

• The revised proposal includes an amendment to the Orchard Grove NCP to:

o remove a portion of 25A Avenue between 164 Street and 164A Street;

o adjust the transition landscape buffer on 26 Avenue;

o amend the Large Lot Single Family lot dimensions for four (4) proposed lots;

o change the location of lanes; and

o redesignate a portion of the site from "Large Lot Duplex or Large Lot Single Family

(2-10 upa)" to "Small Lot Single Family w/wo Coach House (10-15 upa)";

as illustrated on Appendix III.

Each of these proposed amendments is addressed in turn below. • In the previous proposal, four (4) driveways were proposed from 26 Avenue, which required

an NCP amendment. With the revised proposal, there are no driveways proposed from 26 Avenue; all lots on 26 Avenue will have driveways from either 164A Street or rear lanes.

Remove a Portion of 25A Avenue: • This proposed amendment is consistent with the original proposal as presented to Council on

July 7, 2014. The proposed Orchard Grove NCP amendment to remove a portion of 25A Avenue between 164 Street and 164A Street responds to concerns raised by the area residents on the West side of 164 Street in the Morgan Heights neighbourhood. A petition signed by 14 households was submitted to the City requesting the elimination of 25A Avenue between 164 Street and 164A Street. The Engineering Department assessed this request and determined that this portion of 25A Avenue is not required.



Adjust Transition Landscape Buffer: • This proposed amendment is consistent with the original proposal as presented to Council on

July 7, 2014. The NCP shows a 10 metre (33 ft.) transition landscape buffer and a 2.5 metre (8.2 ft.) amenity connector (enhanced sidewalk) requiring a statutory right-of-way on private property. The proposed NCP amendment to adjustment the transition landscape buffer will include:

o a 10 metre (33 ft.) setback from the property line consisting of a 2 metre (6.6 ft) area for the front treatment of the home and an 8 metre (26 ft.) landscape buffer area requiring a no-build restrictive covenant; and

o road right-of-way dedication for the 3 metre (10 ft.) enhanced sidewalk on 26 Avenue and an approximately 3 metre (10 ft.) boulevard area for street tree planting providing an approximately 16 metre (52 ft.) separation between the curb and the proposed dwelling units.

• Overall, the proposed NCP amendment to adjust the landscape transition buffer on 26 Avenue

is minor and the proposed dwellings units will still be located 10 metres (33 ft.) from the property line of 26 Avenue and approximately 16 metres (52 ft.) from the curb.

Amend Lot Dimensions of 4 Large Lots: • The NCP requires a minimum lot width of 24 metres (79 ft.) and a minimum lot depth of

35 metres (115 ft.), plus 10 metres (33 ft.) statutory right-of-way for the transition landscape buffer, for lots fronting 26 Avenue. The applicant is proposing three (3) RF Zoned lots with side yards flanking onto 26 Avenue (proposed Lots 8, 9 and 33), and one (1) additional RF Zoned lot fronting 164A Street (proposed Lot 32) within the "Large Lot Single Family" designated area. These lots front 164 Street and 164A Street.

• Proposed Lots 8 and 9 have lot widths of 19 metres (62 ft.) and lot depths of 35.9 metres

(118 ft.) and 39 metres (128 ft.) respectively. Proposed Lots 32 and 33 have lot widths of 19 metres (62 ft.) and 26 metres (85 ft.) respectively, and lot depths of 34 metres (112 ft.). The lot dimensions are established as a result of discussion and negotiations between the applicant and the neighbouring residents along the north side of 26 Avenue. An NCP amendment is required in order to permit these lot dimensions.

• The applicant must provide renderings and a streetscape plan, and amend the building design

guidelines in order to ensure that the proposed homes are built to a high standard, taking into consideration the context of the homes across the street, on the north side of 26 Avenue. The façade of houses on proposed Lots 30, 31 and 33 should be oriented toward 26 Avenue. The façade of houses on proposed Lots 8 and 9 should be well articulated along 26 Avenue. Once submitted, this information will be reviewed and the neighbouring residents will be consulted.

Change Location of Lanes • The NCP shows an east-west lane connecting 164 and 164A Streets to the south of the "Large

Lot Duplex or Large Lot Single Family (2-10 upa)" designated area. This lane was shown in the plan presented to Council at the July 7, 2014 Council meeting (Appendix VI).



• In the revised proposal, the east-west lane does not connect through from 164 Street to

164A Street. Instead it outlets to 164 Street only, and connects to a north-south lane between the RF-12 Zoned lots on the east side of 164 Street and the RF-10 Zoned lots on the west side of 164A Street.

• A north-south lane was shown in the previous proposal as well, as presented to Council on

July 7, 2014. This lane was not shown in the NCP. An NCP amendment is also required to connect this lane south to 25 Avenue. It is anticipated that the lots to the south of the subject site will develop similarly, with RF-12 lots fronting 164 Street and RF-10 lots fronting 164A Street.

• An NCP amendment is also required to eliminate the portion of the east-west lane between

the proposed north-south lane and 164A Street. Partial Redesignation from Large Lots to Small Lots • A portion of land south of proposed Lots 8 and 9 is proposed to be redesignated to "Small Lot

Single Family w/wo Coach House". This NCP amendment is requested as a result of the proposed lot orientation. This amendment still meets the intent of the NCP, which is to provide appropriately sized lots to interface with the acreage properties on the north side of 26 Avenue, and to allow smaller lots to the south of these transitional lots.

DEVELOPMENT CONSIDERATIONS • In the revised proposal, a total of 33 lots are proposed, including 2 large CD Zoned lots, 4 RF

Zoned lots, 7 RF-12 lots and 20 RF-10 lots, as illustrated on Appendix II. • The revised proposal addresses the concerns of the neighbouring residents, who had indicated

opposition to the previously proposed interface treatment on 26 Avenue. There were 7 proposed CD Zoned lots (based on RF) fronting 26 Avenue, all with lot widths of 24 metres (80 ft.). While this width is consistent with the NCP designation, neighbouring residents raised concerns regarding the interface with the acreage properties on the north side of the street.

• In the revised proposal, 2 large CD lots are proposed on the east side of 164A Street, with lot

widths of 31 metres (102 ft.). Three (3) RF lots are also proposed on 26 Avenue, but fronting 164 Street and 164A Street. These lots have depths ranging from 34 metres (112 ft.) to 39 metres (128 ft.). The total number of lots along the site’s 26 Avenue frontage has been reduced from 7 to 5. This compares more favourably and provides an improved interface to the 4 existing acreage properties on the north side of 26 Avenue directly across the street from the subject site.

• The proposed RF-10 and RF-12 lots meet the requirements of the respective zones as well as

the requirements of the NCP designation. • The form, character and density of the proposed development generally complies with the

Orchard Grove NCP, except where noted that an NCP amendment is required.



Building Design Guidelines and Lot Grading: • Mike Tynan of Tynan Consulting prepared a Neighbourhood Character Study and Building

Scheme, based on the previous proposal. A revised set of building design guidelines, along with a streetscape plan and renderings which reflect the revised proposal must be submitted and found to be acceptable by staff. The building design on 26 Avenue will be reviewed closely in order to ensure an appropriate interface, streetscape, and high design standard is adhered to.

• A preliminary lot grading plan for the previous proposal was prepared and submitted by

Citiwest Consulting Limited. and has been reviewed by City staff. The plan shows area with fill greater than 0.5 metres (1.6 ft.) on the proposed site. These areas are minimal and are necessary to accommodate existing roads, in-ground basements and to facilitate proper lot drainage. A revised preliminary lot grading plan which reflects the revised proposal must be submitted and found acceptable by staff. Subsequently, a final lot grading plan will be required before final approval of this project.

Comprehensive Development Zone: • Two (2) large single family lots are proposed fronting 26 Avenue (proposed Lots 30 and 31)

shown as Block A in Appendix II. These lots are proposed to be zoned "Comprehensive Development Zone (CD)" based on the "Single Family Residential Zone (RF)" (Appendix V) and is a hybrid of the RF and RH-G Zones, and consistent with the CD Zone (By-law No. 18206) established for the transitional lots recently approved in the block north of the subject site under Development Application No. 7913-0226-00. These lots are similarly sized to the subject lots and also interface with acreage properties.

• The proposed CD Zone for these transitional lots provides for larger lot sizes and a maximum density of 3 upa in accordance with the requirements of the Orchard Grove NCP. The following table outlines the differences between the RF Zone and the proposed CD Zone:

Table 2: Comparison of the RF Zone and Proposed CD Zone: RF Zone CD Zone Permitted Uses One single family dwelling

which may contain one (1) secondary suite

One single family dwelling which may contain one (1) secondary suite

Density 6 upa 3 upa Maximum Floor Area Ratio (FAR)

0.60 for first 560 sq.m. (6,000 sq.ft.), than 0.35 for the remaining lot area in excess of 560 sq.m. (6,000 sq.ft)

0.32

Maximum Lot Coverage

Sliding Scale- between 18-40% depending on lot size

25%

Minimum Setbacks Front yard: 7.5 m. (25 ft.) Rear yard: 7.5 m. (25 ft.) Side yard: 1.8 m. (6 ft.)

Front yard (26 Avenue): 10 m. (33 ft.) Rear yard: 7.5 m. (25 ft.) Side yard: 3 m. (10 ft.)

Maximum Building Height

9 m. (30 ft.) 9 m. (30 ft.)

Minimum Lot Size 560 sq.m. (6,000 sq.ft.) 1,300 sq. m. (14,000 sq. ft.) Minimum Lot Lot Width- 15 m. (50 ft.) Lot Width- 31 m. (102 ft.)



RF Zone CD Zone Dimensions Lot Depth- 28 m. (90 ft.) Lot Depth- 43 m. (141 ft.)

• The proposed CD By-law requires that the lots take rear lane access. Access to 26 Avenue is

not permitted. Transportation Network: • The transportation network requirements are generally consistent with the previous proposal,

including:

o 1.942 m. (6.4 ft.) road dedication for the widening of 164 Street;

o 11.75 m. (38.5 ft.) road dedication for the widening of 26 Avenue including the construction of the 3 m. (10 ft.) enhanced concrete sidewalk;

o 20 m. (66 ft.) road dedication for the construction of 25A Avenue East of 164A Street;

o 20 m. (66 ft.) road dedication for the construction of 164A Street including the

construction of a 2.5m (8.2 ft.) enhanced sidewalk on the West side of the street; and

o 6 m. (20 ft.) road dedication and construction of lanes required for rear lane access. • There is a change to the lane configuration on the west side of the site. In the previous

proposal an east-west lane was proposed connecting 164 Street and 164A Street. In the revised proposal, an east-west lane outlet is proposed to 164 Street only. This lane still provides vehicular access to all lots on the west side of 164A Street. All of these lots are required to take rear lane access. Transportation Engineering has reviewed this change and has no concerns.

• No driveways are permitted to 26 Avenue. Proposed Lots 8, 9, 30 and 31 must take access

from the rear lane. Proposed Lot 33 must take access from 164A Street. Landscape Transition Buffer & Gateway Features: • The Orchard Grove NCP requires a 10 metre (33 ft.) transition landscape buffer on 26 Avenue

in order to provide an adequate transition to the existing one (1) acre lots on the North side of 26 Avenue. As discussed earlier in this report, an NCP amendment is proposed to adjust the transition landscape buffer in order to accommodate a wider sidewalk and to ensure that the entire enhanced sidewalk is located on City lands. As such, the proposed transition landscape buffer is proposed to be 8 metres (26 ft.) statutory right-of-way and 1.2 metre (4 ft.) road right-of-way dedication. Within the landscape buffer area, a staggered double row of trees will be planted. The types of trees to be planted will be determined in coordination with the applicant, City staff including the City Landscape Architect, and the neighbourhood residents.



• As part of the place making for the Orchard Grove NCP, a gateway has been identified at the

corner of 26 Avenue and 164 Street in order to clearly define the entrance to the neighbourhood, to reinforce community identify, and to create a sense of place in the NCP. The details of the proposed gateway features and landscaping in the transition buffer will be coordinated with the Parks, Recreation and Culture Department and will be finalized before final approval of this project. The applicant will also be required to register a Section 219 Restrictive Covenant and a statutory right-of-way for the transition landscape buffer on 26 Avenue and to reinforce that driveway access to 26 Avenue is prohibited.

PUBLIC CONSULTATION • Over the past six weeks, staff have worked closely with the parties involved to come to an

agreement on a layout, which reflects the intent of the NCP, responds to the concerns of the neighbouring residents, and is viable to the applicant.

• The neighbouring resident’s concerns have been addressed by increasing the widths and depths of lots fronting 26 Avenue, removing driveways from 26 Avenue, and reducing the number of lots on 26 Avenue. A detailed summary and comments are provided in an email dated February 17, 2015 from the neighbouring residents, which is attached as Appendix VIII.

• The current proposal is the result of a number of communications facilitated by staff, between

the applicant and the neighbouring residents. This proposed layout is agreeable to all parties.

• The neighbouring residents have requested to see renderings and a streetscape plan, and revised building design guidelines for the proposal, as well as a landscaping plan for the proposed buffer area. As discussed with the applicant, these items are being prepared and will be available for review by the neighbouring residents in advance of the Public Hearing.

BY-LAW VARIANCE AND JUSTIFICATION (a) Requested Variances:

• to reduce the minimum south side yard setback of the RF Zone from 1.8 metres (6 ft.) to 1.2 metres (4 ft.) for proposed Lots 8 and 9;

• to reduce the minimum front yard setback of the RF Zone from 7.5 metres (25 ft.) to

4 metres (13 ft.) for proposed Lots 8 and 9;

• to increase the minimum side yard on flanking street setback of the RF Zone from 3.6 metres (12 ft.) to 9 metres (30 ft.) for proposed Lots 8, 9 and 10 metres (33 ft.) for proposed Lot 33; and

• to vary the parking requirements of the RF Zone to restrict driveway access to the rear

lane and to prohibit the outside parking or storage of campers, boats or house trailers for proposed Lots 8 and 9; and

• to vary the parking requirements of the RF Zone to restrict driveway access to the

front yard for proposed Lot 33.



Justification for Variances:

• The proposed setback variances on proposed Lots 8 and 9 is to provide a large setback on the north (26 Avenue) side, and a smaller setback on the south side. The larger setback on 26 Avenue is necessary in order to respect the 8 metre (26 ft.) wide landscape buffer, and to ensure that an additional 1 metre (3 ft.) wide setback from the buffer is adhered to. The setback relaxations on the south side yard and on the front yard are appropriate considering the site context. The RF-12 and RF-10 lots to the south are permitted to have the setbacks that are being requested by the variance to the RF Zone for proposed Lots 8 and 9 and will allow for a consistent streetscape on 164 Street and 164A Street.

• An increased setback on proposed Lot 33 to 10 metres (33 ft.) is required to respect the 8 metre (26 ft.) wide landscape buffer, and in order to be consistent with the 10 metre (33 ft.) front yard setback required by the CD Zone for proposed Lots 30 and 31.

• To ensure a compatible streetscape on 164 and 164A Streets, and in order to permit the

reduced front yard setbacks on proposed Lots 8 and 9, a DVP is also required to restrict driveway access to the rear lane, and to prohibit the outside parking or storage of campers, boats or house trailers, and to limit the outside parking of vehicles to 2 cars or trucks. These parking requirements are consistent with the RF-12 and RF-10 Zones. Further, these lots are very close to street intersections, and front driveway access to these lots is also not appropriate for this reason.

• A DVP is also required to restrict driveway access on proposed Lot 33 to the front yard

(164A Street) only. 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. Survey Plan and Proposed Subdivision Layout Appendix III. NCP Plan Appendix IV. Development Variance Permit No. 7912-0323-00 Appendix V. Proposed CD By-law Appendix VI. July 7, 2014 Planning Report Appendix VII. Revised Engineering Summary Appendix VIII. February 17, 2015 E-mail from Neighbouring Residents

original signed by Nicholas Lai Jean Lamontagne General Manager Planning and Development HK/da \\file-server1\net-data\csdc\generate\areaprod\save\32436953027.doc DRV 2/19/15 1:13 PM

http://www.surrey.ca/bylawsandcouncillibrary/PLR_7912-0323-00.pdf

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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: Roger Jawanda

Citiwest Consulting Ltd. Address: Suite 101, 9030 - King George Blvd Surrey, BC V3V 7Y3 Tel: 604-591-2213

2. Properties involved in the Application

(a) Civic Address: 2552 - 164 Street 2580 - 164 Street

(b) Civic Address: 2552 - 164 Street Owner: 0771355 BC Ltd. Director Information: Ranvir Khaira Kulwinder Shahi No Officer Information Filed as at October 11, 2012 PID: 003-660-249 Lot 1 Section 24 Township 1 New Westminster District Plan 14965 (c) Civic Address: 2580 - 164 Street Owner: 0782717 BC Ltd. Director Information: Ranvir Kaur Khaira No Officer Information Filed as at February 14, 2012 PID: 006-574-505 North 264 Feet of the North Half of the West Half Legal Subdivision 2 Section 24

Township 1 Except: West 33 Feet, New Westminster District 3. Summary of Actions for City Clerk's Office

(a) Introduce By-laws to rezone the property. (b) Proceed with Public Notification for Development Variance Permit No. 7912-0323-00 and

bring the Development Variance Permit forward for an indication of support by Council. If supported, the Development Variance Permit will be brought forward for issuance and execution by the Mayor and City Clerk in conjunction with the final adoption of the associated Rezoning By-law.

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SUBDIVISION DATA SHEET

Proposed Zoning: Block A- CD based on RF, Block B- RF-10, Block C- RF, Block D- RF-12

Requires Project Data Proposed

NET SITE AREA Acres 3.75 acres Hectares 1.52 ha NUMBER OF LOTS Existing 2 Proposed 33 SIZE OF LOTS CD RF RF-12 RF-10 Range of lot widths (metres) 31 m 14 – 26 m 12 m 9 to 10.5 m Range of lot areas (square metres) 1,395 – 1,406

m2 636 – 880

m2 382 - 394

m2 324 - 395

m2 DENSITY Lots/Acre (Net) 2.89 upa 5.6 upa 10.36 upa 11.8 upa SITE COVERAGE 25% 38% 50% 52% PARKLAND Area (square metres) Cash in lieu proposed % of Gross Site 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 NO Works and Services NO Building Retention NO Others YES- Setbacks on Lots 8, 9 and 33

SURVEY PLAN TO ACCOMPANY CllY OF SURREY REZONING BYLAW NO. OF LOT 1, PLAN 14965 AND THE NORTH 264 FEET OF THE NORTH HALF OF THE WEST HALF LEGAL SUBDMSION 2, EXCEPT: WEST 33 FEET: BOTH OF SECTION 24, TOWNSHIP 1, NWD

City of Surrey B.C.G.S. 92G.007

<0 m <0 0 I')

5 0 a>

89"12'41" 37.868

BLOCK D 0.341 ha.

89 12'05"

130.888

BLOCK c 0.530 ha.

89"12' 41" 49.002

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Cameron Land Surveying Ltd. B.C. Land Surveyors Unit 206 - 16055 Fraser Highway Surrey, B.C. V4N OG2 Phone: 604-597-3777 Fax: 604-597-3783

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2 Plan 14965

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"y aoorn IM'FtR CROW> 3.0 ~o RF ZONE t-- - -· - __!!)m 8Um:A ~ - - - -· - --- - - ·- ---- - 8- - - r--- - -9- --· ----.; ... ~ IJStn·' ~ i 10311\' !! 33 " 89 ~

...,. lil .... 15 ""'

-.,.t t4 .... Ill). liED ..... ~ 10 0 0 31 ~ 30 ~ ~ ::: ,..,.

oi .... '4 1Ji5M' ....... 7 i """' ~ 0 ,., 90

~ 16 ,.., ' I'"'" 27.87 ,. 36.0

Wt 12 ZONE ::: 11 ~ ~ ~ ,., M[A "lr=3,401nt' ..... 3 2 ,_.

~~ 27.87

~ , ...

91 ~ 12 ::: 34.0 I 31.0 l . l 27.7 ,.,. F. 17 ; 6 ..... -- - - - -- - -- - - -,_. :! lO.O >Sn 0 ,., lU ~ 13 oi 10.5 ..• ... ... ~ ... 9,, ... • 8.7 ... ... --- -------- -,. ...

92 0 5 ~ ,... :; , ... t:::lo ~ 18 ; ,....

~ 14

'"' 0::~ ---..t"-:0.-32.8 '-"': 324m' ; .... ~

,. .. (/) 0 ..... 0 4 " ~;; ,,., 93 -

21 ,J;:j 0 J24m• _<;(_ ,;~. ~~!. ~~. ~;.. IIIJ,:. ~;. ~~. ~. ~~. LLJ ..... 36.0 ~ .. 0:: ti ~ 16

~ 3 ~411'1' ~~

,.,. (/) ,. ... l6.0

94 22 ~; 32.8 0 17 :;] ~ 1.0 ... M ... ..• ... ..• ... M 9.5 ~ - - - - - - - - - - - - - - - -..

RF-10 ZOOE <0 0 ,,., ~

,..,. t 1

!:! 2 ,... AREA "B"'- 1o,.o&~ ,... , .. ,. .... ::: 18 ~

1- ..... ..... ~l!l 23 254i ;

0

~ , ...

1!1 95 !:! 1 0 19 :;) ,.., ,. ... "' ..... - - -- - - --- - -- - - -l :t.O , ...

96 24

, ... I 1 I ( 25A AVENUE I I I I I I ,.,.

I I J I I I I I I I

~~ 25

,., ;I I I I 2 I i tllliES:.

I I I I I I. All DIMENSIONS: ARE APPROXIWATE

09 I I I ~oo I ONLY BASED ON WAS1ER PLANS. . , I I I I om.~

2. LAYOUT IS PRElJWINARY AND

~ 26 ~5~ I ~oo-l I- I l ~- - -- - L- - - -- - - - - - -- - -- - -- - -- -- - - - -- - -- - - - - SUB.ECT 10 APPROVALS AND

I I SUIMYS.

l I I , .., !!

- -- - - - - -- - -- - - -- - - - -- J. EXISTING HOUSES 10 BE REMO\ED. • - I I I ,.... f I ( .. NCP ANENONEHT REQUIRED F'OR THE

_ ___, 27 ,.,, I I I I El. .. ~A liON Of A PORnON Of 25A

I -

I 2516 3 I. I I I AVEt«..E, AND THE EUt.IINATICN r:F

1&37& I I I I I THE LANE TO 184A STREET Aft) THE

LAND liSE F'ROII LARGE LOT SINCL£ 211 -· I I I FAMILY ALONG 26 A~UE FROt.l

I ~ 28 I I I I 4 I • 164 SlllE!T TO LOT 3J ANO AIUIST 16312 2513

I'< I I I I I THE TRNI~TION LAHOSCAPE llUFFER.

212

L-~- -T ---) l ) l -- .. 1M' REQUIRED ON THE Rf LOTS - '-- - - -- - -- ~ --- ----r -- - - -- - -- - - -- - -- - -- - -- - -- - - -- - -- - -LOTS 8 AND $, SOOlH SETBACK fO

213 BE REDUCED F'ROW 1,80M 10 1.20N. 29 2507

0 - LOTS 8 AND 9, ~T YARD 1 . r SE1BAQ( TO BE REDUCED FROW t y ""' 7.5011 TO <1.0Ciol {SIMUit TO 'B-It ~

~ RF'- 12 ZONE AND H DRI\EWAY TO

I ~ BE F\1011 lHE LAHE.) LOTS 8 AND 8, lHC NCRlli SE19ACK

,.. - - - J _--.. _ __ _ _ __ _ l _ _ _ __

- - - -- - - -- - -- - TO BE NCREASEO FROM J.6ot.t 10 i , - -- - -- - -- - - - 9.0(1,1.

) (

I ll-, 0782717 BC LTD. (INC. No. 0782717) S<dk 1:1000 M11n. Proj. No, o.g, No.

Clt:IW••t: Can•ult:lng Lt:d. 7912 0323-00 1204 - 6450 - 148 STJICET. SURREY. IK:, V3S 7G1 CEll.: ~783-~6 f AX: ~581-3770 oro•11: JW A10 N o.101 90·30 KING GEORGE BLVD., SURRE Y, BC, V3V 7Y3 Nun. O•g. No.

Oesfq'led: RJ TELEPHONE 604-S91 2213 FAX 604 S91 5518 ~Weft PRELI MINARY LOT LAYOUT P.W.

Job Mo. 12 2975 Of I E MAIL: offlc•Oc::ltfw••t .com P.U.

No Oote R.-wltlon 0• Ch O..tm SIJBDI'IISION AT 2552/2580 164 STREET, SIJRREY, BC Appro~: .... FEB/2015 R•lftfon -.. .,.....,. ..,. .. .,. t."" ~,., a ncn OCJr$A..'aiO LTD...,.~" .. -.,.,. ... ., ....,."'~ trllhNt ... wii/Jffl ~ .- .olll _,.11$. ~·l l>llilt!J ................. ..,..

Legend Orchard Grove - Grandview Heights SA Neighbourhood Land Use Concept Plan

City of Surrey Planning & Development Department Large Lot Duplex or Large Lot Single Family (2-1 0 upa)

Small Lot Single Family w/wo Coach House (1 0-15 upa)

Single Family (1 0 up a) or Townhouse with Tree Preservation (15 upa)

- Townhouse (15-30 upa)

- Townhouse (15 up a) or Multi-Family w~h Tree Preservation (30 upa)

- Multi-Family (30-45 upa)

- Mixed-Use CommerciaVResidential (30-45 upa)

- Stormwater Detention Pond

Approved By Council 23 January 2012 Amended: 02 May 2014

- Park

Walkway (10m)

- Habitat Corridor (20m SROW)

- Trans~ ion Landscape Buffer (1Om SROW)

~ Special Commercial Street

~ Green Street

KS(Sc Residential Flex Street 14m

• • Amenity Connector

- Multi-UsePathway (8m SROW) •••• Proposed Green Connector

/ ..,;'l Potential Orchard Preservation

/ ..,;'l Tree Preservation Areas e Tree Cluster * Gateway Feature

0 50 100 200 300 --c:::::::.•-=:::::i•••••• .. ii::::======:::::iMeters

CITY OF SURREY

(the "City")

DEVELOPMENT VARIANCE PERMIT

NO.: 7912-0323-00 Issued To: 0782717 BC LTD. ("the Owner") Address of Owner: 6450 - 148 Street, Unit 204 Surrey, BC V3S 7G7 1. This development variance permit is issued subject to compliance by the Owner with all

statutes, by-laws, orders, regulations or agreements, except as specifically varied by this development variance permit.

2. This development variance permit applies to that real property including land with or

without improvements located within the City of Surrey, with the legal description and civic address as follows:

Portion of Parcel Identifier: 006-574-505

North 264 Feet of the North Half of the West Half Legal Subdivision 2 Section 24 Township 1 Except: West 33 Feet, New Westminster District

Portion of 2580 - 164 Street

(the "Land") 3. (a) As the legal description of the Land is to change, the City Clerk is directed to insert

the new legal description for the Land once titles have been issued, as follows:

Parcel Identifier: ____________________________________________________________

(b) If the civic addresses change, the City Clerk is directed to insert the new civic

addresses for the Land, as follows:

_____________________________________________________________ 4. Surrey Zoning By-law, 1993, No. 12000, as amended is varied for Lots 8 and 9 of the

subdivision, as conceptually shown on Schedule A, which is attached hereto and forms part of this Development Variance Permit, as follows:

hk1

Text Box

Appendix IV

- 2 -

(a) In Section F. of Part 16 Single Family Residential Zone (RF) the minimum front

yard setback of the RF Zone is reduced from 7.5 metres (25 ft.) to 4 metres (13 ft.);

(b) In Section F. of Part 16 Single Family Residential Zone (RF) the minimum south side yard setback of the RF Zone is reduced from 1.8 metres (6 ft.) to 1.2 metres (4 ft.);

(c) In Section F. of Part 16 Single Family Residential Zone (RF) the minimum side yard

on flanking street setback of the RF Zone is increased from 3.6 metres (12 ft.) to 9 metres (30 ft.) for Lots 8 and 9 of the subdivision;

(d) Notwithstanding Section H.2 of Part 16 Single Family Residential Zone (RF),

outside parking of vehicles ancillary to a residential use shall be limited to a maximum of 2 cars or trucks;

(e) Notwithstanding Sections H.2 and H.4 of Part 16 Single Family Residential Zone

(RF) and outside parking or storage of campers, boats, or house trailers shall not be permitted; and

(f) Notwithstanding Section H.3 of Part 16 Single Family Residential Zone (RF), a

driveway access is permitted only from the rear lane, and the maximum width of a driveway on the lot shall not exceed 6 metres (20 ft.).

5. Surrey Zoning By-law, 1993, No. 12000, as amended is varied for Lot 33 of the subdivision,

as conceptually shown on Schedule A, which is attached hereto and forms part of this Development Variance Permit, as follows:

(a) In Section F. of Part 16 Single Family Residential Zone (RF) the minimum side yard

on flanking street setback of the RF Zone is increased from 3.6 metres (12 ft.) to 10 metres (33 ft.) for Lot 33 of the subdivision, as conceptually shown on Schedule A which is attached hereto and forms part of this Development Variance Permit; and

(b) Notwithstanding Section H.3 of Part 16 Single Family Residential Zone (RF), a

driveway access is permitted only from the front yard for Lot 33.

6. The Land shall be developed strictly in accordance with the terms and conditions and

provisions of this development variance permit. 7. This development variance permit shall lapse unless the subdivision, as conceptually

shown on Schedule A which is attached hereto and forms part of this development variance permit, is registered in the New Westminster Land Title Office within three (3) years after the date this development variance permit is issued.

8. The terms of this development variance permit or any amendment to it, are binding on all

persons who acquire an interest in the Land.

- 3 -

9. This development variance permit is not a building permit. AUTHORIZING RESOLUTION PASSED BY THE COUNCIL, THE DAY OF , 20 . ISSUED THIS DAY OF , 20 . ______________________________________ Mayor – Linda Hepner ______________________________________ City Clerk – Jane Sullivan \\file-server1\net-data\csdc\generate\areaprod\save\6895829091.doc DRV 2/20/15 4:16 PM

-- !Schedule A I I 40 2&17

I ~ 17 16 15 14

43 42 I p.: ,.,.. ~ i i i! ,.,., 163, 41 ..... 1&493

1 .. ..... , ... , """

,..,,

" .,. 26 AVENUE ... ... ...

... 84H0589 • - ,_

~~ .. ~ :

""' ::Q Rr ZONE ~Q ~.c~.}~~..,,

- - -- - - -- - - -- - - - - - - - - - - -- - - -88

Afl£4 ·eo= 5.292m'

·' 31.0 31.0 31.0 ..... .... ; 14 ,.,. J0.89 ~ l6.0 • .,

"y aoorn IM'FtR CROW> 3.0 ~o RF ZONE t-- - -· - __!!)m 8Um:A ~ - - - -· - --- - - ·- ---- - 8- - - r--- - -9- --· ----.; ... ~ IJStn·' ~ i 10311\' !! 33 " 89 ~

...,. lil .... 15 ""'

-.,.tt4 .... ""·""' ..... ~ 10 0 0 31 ~ 30 ~ ~ ::: ,..,.

oi .... '4 1Ji5M' ...... 7 i """' ~ 0 ,., 90

~ 16 ,.., ' I '"'" 27.87 ,. 36.0

Wt 12 ZONE ::: 11 ~ ~ ~ ... M[A "lr=3,401nt' ..... 32 ,_.

~~ 27.87

~ , ...

91 ~ 12 ::: 34.0 I 31.0 l . l 27.7 ,.,. F. 17 ; 6 ..... -- - - - -- - -- - - -,_. :! lO.O >Sn 0 ... lU ~ 13 oi 10.5 ..• ... ... ~ ... 9,, ... • 8.7 ... ... --- -------- -,. ...

92 0 5 ~ ,... :; , ... t:::lo ~ 18 ; ,..,.

~ 14 ,,, 0::~ ~:0.-32.8 .. "': 324m' ; .... ~

,. .. (/) 0 ..... 0 4 ..

~;; ,,., 93 -21 ,J;:j 0 J24m• _<;(_ ,;~. ~~!. ~~. ~;.. IIIJ,:. ~;. ~~. ~. ~~.

Lo.J ..... 36.0 ~ .. 0:: ti ~ 16 ~ 3 ~411'1'

~~

,.,. (/) ,. ... l6.0

94 22 ~; 32.8 0 17 :;] ~ 1.0 ... M ... ..• ... ..• ... M 9.5 ~ - - - - - - - - - - - - - - - -..

RF-10 ZOOE <0 0 ,,., ~

, .... t 1

!:! 2 ,... AREA "B"'- 1o,.o&~

2SSO , .. ,. ....

::: 18 ~ 1- ..... ..... ~l!l

23 254i ; 0

~ , ...

1!1 95 !:! 1 0 19 :;) ,.., ,. ... "' ..... - - -- - - --- - -- - - -l :t.e , ...

96 24

, ... I 1 I ( 25A AVENUE I

I I I I I ,.,. I I J I

I I I I I I

~~ 25

,., ;I I I I 2 I i tllliES:.

I I I I I I. All DIMENSIONS: ARE APPROXIWATE

09 I I I ~oo I ONLY BASED ON WAS1ER PLANS. ., I I I I om.~

2. LAYOUT IS PRElJWINARY AND

~ 26 ~5~ I ~oo-l 1- I l ~- - -- - L- - - -- - - - - - -- - -- - - - - -- - - - - - -- - -- - - - - SUB.ECT 10 APPROVALS AND

I I SUIMYS.

l I I , ... , !!

- -- - - - - -- - -- - - -- - - - -- J. EXISTING HOUSES 10 BE REMO\ED. • - I I I ,.... f I ( .. NCP ANENONEHT REQUIRED F'OR THE

_ __, 27

"" I I I I El. .. ~A liON Of A PORnON Of 25A

I -

I 2516 3 I. I I I AVEt«..E, AND THE EUt.IINATICN r:F

1&37& I I I I I THE LANE TO 184A STREET Aft) THE

LAND liSE FROII LARGE LOT SINCL£ 211 -· I I I FAMILY ALONG 26 A~UE FROt.l

I ~ 28 I I I I 4 I • 16< SlllE!T TO LOT 3J ANO AIUIST 16312 2513

I'< I I I I I THE TRNI~TION LAHOSCAPE llUFFER.

212

L-~- -T ---) l ) l -- .. 1M' REQUIRED ON THE Rf LOTS - '-- - - -- - -- ~ '------r -- - - -- - -- - - -- - -- - -- - -- - -- - - -- - -- - -LOTS 8 AND $, SOOlH SETBACK fO

213 BE REDUCED F'ROW 1,80M 10 1.20N. 29 ,.., 0 - LOTS 8 AND 9, ~T YARD 1 . r SE1BAQ( TO BE REDUCED FROW t y ""' 7.5011 TO <1.0Ciol {SIMUit TO 'B-It ~

~ RF'- 12 ZONE AND H DRI\EWAY TO

I ~ BE F\1011 THE LAHE.) LOTS 8 AND 8, lHC NCRlli SE19ACK

,.. - - - J_ --.. _ __ _ _ __ _ l _ _ _ __

- - - -- - - -- - -- - TO BE NCREASEO FROM J.6ot.t 10 i , - - - - -- - -- - - - 9.0(1,1.

) (

I ll-, 0782717 BC LTD. (INC. No. 0782717) S<dk 1:1000 M11n. Proj. No, o.g, No.

Clt:IW••t: Can•ult:lng Lt:d. 7912 0323-00 1204 - 6450 - 148 STJif::ET. SURREY. IK:, V3S 7G1 CEll.: ~783-~6 f AX: ~581-3770 oro•11: JW A10 N o.101 90·30 KING GEORGE BL VD., SURRE Y, BC, V3V 7Y3 Mun. O•g. No.

Oesfq'led: RJ TELEPHONE 604-S91 2213 FAX 604 S91 S518 ~Weft PRELI MINARY LOT LAYOUT P.W.

Job Mo. 12 2975 Of I E MAIL: offlc•Oc::ltfw••t.com P.U.

No O.te R.-wltlon 0• Ch O..tm SIJBDI'IISION AT 2552/2580 164 STREET, SURREY, BC Appro~: ""'' FEB/2015 R•lftfon -.. .,.....,. ..,. .. .,. t."" ~,., a ncn OCJr$A..'aiO LTD...,.~" .. -.,.,. ... ., ....,."'~ trllhNt ... wii/Jffl ~ .- .olll _,.11$. ~·l l>llilt!J ................. ..,..

- 1 -

CITY OF SURREY

BY-LAW NO.

A by-law to amend Surrey Zoning By-law, 1993, No. 12000, as amended . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . THE CITY COUNCIL of the City of Surrey, in open meeting assembled, ENACTS AS FOLLOWS: 1. Surrey Zoning By-law, 1993, No. 12000, as amended, is hereby further amended, pursuant

to the provisions of Section 903 of the Local Government Act, R.S.B.C. 1996 c. 323, as

amended by changing the classification of the following parcels of land, presently shown

upon the maps designated as the Zoning Maps and marked as Schedule "A" of Surrey

Zoning By-law, 1993, No. 12000, as amended as follows:

FROM: ONE-ACRE RESIDENTIAL ZONE (RA) TO: COMPREHENSIVE DEVELOPMENT ZONE (CD) _____________________________________________________________________________

Portion of Parcel Identifier: 006-574-505 North 264 Feet of the North Half of the West Half Legal Subdivision 2 Section 24 Township 1 Except: West 33 Feet, New Westminster District as shown on the Survey Plan attached hereto and forming part of this By-law as Schedule A, certified correct by Sean Costello, B.C.L.S. on the 17th day of February, 2015, containing 0.372 hectares, called Block A.

Portion of 2580 - 164 Street

(hereinafter referred to as the "Lands") 2. The following regulations shall apply to the Lands:

A. Intent This Comprehensive Development Zone is intended to accommodate and regulate the development of large urban lots, where density bonus is provided.

B. Permitted Uses

The Lands and structures shall be used for the following uses only, or for a combination of such uses: 1. One single family dwelling which may contain 1 secondary suite.

hk1

Text Box

Appendix V

- 2 -

2. Accessory uses including the following: (a) Bed and breakfast use in accordance with Section B.2, Part 4

General Provisions of Surrey Zoning By-law, 1993, No. 12000, as amended; and

(b) The keeping of boarders or lodgers in accordance with Section B.2,

Part 4 General Provisions of Surrey Zoning By-law, 1993, No. 12000, as amended.

C. Lot Area

Not applicable to this Zone. D. Density

1. The unit density shall not exceed 2.5 dwelling units per hectare [1 u.p.a.].

The maximum unit density may be increased to a maximum of 7.5 dwelling units per hectare [3 u.p.a.] if amenities are provided in accordance with Schedule G of Surrey Zoning By-law, 1993, No. 12000, as amended.

2. (a) For building construction within a lot, the floor area ratio shall not

exceed 0.32, provided that, of the resulting allowable floor area, 45 square metres [480 sq. ft.] shall be reserved for use only as a garage or carport, and 10 square metres [105 sq. ft.] shall be reserved for use only as accessory buildings and structures.

(b) For the purposes of this Section and notwithstanding the definition

of floor area ratio in Part 1 Definitions of Surrey Zoning By-law, 1993, No. 12000, as amended, the following must be included in the calculation of floor area ratio:

i. Covered area used for parking unless the covered parking is

located within the basement;

ii. The area of an accessory building in excess of 10 square metres [105 sq. ft.];

iii. Covered outdoor space with a height of 1.8 metres [6 ft.] or

greater, except for a maximum of 10% of the maximum allowable floor area of which 15 square metres [160 sq. ft.] must be reserved for a front porch or veranda; and

iv. Floor area with extended height, including staircases, must

be multiplied by 2, where the extended height exceeds 3.7 metres [12 ft.] except for a maximum of 19 square metres [200 sq. ft.].

- 3 -

E. Lot Coverage The lot coverage shall not exceed 25%.

F. Yards and Setbacks

Buildings and structures shall be sited in accordance with the following minimum setbacks:

Setback Front Rear Side Yard Yard Yard Use Principal Building 10 m.

[33 ft] 7.5 m. [25 ft]

3.0 m. [10 ft.]

Accessory Buildings and Structures greater than 10 square metres [105 sq. ft.] in size

18.0 m. [60 ft.]

1.8 m [6 ft.]

1.0 m [3 ft.]

Other Accessory Buildings and Structures

18 m. [60 ft.]

0.0 m. 0.0 m.

Measurements to be determined as per Part 1 Definitions of Surrey Zoning By-law, 1993, No. 12000, as amended.

G. Height of Buildings Measurements to be determined as per Part 1 Definitions of Surrey Zoning By-law,

1993, No. 12000, as amended. 1. Principal building: The building height shall not exceed 9 metres [30 ft.].

2. Accessory buildings and structures: The building height shall not exceed 4 metres [13 ft.], except where the roof slope and construction materials of an accessory building are the same as that of the principal building, the building height of the accessory building may be increased to 5 metres [16.5 ft.].

H. Off-Street Parking

1. Resident and visitor parking spaces shall be provided as stated in Table C.6 of Part 5 Off-Street Parking and Loading/Unloading of Surrey Zoning By-law, 1993, No. 12000, as amended.

2. Outside parking or storage of campers, boats and vehicles including cars, trucks and house trailers ancillary to a residential use shall be limited as follows:

- 4 -

(a) A maximum of 2 cars or trucks;

(b) House trailer, camper or boat, provided that the combined total shall not exceed 1;

(c) The total amount permitted under (a) and (b) shall not exceed 3;

and (d) No outside parking or storage of a house trailer or boat is permitted

within the front yard setback, or within the required side yards adjacent the principal building, or within 1 metre [3 ft.] of the side lot line.

3. Notwithstanding any provision in the Highway and Traffic By-law, 1997,

No. 13007, as amended, a driveway to the lot is permitted only from a rear lane.

4. Where a detached garage is provided on the lot, such detached garage shall

be located:

(a) At the rear of the lot; and

(b) At a minimum of 7.5 metres [25 ft.] from the nearest rear wall of the principal building.

I. Landscaping

1. All developed portions of the lot not covered by buildings, structures or paved areas shall be landscaped including the retention of mature trees. This landscaping shall be maintained.

2. The parking or storage of house trailers or boats shall be adequately screened by compact evergreen trees or shrubs at least 1.8 metres [6 ft.] in height and located between the said house trailer or boat and any point on the lot line within 7.5 metres [25 ft.] of the said house trailer or boat, in order to obscure the view from the abutting lot or street, except:

(a) Where the driveway or the parking area is used for parking or

storage of a house trailer or boat, the landscape screen is not required within the said driveway; and

(b) In the case of rear yards, this screening requirement may be

provided by a 1.8 metre [6 ft.] high solid fence.

J. Special Regulations

1. Basement access and basement wells are permitted only between the

principal building and the rear lot line and must not exceed a maximum area of 28 square metres [300 sq. ft.], including the stairs.

- 5 -

2. A secondary suite shall:

(a) Not exceed 90 square metres [968 sq. ft.] in floor area; and (b) Occupy less than 40% of the habitable floor area of the building.

K. Subdivision

Lots created through subdivision in this Zone shall conform to the following minimum standards:

Lot Size Lot Width Lot Depth

1,300 sq. m. [14,000 sq. ft.]

31 metres [102 ft.]

43 metres [141 ft.]

Dimensions shall be measured in accordance with Section E.21 of Part 4 General Provisions of Surrey Zoning By-law, 1993, No. 12000, as amended.

L. Other Regulations In addition to all statutes, by-laws, orders, regulations or agreements, the

following are applicable, however, in the event that there is a conflict with the provisions in this Comprehensive Development Zone and other provisions in Surrey Zoning By-law, 1993, No. 12000, as amended, the provisions in this Comprehensive Development Zone shall take precedence:

1. Definitions are as set out in Part 1 Definitions, of Surrey Zoning By-law,

1993, No. 12000, as amended. 2. Prior to any use, the Lands must be serviced as set out in Part 2 Uses

Limited, of Surrey Zoning By-law, 1993, No. 12000, as amended and in accordance with the servicing requirements for the RF Zone as set forth in the Surrey Subdivision and Development By-law, 1986, No. 8830, as amended.

3. General provisions are as set out in Part 4 General Provisions of Surrey

Zoning By-law, 1993, No. 12000, as amended. 4. Additional off-street parking requirements are as set out in Part 5

Off-Street Parking and Loading/Unloading of Surrey Zoning By-law, 1993, No. 12000, as amended.

5. Sign regulations are as set out in Surrey Sign By-law, 1999, No. 13656, as

amended. 6. Special building setbacks are as set out in Part 7 Special Building Setbacks,

of Surrey Zoning By-law, 1993, No. 12000, as amended. 7. Building permits shall be subject to the Surrey Building By-law, 2012, No.

17850, as amended.

- 6 -

8. Subdivisions shall be subject to the applicable Surrey Development Cost

Charge By-law, 2014, No. 18148, as may be amended or replaced from time to time, and the development cost charges shall be based on the RF Zone.

9. Tree regulations are set out in Surrey Tree Protection By-law, 2006, No.

16100, as amended.

3. This By-law shall be cited for all purposes as "Surrey Zoning By-law, 1993, No. 12000,

Amendment By-law, , No. ." READ A FIRST AND SECOND TIME on the th day of , 20 . PUBLIC HEARING HELD thereon on the th day of , 20 . READ A THIRD TIME ON THE th day of , 20 . RECONSIDERED AND FINALLY ADOPTED, signed by the Mayor and Clerk, and sealed with the Corporate Seal on the th day of , 20 . ______________________________________ MAYOR ______________________________________ CLERK \\file-server1\net-data\csdc\generate\areaprod\save\6790965082.doc KH 2/18/15 2:58 PM

SURVEY PLAN TO ACCOMPANY CllY OF SURREY !Schedule AI BYLAW NO. OF LOT 1, PLAN 14965 AND I HE

0 10 20 30 40 5,;-0 _ _ __ .:....:;lSm

NORTH 264 FEET OF THE NORTH HALF OF THE WEST HALF LEGAL SUBDMSION 2, EXCEPT: WEST 33 FEET: BOTH OF SECTION 24, TOWNSHIP 1, NWD

City of Surrey B.C.G.S. 92G.007

<0 m 10 0 I')

89'12'41" 37.868

89 12'05"

130.888

BLOCK c 0.530 ha.

89'12' 41" 49.002

26th AVENUE

N. 264' N. !+: 1,l':! L.S.

' ,.... N 0 I')

(n 0

p m 0

N

SCALE 1 : 1000 All distanctts artt in metres

89'12'05"

62.009

co ~ BLOCK '¢ 0 A ,... (n 1 /? a> p 0.372 ha. # ,' .... I() 0

2

8912'05" 89'12'05" 90'51'53"

5 BLOCK D 0 0.341 ha. a> . . . .

37.831 89'12'41"

Cameron Land Surveying Ltd. B.C. Land Surveyors Unit 206 - 16055 Fraser Highway Surrey, B.C. V4N OG2 Phone: 604-597-3777 Fax: 604-597-3783

. .

~ N p 5 a> p 0 0 m . . . . . . . . . . . . . . . . . . . . . . .

. I

Plan 14965

2 Plan 14965

44.006 34.309 27.698

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BLOCK B 1.086 ha.

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Appendix VI

July 7· 2014 Plann ing Report (follow hyperlink)

l.tSURREY ~ the future lives here.

INTER-OFFICE MEMO

TO: Manager, Area Planning & Development - South Surrey Division Planning and Development Department

FROM: Development Services Manager, Engineering Department

DATE: February 19, 2.015 (supercedes June 30, 2014)

PROJECT FILE:

RE: Engineering Requirements Location: 2.552. & 2.580 - 164 Street

OCP AMENDMENT/NCP AMENDMENT There are no engineering requirements relative to the OCP Amendment/NCP Amendment.

REZONE/SUBDIVISION Property and Right-of Way Requirements

• dedicate 12.0 metres fronting 26 Avenue for an ultimate 26 m collector road. • dedicate 1.942 metres fronting 164 Street for an ultimate 23 m collector road. • dedicate 5.om x5.om corner cut at the intersection of 26 Avenue and 164 Street. • dedicate 2o.oo metres for 164A Street and 2sA Avenue. • dedicate 3.om x 3.om corner cut at the intersection of 2sA Avenue and 164A Street • dedicate 3.om x 3.om corner cuts at the intersection of 164A Street and 26 Avenue. • dedicate 6.o metre north/south lane and east/west lanes. • dedicate 5·5 metre corner cuts at the intersection of the north/south lane and the

east/west lane. • provide 0.5 SROWs fronting all roads.

Works and Services • construct 26 Avenue and 164 Street to a collector standard (no driveway access to either). • construct 2sA Avenue and 164A Street to through local standard. • construct north/south and east/west lanes. • construct storm and sanitary sewers to service the development. • construct water mains to service the development. • pay Latecomers on 5805-0126-oo-1 and 5812-0029-oo-1. • pay Development Works Agreement (DWA 8613-0071-oo-1).

A Servicing Agreement is required prior to Rezone/Subdivision.

DEVELOPMENT PERMIT /DEVELOPMENT VARIANCE PERMIT There are no engineering requirements relative to issuance of the Development Permit

I~ Remi Dube, P.Eng. Development Services Manager

LR

NOTE: Detailed Land Development Engineering Review available on file

drv

Typewritten Text

Appendix VII

!Appendix VIII

From: Victoria Blinkhorn -Grandview Heights stewardship Association To: Kamitakaharn Heather Cc: Lai. Nicholas; Hintsche. Ron Subject: 7912-0323 letter Date: February-17-15 9:26:13 PM

History

Development Application 7912-0323 was referred back to Planning Staff by Council before First Reading on July 7, 2014 to address issues of transitional density, lot size, road/ lane orientation and transition green buffer/walkway integrity expressed by residents to individual Councillors, Planning Staff, and the Applicant during the spring and summer of 2014. Residents on the north side of 26th were, and continue to be, dedicated to the interpretation of the Orchard Grove NCP with respect to the treatment of the 26th Ave interface.

The NCP provides a flexibility in zoning/density as long as the "form and character" of the homes on the north side of the street are maintained. Council comments on July 7th recommended that "mirroring frontages" be explored by Planning and the Applicant, that the lower end of the 2-10 upa zoning spectrum be examined, and that this as well as the associated concerns such as built form and the landscape buffer/amenity pathway be examined to satisfy the neighbourhood. The neighbourhood, believing this outcome positive, have been waiting for the resolution of the referral to Staff since this time.

Recent developments

On January 26th, 2015 a representative group of residents were invited back to the table with the Applicant. To articulate the needs and wants of the neighbourhood within the NCP and to reach a mutual consensus between residents and the Applicant, Planning facilitated a process which involved reviewing plan drafts and consideration of alternative concepts. Four resident meetings with Planning at City Hall with most members of the 2015 Meeting group (in addition to one additional meeting with V.Biinkhorn only in attendance to clarify minute details) were held within three weeks. Additional phone calls and emails from other key neighbours were also part of the negotiation as the original July 7th plan (which was unchanged in detail on January 26th when "re-presented") evolved with the Applicant's responses to these meetings. On February 17th, the entire resident working group met with Planning to review the current version of the plan which represents a compromise from what the neighbourhood has long- envisioned as an expression of ideal transitional density (as articulated in the NCP) but it is a compromise that is potentially positive and acceptable under the following conditions:

Details of the interface treatment/ Layout AlO include:

• no driveways on to 26th Ave on south side (as per NCP) • no other interruption to the landscape buffer and amenity pathway other than

the curb cuts of 164A (as per NCP) • two RF lots (8 and 9) between 164th St and 164A St which are side-flanking to

26th; in their orientation, the appearance of wide shallow lots on the south side of 26th Ave will be achieved. (This replaces three 24m wide Jots in July 7th plan)

• three 31metre wide lots (33,31,30) between 164A and the eastern border of the property. The homes on these lots will be oriented to face 26th Ave. CD zone. (This replaces four 24m wide Jots some with driveways in July 7th plan)

• road layout as presented by Engineering (parking only on south side of 26th, 2 bike lanes, 2 passage lanes, boulevard, amenity pathway, 8m landscape buffer)

The acceptance of this lot layout is conditional on the following being accepted by the resident group in advance of third reading (Public Hearing):

• renderings of the homes be submitted with details on design, construction, cladding, particularly with respect to the architecture of homes on lots 8 and 9 because of their flanking orientation to 26th

• the landscape buffer include evergreen/coniferous trees not just deciduous trees so a year-long greenspace be maintained

• setbacks and DVP's as noted in plan A10 not be altered without neighbourhood knowledge/consultation

• the neighbours would like to either meet with the developer/builder to discuss the above and/or see examples of their residential building projects

• any changes to the interface treatment, lot layout or conditions above between third and fourth hearing be expressed to the neighbours in a timely manner in order to enable response, if required.

Planning will further discuss with residents street-lighting options and signage/gate design (not the responsibility of the Applicant but part of the eventual execution of this plan).

Most importantly, the amount of time, effort and thought invested by the residents on this application over the last 1 1/2 years (conservatively) is central to our shared expectation that this application will set an important and firm precedent for Planning to support minimum 31m wide frontage (front-facing) lots on the south side of 26th avenue in Orchard Grove through to 168th St. with the same conditions noted above for all subsequent development proposals going forward on this street.

This is to maintain a consistent appearance and complimentary frontage to the acreage homes on the north side of 26th to the street in concert with the mandates of the SA NCP ( in particular, p. 23). Although we realize that each application is considered independently, our consistent message has been and will remain one of a holistic approach to the interface and a forward-thinking vision of the green transition buffer/amenity pathway/bike lanes as likely the most heavily-used pedestrian/cyclist route to the new amenities east of 168th, such as the Grandview Aquatic Centre, schools and community playing fields. The NCP deals with the interface as a entirety and also do the invested residents of the north side of 26th Avenue and residents of the surrounding neighbourhood. New development offers choice between good/better/best; our street expects "best" as articulated in the NCP and any "best practices" goals of sustainable, walkable, in-situ context urban planning.

Finally, the retention of mature trees is key to the preservation of natural space in the transition green buffer which not only reflects a sensitivity to the residents of the north side of 26th (who moved there in part for the natural setting on the south side of the street) but will create a pleasurable walking/cycling experience for future residents and travellers as 26th Ave is built out. This particular application's property will likely have low relative tree retention by virtue of the land composition and the RF lots planned on its western border but residents expect that re-planting as per by-law, not just cash-in-lieu, is exercised.

For pending/future applications with more mature tree specimens, the extension of the transition landscape buffer (as it was presented throughout the SA CAC process) past 166th St and ideally to 168th St is essential.

We are appreciative of the efforts and expertise of Planning Staff (Nicholas Lai, Ron Hinchte and Heather Kamitakahara) to establish and ensure the process of community collaboration and feel that taking this application to Council under the above conditions on February 23, 2015 for first and second reading represents a compromise of our NCP-guided vision for the south side of 26th, but is realistically a potentially mutual and positive outcome for both the neighbourhood and the Applicant. We similarly acknowledge Roger Jawanda of CitiWest Engineering, on behalf of the Applicant, for working with the suggestions of Planning and the community to arrive at a conditional plan that Council will consider on February 23, 2015.

Sincerely, Victoria Blinkhorn, Chair, GHSA on behalf of:

2015 26th Ave Meeting Group:

Mark Blinkhorn Victoria Blinkhorn Victoria Elsdon Sandra Houghton Michael Proskow Tracy Redies

2014 26th Ave Meeting Group: Mark Blinkhorn Victoria Blinkhorn Victoria Elsdon Bob Elsdon

Signatories of statement and participants in process/residents of 26th Ave, 2014-2015:

Mark and Victoria Blinkhorn 16505 26th Ave Victoria and Bob Elsdon 16559 26th Ave Sandra Houghton and Tony Palcholcyzk 16553 26th Ave Jim Innes and Gail Fraser-Innes 16441 26th Ave Jack Moorcroft 16745 26th Ave Tracy and Robert Redies 16581 26th Ave

Nathan Yang and Wenwen Li 16493 26th Ave Ava Zhang 16465 26th Ave Michael Proskow 2696 Country Woods Dr (representing GHSA, all residents in surrounding area, and 92 homeowners Country Woods, per letter signed by Cameron Taylor (CWRA President) registered with City Clerk Jan 26/ 15)

26th Ave Interface Petition signatories Petition supports - lowest possible single family density and mirroring frontage lots on south side on 26th in SA (transitional density from north side) - no driveways on to 26th Ave - uninterrupted transition green buffer & amenity pathway to 168th

221 signatures at present.

Victoria Blinkhorn - Grandview Heights Stewardship Association [email protected] www.grandviewstewardship.org Twitter: @myghsa

in order to allow subdivision into 33 single family lots....family or large lot duplex (2-10...

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