Report to Committee - 1678 Manning.pdf
Report to Committee DATE:
May 19, 2016
TO:
Smart Growth Committee
FROM:
Laura Lee Richard, Director of Development Services
SUBJECT:
1678 MANNING AVENUE REZONING APPLICATION RZ000124
EXECUTIVE SUMMARY This report provides for consideration of an application to rezone a relatively large lot located at 1678 Manning Avenue to facilitate a proposed 2-lot subdivision. Conditions of rezoning are recommended to help ensure a fit between the future homes and the established neighbourhood. RECOMMENDATIONS 1. That the zoning of 1678 Manning Avenue be amended from RS1 (Residential Single Dwelling 1) to RS2 (Residential Single Dwelling 2). 2. That the following conditions be met prior to adoption of the amending bylaw: a) Submission of a subdivision plan to the satisfaction of the Approving Officer; b) Completion of design and submission of fees and securities for off-site works and services including street trees and the extension of the required off-site works west to Wellington Street for both Manning Avenue and the lane, in an amount acceptable to the Director of Development Services; c) Installation of protective barriers for trees to be retained prior to demolition; d) Submission of a $10,000 security for the five trees to be retained to be held until completion of construction of the new dwellings; and, e) Demolition of existing structures. 3. That a s.219 Covenant be registered to restrict vehicular access to the lane, ensure that the buildings are not of an identical design and require on-site parking for the principal dwellings in a detached garage and one parking space for each secondary suite.
May 19, 2016 1678 Manning Avenue – Rezoning RZ000124 Page 2 1. BACKGROUND 1.1. The Proposal: The owner of the subject property wishes to subdivide to create two lots and intends to construct a dwelling and detached garage on each of the new parcels. The owner proposes to include a secondary suite in both houses. 2. POLICY & REGULATIONS 2.1. OCP Policy: The land use designation of the site is R – Residential. Housing policies encourage consideration of rezoning and subdivision of larger lots within this designation to smaller lots where there is an established context of smaller lots within the immediate area. 2.2. Zoning Bylaw: The current zoning is RS1 – Residential Single Dwelling 1; the proposed zoning is RS2 – Residential Single Dwelling 2. 2.3. Subdivision Servicing Bylaw: The Bylaw requires provision of offsite improvements as a condition of subdivision including reconstruction of Manning Avenue with curb and gutter, a sidewalk and street lighting along the property frontage and construction of the lane. 3. COMMENTS AND ANALYSIS 3.1. Site Characteristics and Context: The lot contains an older single family house and is located on the south side of Manning Avenue near Wellington Street. Manning Avenue is classified as a local street. Utilities are above ground and located on the opposite side of Manning Avenue. There are currently seven mature trees located within the site. The property is not located in the floodplain. There is a context of smaller lots, including two lots zoned RS2 at the east end of the block and a number of lots across the street have smaller frontages than the minimum required by the RS1 zone. The parcel immediately to the west of the subject lot is zoned RD – Duplex and is developed with an older building.
RD
RS2 RD
RS1
May 19, 2016 1678 Manning Avenue – Rezoning RZ000124 Page 3 3.2. Project Description: The proposal to rezone and subdivide would result in two lots, each with an area of approximately 488m2 and frontage of 13m. As there is a back lane, vehicular access can be restricted to the lane. The applicant has indicated that the houses will be built in accordance with the regulations of the Zoning Bylaw and include a secondary suite. 3.3. Servicing: Off-site upgrades proposed to be required through the subdivision and rezoning processes include: - Reconstruction of the road to the centre line plus a metre plus curb, gutter, and sidewalk along property frontage on Manning Avenue. It is proposed that these improvements be extended to Wellington Street as a condition of rezoning. - Lane also to be constructed from Wellington Street to the east property line to paved standards including storm drainage. 3.4. Trees & Sustainability: Five large coniferous trees are proposed to be retained in the front yard; however, the two large cedar trees in the backyard will be removed because they fall within the building envelope. The arborist’s report submitted by the applicant supports retention of the trees and staff are of the opinion that they enhance the streetscape and represent a substantive public benefit. It is recommended that a $5000 security per tree and protection barriers be installed prior to demolition of the house in order to ensure the trees are protected. No sustainable components are proposed as conditions of rezoning as the recent updates to the BC Building Code are considered to provide a sufficient level of energy efficiency to comply with the City’s environmental objectives. 3.5. Consultation: The applicant advises that he contacted 27 neighbouring residents along Manning Avenue, Wellington Street and Coquitlam Avenue. Additionally, a development sign is posted fronting Manning Avenue. Concern about disturbance from noise and light from vehicle traffic in the rear lane was raised from the neighbouring duplex property owner with respect to the location of the driveway. The neighbour indicated a preference to have vehicular access off Manning Avenue rather than the lane. 3.6. Discussion: The proposed subdivision and rezoning for smaller lots would meet the increasing demand for ground-oriented housing in the community and be consistent with the housing policies of the Official Community Plan. Additionally, the off-site improvements would benefit the neighbourhood with sidewalk connections and lane construction. The rezoning and regulations for development in the RS2 zone are considered to be appropriate given the context of this lot size in the neighbourhood and the intended use. While no changes are recommended to bylaw regulations, a restrictive covenant is recommended to be put in place prior to rezoning to ensure houses are not identical in design and that access to the lots will be from the lane. Many adjacent lots are large enough to be eligible for rezoning and subdivision to the RS2 zone in
May 19, 2016 1678 Manning Avenue – Rezoning RZ000124 Page 4
the future and it is expected that similar conditions would be applied. The recommendation that the applicant be required to include a detached garage as part of the development is intended to address concerns raised by the neighbouring property owner related to the lane access. 4. OPTIONS The Smart Growth Committee may: 1. Recommend proceeding to Council to provide for consideration of the rezoning application (recommended); 2. Request additional information or amendments to the application to address specified issues; 3. Recommend rejection of the application. The applicant may then request the application be forwarded to Council for consideration.
_____________________ Laura Lee Richard, MCIP Director of Development Services Attachments: 1. Location Map 2. Sketch showing proposed subdivision
May 19, 2016
TO:
Smart Growth Committee
FROM:
Laura Lee Richard, Director of Development Services
SUBJECT:
1678 MANNING AVENUE REZONING APPLICATION RZ000124
EXECUTIVE SUMMARY This report provides for consideration of an application to rezone a relatively large lot located at 1678 Manning Avenue to facilitate a proposed 2-lot subdivision. Conditions of rezoning are recommended to help ensure a fit between the future homes and the established neighbourhood. RECOMMENDATIONS 1. That the zoning of 1678 Manning Avenue be amended from RS1 (Residential Single Dwelling 1) to RS2 (Residential Single Dwelling 2). 2. That the following conditions be met prior to adoption of the amending bylaw: a) Submission of a subdivision plan to the satisfaction of the Approving Officer; b) Completion of design and submission of fees and securities for off-site works and services including street trees and the extension of the required off-site works west to Wellington Street for both Manning Avenue and the lane, in an amount acceptable to the Director of Development Services; c) Installation of protective barriers for trees to be retained prior to demolition; d) Submission of a $10,000 security for the five trees to be retained to be held until completion of construction of the new dwellings; and, e) Demolition of existing structures. 3. That a s.219 Covenant be registered to restrict vehicular access to the lane, ensure that the buildings are not of an identical design and require on-site parking for the principal dwellings in a detached garage and one parking space for each secondary suite.
May 19, 2016 1678 Manning Avenue – Rezoning RZ000124 Page 2 1. BACKGROUND 1.1. The Proposal: The owner of the subject property wishes to subdivide to create two lots and intends to construct a dwelling and detached garage on each of the new parcels. The owner proposes to include a secondary suite in both houses. 2. POLICY & REGULATIONS 2.1. OCP Policy: The land use designation of the site is R – Residential. Housing policies encourage consideration of rezoning and subdivision of larger lots within this designation to smaller lots where there is an established context of smaller lots within the immediate area. 2.2. Zoning Bylaw: The current zoning is RS1 – Residential Single Dwelling 1; the proposed zoning is RS2 – Residential Single Dwelling 2. 2.3. Subdivision Servicing Bylaw: The Bylaw requires provision of offsite improvements as a condition of subdivision including reconstruction of Manning Avenue with curb and gutter, a sidewalk and street lighting along the property frontage and construction of the lane. 3. COMMENTS AND ANALYSIS 3.1. Site Characteristics and Context: The lot contains an older single family house and is located on the south side of Manning Avenue near Wellington Street. Manning Avenue is classified as a local street. Utilities are above ground and located on the opposite side of Manning Avenue. There are currently seven mature trees located within the site. The property is not located in the floodplain. There is a context of smaller lots, including two lots zoned RS2 at the east end of the block and a number of lots across the street have smaller frontages than the minimum required by the RS1 zone. The parcel immediately to the west of the subject lot is zoned RD – Duplex and is developed with an older building.
RD
RS2 RD
RS1
May 19, 2016 1678 Manning Avenue – Rezoning RZ000124 Page 3 3.2. Project Description: The proposal to rezone and subdivide would result in two lots, each with an area of approximately 488m2 and frontage of 13m. As there is a back lane, vehicular access can be restricted to the lane. The applicant has indicated that the houses will be built in accordance with the regulations of the Zoning Bylaw and include a secondary suite. 3.3. Servicing: Off-site upgrades proposed to be required through the subdivision and rezoning processes include: - Reconstruction of the road to the centre line plus a metre plus curb, gutter, and sidewalk along property frontage on Manning Avenue. It is proposed that these improvements be extended to Wellington Street as a condition of rezoning. - Lane also to be constructed from Wellington Street to the east property line to paved standards including storm drainage. 3.4. Trees & Sustainability: Five large coniferous trees are proposed to be retained in the front yard; however, the two large cedar trees in the backyard will be removed because they fall within the building envelope. The arborist’s report submitted by the applicant supports retention of the trees and staff are of the opinion that they enhance the streetscape and represent a substantive public benefit. It is recommended that a $5000 security per tree and protection barriers be installed prior to demolition of the house in order to ensure the trees are protected. No sustainable components are proposed as conditions of rezoning as the recent updates to the BC Building Code are considered to provide a sufficient level of energy efficiency to comply with the City’s environmental objectives. 3.5. Consultation: The applicant advises that he contacted 27 neighbouring residents along Manning Avenue, Wellington Street and Coquitlam Avenue. Additionally, a development sign is posted fronting Manning Avenue. Concern about disturbance from noise and light from vehicle traffic in the rear lane was raised from the neighbouring duplex property owner with respect to the location of the driveway. The neighbour indicated a preference to have vehicular access off Manning Avenue rather than the lane. 3.6. Discussion: The proposed subdivision and rezoning for smaller lots would meet the increasing demand for ground-oriented housing in the community and be consistent with the housing policies of the Official Community Plan. Additionally, the off-site improvements would benefit the neighbourhood with sidewalk connections and lane construction. The rezoning and regulations for development in the RS2 zone are considered to be appropriate given the context of this lot size in the neighbourhood and the intended use. While no changes are recommended to bylaw regulations, a restrictive covenant is recommended to be put in place prior to rezoning to ensure houses are not identical in design and that access to the lots will be from the lane. Many adjacent lots are large enough to be eligible for rezoning and subdivision to the RS2 zone in
May 19, 2016 1678 Manning Avenue – Rezoning RZ000124 Page 4
the future and it is expected that similar conditions would be applied. The recommendation that the applicant be required to include a detached garage as part of the development is intended to address concerns raised by the neighbouring property owner related to the lane access. 4. OPTIONS The Smart Growth Committee may: 1. Recommend proceeding to Council to provide for consideration of the rezoning application (recommended); 2. Request additional information or amendments to the application to address specified issues; 3. Recommend rejection of the application. The applicant may then request the application be forwarded to Council for consideration.
_____________________ Laura Lee Richard, MCIP Director of Development Services Attachments: 1. Location Map 2. Sketch showing proposed subdivision
