Transcript of 5236 6 Avenue (Bukhari and He)
Regular Meeting
File No.:
Bylaw No.:
LU.009004
7942
Rezoning for Two-Lot Subdivision at 5236 6 Avenue (Bukhari and
He)
The following report has been reviewed and endorsed by the City
Manager.
• RECOMMENDATIONS:
E.03
A. THAT first and second readings be given to Zoning Amendment
Bylaw No. 7942.
B. THAT Bylaw No. 7942 be referred to a Public Hearing.
C. THAT the owners satisfy the following requirements as a
condition of final consideration and adoption:
1. Enter into Section 219 Restrictive Covenants to the satisfaction
of the Director of Community Planning & Development for
building design and tree retention and replacement;
2. Provide a tree retention security in the amount of $20,000;
and
3. Provide a tree replacement security in the amount of
$2,000.
D. THAT the Mayor and City Clerk be authorized to sign all
documents pertaining to this development.
• PURPOSE:
The purpose of this report is to present for Council's
consideration Zoning Amendment . Bylaw No. 7942 (Attachment A) to
allow subdivision of the property at 5236 6 Avenue into two single
detached residential lots. A location map and an aerial photo are
provided in Attachment B.
• BACKGROUND:
Site Description and Context: This 1,114 m2 (11 ,991 ft2) site
slopes down gently from southwest to northwest. It contains one
single detached dwelling which would be qemolished. There are seven
trees located on-site as well as three off-site trees located in
proximity to the proposed development. The site is surrounded by
single detached dwellings zoned Single
5236 6 Avenue (Bukhari and He) LU009004
Page 2 of 4
May 11, 2020
Detached Residential 1 (RS1), Single Detached Residential 4 (RS4),
and Single Detached Residential 5 (RS5).
Council Policy: The Official Community Plan designation for this
site is Single Family Residential (SFR). This designation is
intended for single family housing at a maximum density of 18 uph
(7 upa). While the majority of homes will likely be on lots of 550
m2 (5,920 ft2)
or larger, there are provisions for small lots, clustered detached
housing, and duplex homes, especially in new planned areas and
larger infill sites. The proposed subdivision is consistent with
the Single Family Residential (SFR) designation.
DISCUSSION:
Proposal: The owners are proposing to rezone and subdivide the
subject property into two single detached residential lots. Each of
the proposed single detached dwellings would have 278 m2 (2,992
ft2) of above-ground floor area with in-ground basement floor area
of 150 m2 (1 ,615 ft2) for a total floor area of 428 m2 (4,607
ft2). Each of the proposed single detached dwellings would have an
in-ground basement with a 65 m2 (700 ft2)
secondary suite. A project data table is provided in Attachment
C.
Community Consultation: A public notification letter about the
proposal was sent on November 7, 2019 and a public notice sign was
installed on the site on November 20, 2019. To date, emails from
two households expressing opposition to the proposed rezoning and
subdivision have been received. Both expressed concerns related to
the proposed development's impact on privacy within the rear yard
area. ·
To assist in mitigating privacy concerns and provide sufficient
screening within the rear yard area, the owners have proposed the
installation of four trees, two within each of the rear yards,
which would be secured in a tree retention and replacement
covenant.
Rezoning: The owners wish to rezone the subject property from
Single Detached Residential 1 (RS1) to Single Detached Residential
6 (RS6) to permit subdivision into two single detached residential
lots. A site plan and subdivision plan are provided in Attachment
D. The proposed lots would each be 15.2 m (50 ft) wide with an
average lot depth of 36.6 m (120 ft) and a lot area of 557 m2
(5,995 ft2). As such, secondary suites would be permitted since the
lot widths are greater than 15 m (49 ft).
Attachment E provides a map showing existing lot widths and areas
within the surrounding area. The lot areas range from 549 m2 (5,909
ft2) to 2,663 m2 (28,664 ft2) and lot widths range from 10.9 m (36
ft) to 40.8 m (134 ft) . The proposed lots would be generally
smaller than those in the immediate surrounding area; however,
there are some similar sized lots on Spetifore Crescent to the east
which have lot widths ranging from 14.5 m (48 ft) to 19.1 m (63 ft)
and lot areas ranging from 550 m2 (5,920 ft2) to 649 m2 (6.986 ft2)
.
5236 6 Avenue (Bukhari and He) LU009004
House Design:
May 11, 2020
The immediate neighbourhood is made up of a mix of older one-storey
and two-storey homes. The style of homes surrounding the subject
property include split-level mid-century, modern, and traditional.
The exteriors of those homes consist of a variety of materials
including stucco and wood finishing . The owners have submitted
house designs which feature steeply pitched roofs with gables,
well-articulated fa9ades, wood and cultured stoned siding, paneled
double-garages and entry doors, and a mix of window styles.
Materials would include hardie board, stucco, cedar siding, and
cultured stone. Sample house designs are provided in Attachment F.
The owners would be reqL.:ired to enter into a restrictive covenant
for building design.
Secondary Suites: As functional and unobstructed secondary suite
parking spaces have been demonstrated on the site plan (Attachment
D) and the proposed lots have a lot width of 15.2 m (50 ft), a
secondary suite would be permitted on each of the lots under the
proposed Single Detached Residential 6 (RS6) Zone. A map showing
registered secondary suites in the area is provided in Attachment
G.
Tree Retention, Removal, Replacement and Landscaping: There are
seven trees on the subject property, five of which are proposed to
be retained and protected under a tree retention security deposit
of $12,500. Over the course of the application's review, the owners
explored a number of design approaches to retain the five mature
trees located within the front setback of the subject property and
the mature tree located within the adjacent property to the west.
To ensure retention of these mature trees, the proposed homes we~e
moved back towards the minimum rear yard setback.
Two trees are proposed to be removed to accommodate the
construction of the driveway located on proposed Lot B. For the
four replacement trees required , the owners are proposing to plant
four replacement trees under a tree replacement security deposit of
$2,000. There are three off-site trees in the east and west
adjacent properties which are to be retained and protected under a
tree retention security deposit of $7,500. The tree retention,
removal and replacement plan is provided in Attachment H. Photos of
the trees to be retained and/or removed are included in Attachment
I. The owners would be required to enter into a restrictive
covenant for tree retention and replacement.
COVID-19 Implications: On May 1, 2020 the Minister of Public Safety
and Solicitor General announced the repeal and replacement of Local
Government Meetings and Bylaw Process Ministerial Order No. M083
with Local Government Meetings and Bylaw Process (COVID-19)
Ministerial Order No. M139 which now authorizes local governments
to conduct Publ ic Hearings by electronic or other communication
facilities during the Provincial State of Emergency. Local
governments may now hold Public Hearings while meeting the safe
physical distancing orders set by the Provincial Health Officer.
The public will be permitted to phone or video conference in order
to participate in a Public Hearing. This new procedure applies
despite the requirements of the Local Government Act, Council
Procedure Bylaw and Public Hearing Protocol and the Development
Applications Procedure Bylaw.
5236 6 Avenue (Bukhari and He) LU009004
Page 4 of 4
May 11 , 2020
In order to encourage public participation in the Public Hearing
process while giving the public the option to participate via
electronic means at their discretion without attending a meeting in
person, staff are currently developing a protocol for a Public
Hearing that would allow for residents to provide comments from
their homes. It is recommended that this application be referred to
a Public Hearing. A Public Hearing would be advertised for June 23,
2020 as currently scheduled.
Implications: Financial Implications - The proposal to subdivide
from one to two lots and construct two new single detached
dwellings would generate an estimated additional $3,200 in annual
property tax revenue for Delta.
Interdepartmental Implications - The owners would be required to
comply with the regulations as set out in the "Delta Subdivision
and Development Standards Bylaw No. 7162, 2015" and enter into a
development agreement.
• CONCLUSION:
The owners have applied to rezone the subject property from Single
Detached . Residential 1 (RS1) to Single Detached Residential 6
(RS6) to permit subdivision into two single detached residential
lots and construction of a new single detached dwelling with a
secondary suite on each lot.
It is recommended that Bylaw No. 7942 be given first and second
readings and that Bylaw No. 7942 be referred to a Public
Hearing.
James Klukas Acting Director of Community Planning &
Development
Department submission prepared by: Daniel Feeney, Planner
DF/rl/ph
• ATTACHMENTS:
A. Bylaw No. 7942 B. Location Map and Aerial Photo C. Project Data
Table D. Site Plan and Subdivision Plan E. Lot Width and Area Map
F. Sample House Designs G. Map of Existing Secondary Suites within
Notification Area H. Tree Retention , Removal and Replacement Plan
I. Tree Photos
G :'urre•11 [1evelopment LU FILES1:..U0091LU00900.i Counc I lsr
& 2nd Read rg do:::x Ti'ursday Mav 1.1 'J.-.. 0 4 4'' AM
CITY OF DELTA
BYLAW NO. 7942
A Bylaw to amend the "Delta Zoning Bylaw No. 7600, 2017"
Attachment A Page 1 of 2
The Council of the City of Delta in open meeting assembled, ENACTS
AS FOLLOWS:
1. This bylaw may be cited for all purposes as "Delta Zoning Bylaw
No. 7600, 2017 Amendment (Bukhari and He - LU009004) Bylaw No.7942,
2020".
2. "Delta Zoning Bylaw No. 7600, 2017", as amended, is hereby
further amended by rezoning the lands outlined in bold and marked
"Subject Property" on the map attached hereto as Schedule "A" to
"Single Detached Residential 6 (RS6)" and by amending the Zoning
Maps in Section 22.1 accordingly.
READ A FIRST time the
READ A SECOND time the
PUBLIC HEARING held the
day of
day of
day of
day of
George V. Harvie Mayor
Robyn Anderson City Clerk
CAMBRIDGE CRT
ti lil
"Delta Zoning Bylaw No. 7600, 2017 Amendment (Bukhari and He -
LU009004) Bylaw No. 7942, 2020"
Legal: P.I.D. 003-901-220
SPETIFORE CRES
Lot 15 Section 3 Township 5 New Westminster District Plan
41484
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Project Data for 5236 6 Avenue (LU009004)
Owners Syed Afaq Hussain Bukhari and Shuai He Applicant Gurpreet
Saini Application Date October 24, 2019
Existing Proposed Regional Growth Strategy General Urban No change
Designation OCP Designation: Schedule A One and Two Unit
Residential No change
(R)
Schedule D.1 (Tsawwassen Single Family Residential No change Area
Plan) (SFR) Maximum Allowable Density 18 uph (7 upa) No change
Density 9 uph (4 upa) 17.9 uph (7 upa) Zoning Single Detached
Residential 1 Single Detached Residential 6
(RS1) (RS6) No. of Lots 1 2 Lot Area 1,114m2 (11 ,991 ft2) Lots 1
and 2:
557 m2 (5,995 ft2)
Lot Width 30.4 m (100 ft) 15.2 m (50 ft) Average Lot Depth 36.6 m
(120 ft) No change
Permitted under RS1 Zone Proposed under RS6 Zone Maximum Floor Area
Single Detached Dwelling: Lots 1 and 2:
427.2 m2 (4,598 ft2) 278 m2 (2,992 ft2)
*plus additional in-ground In-Ground Basement: basement floor area,
subject to 150 m2 (1 ,615 ft2)
zoning regulations at time of buildinq permit Total: 428 m2 (4,607
ft2)
Secondary Suite Yes Yes: 65 m2 (700 ft2)
Maximum No. of Storeys 2.5 2.5 Maximum Building Height to: Roof
Ridge 9.5 m (31 ft) 9.5 m (31 ft) Mid-Roof 8 m (26 ft) 8 m (26 ft)
Maximum Lot Coverage 45% 40% Maximum Impermeable Area 60% 60%
Off-Street Parking: Single Detached Dwelling 2 spaces (50%
enclosed) 2 spaces (100% enclosed) Secondary Suite 1 space 1
space
Tree Retention, Removal and Replacement Total Trees: 10 7 on-site
and 3 off-site
Trees to be Removed: 2 2 on-site and O off-site
Trees to be Retained: 8 5 on-site and 3 off-site Street Trees One
tree for every 9 m (30 ft) of street abutting the property
Required
Tree replacement security
Tree retention security
Required $1 ,560 cash-in-lieu for 3 street trees ($520 per tree to
cover costs for purchase, installation and establishment of
trees)
Proposed
4 replacement trees
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I I I I I I I I I I I I
Attachment D Page 2 of 2
Subject Property
1836 m2i
11442 m'I
; 29.9
18.3 18.0
; 1~1 ; 1 ; ; 19.9 ! 19.9 I 19.9 I 24.4 25.6
6AVE 22.3 22.3 22.9 22.9 22.9
...... (f) CV) U')
~ ~ ~ @ ~ ~ I§ ~ i ~ i ~ i I i ~ 16.16 17.40 17.80 18.00 17.40
19.10 17.40 17.97
SPETIFORE CRES 15.6 17.0 16.8 17.6 16.8 18.2
; ; ; ~ ; ; 1649 m2I ~ ~
1618 m2I ~
; ; ; ; ; ; ; 1612 m'i
18.9 17.0 18.0 16.8 18.8 17.0 17.9 19.6
20.1 I 20.1 l 20.1 -1 20.1 I 20.1 I 20.1 I 20.1 I 20.1
w ex: 0 LL ...... w 0.... (f)
21.8
; ; ; ; ...... I . I 15.2 : 15.2
12030 m' i I (/) 1836 m'i 11836 m'I 1~~ :~~ N 3 ~ 13i
U') I
; ; ~ ~ ~ ~ ; ~ ~ ; ; I ; ~ ; ~ ~ ; ~ ~ ; ; ~ ; ; ; ; ~ ;
21.5 20.2 20.2 20.2 20.2 20.2 20.2 21.0 26.2 21.3 I 20.1 I 20.1 I
20.1 I 20.1 I 20.1 I 20 1 I 20.1 I 20. 1
5BAVE 5BAVE
ex: I"' w ; ; ; ; O ~ l809m2I
...... I (9 :::>
---' m G:\Current Development\LU
FILES\LU009\LU009004\Drawlngs\LU009004_Lot widlh.dwg, 5/11/2020
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Attachment F Page 1 of 2
10
..
11
'< (J) C ;:::.: Cl) Cf)
0;:?. :: G)
Replacement Trees
RT2 Hootka cypress 3m
RT4 Nootka cypress 3m
RTI I
'-------------------- '
--=------- ARllORlST 10 SUP"1;RV!S6 fXO\VATlONS Of eon, LOTS
Arborist Report for 5236 6th Avenue, Delta
Woodridge Tree Consulting Arborists Ltd.
CJ\ -4 :t )I, < m 2 C: m
Tree Plan for subdivision at 5236 6th Avenu~
Delta, 8 .C.
Date: J u ly 25; 2019 Updated: April 10, 2020
Tree Inventory
473 Western redcedar 102 6.12
474 Westem redcedar 4 9 2.94
475 Douglas- fir 113 6.78
476 West.cm rcdcedar 4 2 2.52
477 Western 1edceda1 39 2.34
478 Western redcedar 153 9.18 -- 479 Pacific dogwood 58 3.48
osl Pacffic dogwood 28 l.68
os2 Western redcedar 95 S .70
OSJ HOiiy 51 3.06
-~-r_iP.!i_i:t~ '. x = remove t ree
I I I I I I I I I 101 1 :200 lOm
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Images
1~~ 1· t 'V I V !f ,....
Trees proposed to be retained Arborist Report for 5236 6th Avenue,
Delta
Woodridge Tree Consulting Arborists Ltd.
Trees proposed to be retained
N- Page 7
Tree proposed to be retained
Arborist Report for 5236 6th Avenue, Delta Woodridge Tree
Consulting Arborists Ltd.
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