Report to SGC January 25
Report to Committee DATE:
January 25, 2016
TO:
Smart Growth Committee
FROM:
Laura Lee Richard, Director of Development Services
SUBJECT:
3608 & 3620 CEDAR DRIVE REZONING APPLICATION RZ000121
EXECUTIVE SUMMARY This report describes an application for rezoning the corner of Cedar Drive and Patricia Avenue to allow for subdivision of two parcels into five single residential lots. There is a context of smaller lots zoned RS2 within the immediate area and the new lots would be accessed from Patricia Avenue. A number of conditions of rezoning are recommended to help ensure a fit between the future homes and the established neighbourhood context. RECOMMENDATIONS 1. That the zoning of 3608 & 3620 Cedar Drive 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 that includes provision for dedication of two 3m x 3m corner cut-offs to the satisfaction of the Approving Officer; b) Demolition of the existing structures; c) Completion of design and submission of fees and securities for off-site works and services including street trees and two on-site trees per lot, in an amount acceptable to the Director of Development Services; and, d) That a s.219 Covenant be registered to ensure that the buildings are not of an identical design and finish. 1. BACKGROUND 1.1. The Proposal: The owner of the two subject lots wishes to subdivide to create five lots and intends to construct a dwelling on each of the new lots. 2. POLICY & REGULATIONS 2.1. OCP Policy: The properties are designated R – Residential. OCP housing policies encourage consideration of rezoning and subdivision to smaller lots within this
January 25, 2016 3608 & 3620 Cedar Drive – Rezoning RZ000121 Page 2
designation 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. 3. COMMENTS AND ANALYSIS 3.1. Site Characteristics and Context: The 2,480 m2 site is located on the north-east corner of Cedar Drive and Patricia Avenue and is developed with two older single family houses, the south parcel is accessed from Patricia Avenue and the north parcel from Cedar Drive. The relatively flat site is located within the flood plain and there are four trees in poor condition on the lots. A gravel lane to the east of the property connects Patricia Avenue to Lincoln Avenue to the north. There are sidewalks adjacent the Cedar Drive frontage but not along the Patricia Avenue frontage. Overhead utility wires run along both street fronts. The area includes a mix of lot sizes within the RS1, RS2 and RD zones. Homes across Patricia Avenue are two stories in height and range in age from an older 1960s duplex to three relatively newer (1990s) single family dwellings. Properties immediately north of the subject property on Cedar Drive are zoned RS1, are one to one and a half stories in height and were built in the 1960s. 3.2 Project Description: The proposal is to rezone and subdivide the two lots into five fronting Patricia Avenue, a local road. Each proposed lot ranges in area from 471m2 to 575m2 and frontages ranging from 10m to 12m. Access to the lots would be from Patricia Avenue or, for the east lot, the lane.
Proposed Subdivision Plan
January 25, 2016 3608 & 3620 Cedar Drive – Rezoning RZ000121 Page 3 3.2. Servicing: The following servicing improvements will be required as conditions of the rezoning and subdivision: curb, gutter and sidewalk on Cedar Drive curb, gutter and sidewalk on Patricia Avenue street lighting and street trees along both frontages construction of the lane from Patricia Avenue to the north property line, and provision for undergrounding the overhead utilities along Patricia Avenue frontage. 3.3. Sustainability: No sustainable components are proposed as conditions of building construction 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. In addition to the street trees, a requirement to plant two trees on each lot, of both deciduous and coniferous varieties, is proposed to help enhance the aesthetics of the site and produce additional shade. 3.4. Discussion: The proposed subdivision and rezoning to allow for smaller lots would meet the increasing demand for ground-oriented housing in the community. The offsite upgrades and additional tree planting would benefit the neighbourhood. The regulations for the RS2 zone are considered to be appropriate for the context of the neighbourhood and intended use of this site and no changes to the regulations are recommended. However, it is recommended that a s.219 covenant be required to avoid the homes being of an identical design of homes being 3.5. Consultation: The applicant submitted a neighbour survey outlining the response from neighbouring property owners to the proposed rezoning. They also consulted with six neighbours immediately adjacent to the property on Cedar Drive and two across Patricia Avenue. The applicant advises that no negative comments were received. A development sign is posted at the corner of Cedar Drive and Patricia Avenue. Planning staff received one phone call from a neighbourhood resident who is opposed to the proposed rezoning due to concerns about increased density and large houses in the neighbourhood. 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.
January 25, 2016 3608 & 3620 Cedar Drive – Rezoning RZ000121 Page 4
_____________________ Laura Lee Richard, MCIP Director of Development Services Attachments: 1. Location Map 2. Sketch showing proposed subdivision
January 25, 2016
TO:
Smart Growth Committee
FROM:
Laura Lee Richard, Director of Development Services
SUBJECT:
3608 & 3620 CEDAR DRIVE REZONING APPLICATION RZ000121
EXECUTIVE SUMMARY This report describes an application for rezoning the corner of Cedar Drive and Patricia Avenue to allow for subdivision of two parcels into five single residential lots. There is a context of smaller lots zoned RS2 within the immediate area and the new lots would be accessed from Patricia Avenue. A number of conditions of rezoning are recommended to help ensure a fit between the future homes and the established neighbourhood context. RECOMMENDATIONS 1. That the zoning of 3608 & 3620 Cedar Drive 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 that includes provision for dedication of two 3m x 3m corner cut-offs to the satisfaction of the Approving Officer; b) Demolition of the existing structures; c) Completion of design and submission of fees and securities for off-site works and services including street trees and two on-site trees per lot, in an amount acceptable to the Director of Development Services; and, d) That a s.219 Covenant be registered to ensure that the buildings are not of an identical design and finish. 1. BACKGROUND 1.1. The Proposal: The owner of the two subject lots wishes to subdivide to create five lots and intends to construct a dwelling on each of the new lots. 2. POLICY & REGULATIONS 2.1. OCP Policy: The properties are designated R – Residential. OCP housing policies encourage consideration of rezoning and subdivision to smaller lots within this
January 25, 2016 3608 & 3620 Cedar Drive – Rezoning RZ000121 Page 2
designation 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. 3. COMMENTS AND ANALYSIS 3.1. Site Characteristics and Context: The 2,480 m2 site is located on the north-east corner of Cedar Drive and Patricia Avenue and is developed with two older single family houses, the south parcel is accessed from Patricia Avenue and the north parcel from Cedar Drive. The relatively flat site is located within the flood plain and there are four trees in poor condition on the lots. A gravel lane to the east of the property connects Patricia Avenue to Lincoln Avenue to the north. There are sidewalks adjacent the Cedar Drive frontage but not along the Patricia Avenue frontage. Overhead utility wires run along both street fronts. The area includes a mix of lot sizes within the RS1, RS2 and RD zones. Homes across Patricia Avenue are two stories in height and range in age from an older 1960s duplex to three relatively newer (1990s) single family dwellings. Properties immediately north of the subject property on Cedar Drive are zoned RS1, are one to one and a half stories in height and were built in the 1960s. 3.2 Project Description: The proposal is to rezone and subdivide the two lots into five fronting Patricia Avenue, a local road. Each proposed lot ranges in area from 471m2 to 575m2 and frontages ranging from 10m to 12m. Access to the lots would be from Patricia Avenue or, for the east lot, the lane.
Proposed Subdivision Plan
January 25, 2016 3608 & 3620 Cedar Drive – Rezoning RZ000121 Page 3 3.2. Servicing: The following servicing improvements will be required as conditions of the rezoning and subdivision: curb, gutter and sidewalk on Cedar Drive curb, gutter and sidewalk on Patricia Avenue street lighting and street trees along both frontages construction of the lane from Patricia Avenue to the north property line, and provision for undergrounding the overhead utilities along Patricia Avenue frontage. 3.3. Sustainability: No sustainable components are proposed as conditions of building construction 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. In addition to the street trees, a requirement to plant two trees on each lot, of both deciduous and coniferous varieties, is proposed to help enhance the aesthetics of the site and produce additional shade. 3.4. Discussion: The proposed subdivision and rezoning to allow for smaller lots would meet the increasing demand for ground-oriented housing in the community. The offsite upgrades and additional tree planting would benefit the neighbourhood. The regulations for the RS2 zone are considered to be appropriate for the context of the neighbourhood and intended use of this site and no changes to the regulations are recommended. However, it is recommended that a s.219 covenant be required to avoid the homes being of an identical design of homes being 3.5. Consultation: The applicant submitted a neighbour survey outlining the response from neighbouring property owners to the proposed rezoning. They also consulted with six neighbours immediately adjacent to the property on Cedar Drive and two across Patricia Avenue. The applicant advises that no negative comments were received. A development sign is posted at the corner of Cedar Drive and Patricia Avenue. Planning staff received one phone call from a neighbourhood resident who is opposed to the proposed rezoning due to concerns about increased density and large houses in the neighbourhood. 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.
January 25, 2016 3608 & 3620 Cedar Drive – Rezoning RZ000121 Page 4
_____________________ Laura Lee Richard, MCIP Director of Development Services Attachments: 1. Location Map 2. Sketch showing proposed subdivision
