city of surrey planning & developme nt report file: …staff report to council file:...
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City of Surrey PLANNING & DEVELOPMENT REPORT
File: 7913-0122-00
Planning Report Date: December 01, 2014
PROPOSAL:
• Development Variance Permit
in order to allow retention of an accessory building
LOCATION: 13021 - Crescent Road
OWNER: Mark P. Nitsch
ZONING: RA
OCP DESIGNATION: Suburban
Staff Report to Council File: 7913-0122-00
Planning & Development Report
Page 2 RECOMMENDATION SUMMARY • Approval for Development Variance Permit to proceed to Public Notification. DEVIATION FROM PLANS, POLICIES OR REGULATIONS • Seeking reduced front yard setback to allow retention of an existing shed and garage. RATIONALE OF RECOMMENDATION • The requested variance to reduce the front yard setback on subject site will allow retention of
existing and recently expanded shed and garage.
• The proposed setback relaxation will not impact the siting of the main dwelling, as it is situated towards the back of the property to take advantage of better views.
• No concerns raised by the Surrey Heritage Advisory Committee (HAC).
• Setback from Crescent Road pavement edge would be approximately 15 m (49 ft.) until road
widening in the future.
• The applicant proposes to enhance the appearance of the building in accordance with the recommendations of the HAC, including the addition of windows and colours from the heritage catalogue.
Staff Report to Council File: 7913-0122-00
Planning & Development Report
Page 3 RECOMMENDATION 1. The Planning & Development Department recommends that Council approve
Development Variance Permit No. 7913-0122-00 (Appendix IV) varying the following, to proceed to Public Notification:
(a) to reduce the minimum front yard setback for accessory building 0f the "One-Acre
Residential Zone (RA)" from 18 metres (60 ft.) to 7.16 metres (23.5 ft.). 2. 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.
REFERRALS Engineering: The Engineering Department has no objection to the project,
subject to the completion of Engineering servicing requirements as outlined in Appendix III.
Heritage Advisory Committee (HAC):
Support, with suggestion to improve the character of the building, to reflect the heritage designation of Crescent Road.
SITE CHARACTERISTICS Existing Land Use: single family dwelling Adjacent Area:
Direction Existing Use OCP Designation Existing Zone North: Vacant portion of a large lot with a single
family dwelling further to the east Suburban A-1
East: Single family dwelling Suburban RA South (Across Crescent Road):
Single family dwelling Suburban RA and RA-G
West: Single family dwelling Suburban RA DEVELOPMENT CONSIDERATIONS Background and Site Context • The subject site consists of 1 parcel of land located on the north side of Crescent Road,
between 128 Street and 132 Street. The site is designated "Suburban" in the Official Community Plan (OCP).
Staff Report to Council File: 7913-0122-00
Planning & Development Report
Page 4 • The subject site is currently zoned "One-Acre Residential Zone (RA)" (By-Law No. 12000), and
is occupied by one single family dwelling. The subject site is 0.26 hectares (0.63 acres), with 30.45 m (100 ft.) frontage, and over 100 m (328 ft.) depth.
• Original accessory building and concrete paved area were completed by previous owner. Current owner expanded the building to the paved area, without a building permit. A stop work order was issued on November 08, 2011, and construction stopped.
• In 2012, the applicant applied to the Board of Variance, for the relaxation of the front yard setback for the accessory building, but was denied (2 votes against, and 2 votes for). The applicant was advised to seek Development Variance Permit. At the time, many residents voiced concerns regarding a business operated from the house, and the number of vehicles parked on the property. The applicant has a Business License for Home Occupation, and By-Law Enforcement has confirmed the applicant has an acceptable number of vehicles parked on his property.
Subject Proposal • The applicant proposes to bring an existing accessory building under compliance through a
setback relaxation. This will also allow the applicant to apply for a building permit for renovations and improvements to the building.
• The proposed building has incorporated improvements suggested by the HAC, including the addition of windows, and colours from the heritage catalogue.
• Currently the building has no windows, and the proposal incorporates one window on the gable on the south elevation, and windows at 1.5 m (5 ft.) height on the east and west elevations. Proposed colours are Benjamin Moore’s "Edwardian Cream", and "Vancouver Green" (Appendix II).
• The applicant is required to dedicate approximately 3.5 m (11.5 ft.) along Crescent Road for
future road widening. The 7.16 m (23.5 ft.) setback is calculated from this ultimate property line, though effectively, the setback from the building to the curb edge will be approximately 15 m (49 ft.) until future road widening.
Surrey Heritage Advisory Committee • The proposed setback is along Crescent Road, which is a heritage designated road. No
concerns were raised from the HAC regarding this application, and their comment was that the applicant should try to improve the quality of the building, once he is allowed to apply for a Building Permit.
Trees • No trees were impacted by this addition to the accessory building, as it was constructed in an
existing paved concrete area. BY-LAW VARIANCE AND JUSTIFICATION
Staff Report to Council File: 7913-0122-00
Planning & Development Report
Page 5 (a) Requested Variance:
• Front yard setback for accessory building from 18 m (60 ft.) to 7.16 m (23.5 ft.).
Applicant's Reasons:
• Part of the accessory building was already constructed, and expansion was done over an existing concrete paved area.
Staff Comments:
• The 7.16 m (23.5 ft.) will only come into effect when Crescent Beach is widened to its
ultimate cross-section. Visual setback at this time will be approximately 15 m (49 ft.) from the building to the pavement edge on Crescent Road.
• Accessory building is at an angle from the property line, and only one corner will be at 7.16 m (23.5 ft.) setback from the road. The other corner of the building will be at 12.1 m (39.5 ft.).
• The design of the building is compatible with the heritage character of Crescent Road.
The design of the building is included as a schedule in the Development Variance Permit.
• Staff support this variance to proceed to Public Notification.
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. Proposed Site Plan and Building Elevations Appendix III. Engineering Summary Appendix IV. Development Variance Permit No. 7913-0122-00
original signed by Nicholas Lai Jean Lamontagne General Manager Planning and Development LFM/da \\file-server1\net-data\csdc\generate\areaprod\save\21479022069.doc DRV 11/27/14 11:40 AM
Page 1
\\file-server1\net-data\csdc\generate\areaprod\save\21479022069.doc DRV 11/27/14 11:40 AM
APPENDIX I
Information for City Clerk Legal Description and Owners of all lots that form part of the application: 1. (a) Agent: Name: Mark Nitsch
Address: 13021 - Crescent Road Surrey, BC V4P 1J6 Tel: 604-209-7885
2. Properties involved in the Application
(a) Civic Address: 13021 - Crescent Road
(b) Civic Address: 13021 - Crescent Road Owner: Mark P Nitsch PID: 011-363-002 Lot 2 Section 20 Township 1 New Westminster District Plan 8804
3. Summary of Actions for City Clerk's Office
(a) Proceed with Public Notification for Development Variance Permit No. 7913-0122-00 and bring the Development Variance Permit forward for issuance and execution by the Mayor and City Clerk.
Page 2
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SUBDIVISION DATA SHEET
Proposed Zoning: RA
Requires Project Data Proposed GROSS SITE AREA Acres 0.63 acres Hectares 0.26 hectares NUMBER OF LOTS Existing 1 Proposed 1 SIZE OF LOTS Range of lot widths (metres) 30.45 m Range of lot areas (square metres) 2,559 m2 DEV. VARIANCE PERMIT required Building Retention YES Front Yard setback (accessory building) Existing 18 m (60 ft) Proposed 7.16 m (23.5 ft)
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INTER-OFFICE MEMO
TO: Manager, Area Planning & Development - South Surrey Division Planning and Development Department
FROM: Development Services Manager, Engineering Department
DATE: October 6, 2014 PROJECT FILE:
RE: Engineering Requirements Location: 13021 Crescent Road
DEVELOPMENT VARIANCE PERMIT
The following issues are to be addressed as a condition of issuance of the Development Variance Permit:
Property and Right-of-Way Requirements • Dedicate 3·442 metre along Crescent Road for the 27.0 metre Arterial Road Standard. The
applicant is advised to enter into a Highway License Agreement (HLA) to allow the gate and Fence currently installed to remain until the future widening of Crescent Road occurs. The HLA will include appropriate indemnification clauses.
Works and Services • The applicant is advised that the lot does not have an existing storm service connection.
The runoff from any hard surface (building, driveway, deck) cannot be concentrated and discharged to the north over the bluff due to stability concerns. Infiltration into the surrounding pervious surfaces may be considered if geotechnical conditions allow. Should it be determined that this is not possible then a storm service connection with inspection chamber must be installed to service the lot. If a pumped ser\rice connection is required, the applicant must register a restrictive covenant for a pumped storm service connection.
A Servicing Agreement is not required for the proposed Development Variance Permit, however, a processing fee of$1,296.75 (GST included) is required to administer the legal document requirements. If required a storm service connection can be constructed subject to issuance of a City Road and Right-of-Way Permit obtainable at the Engineering front counter which includes payment of securities and permit fees.
Remi Dube, P.Eng. Development Services Manager
CE
CITY OF SURREY
(the "City")
DEVELOPMENT VARIANCE PERMIT
NO.: 7913-0122-00 Issued To: MARK NITSCH ("the Owner") Address of Owner: 13021 - Crescent Road Surrey, BC V4P 1J6 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: 011-363-002 Lot 2 Section 20 Township 1 New Westminster District Plan 8804
13021 - Crescent Road
(the "Land") 4. Surrey Zoning By-law, 1993, No. 12000, as amended is varied as follows:
(a) In Section F. Yards and Setbacks of Part 12 One-Acre Residential Zone (RA), the minimum Front Yard setback for Accessory Buildings and Structures Greater Than 10 square metres [105 sq. ft.] in Size is reduced from 18 metres [60 ft] to 7.16 metres [23.5 ft].
5. This development variance permit applies to only the portion of the Land shown on Schedule A which is attached hereto and forms part of this development variance permit. This development variance permit does not apply to additions to, or replacement of, any of the existing buildings shown on attached Schedule A, which is attached hereto and forms part of this development variance permit.
6. The Land shall be developed strictly in accordance with the terms and conditions and
provisions of this development variance permit.
- 2 -
7. 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.
8. The terms of this development variance permit or any amendment to it, are binding on all
persons who acquire an interest in the Land. 9. 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 – ______________________________________ City Clerk – \\file-server1\net-data\csdc\generate\areaprod\save\31318327074.doc LFM 11/26/14 8:32 AM
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