City of Surrey ADDITIONAL PLANNING COMMENTS

File: 7911-0220-00

Planning Report Date: September 10, 2012

PROPOSAL:

• Rezoning from RA to RH • Development Variance Permit

in order to allow subdivision into two single family lots with relaxed minimum lot widths.

LOCATION: 2650 - 137 Street

OWNER: Raghbir S Bindra Lakhbir S Bindra

ZONING: RA

OCP DESIGNATION: Suburban

LAP DESIGNATION: Half-Acre Gross Density

Staff Report to Council File: 7911-0220-00

Additional Planning Comments

Page 2

RECOMMENDATION SUMMARY

• The Planning & Development Department recommends that Council reaffirm its original decision to deny this application, and pass a resolution to amend the Central Semiahmoo Peninsula Local Area Plan to redesignate the subject site and surrounding lands from "Half-acre Gross Density" to "One Acre", as shown in Appendix VII attached.

RATIONALE OF RECOMMENDATION • Despite Council’s direction to refer application No. 7911-0220-00 back for reconsideration, the

applicant was not successful in obtaining neighbourhood support for the project to rezone and subdivide the subject property into two RH (half-acre) lots.

• Area residents have not changed their positions stated at the May 7, 2012 Public Hearing or at

a subsequent Public Information Meeting (PIM) held by the applicant on June 26, 2012. They continue to express opposition to subdividing the subject property into two narrow half-acre lots, and reaffirmed their preference to maintain the one acre character for this neighbourhood.

• To avoid further development expectations for current and future lot owners in this

neighbourhood, and in accordance with the preference of the area residents to maintain the one-acre minimum lot size for this neighbourhood, the Central Semiahmoo Peninsula Local Area Plan should be amended to redesignate the subject site and surrounding lands from "Half-acre Gross Density" to "One Acre", as shown in Appendix VII attached.

• Should Council determine that there is merit in allowing this application to proceed; the

appropriate motions are as follows:

1. Council grant Third Reading to By-law No. 17652; and

2. Council instruct staff to resolve the conditions of final adoption recommended in the Planning Report initially presented to Council on April 23, 2012.

Staff Report to Council File: 7911-0220-00

Additional Planning Comments

Page 3

RECOMMENDATION The Planning & Development Department recommends: 1. That Development Application No. 7911-0220-00 be denied. 2. Council file Zoning By-law Amendment No. 17652 (Application No. 7911-0220-00) and

Development Variance Permit No. 7911-0220-00. 3. Council close Land Development Application No. 7911-0220-00. 4. Council pass a resolution to amend the portion of the Central Semiahmoo Peninsula Local

Area Plan shown in Appendix VII to redesignate the subject property and surrounding lands from "Half-Acre Gross Density" to "One-Acre Residential".

ADDITIONAL PLANNING COMMENTS Background

• On April 23, 2012, Council considered the attached Planning Report on development application No. 7911-0220-00 for First and Second Reading (Appendix I).

• At the Public Hearing of May 7, 2012, area residents appeared before Council to express

their objections to the proposal. Based on the opposition voiced by area residents at the Public Hearing and written correspondence submitted by other area residents, Council moved to deny and file the application.

• Subsequently, at the May 28, 2012 Regular Council - Public Hearing meeting, Council

passed two motions: (1) That Council Resolution RES.R12-1083 of the May 7, 2012, Regular Council Public Hearing regarding Application No. 7911-0220-00, be brought back for reconsideration; and (2) That "Surrey Zoning By-law, 1993, No. 12000, Amendment By-law, 2012, No. 17652" be referred back to staff to work with the applicant to address the issues raised during the May 7, 2012 Regular Council Public Hearing.

• The issues Council identified requiring further review and consideration were the narrow

lot widths proposed by the applicant, preservation of "suburban estates" in Surrey, and the "Half-Acre Gross Density" designation in the Central Semiahmoo Peninsula LAP creating issues for land owners wanting to develop half-acre parcels in the future.

Public Information Meeting

• Following the May 28 Public Hearing, the applicant held a Public Information Meeting (PIM) on June 26, 2012, at Chantrell Creek Elementary School. The purpose of the meeting was to discuss alternatives to the initially proposed layout and solicit feedback from area residents. The consultant for the applicant (H.Y. Engineering Ltd.) provided a summary of the PIM, which is included in Appendix V. Approximately 16 residents attended the meeting and 10 residents or households registered on the consultant’s sign-in sheet. 8 comment sheets were returned, and a copy of a petition was submitted to the applicant and Planning staff. (Appendix VI)

Staff Report to Council File: 7911-0220-00

Additional Planning Comments

Page 4

Current Neighbourhood Character

• The neighbourhood is composed primarily of single family dwellings on One Acre Residential (RA) lots with widths ranging from approximately 40 to 53 metres. At the PIM residents acknowledged that currently, there are 4 Half-Acre Residential (RH) zoned lots located near the intersection of 137 Street and 27 Avenue, shown on Appendix VIII. Corner lots were able to subdivide and maintain compatible lot frontages because they possessed 50 metre lot width and flanking street frontage of approximately 85 metres.

• These RH lots subdivided into square-shaped lots with frontages similar to the

surrounding RA lots by re-orienting the 50m lot width to create 50m deep lots with frontages ranging from 40 to 48 metres, and these half acre lots are considered acceptable by the area residents. (Appendix V)

• In contrast, across 137 Street to the west of the subject property, application No. 7907-

0039-00 proposed two Half Acre Gross Density (RH-G) lots, and was approved on July 31, 2008. Area residents provided mixed opinions of this development at the PIM; some felt that the land dedicated for riparian area conservation provided a community benefit, and was supportable for that reason. Others commented that they had opposed the 2007 application as well, that their comments were ignored, and using this precedent as a wedge to create more narrow lots in their neighbourhood was unacceptable.

• A number of residents commented that without a tangible community benefit such as the

riparian protection area dedicated under application No. 7907-0039-00, the current proposal did not provide sufficient justification to further disrupt the current streetscape.

Subdivision Configuration Options

• The current parcel configuration in this neighbourhood presents limited options to subdivide in a manner that avoids lot frontages of less than 30 metres, as proposed under the current application (7911-0220-00).

• The most practical and realistic option to achieve the half acre density anticipated in the

LAP with road frontage acceptable to area residents is to create panhandle lots. Under Council Policy O-45, the subject property meets the criteria for consideration of a panhandle lot. However, area residents had already expressed opposition to panhandle lots in their pre-notification responses to the Planning Department. When the applicant suggested a panhandle lot option at the PIM, area residents reiterated their opposition to panhandle lots.

Proposed LAP Amendment

• Given the lack of options to subdivide in a manner that creates lots with frontages that are similar to the frontages of one acre lots, and the applicant’s inability to obtain neighbourhood support for the project to rezone the subject property into half-acre lots, staff recommend that Council reaffirm its original decision to deny the application.

Staff Report to Council File: 7911-0220-00

Additional Planning Comments

Page 5

• At the May 7, 2012 Public Hearing, Council expressed a concern that the "Half-Acre Gross Density" designation in the Central Semiahmoo Peninsula LAP presents a problem for future lot owners, who purchase one acre lots with an expectation to develop in accordance with the LAP, and find that a proposal to rezone and subdivide the parcel into RH lots is not acceptable to neighbouring land owners.

• In response to Council’s concerns, and in accordance with the preference of the area

residents to maintain the one-acre minimum lot size for this neighbourhood, the Central Semiahmoo Peninsula Local Area Plan should be amended to redesignate the subject site and surrounding lands from "Half-acre Gross Density" to "One Acre", as shown in Appendix VII attached.

INFORMATION ATTACHED TO THIS REPORT The following information is attached to this Report: Appendix I. Action Summary and Data Sheet Appendix II. April 23, 2012 Planning Report to Council File No. 7911-0220-00 Appendix III. Proposed Subdivision Layout Appendix IV. Current Central Semiahmoo Peninsula LAP Appendix V. Summary of Public Information Meeting (H.Y. Engineering Ltd. Letter dated

July 5, 2012) Appendix VI. Proposed Amendment of Central Semiahmoo Peninsula LAP Appendix VII. Half-Acre Residential Lots at Intersection of 137 Street and 27 Avenue

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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: Lori Joyce

H.Y. Engineering Ltd. Address: Suite 200 - 9128 - 152 Street Surrey BC, V3R 4E7 Tel: 604-583-1616

2. Properties involved in the Application

(a) Civic Address: 2650 - 137 Street

(b) Civic Address: 2650 - 137 Street Owner: Lakhbir S Bindra Raghbir S Bindra PID: 007-413-572 Lot 46 Section 21 Township 1 New Westminster District Plan 36817

3. Summary of Actions for City Clerk's Office

(a) File and close By-law No. 17652.

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SUBDIVISION DATA SHEET

Proposed Zoning: RH

Requires Project Data Proposed GROSS SITE AREA Acres 1.03 Hectares 0.41 NUMBER OF LOTS Existing 1 Proposed 2 SIZE OF LOTS Range of lot widths (metres) 24 – 28.8 Range of lot areas (square metres) 1901 – 2282 DENSITY Lots/Hectare & Lots/Acre (Gross) 0.515/0.21 Lots/Hectare & Lots/Acre (Net) 0.515/0.21 SITE COVERAGE (in % of gross site area) Maximum Coverage of Principal &

Accessory Building 25

Estimated Road, Lane & Driveway Coverage 2.5 Total Site Coverage 27.5 PARKLAND Area (square metres) n/a % of Gross Site Required PARKLAND 5% money in lieu NO 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 (Lot Width) YES

City of Surrey PLANNING & DEVELOPMENT REPORT

File: 7911-0220-00

Planning Report Date: April 23, 2012

PROPOSAL:

• Rezoning from RA to RH • Development Variance Permit

in order to allow subdivision into two single family half-acre lots, and to relax the lot width requirement of the RH Zone.

LOCATION: 2650 - 137 Street

OWNERS: Raghbir S Bindra and Lakhbir S Bindra

ZONING: RA

OCP DESIGNATION: Suburban

LAP DESIGNATION: Half-Acre Gross Density

Staff Report to Council File: 7911-0220-00

Planning & Development Report

Page 2

RECOMMENDATION SUMMARY • By-law Introduction and set date for Public Hearing for:

• Rezoning. • Approval for Development Variance Permit to proceed to Public Notification.

DEVIATION FROM PLANS, POLICIES OR REGULATIONS • Proposed variance of lot widths to permit subdivision into two Half-Acre Residential (RH) lots.

RATIONALE OF RECOMMENDATION • Complies with OCP Designation. • Complies with the Central Semiahmoo Peninsula LAP Designation. • A neighbouring site on the west side of 137 Street was recently rezoned to RH-G and subdivided into

two lots. A DVP was granted to relax lot width, resulting in frontages similar to those proposed under the current proposal.

• The applicant has demonstrated good tree retention on the site.

Staff Report to Council File: 7911-0220-00

Planning & Development Report

Page 3

RECOMMENDATION The Planning & Development Department recommends that: 1. a By-law be introduced to rezone the subject site from One Acre Residential Zone (RA ) (By-law

No. 12000) to Half-Acre Residential Zone (RH) (By-law No. 12000) and a date be set for Public Hearing.

2. Council approve Development Variance Permit No. 7911-0220-00 (Appendix VII) varying the

following, to proceed to Public Notification:

(a) to reduce the minimum lot width of the RH Zone from 30 metres (98 ft.) to 28.8 metres (94 ft.) for Lot 1; and

(b) to reduce the minimum lot width of the RH Zone from 30 metres (98 ft.) to 24.0 metres

(79 ft.) for Lot 2.

3. 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) the applicant address the concern that the development will place additional pressure on

existing park facilities to the satisfaction of the General Manager, Parks, Recreation and Culture;

(e) demolition of a portion of the existing dwelling and other structures to the satisfaction of

the Planning and Development Department; (f) completion of upgrades of the existing dwelling proposed for retention on proposed

Lot 1 in accordance with the renovations identified by the Design Consultant and to the satisfaction of the City; and

(g) registration of a Section 219 Restrictive Covenant for protected trees (Tree Tag Nos. 415

and 882). REFERRALS Engineering: The Engineering Department has no objection to the project

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

Staff Report to Council File: 7911-0220-00

Planning & Development Report

Page 4

School District: Projected number of students from this development: 1 Elementary student at Chantrell Creek Elementary School 0 Secondary students at Elgin Park Secondary School The applicant has advised that the dwelling units in this project are expected to be constructed and ready for occupancy by May 2013. (Appendix IV)

Parks, Recreation & Culture:

Parks have some concerns about the pressure this project will place on existing Parks, Recreation and Culture facilities in the neighbourhood. The applicant should meet with staff representatives to discuss an appropriate voluntary park amenity contribution.

SITE CHARACTERISTICS Existing Land Use: Single Family dwelling to be retained. Adjacent Area:

Direction Existing Use OCP/LAP Designation Existing Zone

North:

Single Family dwelling Suburban/ Half-Acre Gross Density

RH

East and South:

Single Family dwelling Suburban/ Half-Acre Gross Density

RA

West (Across 137 Street):

Single Family dwelling Suburban/ Half-Acre Gross Density and Proposed Parks/Open Space

RA

DEVELOPMENT CONSIDERATIONS Background • The subject site is located on the east side of 137 Street in the Semiahmoo Peninsula area. The site is

designated “Suburban” in the Official Community Plan (OCP) and “Half-Acre Gross Density” in the Central Semiahmoo Peninsula Local Area Plan (LAP). The subject site is currently zoned “One Acre Residential” (RA).

• Because lot widths along this section of 137 Street are approximately 50 metres (164 ft.) and lack of

alternate road/lane access, the proposal cannot accommodate the minimum 30 metre lot width requirement of the RH Zone when subdividing into two half-acre lots. The “Half-Acre Gross Density” LAP designation provides such properties with some flexibility with either area requirements or dimensional requirements, depending on the opportunities and constraints on a site.

Staff Report to Council File: 7911-0220-00

Planning & Development Report

Page 5

• Across 137 Street to the southwest, a previous development application to rezone to “Half-Acre Gross Density (RH-G)” and subdivide into two single family lots (7907-0039-00) was approved July 31, 2008. Under the same application, a DVP was approved to relax lot widths to 25.5 metres (84 ft.) and 24.9 metres (82 ft.) in order to create two RH-G lots.

Proposal • The applicant is proposing to rezone the subject property from RA to RH in order to subdivide into

two half acre lots, while retaining the existing dwelling. A DVP is requested to relax the lot width of proposed Lot 1 from 30.0 (98 ft.) to 28.8 metres (95 ft.), and Lot 2 from 30.0 metres (98 ft.) to 24 metres (79 ft.).

• Both proposed lots exceed the minimum requirements of the RH Zone in terms of lot area and depth.

They range in size from 1,901 square metres (20,462 sq. ft.) for Lot 2 to 2,282 square metres (24,563 sq. ft.) for Lot 1 (Appendix II).

• A portion of the two car garage will be removed from the existing dwelling in order to meet the

4.5 metre (15 ft.) side yard setback requirement of the RH Zone (Appendix II).

• Engineering has confirmed that there is no additional road dedication requirement for this application. Proposed Lots 1 and 2 will front onto and take access from 137 Street.

Existing House and Design Guidelines • The dwelling proposed for retention is in good condition. However, the dwelling is a Rancher style

home with no reduction in massing from the main floor to the second floor, and no front entrance visible from the street (Appendix IX). In order to provide an acceptable interface with the rest of the neighbourhood, significant upgrades to the house are required.

• The applicant submitted a plan demonstrating significant upgrades to the articulation of the front of

the house and added a row of hedging to the tree replacement plan to show screening between proposed Lot 2 and the neighbouring property.

• The applicant proposes the following upgrades to the exterior of the existing dwelling:

o Window Trim around all front windows o Decorative shutters on the largest window, to create a focal point o Roof gable above the picture window, to frame the focal point o Decorative posts and trim on and above the carport o Horizontal trim board and frieze board to reduce the appearance of vertical massing

• The proposed upgrades have been reviewed by Staff and deemed reasonable. Completion of the

upgrades will be a condition of final approval for the rezoning.

• The applicant for the subject site has retained Ran Chahal of Apex Design as the Design Consultant. The Design Consultant conducted a character study of the surrounding homes and based on the findings of the study, proposed a set of building design guidelines (Appendix V).

Staff Report to Council File: 7911-0220-00

Planning & Development Report

Page 6

• The proposed new dwelling is neo-heritage in style with balanced massing, consistency in scale and uses design elements to lower the apparent massing at the front.

• The homes will have moderate pitched hip and gable roof lines/elements.

• Exterior cladding materials include cedar siding and cementitious siding (wood grain look), used with brick/cultured brick, stone/cultured stone, cedar wall shingles.

• Roofing materials include shake profile duroid shingles, cedar shakes/shingles and concrete tiles in natural earth and grey tones.

Lot Grading and Trees • In-ground basements are proposed based on the lot grading and tree preservation information that

was provided by the applicant. Basements will be achieved with minimal cut or fill. The information has been reviewed by staff and found to be generally acceptable.

• Glenn Murray prepared the Arborist Report and Tree Preservation/Replacement Plans. They have

been reviewed by the City's Landscape Architect and deemed acceptable. Additional plantings are proposed along the south property line of proposed Lot 2 to provide screening for the neighbour to the south.

• The Arborist Report indicates there are 26 protected trees on the subject site. The report proposes

the removal of 5 trees because they are located within the building envelopes, within the footprint of proposed driveways or underground services. The Report proposes 21 trees be retained; 14 on proposed Lot 1, and 7 on proposed Lot 2. Ten (10) replacement trees will be planted for a total of thirty one (31) trees on site, providing for an average of 15.5 trees per lot.

Tree Species Summary

Tree Species Total No. of Trees Total Retained Total Removed

Cedar 3 2 1

Norway Spruce 6 6 0

Douglas Fir 4 4 0

Scot Pine 1 0 1

Hemlock 1 1 0

Bigleaf Maple 3 2 1

Shore Pine 2 2 0

Willow 2 1 1

Black Pine 1 1 0

Cherry 1 0 1

Excelsa Cedar 1 1 0

Red Alder 1 1 0

Total 26 21 5

Staff Report to Council File: 7911-0220-00

Planning & Development Report

Page 7

• Under Tree Protection By-law (16100), tree replacement is required at specified ratios. Protected trees are to be replaced at a ratio of 2:1, while alder and cottonwood trees are to be replaced at a ratio of 1:1. As no alder or cottonwood trees are proposed to be removed, and five (5) other trees are to be removed, a total of ten (10) replacement trees would be required for this application. The applicant proposes ten (10) replacement trees, resulting in no tree replacement deficit.

PRE-NOTIFICATION Pre-notification letters were sent on November 21, 2011; Staff received several telephone calls and letters from residents about the proposal. • Some neighbours expressed concern about the widths of the proposed lots, which are proposed to be

narrower than the 30 metre minimum. The perception is that the proposed subdivision will introduce lots significantly narrower than 30 metres, create long, narrow lots, and set a precedent for future development that is inconsistent with the suburban character of the neighbourhood.

o (A previous application (No. 7907-0039-00) was completed in 2008 and the resultant lot

widths are 25.51 metres and 24.88 metres. A DVP was approved under application No. 7907-0039-00 to allow for the reduced lot widths. The current proposal complies with the land use designation of the LAP, and with the density, area and depth requirements of the RH Zone. The applicant is seeking a variance to reduce the lot widths similar to the variances approved for the two lots on the west side of 137 Street )

• Several residents commented that recent property sales in the area were one-acre lots purchased

with the intent to demolish existing homes and rebuild larger homes. One neighbour expressed opposition to the application because they recently purchased a lot on 137 Street, tore down the existing dwelling, and are building a larger home on their lot. The emerging character of the neighbourhood consists of larger homes on one-acre lots; preserving the current lot size and building a larger home would be more compatible with the neighbourhood.

o (The subject property is located within the “Half-Acre Gross Density” designation of the Central Semiahmoo LAP. The proposal is in compliance with this designation. Properties in the immediate vicinity are also eligible in principle for this type of subdivision in the LAP. Those located west of the lots along 137 Street and north of the lots along 27 Avenue are designated for “One-Acre” residential (Appendix VIII). This designation will not change as a result of the present application.)

• One resident commented that any new housing should be positioned in the same line as the

current housing along the east side of 137 Street; no pan-handling and no positioning of the house to the back of the subdivided lots.

o (The proposed building envelope and driveway length is consistent with lots along the east

side of 137 Street, and panhandle lots are not proposed.)

• One resident commented that if the proposed development were to proceed, that the existing dwelling should be removed and the lot widths adjusted to 26.4 metres each. In the same letter, it was requested that a landscape buffer and a 2 metre (6 ft.) fence be established along the south property line of proposed Lot 2.

Staff Report to Council File: 7911-0220-00

Planning & Development Report

Page 8

o (The applicant has indicated that demolishing a dwelling in good condition is inefficient and

costly. The proposed building upgrades are improvements which are consistent with the upgrades made to a dwelling retained on a neighbouring site, (Application No. 7907-0036-00); therefore, retention of the existing dwelling is supportable.)

o (The developer proposes to plant Emerald Cedar (Smaradg) hedging of minimum 1.5 metre

(5 ft.) height along a portion of the south property line of proposed Lot 2 in response to the resident’s request for landscape screening, illustrated in Appendix VI. Fencing will be constructed in accordance with the Tree Retention and Replacement Plan, which includes several root protection zones along this property line.)

• One neighbour commented that 2607-2627 137 street (RH-G subdivision under application No.

7907-0039-00) came about because the creek in the back of the site was deemed of a “redeeming value” for the City to acquire parkland, and that there is no redeeming reason to allow subdivision of 2650 137 Street.

o (When a lot is encumbered by a Riparian area, that area is typically dedicated to the City as

Park for preservation purposes. The current proposal is not encumbered by a watercourse and would not be subject to additional land dedication.)

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

• To reduce the minimum lot width of the RH Zone from 30 metres (98 ft.) to 28.8 metres (94 ft.) for Lot 1.

• To reduce the minimum lot width of the RH Zone from 30 metres (98 ft.) to 24.0 metres

(79 ft.) for Lot 2.

Applicant's Reasons:

• At 52.8 metres, the parent lot is too narrow to create two 30 metre wide lots; 28.8 metres is needed for proposed Lot 1 in order to retain the existing dwelling. The 24 remaining metres is proposed for the creation of Lot 2.

Staff Comments:

• The subject property is less than 60 metres wide and two 30 metre wide lots cannot be created; however, the proposed lots are very deep at 79.3 metres, which results in a lot area of 2,283 square metres for proposed Lot 1 and 1,903 square metres for Lot 2. Both lots exceed the minimum 1,858 metre area requirement of the RH Zone.

Staff Report to Council File: 7911-0220-00

Planning & Development Report

Page 9

• The applicant is proposing significant upgrades to the existing dwelling, to help address

concerns raised by neighbours.

• Additionally, the applicant has taken measures to ensure a sensitive interface with the surrounding properties through the Building Scheme and Tree Replacement Plan. For these reasons, the requested variance can be supported.

INFORMATION ATTACHED TO THIS REPORT The following information is attached to this Report: Appendix I. Lot Owners, Action Summary and Project Data Sheets Appendix II. Proposed Subdivision Layout Appendix III. Engineering Summary Appendix IV. School District Comments Appendix V. Building Design Guidelines Summary Appendix VI. Summary of Tree Survey and Tree Preservation, and Tree Replacement Plan Appendix VII. Development Variance Permit No. 7911-0220-00 Appendix VIII. Central Semiahmoo Peninsula Local Area Plan Appendix IX. Sketch of Existing Dwelling Appendix X. Proposed Building Upgrades to Existing Dwelling

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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: Lori Joyce

H.Y. Engineering Ltd. Address: Suite 200 9128 152 St Surrey BC V3R 4E7 Tel: 604-583-1616

2. Properties involved in the Application

(a) Civic Address: 2650 - 137 Street

(b) Civic Address: 2650 - 137 Street Owner: Lakhbir Singh Bindra Raghbir Singh Bindra PID: 007-413-572 Lot 46 Section 21 Township 1 New Westminster District Plan 36817

3. Summary of Actions for City Clerk's Office

(a) Introduce a By-law to rezone the property.

(b) Proceed with Public Notification for Development Variance Permit No. 7911-0220-00 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: RH

Requires Project Data Proposed GROSS SITE AREA Acres 1.03 Hectares 0.41 NUMBER OF LOTS Existing 1 Proposed 2 SIZE OF LOTS Range of lot widths (metres) 24 – 28.8 Range of lot areas (square metres) 1901 – 2282 DENSITY Lots/Hectare & Lots/Acre (Gross) 0.515/0.21 Lots/Hectare & Lots/Acre (Net) 0.515/0.21 SITE COVERAGE (in % of gross site area) Maximum Coverage of Principal &

Accessory Building 25

Estimated Road, Lane & Driveway Coverage 2.5 Total Site Coverage 27.5 PARKLAND Area (square metres) n/a % of Gross Site Required PARKLAND 5% money in lieu NO 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 Lot Width YES

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

FRO!\ll' Development Project Engineer, Engineering Department

[),L\Tt: December 22, 2011

F\ E: Engineering Requirements Location: 2650 137 St.

PROJECT FILE'

REZONE/SUBDIVISION

Property and Right-of Way Requirements • There is no additional road dedication required.

Works and Services • Construct 137 Street to a modified Urban Forest standard; • Construct storm sewer main on 137 Street; • Pay sanitary sewer connection fee.

A Servicing Agreement is required prior to Rezone/Subdivision.

DEVELOPMENT VARIANCE PERMIT

7811-0220-00

MO

There are no engineering requirements relative to issuance of the Development Variance Permit.

Bob Ambardar, P.Eng. Development Project Engineer

HB

NOTE: Detailed Land Development Engineering Review available on file

School Enrolment Projections and Planning Update:The following tables illustrate the enrolment projections (with current/approved ministrycapacity) for the elementary and secondary schools serving the proposed development.

THE IMPACT ON SCHOOLSAPPLICATION #: 11 0220 00

SUMMARY The proposed 2 Single family lots Chantrell Creek Elementaryare estimated to have the following impacton the following schools:

Projected # of students for this development:

Elementary Students: 1Secondary Students: 0

September 2011 Enrolment/School Capacity

Chantrell Creek ElementaryEnrolment (K/1-7): 46 K + 365 Capacity (K/1-7): 20 K + 350

Elgin Park SecondaryEnrolment (8-12): 1258 Elgin Park SecondaryNominal Capacity (8-12): 1200 Functional Capacity*(8-12); 1296

Projected cumulative impact of development in the last 12 months (not including the subject project) in the subject catchment areas:

Elementary Students: 9Secondary Students: 34Total New Students: 43

*Functional Capacity at secondary schools is based on space utilization estimate of 27 students per instructional space. The number of instructional spaces is estimated by dividing nominal facility capacity (Ministry capacity) by 25.

A boundary move from Semiahmoo Trail Elementary to Chantrell Creek and Semiahmoo Secondary to Elgin Park was implemented in 2006. There are no new capital projects proposed at the elementary school and no new capital projects identified for the secondary school. The proposed development will not have an impact on these projections.

PlanningMonday, November 14, 2011

0

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APPENDIX V

BUILDING GUIDELINES SUMMARY Y.1.0

Surrey Project no. : 11 ·0220·00 Property LOQltion: 2650 - 137 Str~et , Surr~y, D.C

Design Consultant : Apex Design Group Inc., (Ran Chahal, RD.AIBC, CRD) # 157· 1:\1 20 ·1 28 Street, ,surrey. BC V3W 11{ I Off: 604·543· 8281 Fax: 604-543· 8248

Th~ draft Building ,sch~me proposed for this Project has been files with the City Clerk. 'Ihe following is a summary of the R~siden tial Character Study ,lIId the Design Guidelines, which highlight the important features and form the basis of the draft Building Scheme.

1. Residential Character

1.1 Genera1 Description of the Existing and/or Emerging Residentia1 Character of the Subject Site:

'Ihe area surrounding the subje(1 site is an old urban nr~a built out in th~ 1960' s - 2ooo·s. Most homes arc simpl e "West Coast Tradi tional" style stmctures with habitable areas of between I ()()(). 3 ()()()s f.

Most of the e:d sting homes have mid·scale massing .::haracteristies wi th 82% of the homes having a one storey fro nt entry.

Roof pi tch vades from economical low pitch (61 12 or lower) to medium pi tch (7·9112) common truss roofs with simple gables and C()mmon hips with Asphalt shingles bei ng most C()mmon.

Wall sUlface matelials are li mited in the most l)al1to one of the following: Cedar (dominant), Stucco and Vin yl Siding wi th Brick for an accent material. Accent trims are evident on most of the existing hom~s.

Landscapi ng is of a modera t~ plnnting standard with 28% of the homes having exposed Aggregate driv~ways.

1.2 Prevailing Features of the Existing and Surrounding Dwellings Significant to the Proposed nuildin g Scheme:

#

None. Since the maj ority of the exis ting homes in the study area are 10-40 years old. a new ch,nacter ,nea will be (Tea t ~d . 'Ilt~ new homes will me~t modern d~velopment stam\ards especiall y wi th respect to overall massi ng and balance in each design and to propol1iolla l massing between individual elements. Trim and detailing standards and construction materia ls standards will meet 2ooo's 1 ~\'e1 s. Continuity of character will be ensured through style and home type restlictions as described below.

Dwelling l 'ylu!:SlLocllti ons: ·'Two·Storey" 82.0%

Dwell ing SrieS/Locations: (FllH)r Are:.t and Volume)

Exterior Treatment IMaterials:

"&.scmcnt EDiry/Ol.lhcdral Entry" ''Rancher (Bungalow)" ';Split Lerels"

0.00% 18.0% 0.00'.'<

Size ra nge: 8.00% under 2000 sq.fi exc!. garage 64.00% 2001 - 2500 sq.ft exc!. garage 28.0% O\'er 2501 sq .ft excJ. g3rage

Ced:rr: 57.0% Stucco: 35.0% Vinyl: 8.0% Brick or stone acoont on 55.0% of al1 homes

Roor Pitch and Materials: Asphalt Shingles: 82.0% Concretc Tilcs: 18.0%

Cedar Shingles: 0.00% Tar & Gnl\'cl: 0.00%

SO.OCW() of all homes have a roof pitch 6:12 or lower.

WindowlDoor Details: 100% of all homes have rccL111gular windows

Strcetscape: A variety of simple ''Two Story", 10-40 year old "We,sl Coast Traditional" homes :m! set 25 to 50 fect from the slreet in a common old url::tan selling typified by coniferolls growth :md malllre shmbs. Roofs on most homcs are simple low pitch conmlon hip or common gable forms with Asphalt Shingles on most of the homes, Most homes are clad in Cedar.

Other Dominant Elements: Kone

2. Proposed Design Guidelines

2.1 Sp<'cific Residential Charader and Design Elements these Guid('lines Attempt to Prl'Sen'e and/ur Create:

Guidelines wi ll not preserve the existing old urban character. Rather. the guidelines will ensure that a deSirable new character ar~a is created in which modestly sized TWO-Storey, Bungalow and Split Level lype home! arc constructcd to 2000's standard. Continuity of chararlt~r will Ix achieved with reslrictions permitting the li se of comp:uible slyles, roof forms and eXlerior construction materials. Landscapes will be constructed to a modern urban standard.

2.2 Proposed Design Solulions:

#

Dwelling TyprsJl..ocalions: Two-Storey, Split l..e ... els and Ranchers (Bungalow).

))welling Srles/Localions: Two-Store)' Of Split Levels 2000 sq.fl. minimulll (Floor Area and Volume) Basement Entry 2000 sq.ft. minimum

Exlerior TreatllJent IMaterials:

Rancher or Bungalow 1400 sq.fL ntinimum (E.,,<c!usive of garage or in-ground basement)

Ko sp..'Cific intcrfal.'C treatmcnt. Howcver, all pemtittl'<l styles includi ng: ·'N~o-Tradit ional". ';Nco-Hcritagc" _

2

Exterior ~'hllcrials ICnluurs:

Roof Pitch:

Ruof Materials/Colours:

Wi ndow/l)oor Dl'Iails:

In-gruund basemen l~:

Landscaping:

Complimu:c Deposit:

"Rural-Helitage" or "West Coast Modern> will be compatible with the existing study area homes

Stucco, Cedar. Vi nyl. Hardiplank, Blick and Stone in "Neutral" and "Natural" colours. "Plimary" and "Warm" colours notlX!rmilled on cladding. Trim colours : Sh .. de variat ion on main colour, complementary. neutral or sulxlued contrast.

Minimum 7:12

Cedar shi ngles, Concrete roof liles in a shake profi le and asphalt shi ngles in a shake profile. Grey or brown only.

Domi nant: Rectangular or Gently arched windows.

Permitted if s('fvicing allows.

Trees as specified on Tree Replacemellt Plan plus min. 40 shrubs (min. 5 gallon pol size)

$ 5,000.00

S ummary prepared mul s ubmitted by:

2 .- dff Ran/Chahal. CRn: Design Consulta nt Apex Dcsigll Group Inc.

#

October 17 2011 Dale

TREE PRESERVATION SUMMARY

Surrey Project No: Project Location: 2650 137th Street, Surrey BC Project Arborist: Glenn Murray for Froggers Creek Tree Consultants Ltd. I.S.A. Certification # PN-0795B NOTE: A detailed assessment of the existing trees, submitted by the Arborist, is on file. The following is a summary of the Tree Assessment Report for quick reference.

1. General assessment of the site and tree resource: The site is a very large lot with the trees scattered throughout the property. There are a total of 44 “Protected Trees” inventoried with 26 of them within the current property boundaries. The trees are in mixed condition, some of the trees have been topped in the past.

2. Summary of Proposed Tree Removal and Replacement: The summary will be available before final adoption.

A Number of Protected Trees Identified 26 B Number of Protected Trees assessed as Hazardous 0 C Number of Protected Trees to be Removed 5 D Number of Protected Trees to be Retained 21 E Number of Replacement Trees Required (C-B) X 2 or (I) X 3 10 F Number of Replacement Trees Proposed 10 G Number of Replacement Trees in Deficit (E-F) 0 H Number of Retained and Replacement Trees on Site (D+F+3) 31 I Number of Lots Proposed in the Project 2 J Average Number of Trees per Lot (H/I) 15.5

3. Tree Protection and Tree Replacement Plans X The Tree Protection Plan is attached.

Dated: March 28, 2012

Glenn Murray – Board Certified Master Arborist I.S.A. Certification # PN-0795B

Certified Tree Risk Assessor #0049 Froggers Creek Tree Consultants Ltd.

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CITY OF SURREY Planning Department 14245 - 56th Avenue Surrey, BC V3X 3A2

Attention: Ms. Natalie Androsoff, Area Planner

Dear Natalie:

RECEIVED .JUL 0 6 201f-%

Our File: 113390 Project: 7911-0220-00

RE: PROPOSED 2 LOT SUBDIVISION LOCATED AT 2650 _137TH STREET, SURREY. Be

Further to a Neighbourhood Meeting held on June 26, 2012, we would like to thank you for attending the meeting with us to observe, and we are pleased to provide you with the following information and comments. With respect to attendance, a total of approximately sixteen (16) area residents attended the meeting . Ten (10) of those neighbourhood residents/households registered on our sign-in sheet and eight (8) comment sheets were filled out. Out of the total number of comment sheets obtained, seven (7) were filled out the night of the meeting, and one (1) was provided to our office after the meeting took place (via fax).

As you are aware, this Neighbourhood Meeting was held at Chantrell Creek Elementary Library, where illustration boards were displayed in a manner that allowed the residents to review the information and ask questions. Over the duration of the meeting the neighbourhood residents inquired about their issues relating to the proposed frontages, and also the proposed rezone.

The main concern raised by a number of the neighbourhood residents was with regards to the future frontage of both proposed lots illustrated on our layout concept. Our current proposal includes a 28.8m width for lot 1, and 24.0m for lot 2. Although we are unable to meet the minimum lot width requirement of 30.0m for the RH zone, we are requesting a DVP to reduce/vary the frontage for both of the proposed lots . The residents advised that they did not support the strips that we are illustrating. It was also mentioned by the residents that the corner lots in the neighbourhood that were subdivided in a previous rezone application were able to achieve the required RH lot width and are also in keeping with the area. The neighbourhood also advised that the narrow lots are not maintaining the existing character of this neighbourhood.

During the meeting we presented an alternate layout which included the lot subdividing straight down the middle providing 26.4m of frontage for each lot. We received the same feedback from the residents who advised that the narrow lots do not belong in this area. We also discussed the possibility of a panhandle concept to create more frontage for one of the lots, and the surrounding property owners were again, not supportive.

The next issue that became evident was the proposed rezone from RA to RH. We mentioned various options and possible solutions for addressing the frontage issue, and the neighbours mentioned a few times that it does not matter what we propose , the residents are not supportive of smaller lots in an area that should remain one acre . We discussed the recent developments in the area that are half acre, in addition to the very recently developed property located across the street from the subject site at #2607/27 - 137th Street. The local residents were very vocal about their lack of support and their efforts to advise Council to not allow

• TEL. 604-583-1616 www.hyengineering.com • FAX. 604-583-1737

- 2 -

existing development to proceed a few years ago. The neighbourhood is still very upset that the subdivision was approved and they do not want that property to set the precedence for the area.

We also discussed the Semiahmoo Local Area Plan for this neighbourhood which designates this area as half acre for the future. The residents are aware that the Area Plan exists but they advised that they were not consulted by the City when this plan was created. As such, the residents would like this area kept as one acre lots. When we mentioned that we would try to rework our layout and come up with something that is more suitable, the surrounding property owners told us to "not bother, [they] only want to see one lot here with one house."

At this time, we are aware of the concerns the local residents have with regards to the current proposal and we do not believe there is any other option for developing this property than what we have shown. The area has already experienced development of RH lots and as such, the residents should be aware that with the local area plan established for this area, our development proposal is in keeping with the neighbourhood. In addition, when Council approved the development of the property across the street and granted a D VP for lot widths, it is only natural that neighbouring properties, with similar lot areas, would be looking to develop in a similar manner. We believe proceeding either with the layout presented at the Public Hearing or with the alternate layout which includes the same frontage for both lots (copy attached), is a suitable request in moving this application forward.

Further to the information provided above, we would now request that this project proceed to Council for Third Reading at the earliest convenience. We look forward to hearing from you, if you have any questions, or if you require further information, please do not hesitate to contact the undersigned.

Sincerely,

H.Y. ENGINEERING LTD.

Lori Joyce, CPT Development Planner

LCJ/rnk Attachments

cc: Mr. Bira Bindra (inc!. attachments) .. \3390.04

Central Semiahmoo Peninsula Local Area Plan - Proposed Amendment Area

The data provided is compiled from various sources and is NOT warranted as to its accuracy or sufficiency by the City of Surrey. This information is provided for information and convenience purposes only. Lot sizes, legal descriptions and encumberances must be confirmed at the Land Title Office. Use and distribution of this map is subject to all copyright and disclaimer notices at cosmos.surrey.ca.

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