City of Surrey PLANNING & DEVELOPME NT REPORT File: 7915 ...1).… · (a) Proceed with Public Notification for Development Variance Permit No. 7915-0221-00 and bring the Development

City of Surrey PLANNING & DEVELOPMENT REPORT

File: 7915-0221-00

Planning Report Date: December 14, 2015

PROPOSAL:

• Development Variance Permit to permit architectural projections on an 89 unit townhouse development

LOCATION: 14057 - 60A Avenue and 14058 - 61 Avenue

OWNER: Hayer Builders Group (Summit Townhomes) Ltd

ZONING: CD (By-law No. 17870)

OCP DESIGNATION: Urban

NCP DESIGNATION: Townhouses (25 upa max)

Staff Report to Council File: 7915-0221-00

Planning & Development Report

Page 2 RECOMMENDATION SUMMARY • Approval for Development Variance Permit to proceed to Public Notification. DEVIATION FROM PLANS, POLICIES OR REGULATIONS • The applicant is requesting a variance for the north and south side yard setbacks in order to

accommodate architectural projections. RATIONALE OF RECOMMENDATION • The projecting elements on the second and third floors of the street-front buildings follow the

precedent established in the previously approved Development Permits for the site.

Staff Report to Council File: 7915-0221-00

Planning & Development Report

Page 3 RECOMMENDATION The Planning & Development Department recommends that: 1. Council approve Development Variance Permit No. 7915-0221-00 (Appendix II) varying the

following, to proceed to Public Notification:

(a) to reduce the minimum side yard on flanking street (north) setback of the CD Zone (By-law No. 17870) from 4.0 metres (13 ft.) to 3.3 metres (11 ft.) for projecting elements on the second and third floors.

(b) to reduce the minimum side yard on flanking street (south) setback of the CD

Zone (By-law No. 17870) from 4.0 metres (13 ft.) to 3.3 metres (11 ft.) for projecting elements on the second and third floors.

REFERRALS Engineering: The Engineering Department has no objection to the project. SITE CHARACTERISTICS Existing Land Use: The site has been cleared in preparation for development. Adjacent Area:

Direction Existing Use OCP/NCP Designation Existing Zone

North (Across 61 Avenue):

Combination of residences on one acre large lots and small lots

Urban/Single Family Residential Flex 6 to 14.5 upa/ Creeks and Riparian Setbacks

RA/RF-12

East: Hydro Corridor/City Greenbelt

Urban/ Utility R/W/Greenway/ Single Family Residential Flex 6 to 14.5 upa

RA/RF-9

South: Residences/ Proposed duplex and rowhouse development under Development Application No. 7913-0164-00, at Third Reading.

Urban/ Single Family Residential Flex 6 to 14.5 upa

RA

West (Across 140 Street)

Residential homes Urban/ Single Family Residential Flex 6 to 14.5 upa

RA/RF-12

DEVELOPMENT CONSIDERATIONS

Staff Report to Council File: 7915-0221-00

Planning & Development Report

Page 4 Background • Development Application No. 7915-0221-00 is the third application the City has received on this

site. Two previous Development Permits (7911-0247-00 and 7914-0245-00) have been issued on the site.

• On July 29, 2013, Council reviewed and approved Development Application No. 7911-0247-00. That application re-designated the site in the South Newton NCP from "Single Family Residential Flex 6 to 14.5" to "Townhouse 25 upa max" and rezoned the site from "One-Acre Residential Zone (RA)" to "Comprehensive Development Zone (CD)" to permit the development of 93 townhomes with underground parking. As part of this application, a Development Permit was also issued to regulate the form and character of the townhomes.

• On November 3, 2014 Council approved a second Development Permit for the site (Application No. 7914-0245-00). The new application provided for 93 townhouse units and a relocated and enhanced on-site watercourse/riparian corridor, but featured surface parking stalls throughout the site.

• Both previously approved Development Permits for the site contained architectural projections which were used as a precedent by the applicant in preparing the drawings for the current application. These projections were not identified previously, and Development Variance Permits were not issued.

• The current application proposes a Development Variance Permit (DVP) for reduced setbacks.

• The requested Development Variance Permit is running in conjunction with Development

Application No. 7915-0221-00. At the October 20, 2015 Regular Council- Land Use meeting, Council gave approval for Staff to draft Development Permit No. 7915-0221-00 for 89 townhouse units.

Current Proposal

• The drawings for Development Application No. 7915-0221-00 include architectural projections

which encroach into the required setback. The projections will provide weather protection over unit entries and balconies, and provide visual interest while helping to articulate the façade. A DVP for reduced setbacks to accommodate the proposed projections was not previously considered by Council.

• The projections are clad in smooth cement panel sheets with a metal reveal system, and are

rendered in contrasting colours to the main building siding, to create architectural interest on the public facades.

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

• To reduce the minimum side yard on flanking street (north) setback from 4.0 metres (13 ft.) to 3.3 metres (11 ft.) for projecting elements on the second and third floors; and

Staff Report to Council File: 7915-0221-00

Planning & Development Report

Page 5

• to reduce the minimum side yard on flanking street (south) setback from 4.0 metres (13 ft.) to 3.3 metres (11 ft.) for projecting elements on the second and third floors.

Applicant's Reasons:

• The projecting elements on the second and third floors of the street-front buildings

follow the precedent established in the previously approved Development Permits for the site.

• Architecturally, the projecting elements provide weather protection over unit entries and balconies, and provide visual interest while helping to articulate the façade.

Staff Comments:

• The projecting elements provide architectural interest on street-fronting facades and

promote desirable articulation of these facades. Further, it should be noted that these features are located along City streets and should have no impact on surrounding properties.

• Staff support the proposed variance. 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. Development Variance Permit No. 7915-0221-00

original signed by Ron Hintsche Jean Lamontagne General Manager Planning and Development TH/dk \\file-server1\net-data\csdc\generate\areaprod\save\32103276086.doc KD 12/10/15 9:43 AM

\\file-server1\net-data\csdc\generate\areaprod\save\32103276086.doc KD 12/10/15 9:43 AM

APPENDIX I

Information for City Clerk Legal Description and Owners of all lots that form part of the application: 1. Agent: Name: Colin Hogan

Focus Architecture Inc. Address: 1528 - McCallum Road, Unit 109 Abbotsford, BC V2S 8A3 Tel: 604-853-5222 - Work 604-853-5222 - Fax

2. Properties involved in the Application

(a) Civic Address: 14057 - 60A Avenue/14058 - 61 Avenue

(b) Civic Address: 14057 - 60A Avenue/ 14058 - 61 Avenue Owner: Hayer Builders Group (Summit Townhomes) Ltd PID: 029-207-495 Lot 1 Section 9 Township 2 New Westminster District Plan EPP31623

3. Summary of Actions for City Clerk's Office

(a) Proceed with Public Notification for Development Variance Permit No. 7915-0221-00 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 with the final approval of Development Permit No. 7915-0221-00.

CITY OF SURREY  

(the "City")  

DEVELOPMENT VARIANCE PERMIT  

NO.:  7915‐0221‐00  Issued To:  HAYER BUILDERS GROUP (SUMMIT TOWNHOUSES) LTD.; INC. 

NO. BC0933747  

("the Owner")  Address of Owner:  16317 36A Avenue   Surrey, BC  V3S 0X5    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: 

 Parcel Identifier:  029‐207‐495 

Lot 1 Section 9 Township 2 New Westminster District Plan EPP31623  

14057 ‐ 60A Avenue/14058 ‐ 61 Avenue  

(the "Land")   3.  Surrey Zoning By‐law, 1993, No. 12000, as amended is varied as follows:  

(a) In Section F. Yards and Setbacks, of CD Zone (By‐law No. 17870), the minimum side yard on flanking street (north) setback is reduced from 4.0 metres (13 ft.) to 3.3 metres (11 ft.) for projecting elements on the second and third floors.   

(b) In Section F. Yards and Setbacks, of CD Zone (By‐law No. 17870), the minimum side yard on flanking street (south) setback is reduced from 4.0 metres (13 ft.) to 3.3 metres (11 ft.) for projecting elements on the second and third floors.  

  4.  This development variance permit applies to only that portion of the buildings and 

structures on the Land shown on Schedule A which is attached hereto and forms part of this development variance permit.   

- 2 -

5.  The Land shall be developed strictly in accordance with the terms and conditions and provisions of this development variance permit.   

  6.  This development variance permit shall lapse if the Owner does not substantially start any 

construction with respect to which this development variance permit is issued, within two (2) years after the date this development variance permit is issued. 

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

persons who acquire an interest in the Land.    8.  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\32350857038.doc . 12/10/15 8:36 AM 

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SCALE:SITE PLAN

UNIT DATA AND FLOOR AREA SUMMARY

UNIT TYPE GARAGE LOWER MAIN UPPER UNIT LIVING AREAS SITE TOTALS SITE TOTALS FOR F.A.R.COUNT

A - 3 BED 15 420 sq.ft. 277 sq.ft. 710 sq.ft. 735 sq.ft. 1,722 sq.ft. 159.98 m² 25,830 sq.ft. 2,399.7 m² 21,675 sq.ft. 2,013.7 m²A1 & 2 - 3 BED 9 420 sq.ft. 277 sq.ft. 710 sq.ft. 735 sq.ft. 1,722 sq.ft. 159.98 m² 15,498 sq.ft. 1,439.8 m² 13,005 sq.ft. 1,208.2 m²

B - 3 BED 14 410 sq.ft. 344 sq.ft. 815 sq.ft. 840 sq.ft. 1,999 sq.ft. 185.71 m² 27,986 sq.ft. 2,600.0 m² 27,986 sq.ft. 2,600.0 m²B1 - 3 BED 8 420 sq.ft. 277 sq.ft. 717 sq.ft. 735 sq.ft. 1,729 sq.ft. 160.63 m² 13,832 sq.ft. 1,285.0 m² 13,832 sq.ft. 1,285.0 m²C - 3 BED 15 410 sq.ft. 344 sq.ft. 815 sq.ft. 838 sq.ft. 1,997 sq.ft. 185.53 m² 29,955 sq.ft. 2,782.9 m² 24,795 sq.ft. 2,303.5 m²C1 - 3 BED 7 420 sq.ft. 277 sq.ft. 717 sq.ft. 736 sq.ft. 1,730 sq.ft. 160.72 m² 12,110 sq.ft. 1,125.1 m² 10,171 sq.ft. 944.9 m²D - 3 BED 15 420 sq.ft. 277 sq.ft. 708 sq.ft. 735 sq.ft. 1,720 sq.ft. 159.79 m² 25,800 sq.ft. 2,396.9 m² 25,800 sq.ft. 2,396.9 m²

D1 - 3 BED 6 420 sq.ft. 277 sq.ft. 708 sq.ft. 735 sq.ft. 1,720 sq.ft. 159.79 m² 10,320 sq.ft. 958.8 m² 10,320 sq.ft. 958.8 m²

TOTAL 89 3,340 sq.ft. m² 161,331 sq.ft. 14,988.1 m² 147,584 sq.ft. 13,711.0 m²

FLOOR AREA FOR CALCULATING F.A.R:WHERE LOWER FLOOR LIVING SPACE IS MORE THAN 50% BELOW GRADE THESE FLOOR AREAS ARE DEFINED AS BASEMENTS AND ARE EXCLUDED FROM THE TOTALFLOOR AREA AS PER CITY OF SURREY BYLAW. AREAS SHADED IN TABLE ARE EXCLUDED FROM 'SITE TOTALS FOR F.A.R.'

LOT COVERAGE SUMMARY

BUILDING # OFUNITS LOT COVERAGE

1 6 4467 sq.ft. 414.99 m²

2 6 4464 sq.ft. 414.70 m²

3 6 4464 sq.ft. 414.70 m²

4 6 4464 sq.ft. 414.66 m²

5 6 5170 sq.ft. 480.34 m²

6 5 3344 sq.ft. 310.67 m²

7 5 5117 sq.ft. 475.32 m²

8 6 5117 sq.ft. 475.32 m²

9 6 4763 sq.ft. 442.47 m²

10 6 4709 sq.ft. 437.45 m²

11 6 4729 sq.ft. 439.29 m²

12 4 3225 sq.ft. 299.63 m²

13 2 1485 sq.ft. 137.94 m²

14 2 1485 sq.ft. 137.94 m²

15 2 1485 sq.ft. 137.94 m²

16 3 2227 sq.ft. 206.87 m²

17 3 2246 sq.ft. 208.61 m²

18 2 1485 sq.ft. 137.94 m²

19 3 2246 sq.ft. 208.61 m²

20 2 1485 sq.ft. 137.94 m²

21 2 1485 sq.ft. 137.94 m²

TOTAL 89 69,659 sq.ft. 6,471.28 m²

SETBACKS: REQUIRED: PROPOSED:

WEST (FRONT) 9.0m 10.4mEAST (REAR) 3.0m 3.3mNORTH (SIDE) 4.0m 4.0mSOUTH (SIDE) 4.0m 4.0m

LOT DENSITY: PERMITTED: 93 units (25 u.p.a. / 62 u.p.h.) PROPOSED: 89 units (23.5 u.p.a. / 58.2 u.p.h.)

FLOOR AREA RATIO: PERMITTED: 0.90 PROPOSED: 0.896

(13711.0 m² / 15,303 m² = 0.896)

LOT COVERAGE: PERMITTED: 68% PROPOSED: 42.3%

(6473.4 m² / 15,303 m² = 0.423)

LEGAL DESCRIPTION:LOT 1, SECTION 9, TOWNSHIP 2,NWD PLAN EPP31623

CIVIC ADDRESS:#1- 46, 14057 60A AVE.#47 - 89, 14058 61 AVE & AMENITY

ZONING INFORMATION:ZONE: CD (BYLAW No. 17870)

LOT AREA: 164,724sf / 15,303 m² / 3.78ac / 1.53ha

BUILDING HEIGHT: PERMITTED: 13.0 m PROPOSED: max. 11.74m (BUILDING 8)

AMENITY: OUTDOOR: REQUIRED: 89 UNITS x 3m² per unit = 267 m² PROPOSED: 305 m²

INDOOR: REQUIRED: 89 UNITS x 3m² per unit = 267 m² PROPOSED: 81.8 m² (CASH-IN-LIEU)

PARKING: REQUIRED: RESIDENT: 89 UNITS x 2 CARS/UNIT = 178 CARSVISITOR: 89 UNITS x 0.2 CARS/UNIT = 17.8 CARS

PROPOSED: RESIDENT: 178 CARS IN GARAGES

VISITOR: 19 CARS INCLUDING 2 H/C

FILE NO.

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Suite 109 - 1528 McCallum RoadAbbotsford, British Columbia V2S 8A3t 604.853.5222 f 604.853.5442

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'SUMMIT AT PANORAMAHEIGHTS'

14057 60A AVE & 14058 61 AVESURREY, BC

2015.11.02 ISSUED FOR BP

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CITY OF SURREY FILE NO. :7915-0221-00

SITE PLAN

S I T E R E C O N C I L I A T I O N