REQUEST FOR COUNCIL DECISION REPORTpittmeadows.ca.granicus.com/DocumentViewer.php?... · 11928 Blakely Road from Medium Lot Residential (Ri) to Small Lot Residential (R2), subject

PITT MEADOWS

REPORT REQUEST FOR COUNCIL DECISION

DATE: June 2, 2015 FILE: 3360-20-2015-09

FROM: Development Services

SUBJECT: Rezoning Application for 11928 Blakely Road

RECOMMENDATION: THAT Council:

A. Grant First and Second Reading to Zoning Amendment Bylaw No. 2692, 2015 to rezone11928 Blakely Road from Medium Lot Residential (Ri) to Small Lot Residential (R2), subject tothe following conditions:

Al. Registration of a restrictive covenant on the property requiring the front yard setback forthe entire building to be 5.5m; AND

B. Authorize staff to notify surrounding property owners and schedule a Public Hearing for theJuly 7, 2015 Regular Meeting of Council; OR

C. Other.

CHIEF ADMINISTRATIVE OFFICER COMMENT/RECOMMENDATION:

BACKGROUND

REPORT/DOCUMENT: Attached Available N/A

KEY ISSUES/CONCEPTS:

To advise Council of an application to rezone the property at 11928 Blakely Road from Medium LotResidential (R-1) to Small Lot Residential (R-2) for the purpose of subdivision into two lots.

The subject property is a 712m2 (7663 sqft) mid-block lot mostly surrounded by Medium Lot Residential(R-1) single family lots. Council recently (April 2015) approved a rezoning application from Rl to R2 forthe same developer at the adjacent property to the north at 11940 Blakely Rd. Access to the site is viaBlakely Road which is identified as a collector road in the OCP.

Proposed Development

Each lot is proposed at 356m2 with a width of 1i.86m. No variances are proposed. The proposed lotswould maintain the existing lot orientation and front onto Blakely Road. If approved, the two lots appearto meet the R-2 regulations for subdivision. The buildable area for the proposed lots meets therequirements for setbacks and lot coverage.

Front Setbacks

The minimum front yard setback required in the R-2 Zone is 3.0 m from a front lot line, provided that a5.5 m setback is provided for any portion of the building designed, constructed, or used as a garage orcarport. The majority of the neighbourhood has front setbacks of 7.5 m, consistent with the R-1 zone.Council recently approved a rezoning application for the adjacent property at the corner of Blakely Rdand 119 Ave from Ri to R2 subject to the registration of a restrictive covenant that increased the frontsetback to 5.5m.

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PITT MEADOWS

RELEVANT POLICY:

The City’s Official Community Plan supports infill housing and development in the areas designated aslow-density residential in the urban area, especially in areas adjacent to the Town Centre and withinwalking distance of transit.

Detailed form and character of the dwellings and landscaping will be established through aDevelopment Permit as a requirement of subdivision, in accordance with the guidelines in DevelopmentPermit Area No. 11: lnfill Housing.

STRATEGIC ALIGNMENT: Falls within the Community Development Strategic Focus Area.

DESIRED OUTCOME:

The proposed development includes rezoning the subject property from Medium Lot Residential (Ri) toSmall Lot Residential (R-2) for subdivision into two lots. This application is consistent with the OCPdesignation and policies for increased density in the urban area through infill development. Staffrecommend that Council grant First and Second Reading to the proposed zoning amendment bylaw,included in the attached Administrative Report, and schedule a Public Hearing.

Recommended Conditions of Approval

Staff recommend that the rezoning application be approved, subject to the registration of a restrictivecovenant on the property requiring the front yard setback for the entire building to be 5.5 m, in keepingwith Council’s previous direction.

IMPLICATIONS OF RECOMMENDATION

ORGANIZATIONAL:

• If this rezoning is approved, staff will expect applications for Subdivision, a Development Permit andeventually a Building Permit for both houses.

• No concerns were raised by the interdepartmental referral. Servicing requirements were identifiedand will be addressed as part of the subdivision approval requirements, should the applicationproceed.

FINANCIAL: None identified.

IMPLEMENTATION/COMMUNICATION:

• Coordination of the Notice of Public Hearing advertisement in local newspapers

KATZIE FIRST NATION CONSIDERATIONS: None identified

OTHER: None Identified

Submitted by: K. Zanon, Director of Operations and Development Services

Approved by: K. Grout, CAO

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CITY OFPitt Meadows

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RECOMMENDATION(S):

THAT Council:

ADMINISTRATIVE REPORTFILE NO. 3360-20-2015-07

A. Grant First and Second Reading to Zoning Amendment Bylaw No. 2692, 2015 to rezone11928 Blakely Road from Medium Lot Residential (Ri) to Small Lot Residential (R2), subject tothe following conditions:

Al. Registration of a restrictive covenant on the property requiring the front yard setback forthe entire building to be 5.5m; AND

B. Authorize staff to notify surrounding property owners and schedule a Public Hearing for theJuly 7, 2015 Regular Meeting of Council; OR

C. Other.

1. BACKGROUND:

Applicant:

Owner:

Legal Description:

Civic Address:

Parcel Area:

OCP: Existing:

Proposed:

Zoning Existing:

Proposed:

Adjacent Area

Pardeep Singh Mangat

William and Linda Nicoll

Lot 1 District Lot 283 Group 1 New Westminster District Plan 73238

11928 Blakely Road (Attachment A)

712m2 (0.176 acres)

Residential Low Density (Attachment B)

No change

Medium Lot Residential (R-l) (Attachment C)

Small Lot Residential (R-2)

Direction

North

South

East

West

Existing Use

Single Family Residential

Single Family Residential

Single Family Residential

Single Family Residential

OCP Designation

Residential — Low

Residential — Low

Residential — Low

Residential — Low

TO: CHIEF ADMINISTRATIVE OFFICER

REPORT DATE: June 2, 2015

FROM: Development Services

SUBJECT: Rezoning Application for 11928 Blakely Road

PURPOSE: To obtain Council approval to rezone the property at 11928 Blakely Road fromMedium Lot Residential (R-1) to Small Lot Residential (R-2) for the purpose ofsubdivision into two lots.

Zoning

R-2 and R-i

R-i, CD-C and RD

R-i

R-1

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CITY OFPitt MeadowsThe -ul Place

2. ANALYSIS:

Neighbourhood Context

The subject property is a mid-block lot mostly surrounded by Medium Lot Residential (R-1) singlefamily lots. Council recently (April 2015) approved a rezoning application from the same developerat the adjacent property to the north at 11940 Blakely Rd. There are also smaller ComprehensiveDevelopment (CD-C) single family lots adjacent to the south and some RD (Duplex Residential) lotsfurther to the south.

Access to the site is via Blakely Road which is identified as a collector road in the OCP. The lot faceswest. Please refer to Attachment A for the Neighbourhood Context Map.

Proposed Development

This application is made for the purpose of rezoning the property from Medium Lot Residential (R-1)to Small Lot Residential (R-2) to permit subdivision into two lots. The proposed lots would maintainthe existing lot orientation and front onto Blakely Road.

If approved, the two lots appear to meet the R-2 regulations for subdivision, including the minimumlot area of 350m2 and Jot width of urn. Each lot is proposed at 356m2with a width of 11.86m. Novariances are proposed. A copy of the proposed plan is available in Attachment D.

The buildable area for the proposed lots meets the requirements for setbacks and lot coverage.Under the R-2 regulations, each lot would be permitted one single family dwelling with a maximumgross floor area of 232m2 (2500 ft2) plus garage of up to 46m2 (495 ft2). The maximum permittedheight will be 23”z storeys. Secondary suites are not permitted in the R-2 Zone.

Front Setbacks

The front yard setback required in the R-2 Zone is 3.Om from a front lot line, provided that a 5.5msetback is provided for any portion of the building designed, constructed, or used as a garage orcarport. The majority of the neighbourhood has front setbacks of 7.5m, consistent with the R-1zone.

Council recently approved a rezoning application for the adjacent property at the corner of BlakelyRd and 119 Aye, subject to the registration of a restrictive covenant requiring the entire frontsetback to be increased to 5.5m. The proposed plans included in Attachment D show a buildingfootprint with a front yard setback of 5.5m. Requiring an increase, in the front setback requirementto 5.5m for the entire building at this property would not impact the buildable floor area of thehouse and would be consistent Council’s previous direction for setbacks on this street.

3. RELEVANT POLICY:

The City’s Official Community Plan supports infill housing and development in the areas designatedas low-density residential in the urban area, especially in areas adjacent to the Town Centre andwithin walking distance of transit. This application is consistent with the subject property’sdesignation as Residential — Low Density in the Official Community Plan.

The property is located within Development Permit Area No. 11: Infill Housing which supportsdensification through infill housing development in existing residential neighbourhoods. Detailedform and character of the dwellings and landscaping will be established through a DevelopmentPermit as a requirement of subdivision, in accordance with the guidelines outlined in DevelopmentPermit Area No. 11. This type of Development Permit has been delegated by Council for approval tothe Director of Operations and Development Services or designee.

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CITY OF

Ij’Pitt MeadowsThe ?zd Place

4. STRATEGIC ALIGNMENT:

Falls within the Community Development Strategic Focus Area.

5. OPTIONS! ALTERNATIVES:

This application is consistent with the OCP designation and policies for increased density in theurban area through infill development.

Recommended Conditions.of Approval

Staff recommend that the rezoning application be approved, subject to the registration of arestrictive covenant on the property requiring the front yard setback for the entire building to be5.5m, to reduce the severity of changes to the neighbourhood and streetscape, and in keeping withCouncil’s previous direction.

6. IMPLICATIONS OF RECOMMENDATIONS:

a. Organizational:

If this rezoning is approved, staff will expect applications for Subdivision, a DevelopmentPermit and eventually a Building Permit for both houses.

No concerns were raised by the interdepartmental referral. Servicing requirements wereidentified and will be addressed as part of the subdivision approval requirements, shouldthe application proceed.

b. Financial: None identified.

c. Implementation:

Coordination of the Notice of Public Hearing advertisement in local newspapers

d. Katzie First Nation considerations: None identified

e. Other: None identified

Respectfully Submitted by: J. Zazubek, Development Services Technician

Reviewed by: A. Berry, Manager of Development Services

Attachments:

A. Aerial photo map

B. Neighbourhood OCP Map

C. Neighbourhood Zoning Map

D. Proposed lot layout

E. Site Survey

F. Proposed Zoning Amendment Bylaw No. 2692, 2015

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ATTACHMENT A

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0 30 60 120 180

11928 Blakely Rd Context0

240Meters Map Created: 2015/05/29- 27 -

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Pitt MeadowsThe -zaé’ Place

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119 Ave

ATTACHMENT B

Residential - Low Density

I I Residential - Medium Density

Residential - High Density

Park

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A1TACHMENT D

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_______________

ATTACHMENT E22371 St Anne Avenue, Maple Ridge, BC

Phone: 604—463—2509 Fax: 604—463—4501

Legend:

Ground Elevation

Q Manhole

> Water Valve

—0-- Power Pole

Client:

Pardeep Mamgat

Site Address:

11928 Blakely RoadPitt Meadows, BC

Notes:

All Dimensions Are In Meters

Lot Dimensions Are Based Current Legal Survey

Elevations are Geodetic and basedon GPS observations.

Drawing Title:

TOPOGRAPHIC SUR VEYOVER LOT 1 DISTRICTLOT 283 GROUP 1NWD PLAN 73238

Storm NH Rim— 11.13N (fly 6.49 (4500 Cove,)S mv = &66 (4500 Conc)

)

1 2

2

4

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Storm MN Rim= 12.93N (fly = 10.74 (4500 Conc)S mv 10.46 (4500 Cony)

Date: April 10, 2015

FILE MRI4— 145 TOPO_LOT1

Ccrti6ed correctThis 10th Day Of Apr11. 2015

SCALE 1: 500

25Mike Bernemann, BCLS

a 50 m

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ATTACHMENT F’CITY OF PITT MEADOWS

ZONING AMENDMENT BYLAW NO. 2692, 2015.

A Bylaw to amend a section of Zoning Bylaw No. 2505, 2011.

WHEREAS, it is deemed expedient to amend City of Pitt Meadows Zoning BylawNo. 2505, 2011, as amended; AND

NOW THEREFORE, the Council of the City of Pitt Meadows in open meetingassembled, ENACTS AS FOLLOWS:

1. This Bylaw may be cited as the City of Pitt Meadows ZoninQAmendment Bylaw No. 2692. 2015.

2. That the parcel of land legally described as:

PID: 005-636-078

Lot I District Lot 283 Group I New Westminster District Plan 73238

As shown shaded in the attached Plan which forms part of this bylaw, ishereby rezoned to Small Lot Residential (R-2) Zone.

3. City of Pitt Meadows Zoning Bylaw No. 2505, 2011 as amended andSchedule “A” attached thereto are hereby amended accordingly.

READ a FIRST and SECOND time the

____

day of

_______,

2015.

PUBLIC HEARING held the

____

day of

_______,

2015.

READ a THIRD time the

____

day of

_______,

2015.

ADOPTED the

____

day of

_______,

2015.

Mayor Corporate Officer

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CITY OF PITT MEADOWS 2ZONING AMENDMENT BYLAW NO. 2692, 2015

1 Zoning Amendment Bylaw 2692, 20150 5 10 20 30 Map Created: 2015/06/01

The J/ PIc

Schedule “A”

1198 Ave

>,C)

N119 Ave

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