Staff Report - Z19-0020: Application to Rezone 595 Hansen Avenue (RM2A & RS4)

PURPOSE

Scott Auringer has applied on behalf of 1115153 BC Ltd. to rezone 595 Hansen Avenue from One- and Two-Family Residential (R2) to Attached Housing (RM2A) Zone and Residential Small Lot 4 (RS4) Zone to allow for the development of seven new townhouses while leaving the existing dwelling in place with a suite on a small lot.

BACKGROUND

PREVIOUS APPLICATIONS

The City has not received any previous planning applications on the subject property.

Table 1: Site Data

SITE AND SURROUNDING AREA

The subject property is generally flat with the exception of a near-vertical rock cliff at the rear of the property, which is approximately 20m (65 ft) in height. This rock face is the area of the property that is located within the Habitat and Biodiversity DP Area, and will remain untouched by the development. The overall surrounding area consists of single family dwellings on lots are that over 550m² in size.

Table 2: Surrounding Land Uses

Figure 1 – Subject Property

COUNCIL POLICY

OFFICIAL COMMUNITY PLAN

The Official Community Plan (OCP) Bylaw No. 1200 designates the subject property as ‘Neighbourhood’, which is defined by the following text:

Neighbourhood

• Predominantly residential precinct that supports a range of low and medium density housing choices including secondary suites
• This area allows for residential and mixed use commercial intensification of streets that connect centres and/or are serviced by transit
• Schools, community facilities and other institutional uses are permitted throughout the area
• Retail serving local residents is encouraged along transportation corridors
• Parks, open spaces and recreational facilities are integrated throughout the area
• This area allows for Neighbourhood Centres to emerge in the form of medium density mixed-use nodes at key intersections.

Figure 2: A Concept for Neighbourhood

DEVELOPMENT PERMIT AREAS

The subject property is partially located within the Habitat and Biodiversity Development Permit Area. The applicant would need to make the appropriate Development Permit application, submit a report from a qualified professional, and implement any recommendations noted in the report prior to the commencement of onsite works within the designated DP Area.

COMMENTS

DEVELOPMENT PROPOSAL

The proposal is to rezone the property into two zones – RM2A and RS4. The RM2A zone would be for the larger portion behind the existing dwelling to allow for the development of 7 townhouses, as illustrated on the attached Appendix A. The RS4 zone would be for the remnant parcel with the existing dwelling. This parcel would end up being less then 550m² and the dwelling would still include a secondary suite, which isn’t permitted in the existing R2 zone.

Given that the proposed townhouse site would be located on a panhandle property, a setback variance has been requested and is described further under the Variance section below. All onsite parking and visitor parking has been provided as per the zoning bylaw.

Table 3: Proposal Data

• variance required

VARIANCES

The applicant wishes to place one of the townhouse units closer to the front lot line of the townhouse lot than specified in the RM2A Zone, which, due to the configuration of the lot as a panhandle, is also the rear lot line of the single family lot. The side elevation of the townhouse unit faces the rear yard of the single family lot.

Table 4: Variance Requests

If Council has no objection to the requested variance, they may wish to authorize the Director of Planning to issue the above noted variance within the Development Permit for Form and Character that is required for this site.

Zoning Comparison

FRONTAGE IMPROVEMENTS

Hansen Avenue

Much of the road improvements already exist to Bylaw 1000 standards, but there may be a need to install a street light, depending on current lighting levels and how far away this development is from the nearest street light. All works completed for this development would need to reinstate any damage that is done to the existing frontage improvements.

Private Strata Road

The applicant will need to construct a private strata road prior to subdivision approval. Improvements for this road would include the following:

• A minimum 6.0m wide common property (access route)
• A fence, which would wrap around the entire townhouse site as per DP guidelines

PARKS AND BOULEVARD

If there is any disturbance to the existing boulevard trees or sod, reinstatement would be required to existing or better condition, to the satisfaction of the Parks Manager. Also, if there is an existing irrigation system in the boulevard it must be protected and remain fully operational throughout construction. The developer must ensure any irrigation system has not been compromised or damaged. A temporary system or bypass may be required.

SEWERS

A sewer main exists within Hansen Avenue along this frontage. The developer will be required to connect the new development to this main through approved civil engineering drawings. Any sewer extensions or modifications within the municipal road right-of-way will be constructed by West Shore Environmental Services at the applicant’s expense.

DRAINAGE AND STORMWATER MANAGEMENT

As a condition of subdivision approval, Bylaw No 1000 allows storm water to be managed through detention or infiltration, depending on what a qualified professional determines for the site. As a condition of rezoning, Council may wish to require the applicant to provide a technical memo prior to public hearing from a qualified professional regarding storm water management, to the satisfaction of the Director of Engineering.

FINANCIAL CONTRIBUTIONS

Council’s Amenity Contribution Policy

The amenity contributions that apply as per Council’s Affordable Housing, Park and Amenity Contribution Policy are summarized in Table 5 below.

Table 5 – Amenity Contributions per Council Policy

Development Cost Charges

Table 6 – Development Cost Charges

OPTIONS

Option 1

That the Planning, Zoning and Affordable Housing Committee recommend that Council:

1. Direct staff to prepare a bylaw to amend the zoning designation of the property located at 595 Hansen Avenue from R2 (One- and Two-Family Residential) to RS4 (Residential Small Lot 4) and RM2A (Attached Housing), subject to the following terms and conditions:

a) That the applicant agrees to provide, as a bonus for increased density, the following contributions per new dwelling unit, prior to issuance of a building permit: i. $3,660 towards the General Amenity Reserve Fund; and ii. $610 towards the Affordable Housing Reserve Fund. b) That the applicant provides, prior to Public Hearing, the following: i. A technical memo from a qualified engineer that verifies storm water can be adequately managed onsite, to the satisfaction of the Director of Engineering. c) That the applicant provides, prior to Bylaw Adoption, a Section 219 covenant, registered in priority of all other charges on title, that agrees to the following: i. That all frontage improvements to Bylaw 1000 standards are provided to the satisfaction of the Director of Engineering; ii. That a storm water management plan be provided and implemented, to the satisfaction of the Director of Engineering; iii. That the applicant provide a construction management plan to the satisfaction of the Director of Engineering. d) Authorize the Director of Planning to issue the following variance in the Form and Character Development Permit for 595 Hansen Avenue: i. That Section 6.31A.06(1) be varied to reduce the minimum front yard setback from the required 5.5m (18 ft) to 3.0m (10 ft);

OR Option 2

1. Take no action at this time with respect to rezoning 595 Hansen Avenue.

Submitted by:

Robert Dykstra, MCIP, RPP
Land Development Planner

Concurrence:

• Matthew Baldwin, MCIP, RPP, Director of Planning
• Adriana Proton, Manager of Legislative Services
• Cory Manton, Manager of Parks and Recreation
• Michelle Mahovlich, P.Eng, P.Geo, Director of Engineering
• Leah Stohmann, MCIP, RPP, Deputy Director of Planning
• Michael Dillabaugh, CPA, CA, Director of Finance
• Braden Hutchins, Director of Corporate Services
• Darren Kiedyk, Chief Administrative Officer

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