city of surrey planning & developme nt report file: 7913 … · 2014-07-11 · city of surrey...

City of Surrey PLANNING & DEVELOPMENT REPORT

File: 7913-0238-00

Planning Report Date: March 31, 2014

PROPOSAL:

• OCP Amendment from Urban to Multiple Residential

• Rezoning from RF to RM-30 • Development Permit • Development Variance Permit

in order to permit the development of 19 townhouse units.

LOCATION: 8679 - 158 Street

OWNER: Janda Group Holdings Inc.

ZONING: RF

OCP DESIGNATION: Urban

TCP DESIGNATION: Medium Density Townhouses

Staff Report to Council File: 7913-0238-00

Planning & Development Report

RECOMMENDATION SUMMARY • By-law Introduction and set date for Public Hearing for:

o OCP Amendment; and o Rezoning.

• Approval t0 eliminate indoor amenity space. • Approval to draft Development Permit. • Approval for Development Variance Permit to proceed to Public Notification. DEVIATION FROM PLANS, POLICIES OR REGULATIONS • Seeking to reduce the front, rear, and side yard setbacks and to vary the enclosed parking

requirement of the RM-30 Zone to allow one unenclosed tandem parking space for each unit with a tandem parking arrangement.

RATIONALE OF RECOMMENDATION • The proposed land use, density and building form comply with the Fleetwood Town Centre

Plan.

• The proposed setbacks create a more urban, pedestrian streetscape, in compliance with the Fleetwood Town Centre Plan.

• The proposed parking configuration enables a habitable room on the ground floor, facing the

street and pedestrian areas.



RECOMMENDATION The Planning & Development Department recommends that: 1. a By-law be introduced to amend the OCP by redesignating the subject site from Urban to

Multiple Residential and a date for Public Hearing be set. 2. Council determine the opportunities for consultation with persons, organizations and

authorities that are considered to be affected by the proposed amendment to the Official Community Plan, as described in the Report, to be appropriate to meet the requirement of Section 879 of the Local Government Act.

3. a By-law be introduced to rezone the subject site from "Single Family Residential Zone

(RF)" (By-law No. 12000) to "Multiple Residential 30 Zone (RM-30)" (By-law No. 12000) and a date be set for Public Hearing.

4. Council approve the applicant's request to eliminate the required indoor amenity space. 5. Council authorize staff to draft Development Permit No. 7913-0238-00 generally in

accordance with the attached drawings (Appendix II). 6. Council approve Development Variance Permit No. 7913-0238-00 (Appendix VIII) varying

the following, to proceed to Public Notification:

(a) to reduce the minimum front yard setback of the RM-30 Zone from 7.5 metres (25 ft.) to 4.5 metres (15 ft.);

(b) to reduce the minimum rear yard setback of the RM-30 Zone from 7.5 metres (25

ft.) to 5.9 metres (19 ft.);

(c) to reduce the minimum north side yard setback of the RM-30 Zone from 7.5 metres (25 ft.) to 5.4 metres (18 ft.);

(d) to reduce the minimum south side yard setback of the RM-30 Zone from 7.5

metres (25 ft.) to 2.0 metres (7 ft.); and (e) to vary the parking requirement of the RM-30 Zone to allow one unenclosed

tandem parking space for each unit with a tandem parking arrangement. 7. Council instruct staff to resolve the following issues prior to final adoption:

(a) ensure that all engineering requirements and issues including restrictive covenants, dedications, and rights-of-way where necessary, are addressed to the satisfaction of the General Manager, Engineering;

(b) submission of a finalized tree survey and a statement regarding tree preservation

to the satisfaction of the City Landscape Architect; (c) submission of a landscaping plan and landscaping cost estimate to the

specifications and satisfaction of the Planning and Development Department;



(d) resolution of all urban design issues to the satisfaction of the Planning and Development Department;

(e) registration of a Section 219 Restrictive Covenant to specifically identify the

allowable tandem parking arrangement and to prohibit the conversion of the tandem parking spaces into livable space;

(f) registration of a Section 219 Restrictive Covenant to adequately address the City’s

needs with respect to public art, to the satisfaction of the General Manager Parks, Recreation and Culture;

(g) registration of a reciprocal access agreement with 15775 Fraser Highway, the lot to

the south;

(h) registration of a 4.2-metre (14-ft.) wide statutory right-of-way for public rights of passage along the north property line of the subject site that includes a 1.2-metre (4-ft.) wide boulevard and 1.5-metre (5-ft.) wide sidewalk;

(i) registration of a statutory right-of-way for public rights of passage with the

adjacent property to the west (15735 Fraser Highway); and (j) the applicant adequately address the impact of no indoor amenity space.

REFERRALS Engineering: The Engineering Department has no objection to the project

subject to the completion of Engineering servicing requirements as outlined in Appendix III.

School District: Projected number of students from this development: 4 Elementary students at Woodland Park Elementary School 2 Secondary students at North Surrey Secondary School (Appendix IV) The applicant has advised that the dwelling units in this project are expected to be constructed and ready for occupancy by Fall 2015.

Parks, Recreation & Culture:

No concerns.



SITE CHARACTERISTICS Existing Land Use: Vacant lot. Adjacent Area:

Direction Existing Use TCP Designation Existing Zone

North:

Townhouses. Medium Density Townhouses CD (By-law No. 17238)

East (Across 158 Street):

Townhouses. Apartment and Medium Density Townhouses

RM-30

South:

Telecommunications tower and gas station.

Medium Density Townhouses RF and CG-2

West:

Vacant lot. Medium Density Townhouses RF

DEVELOPMENT CONSIDERATIONS Background • The 0.28-hectare (0.70-acre) subject site consists of one vacant lot located at 8679 – 158 Street

in the Fleetwood Town Centre Plan area.

• The property is designated "Urban" in the Official Community Plan (OCP), is designated "Medium Density Townhouses" in the Fleetwood Town Centre Plan (TCP), and is zoned "Single Family Residential Zone (RF)".

• The subject site is located on 158 Street at 87 Avenue, just north of Fraser Highway. There are

3-storey townhouses on the adjacent properties to the north and east, and there is a vacant lot to the west, and a gas station and a 250-foot high telecommunications tower to the south.

• A 6.0-metre (20-ft.) wide statutory right-of-way, adjacent to the north property line of the

subject site, was created in order to provide road access to the 23 units to the north, which was approved under Development Application No. 7910-0037-00.

Current Proposal • The applicant is proposing to rezone the subject site to “Multiple Residential 30 Zone (RM-

30)” in order to allow the development of 19 townhouse units.

• The net density for the proposed 19-unit townhouse development is 67 units per hectare/27.1 units per acre, with a floor area ratio (FAR) of 0.80, which is below the maximum density of 75 units per hectare/30 units per acre and FAR of 0.9 permitted in the RM-30 Zone.



Proposed Vehicular Access • One vehicular entry to the site is proposed at 158 Street and will be achieved through a

4.2-metre (14 ft.) wide statutory right-of-way along the northern edge of the site to accommodate the completion of a shared access route. The access route will provide for future potential driveway access for the properties to the west and south. A boulevard and sidewalk will be provided along the south edge of the access route and along 158 Street.

• A statutory right-of-way for public access will also be registered to allow for potential future

access for the adjacent property to the west at 15735 Fraser Highway. PRE-NOTIFICATION Pre-notification letters were mailed on February 20, 2014, and staff received two phone calls. • Staff received a phone call from a resident who left a voicemail informing staff of their

opposition to the project. The caller did not leave details as to the reasons for their objection. (Despite several attempts, staff was unable to reach the caller.)

• Staff received a phone call from a representative of the Fleetwood Community Association,

expressing concern about that the proposed number of tandem garage units and the resulting significant strain on parking in the neighbourhood. (Due to site constraints, double car garages are not proposed as that would impact the overall unit yield. The proposed 100% tandem parking arrangement for the 19-unit townhouse proposal, is a continuation of the pattern already established as part of the 23-unit townhouse project to the north under Development Permit No. 7910-0037-00. The subject site has 49 metres (161 ft.) of frontage along 158 Street, which will accommodate 5 additional on-street parking spaces. Due to its narrow street frontage, the townhouse project to the north could only provide 2 on-street parking spaces along 158 Street. Further, the proposed development is within 75 metres (246 ft.) of a bus stop of a major bus route along Fraser Highway.)

JUSTIFICATION FOR OCP AMENDMENT • The subject site is designated Medium Density Townhouses in the Fleetwood Town Centre

Plan and Urban in the Official Community Plan (OCP).

• The applicant is proposing to redesignate the site from Urban to Multiple Residential to permit the proposed townhouse project with a proposed floor area ratio (FAR) of 0.8 and proposed unit density of approximately 67 units per hectare (27.1 upa). The proposed Multiple Residential designation is consistent with the Fleetwood Town Centre Plan and with the designation for the lands to the north and east.



PUBLIC CONSULTATION PROCESS FOR OCP AMENDMENT Pursuant to Section 879 of the Local Government Act, public consultation took place as part of the preparation of the Fleetwood Town Centre Plan (TCP). Given that the proposal is in compliance with the TCP, it was determined that it was not necessary to consult with any persons, organizations or authorities with respect to the proposed OCP amendment, other than those contacted as part of the pre-notification process. DESIGN PROPOSAL AND REVIEW Building Design and Site Layout • The proposed development contains nineteen (19), 3-bedroom units in four (4) buildings,

which will flank a central north/south internal drive aisle.

• Floor areas of the townhouse units range in size from 116 square metres (1,249 sq. ft.) to 126 square metres (1,351 sq. ft.) per dwelling unit.

• All units are proposed with tandem parking with one enclosed parking space in a garage and one located on the driveway (see By-law Variance section), with visitor parking spaces located centrally on the site.

• All garages will be located at grade. The majority of the living areas are proposed on the

upper floors, with the exception of one bedroom that is proposed on the ground floor of each unit.

• Buildings 1 and 2 front 158 Street and consist of a total of ten (10) street-oriented units with

direct access from the front yard.

• Buildings 3 and 4 consist of a total of nine (9) units with private pedestrian access from the front yard to the outdoor amenity area located between Buildings 3 and 4.

• Buildings 2 and 4 will include horizontal vinyl siding in grey, hardie shingle accents in beige,

and front doors in deep red. Buildings 1 and 3 will have horizontal vinyl siding in green, hardie shingle accents in light brown, and front doors in dark grey.

• All buildings include black roof shingles and white and dark grey accent colours for window

trim, fascias, gutters, wood trim, window shutters and garage doors, and railings in stained wood.

Landscaping • Each unit will have a small front yard enclosed by a 1-metre (3-ft) tall picket fence, behind

which will be layered planting consisting of Little-Leaf Box, Japanese Spurge, Blood Grass and Dwarf Fountain Grass, with a Redspire Ornamental Pear or Katsura Tree. Each front yard will have direct access to either the internal sidewalk along the west property line or the sidewalk along 158 Street, with each pedestrian entry defined by a picket gate.



• The lots to the south and west will be buffered from the proposed development through a

1.6-metre (6-ft.) high wood perimeter fence and a row of cedar hedge along the west perimeter.

• Rows of trees, including Ornamental Pear, Japanese Pagoda, Weeping Nootka Cypress,

Columnar Armstrong Maple, Vine Maple, Japanese Maple and Katsura trees, will line the internal drive aisle and the west and east property lines.

• Permeable pavers will be used at the driveway access and the visitor parking spaces, which

will be screened by a variety of shrubs and grasses.

• Hydro kiosks will be screened by Japanese and vine maples, and a variety of shrubs and layered plantings.

Parking • The proposed development includes a total of 42 parking spaces, consisting of 38 resident

parking spaces and 4 parking spaces for visitors, which comply with the parking requirements of the Surrey Zoning By-law. Visitor parking spaces are centrally located on the site.

• Resident parking spaces for all units are proposed in a tandem garage with one parking space located inside the garage, and the second space behind on the driveway (see By-law Variance section).

Amenity Space • The RM-30 Zone requires that 57 square metres (614 sq. ft.) of indoor amenity space be

provided (3.0 sq.m. / 32 sq.ft. per dwelling unit). The applicant is not proposing to provide any indoor amenity space due to the small scale nature of the development and the small size of the subject site. The applicant will be required to provide amenity contributions to mitigate the elimination of the required indoor amenity space in accordance with City policy.

• The RM-30 Zone requires that 57 square metres (614 sq. ft.) of outdoor amenity space be provided (3.0 sq.m. / 32 sq.ft. per dwelling unit). The applicant is proposing to provide 124 square metres (1,335 sq. ft.) of outdoor amenity space.

• The outdoor amenity area is located between Building 3 and 4, next to the visitor parking

spaces, and will include a children’s playground structure on a resilient play surface and seating.

Tree Survey and Preservation Plan • Kerin Matthews, ISA Certified Arborist of Mountain Maple Garden & Tree Service Ltd.

prepared an Arborist Assessment for the subject property. The table that follows provides a summary of the tree retention and removal by tree species:



Table 1: Summary of Tree Preservation by Tree Species: Tree Species Existing Remove Retain

Alder and Cottonwood Trees Alder 0 0 0

Cottonwood 2 2 0

Total (excluding Alder and Cottonwood Trees) 0 0 0

Total Replacement Trees Proposed (excluding Boulevard Street Trees) 40

Total Retained and Replacement Trees 40

Contribution to the Green City Fund $0.00

• The Arborist Assessment states that there are no protected trees on the site. All existing trees

on site are Alder and Cottonwood trees. It was determined that no on site trees can be retained as part of this development proposal. The proposed tree retention was assessed taking into consideration the location of services, building footprints, road dedication and proposed lot grading.

• For those trees that cannot be retained, the applicant will be required to plant trees on a 1 to 1

replacement ratio for Alder and Cottonwood trees. This will require a total of 2 replacement trees on the site. The applicant is proposing 40 replacement trees, exceeding City requirements.

• In addition to the replacement trees, boulevard street trees will be planted on 158 Street. This will be determined at the servicing agreement stage by the Engineering Department.

• The new trees on the site will consist of a variety of trees including Vine Maple, Japanese

Maple, Armstrong Maple, Katsura, Nootka Cypress, Fastigiate Beech, Redspire Ornamental Pear, and Japanese Pagoda.

SUSTAINABLE DEVELOPMENT CHECKLIST The applicant prepared and submitted a sustainable development checklist for the subject site on October 10, 2013. The table below summarizes the applicable development features of the proposal based on the seven (7) criteria listed in the Surrey Sustainable Development Checklist.

Sustainability Criteria

Sustainable Development Features Summary

1. Site Context & Location

(A1-A2)

• Complies with Medium Density Townhouse designation in the Fleetwood Town Centre Plan.

2. Density & Diversity (B1-B7)

• Provides for opportunities for private backyard gardens.



Sustainability Criteria

Sustainable Development Features Summary

3. Ecology & Stewardship

(C1-C4)

• Recycling pickup will be made available.

4. Sustainable Transport & Mobility

(D1-D2)

• N/A

5. Accessibility & Safety

(E1-E3)

• CPTED principles applied by having habitable rooms on the ground floor of each unit.

6. Green Certification (F1)

• N/A

7. Education & Awareness

(G1-G4)

• N/A

ADVISORY DESIGN PANEL The application was not referred to the Advisory Design Panel (ADP), but was reviewed by staff and found to be generally acceptable. BY-LAW VARIANCES AND JUSTIFICATION (a) Requested Variances:

• To reduce the minimum front yard setback of the RM-30 Zone from 7.5 metres (25 ft.) to 4.5 metres (15 ft.);

• To reduce the minimum rear yard setback of the RM-30 Zone from 7.5 metres (25 ft.) to 5.9 metres (19 ft.);

• To reduce the minimum north side yard setback of the RM-30 Zone from 7.5 metres (25 ft.) to 5.4 metres (18 ft.); and

• To reduce the minimum south side yard setback of the RM-30 Zone from 7.5 metres (25 ft.) to 2.0 metres (7 ft.).

Applicant's Reasons:

• The reduced front and rear yard setbacks help to achieve a pedestrian-friendly

streetscape.

• The reduced side yard setbacks provide for a continuous streetscape given the property to the north is developed in the same manner, and if the property to the south is developed in the future.



Staff Comments:

• The RM-30 Zone requires that buildings and structures be sited a minimum of 7.5 metres (25 ft.) from all property lines.

• A comparison of the proposed setbacks to what is permitted in the RM-30 Zone is shown in the table below:

Minimum setbacks according to

the RM-30 Zone. Proposed setback to the

principal building face Front yard (east) 7.5 m (25 ft.) 4.5 m (15 ft.) Rear yard (west) 7.5 m (25 ft.) 509 m (19 ft.) Side yard (north) 7.5 m (25 ft.) 5.4 m (18 ft.) Side yard (south) 7.5 m (25 ft.) 2.0 m (7 ft.)

• The proposed setbacks are similar in form and character as the existing townhouses to

the north and east, which will create a consistent look and feel along 158 Street and 87 Avenue.

• The relaxation along the south property line is measured to the side of the units.

• Staff support the requested variances. (b) Requested Variance:

• To vary the parking requirement of the RM-30 Zone to allow one unenclosed tandem parking space for each unit with a tandem parking arrangement.

Applicant's Reasons: • The unenclosed parking space configuration provides for an additional room on the

ground level, which allows for natural surveillance of the street and pedestrian areas.

• The proposed tandem parking arrangement with one space unenclosed, continues the pattern of tandem parking established to the north under Development Permit No. 7910-0037-00.

• Unit yield would be affected if double car garages are required.

Staff Comments: • The RM-30 Zone requires that both resident parking spaces per unit be enclosed.

There is currently no restriction on the amount of tandem parking proposed, however, staff do encourage double car garages where possible.

• The CD zoning (By-law No. 17238) for the 23-unit townhouse project to the north, permits 100% tandem parking, however 61% of resident parking must be enclosed.

• Having living space at street level along frontages and along internal pathways and open spaces is a desirable urban design objective, as it assists in promoting interaction



with the public realm as well as casual surveillance of the street and internal gathering spaces.

• Staff support the proposed variance.

INFORMATION ATTACHED TO THIS REPORT The following information is attached to this Report: Appendix I. Lot Owners, Action Summary and Project Data Sheets Appendix II. Site Plan, Building Elevations, Landscape Plans and Perspective Appendix III. Engineering Summary Appendix IV. School District Comments Appendix V. Summary of Tree Survey and Tree Preservation Appendix VI. Fleetwood Town Centre Plan Appendix VII. OCP Redesignation Map Appendix VIII. Development Variance Permit No. 7913-0238-00 INFORMATION AVAILABLE ON FILE • Complete Set of Architectural and Landscape Plans prepared by Focus Architecture

Incorporated and PMG Landscape Architects, respectively, dated February 6, 2014.

original signed by Judith Robertson Jean Lamontagne General Manager Planning and Development LM/da \\file-server1\net-data\csdc\generate\areaprod\save\6531779002.doc DRV 3/27/14 9:48 AM

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APPENDIX I

Information for City Clerk Legal Description and Owners of all lots that form part of the application: 1. (a) Agent: Name: Colin Hogan

Focus Architecture Inc. Address: 1528 - Mccallum Road, Unit 109 Abbotsford, BC V2S 8A3 Tel: 604-853-5222 Fax: 604-853-5442

2. Properties involved in the Application

(a) Civic Address: 8679 - 158 Street

(b) Civic Address: 8679 - 158 Street Owner: Janda Group Holdings Inc. PID: 010-114-386 Lot "C" Section 26 Township 2 New Westminster District Plan 15650

3. Summary of Actions for City Clerk's Office

(a) Introduce a By-law to amend the Official Community Plan to redesignate the property.

(b) Introduce a By-law to rezone the property.

(c) Proceed with Public Notification for Development Variance Permit No. 7913-0238-00 and bring the Development Variance Permit forward for an indication of support by Council. If supported, the Development Variance Permit will be brought forward for issuance and execution by the Mayor and City Clerk in conjunction with the final adoption of the associated Rezoning By-law.

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DEVELOPMENT DATA SHEET

Proposed Zoning: RM-30

Required Development Data Minimum Required /

Maximum Allowed Proposed

LOT AREA (in square metres) Gross Total 2,839.02 Road Widening area Undevelopable area Net Total 2,839.02 LOT COVERAGE (in % of net lot area) Buildings & Structures 45 39.1 Paved & Hard Surfaced Areas 39.9 Total Site Coverage 79 SETBACKS ( in metres) Front 7.5 4.5* Rear 7.5 5.9* Side #1 (North) 7.5 5.4* Side #2 (South) 7.5 2.0* BUILDING HEIGHT (in metres/storeys) Principal 13.0 9.3 Accessory NUMBER OF RESIDENTIAL UNITS Bachelor One Bed Two Bedroom Three Bedroom + 19 Total 21 19 FLOOR AREA: Residential 2,555.10 2,268.97 FLOOR AREA: Commercial Retail Office Total FLOOR AREA: Industrial FLOOR AREA: Institutional TOTAL BUILDING FLOOR AREA 2,555.10 2,268.97 *Variance requested


Development Data Sheet cont'd

Required Development Data Minimum Required / Maximum Allowed

Proposed

DENSITY # of units/ha /# units/acre (gross) 75 upha / 30 upa 66.9 upha / 27.1

upa # of units/ha /# units/acre (net) 75 upha / 30 upa 66.9 upha / 27.1

upa FAR (gross) 0.9 0.8 FAR (net) 0.9 0.8 AMENITY SPACE (area in square metres) Indoor 57 0 Outdoor 57 124 PARKING (number of stalls) Commercial Industrial Residential Bachelor + 1 Bedroom 2-Bed 3-Bed 38 38 Residential Visitors 3.8 4 Institutional Total Number of Parking Spaces 42 42 Number of disabled stalls Number of small cars Tandem Parking Spaces: Number / % of

Total Number of Units 38/90.4%

Size of Tandem Parking Spaces width/length

3.2m / 6.1m

Heritage Site NO Tree Survey/Assessment Provided YES


MULTIPLE BUILDINGS DATA SHEET Proposed Zoning: RM-30

Required Development Data Building #1

Building #2

Building #3

Building #4

SETBACK (in metres) Front (East) 4.5* 4.5* 34.7 34.7 Rear (West) 36.1 36.1 5.9* 5.9* Side #1 (North) 5.4* 31.7 35.3 5.4* Side #2 (South) 26.5 2.0* 2.0* 28 Building Height (in metres/storeys) 9.3 / 3 9.3 / 3 9.3 / 3 9.3 / 3 NUMBER OF RESIDENTIAL UNITS/ 116.04 116.04 116.04 116.04 SIZE RANGE (in square metres) 125.51 125.51 125.51 125.51 Bachelor One Bedroom Two Bedroom Three Bedroom + 5 5 4 5 TOTAL FLOOR AREA 593.38 593.38 483.1 599.14 *Variance requested

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PROGRESS DRAWINGNOT FOR

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DRAWING TITLE

PROPOSED TOWNHOUSEDEVELOPMENT:

SUNNY LANE HOMES

SORAJE HOLDINGS LTD.

©Copyright reserved. This drawing is theproperty of Focus Architecture Incorporated

their express written permission.

Suite 109 - 1528 McCallum RoadAbbotsford, British Columbia V2S 8A3t 604.853.5222 f 604.853.5442 e [email protected]

CONSULTANT

8679 - 158 STREET SURREY, BC

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SURREY FILE No: -

2014-02-06PLANNING COMMENTS

2013-10-21ISSUED FOR DEVELOPMENT PERMIT

LEGAL DESCRIPTION: LOT C SECTION 26 TOWNSHIP 2 NWD PLAN 15650

CIVIC ADDRESS:8679 - 158 STREET

ZONING INFORMATION:ZONE: EXISTING: RF

PROPOSED: RM-30

LOT AREA: 30,559 sf = 0.7015 ac (0.284ha)

LOT DENSITY: PERMITTED: 30 UPA x 0.7015 Ac = 21.05 units PROPOSED: 19 units (27.1 UPA)

FLOOR AREA RATIO: PERMITTED: 0.9 MAXIMUM PROPOSED: 2,269 m² / 2,839 m² = 0.80

LOT COVERAGE: ALLOWABLE: 45% MAXIMUM PROPOSED: 39.1 % ( 1,110 m²)

S I T E R E C O N C I L I A T I O NSETBACKS (BUILDING FACE): REQUIRED: PROPOSED:

NORTH 7.5m 5.4 m

SOUTH 7.5m 2.0m

EAST 7.5m 4.5m

WEST 7.5m 5.9m

BUILDING HEIGHT: PERMITTED: 13.0 m PROPOSED: 9.3m

AMENITY: OUTDOOR: REQUIRED: 19 UNITS / 3 m² per unit = 57 m² PROPOSED: 124 m²

INDOOR: REQUIRED: 19 UNITS / 3 m² per unit = 57 m² PROPOSED: 0 m²

PARKING: REQUIRED: RESIDENT: 19 UNITS x 2 CARS/UNIT = 38 CARSVISITOR: 19 UNITS x 0.2 CARS/UNIT = 3.8 (4 CARS)

PROPOSED: RESIDENT: 38 CARS

VISITOR: 4 CARS

OVERALL FLOOR AREA SUMMARY

UNIT TYPE UNIT #s GARAGE LOWER MAIN UPPER UNIT TOTALS SITE TOTALS (NOT INCL. GRAGE)

A - 3 BED 11 267 sq.ft. 219 sq.ft. 502 sq.ft. 528 sq.ft. 1,249 sq.ft. 116.04 m² 13,739 sq.ft. 1,276.39 m²

A1 - 3 BED 2 270 sq.ft. 235 sq.ft. 514 sq.ft. 540 sq.ft. 1,289 sq.ft. 119.75 m² 2,578 sq.ft. 239.50 m²

B - 3 BED 6 270 sq.ft. 235 sq.ft. 545 sq.ft. 571 sq.ft. 1,351 sq.ft. 125.51 m² 8,106 sq.ft. 753.07 m²

TOTAL 19 807 sq.ft. 24,423 sq.ft. 2,268.97 m²

LOT COVERAGE SUMMARY

BUILDING # OF UNITS LOT COVERAGE

PHASE 1

BUILDING 1 5 3,089 sq.ft. 286.96 m²

BUILDING 2 5 3,161 sq.ft. 293.66 m²

BUILDING 3 4 2,580 sq.ft. 239.68 m²

BUILDING 4 5 3,119 sq.ft. 289.76 m²

TOTAL # OF UNITS: 19 11,949 sq.ft. 1,110.05 m²

SITE PLAN

ms|rw

l4m

Text Box

APPENDIX II

F R A S E R H W Y

44'-3

1/2

"

FUTU

RE D

EDIC

ATIO

N

[13.

50m

]

19'-8

1/4

"FU

TURE

BUFF

ER [6

.00m

]

22'-11 5/8"

[7.00m]4'-11"

[1.50m]4'-11"

[1.50m]14'-9 1/8"[4.50m]

19'-8 1/4"

[6.00m]

FUTURETOWNHOUSE

SITE




8 7 A V E

1 5

8 S

T R

E E

T


1.2m BOULEVARD

1.5m SIDEWALK

1.2m SETBACK

FUTURETOWNHOUSE

SITE

SCALE:CONCEPT PLAN

1" = 20'


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FUTURECONCEPT PLAN

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SCALE:SURVEY

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SURVEY

' ' ' ' ' '

,n! -{ r-

~ ' -<:::] ~-<:::] [ ~. "'""' _,_M ' I

-<:::]:::::] ~ ~ -==:] -==:] ~ ~

f ~ \

~ ~ 1 ~~

; ~

J

t

~ ~ t

t I

c

'

~ !

=-..-......... - ....... -

12

36

30

3.78

PR

OP

ER

TY L

INE

87 AVE.

BUILDING 2 BUILDING 1 NEIGHBOURING TOWNHOUSE DEVELOPMENT

PR

OP

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TY L

INE

PR

OP

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TY L

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158 STREET

BUILDING 1 BUILDING 4

DRIVE AISLE


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SCALE:EAST STREETSCAPE - 158th STREET

3/32" = 1'-0"

SCALE:NORTH STREETSCAPE - 87th AVENUE

3/32" = 1'-0"

STREETSCAPES

AL

65'-4"

UNIT #1, 'B'=13'-2" UNIT #2, 'A'=13'-0"

39'-0

"

UNIT #3, 'A'=13'-0" UNIT #4, 'A'=13'-0" UNIT #5, 'A1'=13'-2"

65'-4"

UNIT #1, 'B'=13'-2" UNIT #2, 'A'=13'-0"

39'-0

"2'

-0"


4:12

4:12

12:1212:1212:12 12:12

12:1

212

:12

12:1212:12

65'-4"

UNIT #1, 'B'=13'-2" UNIT #2, 'A'=13'-0"

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SCALE:BUILDING 1 - LOWER FLOOR PLAN

1/8" = 1'-0" SCALE:BUILDING 1 - ROOF PLAN

1/8" = 1'-0"

SCALE:BUILDING 1 - UPPER FLOOR PLAN

1/8" = 1'-0"SCALE:BUILDING 1 - MAIN FLOOR PLAN

1/8" = 1'-0"

BUILDING 1:PLANS

AL

56

48

30

8'-1

0 5/

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-10

5/8"

8'-0

3/4

"

MAIN FLOOR LEVEL

LOWER FLOOR LEVEL

UPPER FLOOR LEVEL

U/S ROOF TRUSS

UNIT #05, 'A1'= 13'-2"UNIT #04, 'A'= 13'-0"UNIT #02, 'A'= 13'-0" UNIT #03, 'A'= 13'-0"UNIT #01, 'B'= 13'-2"

1212

10

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5/8"

8'-0

3/4

"

MAIN FLOOR LEVEL

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UPPER FLOOR LEVEL

U/S ROOF TRUSS

UNIT #05, 'A1'= 41'-0"

12

36

30

3.78

8'-1

0 5/

8"9'

-10

5/8"

8'-0

3/4

"

MAIN FLOOR LEVEL

LOWER FLOOR LEVEL

UPPER FLOOR LEVEL

U/S ROOF TRUSS

30'-5

" [9.

27m

]

MA

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UNIT #05, 'A1'= 13'-2" UNIT #04, 'A'= 13'-0" UNIT #02, 'A'= 13'-0"UNIT #03, 'A'= 13'-0" UNIT #01, 'B'= 13'-2"

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3/4

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U/S ROOF TRUSS

UNIT #01, 'B'= 41'-0"


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SCALE:BUILDING 1 - WEST ELEVATION

1/8" = 1'-0" SCALE:BUILDING 1 - SOUTH ELEVATION

1/8" = 1'-0"

SCALE:BUILDING 1 - EAST ELEVATION

1/8" = 1'-0" SCALE:BUILDING 1 - NORTH ELEVATION

1/8" = 1'-0"

BUILDING 1:ELEVATIONS

AL

1

2

COMPOSITE ASPHALT SHINGLES

5" ALUMINUM GUTTER ON 2x8 PAINTEDWOOD FASCIA

2x10 PAINTED WOOD FASCIA w/ 1x4 TRIM

HORIZONTAL SIDING 4" EXPOSURE

HARDIE SHINGLE SIDING

3

4

7

8

9

10

16

5

17

18

19

6 1x6 PAINTED WOOD TRIM

1x8 PAINTED WOOD TRIM

2x4 TRIM ON 2x12 PAINTED WOOD TRIMc/w METAL FLASHING

2x10 PAINTED WOOD TRIM c/w METAL FLASHING


PAINTED HARDIE PANEL

SEALED DOUBLE GLAZED P.V.C. WINDOW

SEALED DOUBLE GLAZED P.V.C. SLIDING DOORw/ TRANSOM

42" HEIGHT ALUMINUM GUARDRAIL W/ GLASS

DECORATIVE PAINTED WOOD PANEL SHUTTER

OVERHEAD GARAGE DOOR

DECORATIVE KNEE BRACKET

ENTRY DOOR

METAL THRU WALL FLASHING

STEEL DOOR FOR ELEC. ROOM20

ELEVATION LEGEND

12

13

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65'-4"

39'-0

"

UNIT #6, 'A1'=13'-2" UNIT #7, 'A'=13'-0" UNIT #8, 'A'=13'-0" UNIT #9, 'A'=13'-0" UNIT #10, 'B'=13'-2"

65'-4"

39'-0

"2'

-0"


4:12

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65'-4"

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BUILDING 2:PLANS

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8'-1

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5/8"

8'-0

3/4

"

MAIN FLOOR LEVEL

LOWER FLOOR LEVEL

UPPER FLOOR LEVEL

U/S ROOF TRUSS

UNIT #10, 'B'= 41'-0"

8'-1

0 5/

8"9'

-10

5/8"

8'-0

3/4

"

MAIN FLOOR LEVEL

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U/S ROOF TRUSS

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" [9.

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UNIT #06, 'A1'= 13'-2"UNIT #07, 'A'= 13'-0"UNIT #09, 'A'= 13'-0" UNIT #08, 'A'= 13'-0"UNIT #10, 'B'= 13'-2"

1212

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-10

5/8"

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3/4

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MAIN FLOOR LEVEL

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UPPER FLOOR LEVEL

U/S ROOF TRUSS

UNIT #06, 'A1'= 41'-0"

8'-1

0 5/

8"9'

-10

5/8"

8'-0

3/4

"

MAIN FLOOR LEVEL

LOWER FLOOR LEVEL

UPPER FLOOR LEVEL

U/S ROOF TRUSS

30'-5

" [9.

27m

]

MA

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UNIT #06, 'A1'= 13'-2" UNIT #07, 'A'= 13'-0" UNIT #09, 'A'= 13'-0"UNIT #08, 'A'= 13'-0" UNIT #10, 'B'= 13'-2"

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1/8" = 1'-0"


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ENTRY DOOR



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12

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11

52'-4"

39'-0

"

UNIT #11, 'B'=13'-2" UNIT #12, 'A'=13'-0" UNIT #13, 'A'=13'-0" UNIT #14, 'B'=13'-2"

52'-4"

39'-0

"2'

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4:12

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:12

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12:1

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:12

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52'-4"

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MAIN FLOOR LEVEL

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UNIT #14, 'B'= 13'-2"UNIT #13, 'A'= 13'-0"UNIT #12, 'A'= 13'-0"UNIT #11, 'B'= 13'-2"

1212

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MAIN FLOOR LEVEL

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U/S ROOF TRUSS

UNIT #14, 'B'= 41'-0"

8'-1

0 5/

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5/8"

8'-0

3/4

"

MAIN FLOOR LEVEL

LOWER FLOOR LEVEL

UPPER FLOOR LEVEL

U/S ROOF TRUSS

30'-1

1" [9

.42m

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UNIT #14, 'B'= 13'-2" UNIT #13, 'A'= 13'-0" UNIT #12, 'A'= 13'-0" UNIT #11, 'B'= 13'-2"

1212

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5/8"

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3/4

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U/S ROOF TRUSS

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ENTRY DOOR



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12

13

14

15

11

65'-4"

39'-0

"

UNIT #15, 'B'=13'-2" UNIT #16, 'A'=13'-0" UNIT #17, 'A'=13'-0" UNIT #19, 'B'=13'-2"UNIT #18, 'A'=13'-0"

65'-4"

39'-0

"2'

-0"


4:12

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12:12

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MAIN FLOOR LEVEL

LOWER FLOOR LEVEL

UPPER FLOOR LEVEL

U/S ROOF TRUSS

UNIT #19, 'B'= 13'-2"UNIT #17, 'A'= 13'-0"UNIT #16, 'A'= 13'-0"UNIT #15, 'B'= 13'-2"

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U/S ROOF TRUSS

UNIT #19, 'B'= 41'-0"

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5/8"

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3/4

"

MAIN FLOOR LEVEL

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UPPER FLOOR LEVEL

U/S ROOF TRUSS

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1212

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BLDG 4

8'-1

0 5/

8"9'

-10

5/8"

8'-0

3/4

"

MAIN FLOOR LEVEL

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UPPER FLOOR LEVEL

U/S ROOF TRUSS

UNIT #15, 'B'= 41'-0"


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1/8" = 1'-0"


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ENTRY DOOR



ELEVATION LEGEND

12

13

14

15

11

38'-0

"8'

-0"

5'4x7'4BATH

MIN. GARAGE SIZE3.2m x 6.1m [10.5' x 20']

8'0x9'0BEDROOM #3

ENTRY

12'4x20'0GARAGE

UP R14

13'-0"

HWT

13'-0"

38'-0

"8'

-0"

12'4x16'0LIVING

UPR16

8'11x12'0DINING

12'4x9'0KITCHEN

DN R14

40'-0

"

DN R14

10'0/12'4x10'0BEDROOM #2

MASTERBEDROOM10'0/12'4x12'1

13'-0"

BATH

ENSUITE


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1/4" = 1'-0" SCALE:UNIT 'A' - LOWER FLOOR

1/4" = 1'-0"

39'-0

"8'

-0"

5'3x7'2BATH


8'0x10'0BEDROOM #3 ENTRY

12'4x20'0GARAGE

UP R14

13'-4"

HWT

13'-2"

39'-0

"8'

-0"

12'4x16'0LIVING

UPR16

8'11x12'0DINING

12'4x10'0KITCHEN

DN R14

41'-0

"

DN R14

10'0/12'4x11'0BEDROOM #2


13'-2"

BATH

ENSUITE


CONSTRUCTION

FILE NO.

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1314DATE

DWN.

CHK.

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CONSULTANT


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UNIT 'A1' PLANS

ALSCALE:UNIT 'A1' - LOWER FLOOR

1/4" = 1'-0" SCALE:UNIT 'A1' - LOWER FLOOR

1/4" = 1'-0" SCALE:UNIT 'A1' - LOWER FLOOR

1/4" = 1'-0"

39'-0

"8'

-0"

5'3x7'2BATH


8'0x10'0BEDROOM #3

ENTRY

12'4x20'0GARAGE

UP R14

13'-4"

HWT

13'-2"

39'-0

"8'

-0"

12'4x12'11LIVING

UP R16

10'11x14'8KITCHEN

12'4x10'5DINING

DN R14 41'-0

"

DN R16

10'0/12'4x11'1BEDROOM #2


13'-2"

BATH

ENSUITE


CONSTRUCTION

FILE NO.

SHEET NO.

1314DATE

DWN.

CHK.

CLIENT

PROJECT

DRAWING TITLE


SUNNY LANE HOMES





CONSULTANT


REVISIONS

SEAL

DP-12


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SURREY FILE No: -



UNIT 'B' PLANS

ALSCALE:UNIT 'B' - LOWER FLOOR

1/4" = 1'-0" SCALE:UNIT 'B' - LOWER FLOOR

1/4" = 1'-0" SCALE:UNIT 'B' - LOWER FLOOR

1/4" = 1'-0"

unit 'A'

6'-0

1/8

"

8'-1

0 5/

8"9'

-10

5/8"

8'-0

3/4

"

6'-4

3/4

"6'

-4 3

/4"

KITCHEN

BED 2LDY

LIVING

ENTRY GARAGE

DECK

HW

TM

AX

. 4'-0

"

'A' = 38'-0"

124

MASTER'S

unit 'A1'

5'-9

" 8'-1

0 5/

8"9'

-10

5/8"

8'-0

3/4

"

6'-4

3/4

"6'

-4 3

/4"

KITCHEN

BED 2LDY

LIVING

ENTRY GARAGE

DECK

HW

TM

AX

. 4'-0

"

'D' = 39'-0"

MASTER'S

unit 'B'6'

-1 5

/8"

8'-1

0 5/

8"9'

-10

5/8"

8'-0

3/4

"

6'-4

3/4

"6'

-4 3

/4"

DINING

BED 2 LDY

LIVING

ENTRY GARAGE

DECK

HW

TM

AX

. 4'-0

"

'B' = 39'-0"

MASTER'S


CONSTRUCTION

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CONSULTANT


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-13

SURREY FILE No: -



SECTION

AL

SCALE:UNIT 'A' STAIR SECTION

1/4" = 1'-0" SCALE:UNIT 'A1' STAIR SECTION

1/4" = 1'-0"

SCALE:UNIT 'B' STAIR SECTION

1/4" = 1'-0"

EXISTING TREE TO BE RETAINEDREFER TO ARBORIST REPORT

TREES TO BE REMOVEREFER TO ARBORIST REPORT

SOD LAWN

SOD LAWN

SOD LAWN

STREET TREE BY CITY

3/4" CLEAR CRUSHUNDER OVERHANG

SODLAWN

SODLAWN

SODLAWN GATE

SODLAWN

FAGUS SYLVATICA 'DAWYCK'ACER RUBRUM 'ARMSTRONG'

SOPHORA JAPONICACHAMAECYPARISNOOTKATENSIS 'PENDULA'

PYRUS CALLERYANA'REDSPIRE'

CERCIDIPHYLLUM JAPONICUM

6' HT. WOOD FENCE

WOOD PICKET FENCE

WOOD PICKET FENCE

TRELLIS STRUCTURE

PLAY STRUCTURE:KOMPAN COTTAGEKOMPAN JR SPICA

RESILIENT PLAY SURFACE

LOW EVERGREEN HEDGE

CONCRETE SIDEWALK

ASPHALT

CONCRETEDRIVEWAY

CONCRETE WALKWAYCONCRETE WALKWAY

SHADE TOLERANTGROUND COVER

2 BENCHES:MAGLIN MLB450W

ACER CIRCINATUMCONCRETEUNIT PAVERSIN VISITORPARKING

CONCRETE UNIT PAVERSAT VEHICLE ENTRY

ACER PALMATUM

AREA OF STRUCTURAL SOILUNDER SIDEWALK

AREA OF STRUCTURAL SOILUNDER DRIVEWAY

SODLAWN

PLANTED SIZE / REMARKSCOMMON NAMEBOTANICAL NAMEPLANT SCHEDULE

KEY QTYTREE

ACER CIRCINATUM VINE MAPLE 1.5M HT; B&B; 3 STEM CLUMPACER PALMATUM JAPANESE MAPLE 5CM CAL; 2M HT; B&BACER RUBRUM 'ARMSTRONG' COLUMNAR ARMSTRONG MAPLE 6CM CAL; 2M STD; B&BCERCIDIPHYLLUM JAPONICUM KATSURA TREE 6CM CAL; 1.8M STD; B&BCHAMAECYPARIS NOOTKATENSIS 'PENDULA' WEEPING NOOTKA CYPRESS 3M HT; B&BFAGUS SYLVATICA 'DAWYCK' FASTIGIATE OR DAWYCK BEECH 6CM CAL; 1.8M STD; B&BPYRUS CALLERYANA 'REDSPIRE' REDSPIRE ORNAMENTAL PEAR 6CM CAL; 1.5M STD; B&BSOPHORA JAPONICA JAPANESE PAGODA TREE 6CM CAL; 1.8M STD; B&B

SHRUBAZALEA JAPONICA 'CORAL BELLS' AZALEA; SHELL PINK #2 POT; 25CMBUXUS MICROPHYLLA 'WINTER GEM' LITTLE-LEAF BOX #2 POT; 25CMCORNUS SERICEA 'KELSEYI' DWARF KELSEY DOGWOOD #2 POT; 50CMHYDRANGEA MACROPHYLLA 'MASJA' BIGLEAF HYDRANGEA; RED #2 POT; 50CMNANDINA DOMESTICA HEAVENLY BAMBOO #3 POT; 50CMNANDINA DOMESTICA 'FIREPOWER' FIREPOWER HEAVENLY BAMBOO #2 POT; 40CMNANDINA DOMESTICA 'MOON BAY' MOON BAY HEAVENLY BAMBOO #3 POT; 50CMPIERIS JAPONICA 'FOREST FLAME' PIERIS; WHITE BLOOMS #3 POT; 50CMRHODODENDRON 'BOW BELLS' RHODODENDRON; PINK #3 POT; 30CMRHODODENDRON 'HOTEI' RHODODENDRON; CANARY YELLOW #3 POT; 50CMRHODODENDRON 'UNIQUE' RHODODENDRON; YELLOW; APRIL #3 POT; 30CMROSA MEIDELAND 'BONICA' MEIDILAND ROSE; PINK #2 POT; 40CMSKIMMIA JAPONICA (10% MALE) JAPANESE SKIMMIA #2 POT; 30CMSPIRAEA JAPONICA 'LITTLE PRINCESS' LITTLE PRINCESS SPIRAEA; PINK #2 POT; 40CMTAXUS X MEDIA 'HICKSII' HICK'S YEW 1.5M B&BTHUJA OCCIDENTALIS 'SMARAGD' EMERALD GREEN CEDAR 1.8M HT; B&BVIBURNUM DAVIDII DAVID'S VIBURNUM #2 POT; 30CM

GRASSFESTUCA CINEREA `ELIJAH BLUE' - #1 POTIMPERATA CYLINDRICA 'RED BARON' BLOOD GRASS #1 POTPENNISETUM ALOPECUROIDES 'HAMELIN' DWARF FOUNTAIN GRASS #1 POT

PERENNIALHEMEROCALLIS `YELLOW STONE' DAYLILY; LIGHT YELLOW #1 POT; 1-2 FAN HEUCHERA MACRANTHA `PALACE PURPLE' CORAL BELLS; PURPLE-RED 15CM POTHOSTA FORUNTEI 'FRANCEE' HOSTA; GREEN AND WHITE VARIEGATED #1 POT; 1 EYELAVENDULA ANGUSTIFOLIA 'HIDCOTE BLUE' ENGLISH LAVENDER #1 POT

GCEUONYMUS JAPONICA 'EMERALD GAIETY' EUONYMUS; SILVER VARIEGATED #1 POT; 25CMPACHYSANDRA TERMINALIS JAPANESE SPURGE #1 POT; 15CMPOLYSTICHUM MUNITUM WESTERN SWORD FERN #1 POT; 25CM

NOTES: * PLANT SIZES IN THIS LIST ARE SPECIFIED ACCORDING TO THE BC LANDSCAPE STANDARD, LATEST EDITION. CONTAINER SIZES SPECIFIED AS PERCNTA STANDARDS. BOTH PLANT SIZE AND CONTAINER SIZE ARE THE MINIMUM ACCEPTABLE SIZES. * REFER TO SPECIFICATIONS FOR DEFINED CONTAINERMEASUREMENTS AND OTHER PLANT MATERIAL REQUIREMENTS. * SEARCH AND REVIEW: MAKE PLANT MATERIAL AVAILABLE FOR OPTIONAL REVIEW BYLANDSCAPE ARCHITECT AT SOURCE OF SUPPLY. AREA OF SEARCH TO INCLUDE LOWER MAINLAND AND FRASER VALLEY. * SUBSTITUTIONS: OBTAIN WRITTENAPPROVAL FROM THE LANDSCAPE ARCHITECT PRIOR TO MAKING ANY SUBSTITUTIONS TO THE SPECIFIED MATERIAL. UNAPPROVED SUBSTITUTIONS WILL BEREJECTED. ALLOW A MINIMUM OF FIVE DAYS PRIOR TO DELIVERY FOR REQUEST TO SUBSTITUTE. SUBSTITUTIONS ARE SUBJECT TO BC LANDSCAPESTANDARD - DEFINITION OF CONDITIONS OF AVAILABILITY. ALL LANDSCAPE MATERIAL AND WORKMANSHIP MUST MEET OR EXCEED BC LANDSCAPESTANDARD'S LATEST EDITION. ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY

PMG PROJECT NUMBER: 13-136

GAS STATION SITE

8' HT. WOOD FENCE ON NEIGHBOURING SITE

TREES AND SHRUBPLANTING ONNEIGHBOURING SITE

NEW 8' HT. WOOD FENCETO MATCH EXISTING

•• • • •• • •• •••••••••••••

1UNIT #1TYPE: B1

UNIT #2TYPE: B

UNIT #3TYPE: C

UNIT #4TYPE: C

UNIT #5TYPE: B

UNIT #12TYPE: B1

UNIT #11TYPE: B

UNIT #10TYPE: C

UNIT #9TYPE: C

TYPE: B

23

28'-6

1/2

"(8

.7m

R.O

.W.)1.2m. BOULEVARD

1.5m. SIDEWALK

14'-9 1/8"

[4.50m]SETBACK

19'-8

1/4

"(6

.0m

RO

AD

)40'-0"RADIUS

SID

EW

ALK

BO

ULE

VA

RD


OUTDOORAMENITY1,337 sf(124 • •••••

V3

V2


1.2m BOULEVARD

1.5m SIDEWALK

1.2m SETBACK

MAIL

ELEC

1 5

8 S

T R

E E

T

PR

OP

OS

ED

PA

RK

ING

PO

CK

ET

PR

OP

OS

ED

1.5

m S

IDE

WA

LK

X I S T I N G A C C E S S D R I V E W A Y

8 7 A V E

V1

A17

A16

B19

B15

B1

A2

A3

A4

A15

A16

A8

A9

A7

B10

A13

A12

B14

B11

1

23

4

V4

SIGNAGE

A18

ELEC



12483

1291

514445

6625136

1848

108

39337914

613740

16625373

4422213

CHK'D:

13136-2.ZIP

DRAWN:

DESIGN:

SCALE:

DATE:


OF 3

DRAWING TITLE:

SURREY, BC

TOWNHOUSE DEV.

PROJECT:

DRAWING NUMBER:

REVISION DESCRIPTIONNO. DATE DR.

8679 - 158TH STREET

SEAL:

Copyright reserved. This drawing and design is theproperty of PMG Landscape Architects and may not bereproduced or used for other projects without theirpermission.

c

CLIENT:

Burnaby, British Columbia, V5C 6G9p: 604 294-0011 ; f: 604 294-0022

Suite C100 - 4185 Still Creek Drive

LANDSCAPETREE PLAN

L113.SEP.19

1/16"=1'-0"

DO

MCY

1 14.FEB.05 REV. PER NEW SITE PLAN/CITY COMMENTS BA

28'-6

1/2

"(8

.7m

R.O

.W.)1.2m. BOULEVARD

19'-8

1/4

"(6

.0m

RO

AD

)

40'-0"RADIUS


V3

V2


1.2m BOULEVARD

1.5m SIDEWALK

1.2m SETBACK

MAILELEC

1 5

8 S

T R

E E

T

PR

OP

OS

ED

PA

RK

ING

PO

CK

ET

PR

OP

OS

ED

1.5

m S

IDE

WA

LK


8 7 A V E

V1

A17

A16

B19

B15

B1

A2

A3

A4

A15

A16

A8

A9

A7

B10

A13

A12

B14

B11

1

23

4

V4

SIGNAGE

A18

ELEC


EXISTING GASSTATION SITE CHK'D:

13136-2.ZIP

DRAWN:

DESIGN:

SCALE:

DATE:


OF 3

DRAWING TITLE:

SURREY, BC

TOWNHOUSE DEV.

PROJECT:

DRAWING NUMBER:


8679 - 158TH STREET

SEAL:


c

CLIENT:

Burnaby, British Columbia, V5C 6G9p: 604 294-0011 � f: 604 294-0022

Suite C100 - 4185 Still Cree� Drive

LANDSCAPESHRUB PLAN

L213.SEP.19

1/16"=1'-0"

DO

MCY

-

1/3 POST HEIGHTIN CONCRETE FOOTING

ON 3" DRAIN ROCK

ALL FENCES TO BE LEVEL. CHANGES IN GRADE TO BE IN 12"-18" STEPS (MAX.).GAPS TO GRADE TO FOLLOW FINISH GRADE. GAP TO BE 3-6".

APPLY 2 COATS EXTERIOR STAIN TO MANUFACTURERS SPECIFICATION.

ALL OTHER MEMBERS TO BE CEDAR. #2 (CONSTRUCTION) GRADE MINIMUM.

ALL POSTS PRESSURE TREATED TO CSA STANDARD AND END CUTS

NOTE

BACK OF GATE DETAIL

5.

4.

2.

3.

1.

FINISH SELECTION AS APPROVED BY PROJECT ARCHITECT.

ALL HARDWARE HOT DIPPED GALVANIZED.

TREATED WITH PRESERVITIVE.

4'-2" 8' O.C. MAX

POST CAP6x6 POST

GATE

6x6 POST

3'-3"

3" GAP 2x6 AND 1X6 RAILSSANDWICHING BOARDS

2x4 AND 1X4 RAILSSANDWICHING BOARDS

2x4 TOP RAIL1x6 BOARD

8"

HEAVY DUTY HIDGES

LATCH

2x4 FRAME ANDCROSS SUPPORT

1L3

PICKET FENCE AND GATE1/2"=1'-0"

3/4" OVERLAP

6'-0"

FINISHED GRADE

ALL FENCES TO BE LEVEL. CHANGES IN GRADE TO BE IN 12"-18" STEPS (MAX.).GAPS TO GRADE TO FOLLOW FINISH GRADE. GAP TO BE 3-6".

FINISH SELECTION AS APPROVED BY PROJECT ARCHITECT.APPLY 2 COATS EXTERIOR STAIN TO MANUFACTURERS SPECIFICATION.

ALL HARDWARE HOT DIPPED GALVANIZED.

ALL OTHER MEMBERS TO BE CEDAR. #2 (CONSTRUCTION) GRADE MINIMUM.

TREATED WITH PRESERVITIVE.ALL POSTS PRESSURE TREATED TO CSA STANDARD AND END CUTS

4.

5.

3.

2.

1.

NOTE

3" GAP

FE-02A

1x4 BOARD

1x6 BOARD W/ 3/4"OVERLAP BETWEENALTERNATING BOARDS.

4x4 POSTMAX. 8' O.C.

1x6 NAILERBOTH SIDES

1/3rd POST HT. INCONCRETE FOOTINGON 3" DRAIN ROCK

1x6 NAILER BOTH SIDES

2x6 CAP WITH3/4" CHAMFER EDGES

2L3

6'-0" HEIGHT SOLID WOOD FENCE3/4"=1'-0"

KOMPAN JUNIOR SPICA ELE400158 MAGLIN BENCH MLB450WKOMPAN COTTAGE ELE400205

CHK'D:

13136-2.ZIP

DRAWN:

DESIGN:

SCALE:

DATE:


OF 3

DRAWING TITLE:

SURREY, BC

TOWNHOUSE DEV.

PROJECT:

DRAWING NUMBER:


8679 - 158TH STREET

SEAL:


c

CLIENT:

Burnaby, British Columbia, V5C 6G9p: 604 294-0011 � f: 604 294-0022

Suite C100 - 4185 Still Cree� Drive

LANDSCAPEDETAILS

L313.SEP.19

AS SHOWN

DO

MCY

-

TO:

SURREY INTER-OFFICE MEMO the future lives here.

Manager, Area Planning & Development -North Surrey Division Planning and Development Department

FROM: Development Services Manager, Engineering Department

DATE: March 18, 2014 PROJECT FILE:

RE: Engineering Requirements Location: 8679 158 Street

OCP AMENDMENT

There are no engineering requirements relative to the OCP Amendment.

REZONE

Property and Right-of-Way Requirements • Register 0.5-metre statutory right-of-way (SRW) along 158 Street; and • Register 4.2-meter wide SRW over the internal access road to allow for public rights of

passage; and extend SRW over a 3.0 meter x 3.0 meter corner cut at the intersection of 158 Street and the access road.

Works and Services • construct 158 Street to a 20-metre through local road; • construct storm sewer along 158 Street and provide onsite management features; and • provide the lot with storm, water, and sanitary service connections.

A Servicing Agreement is required prior to Rezone.

DEVELOPMENT PERMIT /DEVELOPMENT VARIANCE PERMIT

There are no engineering requirements relative to issuance of the Development Permit/ Development Variance Permit.

Remi Dube, P.Eng. Development Services Manager

sk

NOTE: Detailed Land Development Engineering Review available on file

l4m

Text Box

APPENDIX III

School Enrolment Projections and Planning Update:The following tables illustrate the enrolment projections (with current/approved ministrycapacity) for the elementary and secondary schools serving the proposed development.

THE IMPACT ON SCHOOLSAPPLICATION #: 13 0238 00

SUMMARYThe proposed 18 townhouse units Woodland Park Elementaryare estimated to have the following impacton the following schools:

Projected # of students for this development:

Elementary Students: 4Secondary Students: 2

September 2013 Enrolment/School Capacity

Woodland Park ElementaryEnrolment (K/1-7): 54 K + 381 Capacity (K/1-7): 40 K + 450

North Surrey SecondaryEnrolment (8-12): 1435 North Surrey SecondaryNominal Capacity (8-12): 1175 Functional Capacity*(8-12); 1269

Projected cumulative impact of development Nominal Capacity (8-12):subject project) in the subject catchment areas:

Elementary Students: 3099Secondary Students: 87Total New Students: 3186

There are no new capital projects proposed at the elementary school. A new North Clayton Area Secondary school is an approved project which is in planning stage and is anticipated that there would be an enrolment move (Coast Meridian Elementary catchment) to the proposed new North Clayton Area Secondary School when it opens.

PlanningTuesday, December 10, 2013

*Functional Capacity at secondary schools is based on space utilization estimate of 27 students per instructional space. The number of instructional spaces is estimated by dividing nominal facility capacity (Ministry capacity) by 25.

0

100

200

300

400

500

600

2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019

Enrolment

Capacity

0

200

400

600

800

1000

1200

1400

1600

1800

2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019

Enrolment

Capacity

Functional Capacity

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Text Box

APPENDIX IV

TREE PRESERVATION SUMMARY

Surrey Project No:

Project Location: 8679 - 158 St., Surrey, BC

Arborist: Kerin Matthews

Detailed Assessment of the existing trees or an Arborist's Report is submitted on file. The following is a summary of the tree assessment report for quick reference:

1) General tree assessment of the subject site The site is mostly bare.

2) Summary of the proposed tree removal and replacement: ___ The swnmary will be available for final adoption.

___ Number of protected trees identified.............................................................................. (A) 3

Number of protected trees declared hazardous due to natural causes ........................... (B) 0

Number of protected trees to be removed ...................................................................... (C) 2

Number of protected trees to be retained (A-B-C) ........................................................ (D) 1

Number of replacement trees required (C-B) x 2 ........................................................... (E) 2

Number of replacement trees proposed........................................................................ (F) 2

Number of replacement trees in deficit (E-F) ................................................................ (G) 0

Total number of protected & replacement trees on site (D+F) ...................................... (H) 2

Number of Lots proposed in the project....................................................................... (I) 1

Average number of trees per lot (H/I) . .. .. .. . .. .. ... . .. .. .. .. .. .. .. .. . .. .. .. ...... ... .. ... . .. .. .... .. .. . .. .. .. .. . 2

3) Tree survey & preservation I replacement plan ___ Tree survey and preservation/replacement plan is attached

___ This plan will be available before fmal adoption

Swnmary & Plan prepared and submitted by: Kerin Matthews, Arborist

Date: April 25, 2012

NOTE: Replacement ratio for Cottonwoods= 1:1

Page 6 of7

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Text Box

APPENDIX V

TREE REPLACEMENT PLAN

For property located at 8679 -158 St., Surrey, BC

-k = 2, Ginkgo hiloha 'Princeton Sentry' (Ginkgo), Scm cal.

TOTAL PROPOSED REPLACEMENTS = 2

Note: Final Location of replacement trees to be determined at time of planting. They should not interfere with driveways, visibility, buildings, services or sidewalks. The trees on this list are subject to availability; alternate species may need to be chosen. All plant material, topsoil depth, and quality and instaUation to be to the BC Landscape Standard, recent edition.

Page 7 of7

FLEETWOOD TOWN CENTRE LAND USE PLAN This map is provided as general reference only. The City of Surrey makes no warrantees, express or implied, as to the fitness of the information for any purpose, or to the results obtained by individuals using the information and is not responsible for any action taken in reliance on the information contained herein. M

AP

II

Approved by Council Nov. 1, 2000 - Amended 13 November 2013

DETENTIONPOND

FRASER HWY

85A AVE

84 AVE

82 AVE

80 AVE

156

ST

160

ST

164

ST

168

ST

88 AVE

FRASER HWY

156

ST

160

ST

168

ST

162

ST

88 Ave

80 Ave

Fraser Hwy

164

St

156

St

168

St

160

St

82 Ave

84 Ave

162

St

80A Ave

158

St

83 Ave

159

St

154B

St

169

St

154A

St

85A Ave

88A Ave

157

St

84A Ave

83A Ave

85 Ave 166

St

81A Ave

87 Ave

163

St

166B

St

164A

St

167

St

161

St

Vent

ure

Way

86 Ave

86A Ave

155

St

Greenway Dr

165

St

170 St

162A

St

87A Ave

86B Ave

168A St

156A

St

79 Ave

166A

St

81 Ave

82A Ave

160A

St

168B

St

79A Ave 161A

St

154

St

168

St F

g W

80 Ave Fg N

157A

St

165A

St

167A

St

169A

St

155A

St

85B Ave

89 Ave

159A

St

163A

St

79B Ave

162B

St

Tuni

s Pl

158A

St

Mar

gate

Pl

156B

St

165

St

86B Ave

154B

St

160A

St

157

St

85 Ave

167A

St83 Ave

166B

St

163

St

80A Ave

159

St

156A St

84A Ave

168A

St

87 Ave

162A

St

85 Ave

88A Ave

79A Ave

81 Ave

86 Ave

85A Ave

154

St

161A

St

158

St

86A Ave

86 Ave

86B Ave

83 Ave

157

St

80A Ave

167

St

87A Ave

162

St

80 Ave

165A

St

167A

St

155

St

81 Ave

83 Ave

83A Ave

87A Ave

165

St

86A Ave

79A Ave

87A Ave15

5 S

t

81A Ave

154A

St

154

St

86B Ave

87 Ave

85 Ave

168A

St

155A

St

160A

St

80A Ave

155A

St

87A Ave

83 Ave

167

St

79 Ave

161A

St

164A

St

166

St

85 Ave15

7A S

t

166

St

80A Ave

156A

St

157

St

161

St

86A Ave

82A Ave

86 Ave

84 Ave

154A

St

85 Ave

163

St

165

St

168B St

84A Ave

166

St

161

St

166A

St

159

St

Multiuse Corridor / Landscape Buffer

Buffer Within Private Land

Institutional / Commercial Community Commercial

Highway Commercial

Apartments and/orHigh Density Townhouses Medium Density Townhouses

Low Density Townhouses

Single Family Urban

Manufactured Homes

Single Family Suburban

Industrial

Institutional

Parks & Linear Corridors

4m Wide Paved Path

·0 250 500 750125 Meters

City of Surrey Planning & Development Department

Subject Site

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APPENDIX VI

URBURB

URB

RM

RM

COM

88 Ave

159

St

Fraser Hwy

158

St

157

S t

87 Ave

88A Ave

85 Ave

87A Ave

156A

St

Vent

ure

Way

87A Ave

APPENDIX XI

URB to RM

´Proposed amendment from Urban to MultipleResidential

OCP Amendment 7913-0238-00

7913-0160-00

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APPENDIX VII

CITY OF SURREY

(the "City")

DEVELOPMENT VARIANCE PERMIT

NO.: 7913-0238-00 Issued To: JANDA GROUP HOLDINGS INC. ("the Owner") Address of Owner: 8338 - 120 Street Surrey, BC V3W 3N4 1. This development variance permit is issued subject to compliance by the Owner with all

statutes, by-laws, orders, regulations or agreements, except as specifically varied by this development variance permit.

2. This development variance permit applies to that real property including land with or

without improvements located within the City of Surrey, with the legal description and civic address as follows:

Parcel Identifier: 010-114-386 Lot "C" Section 26 Township 2 New Westminster District Plan 15650

8679 - 158 Street

(the "Land") 3. (a) As the legal description of the Land is to change, the City Clerk is directed to insert

the new legal description for the Land once title(s) has/have been issued, as follows:

Parcel Identifier:

____________________________________________________________

(b) If the civic address(es) change(s), the City Clerk is directed to insert the new civic

address(es) for the Land, as follows:

_____________________________________________________________ 4. Surrey Zoning By-law, 1993, No. 12000, as amended is varied as follows:

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APPENDIX VIII

- 2 -

(a) In Section F. Yards and Setbacks of Part 22 Multiple Residential 30 Zone (RM-30), the minimum front yard setback is reduced from 7.5 metres (25 ft.) to 4.5 metres (15 ft.) for the principal building, as shown on the proposed site layout shown on Schedule A which is attached hereto and forms part of this development variance permit;

(b) In Section F. Yards and Setbacks of Part 22 Multiple Residential 30 Zone (RM-30),

the minimum rear yard setback is reduced from 7.5 metres (25 ft.) to 5.9 metres (19 ft.) for the principal building, as shown on the proposed site layout shown on Schedule A;

(c) In Section F. Yards and Setbacks of Part 22 Multiple Residential 30 Zone (RM-30),

the minimum north side yard setback is reduced from 7.5 metres (25 ft.) to 5.4 metres (18 ft.) for the principal building, as shown on the proposed site layout shown on Schedule A;

(d) In Section F. Yards and Setbacks of Part 22 Multiple Residential 30 Zone (RM-30),

the minimum south side yard setback is reduced from 7.5 metres (25 ft.) to 2.0 metres (7 ft.) for the principal building, as shown on the proposed site layout shown on Schedule A; and

(e) In Section H. Off-Street Parking and Loading/Unloading of Part 22 Multiple

Residential 30 Zone (RM-30), the requirement for parking spaces to be enclosed and attached to the dwelling unit is varied to allow one unenclosed tandem parking space for each unit with a tandem parking arrangement, as shown on the proposed site layout shown on Schedule A.

5. The Land shall be developed strictly in accordance with the terms and conditions and

provisions of this development variance permit. 6. This development variance permit shall lapse if the Owner does not substantially start any

construction with respect to which this development variance permit is issued, within two (2) years after the date this development variance permit is issued.

7. The terms of this development variance permit or any amendment to it, are binding on all

persons who acquire an interest in the Land. 8. This development variance permit is not a building permit. AUTHORIZING RESOLUTION PASSED BY THE COUNCIL, THE DAY OF , 20 . ISSUED THIS DAY OF , 20 . ______________________________________ Mayor – Dianne L. Watts ______________________________________ City Clerk – Jane Sullivan \\file-server1\net-data\csdc\generate\areaprod\save\8589574034.doc ML 3/26/14 2:39 PM

13'-9

" [4.

2m]

PR

OP

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R.O

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V3

V2 14'-9" [4.5m]


1.2m BOULEVARD

1.5m SIDEWALK

1.2m SETBACK

MAIL

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65'-4

" [19

.9m

]15

'-0" [

4.6m

]65

'-4" [

19.9

m]

39'-0" [11.9m]20'-0" [6.1m]20'-0" [6.1m]

52'-4

" [16

.0m

]32

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[10.

0m]

65'-4

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1 5

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6'-7

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0m]

6'-7

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0m]

V1

39'-0" [11.9m] 20'-0" [6.1m]

A17

A16

B19

B15

B1

A2

A3

A4

A15

A16

A8

A9

A7

B10

19'-4" [5.9m]

A13

A12

B14

B11

8'-6

"

1'-2

"8'

-6"

5'-0

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FUTURETOWNHOUSE

SITE



SCALE:SITE PLAN

1/16" = 1'-0"


CONSTRUCTION

FILE NO.

SHEET NO.

1314DATE

DWN.

CHK.

CLIENT

PROJECT

DRAWING TITLE


SUNNY LANE HOMES





CONSULTANT


REVISIONS

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SURREY FILE No: -



LEGAL DESCRIPTION: LOT C SECTION 26 TOWNSHIP 2 NWD PLAN 15650

CIVIC ADDRESS:8679 - 158 STREET

ZONING INFORMATION:ZONE: EXISTING: RF

PROPOSED: RM-30

LOT AREA: 30,559 sf = 0.7015 ac (0.284ha)

LOT DENSITY: PERMITTED: 30 UPA x 0.7015 Ac = 21.05 units PROPOSED: 19 units (27.1 UPA)

FLOOR AREA RATIO: PERMITTED: 0.9 MAXIMUM PROPOSED: 2,269 m² / 2,839 m² = 0.80

LOT COVERAGE: ALLOWABLE: 45% MAXIMUM PROPOSED: 39.1 % ( 1,110 m²)

S I T E R E C O N C I L I A T I O NSETBACKS (BUILDING FACE): REQUIRED: PROPOSED:

NORTH 7.5m 5.4 m

SOUTH 7.5m 2.0m

EAST 7.5m 4.5m

WEST 7.5m 5.9m

BUILDING HEIGHT: PERMITTED: 13.0 m PROPOSED: 9.3m

AMENITY: OUTDOOR: REQUIRED: 19 UNITS / 3 m² per unit = 57 m² PROPOSED: 124 m²

INDOOR: REQUIRED: 19 UNITS / 3 m² per unit = 57 m² PROPOSED: 0 m²

PARKING: REQUIRED: RESIDENT: 19 UNITS x 2 CARS/UNIT = 38 CARSVISITOR: 19 UNITS x 0.2 CARS/UNIT = 3.8 (4 CARS)

PROPOSED: RESIDENT: 38 CARS

VISITOR: 4 CARS

OVERALL FLOOR AREA SUMMARY

UNIT TYPE UNIT #s GARAGE LOWER MAIN UPPER UNIT TOTALS SITE TOTALS (NOT INCL. GRAGE)

A - 3 BED 11 267 sq.ft. 219 sq.ft. 502 sq.ft. 528 sq.ft. 1,249 sq.ft. 116.04 m² 13,739 sq.ft. 1,276.39 m²

A1 - 3 BED 2 270 sq.ft. 235 sq.ft. 514 sq.ft. 540 sq.ft. 1,289 sq.ft. 119.75 m² 2,578 sq.ft. 239.50 m²

B - 3 BED 6 270 sq.ft. 235 sq.ft. 545 sq.ft. 571 sq.ft. 1,351 sq.ft. 125.51 m² 8,106 sq.ft. 753.07 m²

TOTAL 19 807 sq.ft. 24,423 sq.ft. 2,268.97 m²

LOT COVERAGE SUMMARY

BUILDING # OF UNITS LOT COVERAGE

PHASE 1

BUILDING 1 5 3,089 sq.ft. 286.96 m²

BUILDING 2 5 3,161 sq.ft. 293.66 m²

BUILDING 3 4 2,580 sq.ft. 239.68 m²

BUILDING 4 5 3,119 sq.ft. 289.76 m²

TOTAL # OF UNITS: 19 11,949 sq.ft. 1,110.05 m²

SITE PLAN

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SCHEDULE A

city of surrey planning & developme nt report file: 7913 … · 2014-07-11 · city of surrey...

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