planning & development services quarterly report - q3 2014 coa · 2020. 6. 19. · 4 third quarter...

Q3Planning & Development Services Quarterly Report

JULY - SEPTEMBER 2014

Planning & Development Services. ..................................................................3

Quarterly Development Indicators ..................................................................4Number of Issued Building Permits .............................................................................................. 4

Value of Issued Building Permits .................................................................................................. 4

Number of Building Inspections ................................................................................................... 5

Development Applications ........................................................................................................... 5

Development Inquiry Meetings ............................................................................................... 5

Land Development Applications Received .............................................................................. 5

Land Development Applications Received (Map) .................................................................... 6

In-Stream Applications ................................................................................................................. 8

Residential Units ...................................................................................................................... 8

Institutional, Commercial & Industrial Floor Space ................................................................. 8

Approved Residential Units .......................................................................................................... 9

Single Family Lots & Starts ...................................................................................................... 9

Multi-Family Building Permits ................................................................................................. 9

In-Stream Applications (Map) ....................................................................................................... 10

Approved Applications (Map) ....................................................................................................... 12

Current Initiative ..............................................................................................14Abbotsforward - OCP Update ....................................................................................................... 14

Table of Contents Planning & Development Services

The Planning & Development Services Department consists of four main divisions: Community Planning, Development Planning, Development Engineering and Building Permits & Licences.

Community Planning manages the City’s Official Community Plan (OCP), bringing together land use, urban design and social planning policies, along with overall infrastructure needs into long range land use plans. The division is responsible for the development and implementation of strategies, policies and plans that guide the City’s future growth and development.

Development Planning is responsible for reviewing and processing development applications such as rezoning, subdivision and development permits. These applications are reviewed for compliance with the OCP, Zoning Bylaw and other municipal bylaws and policies.

Development Engineering is responsible for reviewing and processing engineering drawings for development applications, and for environmental services. The drawings are reviewed for compliance with the Development Bylaw and other municipal bylaws and policies.

Building Permits & Licences is responsible for ensuring all building construction in the City meets Building Code requirements for health, life safety and fire protection. Functions include plan checking, building permit issuance, on-site inspections and business licencing.

For more information: www.abbotsford.ca/planning

32

cover image of proposed development Aston Row at Lynne Avenue, credit:

4 THIRD QUARTER 2014Planning & Development Services 5THIRD QUARTER 2014

Planning & Development Services

Quarterly Development Indicators

Q3 -

2012

2,879

Q3 -

2013

2,863

Q3 -

2014

2,809

NUMBER OF BUildiNg iNSPECTiONS

Land deveLopment appLications Received (see map pg. 6-7)

Dev

elop

ment Inquiry Meetings

dEVElOPMENT APPliCATiONS

The overall number of building permits and total construction value for Q3 2014 were marginally lower than in Q3 2013. There was a 6% decrease in the number of issued building permits and an 8% ($3.7 million) decrease in construction value of issued building permits between Q3 2013 and Q3 2014.

The number of agricultural building permits increased by 20 in Q3 2014 and the total value increased by $10.2 million. This, in part, is due to improvements to Bakerview Greenhouses Inc. ($5.3 million).

The number of commercial building permits decreased by 61 from Q3 2013, with an associated $17.2 million decrease in construction value. This decrease can be attributed to the completion of most of the tenant improvements for Highstreet.

The number of single family residential permits increased by 3 in Q3 2014 (189 permits) when compared to Q3 2013 (186 permits). The construction value also increased 23% from $10.5 million to $12.9 million.

Multi-family building permits for Q3 2014 increased by 4 compared to Q3 2013. The construction value also increased from $73,000 in Q3 2013 to $5 million in Q3 2014. This increase can be attributed to the Luna townhouse development in the West Townline area.

The number of industrial building permits in Q3 2014 increased by 7 and the total construction value remained consistent between Q3 2013 and Q3 2014.

Institutional building permit totals remained consistent from Q3 2013 to Q3 2014, while the construction value decreased $3.5 million. The higher construction value in Q3 2013 can be attributed to improvements to the Sherwood Crescent Manor residential care facility ($2.9 million).

Q3 2014 building inspection numbers remain consistent with past third quarters.

0

5

10

15

20

25

Q1 2013 Q2 2013 Q3 2013 Q4 2013 Q1 2014 Q2 2014 Q3 2014

OCP Amendments Rezonings Subdivisions Development Permits Agricultural Land Reserve

6

13

2

78

Source: City of Abbotsford, Planning & Development Services

In Q3 2014 the number of Agricultural Land Reserve applications increased; while OCP amendments, rezoning applications, subdivision applications, and development permits all decreased from Q2 2014.

NUMBER OF iSSUEd BUildiNg PERMiTS

Other includes: blasting, antenna, communication tower, and noise variance permitsNote: Number of building permits and construction values are subject to change

396 total issued building permits

46 agricultural

99commercial

189 residential (single family)

30 industrial

15 multi-family

1 other

Q3 - 2013

422

26

160

186

11

23

14

2

16 institutional

Q3 - 2014

5 year average construction value: $42,973,280 10 year average construction value: $48,872,559

Dev

elop

ment Inquiry Meetings27

During Q3, staff coordinated 27 Development Inquiry Meetings (DIM), which is consistent with the number of meetings in past quarters. DIM’s are intended to provide preliminary direction to land owners/developers considering development in respect to the Official Community Plan, Development Permit Areas/Guidelines, zoning, and anticipated offsite upgrades.

Inquiries dealt with by staff during Q3 ranged from rezoning, subdivision, and development permits; including temporary use permit, building expansions and land use queries. It is expected that some of the proposals reviewed will result in development applications in future quarters, while others have already resulted in applications.

Note: A single development may have multiple applications

VAlUE OF iSSUEd BUildiNg PERMiTS

18% 32% 13% 5% 3%

agricultural commercial residential multi-family indu

stri

al

inst

itutio

nal

29%($11,521,403) ($7,459,971) ($12,918,474) ($5,077,740)

($2,

112,

500)

($1,

280,

833)

Q3 - 2014 total CoNStRUCtIoN valUe $40,470,921

othe

r

($10

0,00

0)

7

Land deveLopment appLications Received


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Whatcom County, Washington USA

Highway No. 1

Highw

ay No. 11

Highw

ay No. 11

High

way

No.

1

Electoral Area G (FVRD)

Bradner-Mt. Lehman MatsquiPrairie

Sumas Mountain

Sumas Prairie

South Poplar

Aberdeen

WestTownline

East Townline

Fairfield Old Clayburn

WestClearbrook

ClearbrookCentre

SouthClearbrook

MillLake

Babich

AbbotsfordCentre

McMillanWhatcom

F r a

s e r

R i v

e r

District of Mission

Application Type

Agricultural Land Reserve (13)

Development Permit (7)

OCP Amendment (2)

Rezoning (8)

Subdivision (6)

Urban Development Boundary (UDB)

Agricultural Land Reserve (ALR)

Notes: A single development may have multiple applications. Symbols may have been moved for greater clarity and may not be in the exact location of the application.

A

O

R

S

Land development applications received in the third quarter of 2014 (not including Development Variance Permit, Second Dwelling Permit, Board of Variance or Temporary Use applications).

D

West Abbotsford

U District

Auguston


Planning & Development Services

iN-STREAM APPliCATiONS

ResidentiaL units Development Permit & Subdivision Applications

institutionaL, commeRciaL & industRiaL fLooR space Rezoning Applications (Institutional), Development Permit Applications (Commercial & Industrial)

Single family:• A total of 347 single family lots are under review

(UR) and approved in principle (AIP). 328 (95%) of the lots UR and AIP are within the Urban Development Boundary (UDB).

• All of the 275 lots AIP are within the UDB, with 114 (41%) in West Abbotsford, 59 (21%) in West Townline, 49 (18%) in Old Clayburn and 31 (11%) in Whatcom.

Townhouse:• A total of 425 townhouses are UR and AIP.

115 (40%) of the townhouses UR are in West Abbotsford, 99 (34%) in Whatcom and 54 (19%) in Old Clayburn.

• Of the 138 townhouses AIP, 49 units (36%) are in Old Clayburn, 46 (33%) in Mill Lake and 30 (22%) in McMillan.

Apartment:• A total of 568 apartment units are UR and AIP. 216

units (72%) are in mixed use developments in the U District and West Abbotsford, while the remaining 85 units are in McMillan.

• Of the apartment applications AIP, 163 units (61%) are in Clearbrook, 60 (22%) in Mill Lake and 44 (16%) in Whatcom.

Institutional:•There were no institutional rezoning applications in

Q3 2014. It is noted that a development permit is not required for institutional projects.

Commercial:•13,432 m2 (56%) of commercial floor space UR is in

mixed use developments in the U District and West Abbotsford, while 9,797 m2 (41%) is in East Townline.

•8,313 m2 (67%) of commercial floor space AIP is in Clearbrook Centre and 2,580 m2 (21%) in West Abbotsford.

Industrial:•13,981 m2 (100%) of industrial floor space UR is

north of the airport.

•24,402 m2 (95%) of industrial floor space AIP is north of the airport and in the Sumas Way corridor.

Quarterly Development IndicatorsAPPROVEd RESidENTiAl UNiTS

Source: City of Abbotsford, Planning & Development Services; CMHC

singLe famiLy Lots & staRts

muLti-famiLy buiLding peRmits (units)

Lots created:• Development activity for single family

lots between January and September 2014 has exceeded the five year average (39 lots).

• It is anticipated that single family development activity for 2014 could exceed the 10 year average (251 lots), given the number of lots proposed in conjunction with the in-stream applications (374 lots).

New home construction: • In-stream single family applications

total 374 lots. Several applications are anticipated to be completed in the last quarter of 2014, which will likely increase the number of new homes constructed to well above the five year average (164 starts).

Townhouse:• Activity for townhouses has been

relatively stable in recent years, however it is estimated that the five year (77 units) and 10 year (86 units) averages will be exceeded. This increased activity is based upon the number of units proposed, in conjunction with the in-stream development applications (425 units).

Apartment: • Development activity for apartments in

2014 has exceeded the five year average (103 units) and will potentially exceed the 10 year average (224 units), based upon existing in-stream development applications (568 units).

25

124110

261

15

152

19

161

25

121

153

95

0

50

100

150

200

250

300

Lots Created New Home Construction (CMHC Starts)

2009 2010 2011 2012 2013 2014 YTD 5 yr avg 10 yr avg

4425

124

34

110

261

4815

152

3619

161

3725

121

3 19 90

50

100

150

200

250

300

Applications Received Lots Created CMHC Starts

2009 2010 2011 2012 2013 2014 YTD 5 yr avg 10 yr avg

4425

124

34

110

261

4815

152

3619

161

3725

121

3 19 90

50

100

150

200

250

300


2009 2010 2011 2012 2013 2014 YTD 5 yr avg 10 yr avg


26

5889

3

87

9795

100

87

257

61

129

0

50

100

150

200

250

300

Townhouse Apartment

2009 2010 2011 2012 2013 2014 YTD 5 yr avg 10 yr avg

4425

124

34

110

261

4815

152

3619

161

3725

121

3 19 90

50

100

150

200

250

300


2009 2010 2011 2012 2013 2014 YTD 5 yr avg 10 yr avg

4425

124

34

110

261

4815

152

3619

161

3725

121

3 19 90

50

100

150

200

250

300


2009 2010 2011 2012 2013 2014 YTD 5 yr avg 10 yr avg


72

275 287

138

301

267

0

50

100

150

200

250

300

350

400

Under Review Approved in Principle

Single Family lots Townhouses Apartments

single family townhouse apartment single family townhouse apartment

under review (UR) approved in principle (AIP)


institutional commercial industrial institutional commercial industrial0

10,000

20,000

30,000

40,000

50,000

Under Review Approved in Principle

Institutional Commercial Industrial

(256,728 ft2)23,850 m2

(150,495 ft2)13,981 m2

(134,220 ft2)12.469 m2

(277,265 ft2)25,758 m2

under review (UR) approved in principle (AIP)

Multi-family development represents 74% of in-stream residential activity in the third quarter of 2014, while single family development represents 26% of the activity.

Single family residential lots being approved and created continues to exceed the quantity of new homes being constructed (CMHC starts). Almost two-thirds of single family lots created year-to-date were in the third quarter of 2014.

10

in-stReam appLications


11

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Highway No. 1

Highw

ay No. 11

Highw

ay No. 11

High

way

No.

1


Bradner-Mt. LehmanMatsquiPrairie

Sumas Mountain

Sumas Prairie

South Poplar

Aberdeen

WestTownline

East Townline

Fairfield

Old Clayburn

WestClearbrook

ClearbrookCentre

SouthClearbrook

MillLake

Babich

AbbotsfordCentre McMillan

Whatcom

F r a

s e r

R i v

e r

Development Type

Approved in Principle (AIP)

Single Family

Townhouse

Apartment



Under Review (UR)

SF

Commercial

Industrial

Mixed Use

T

A

C

I

M

District of Mission

Land development applications in-stream (under review and approved in principle) in the third quarter of 2014, including residential, institutional, commercial, industrial and mixed use development proposals.

Tow

nshi

p of

Lan

gley

Notes: There are no in-stream institutional applications. Symbols may have been moved for greater clarity and may not be in the exact location of the application.

West Abbotsford

U District

Auguston

10

T T

A

A

C

C

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SF

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SF SF

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appRoved appLications


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way

No.

1


Bradner-Mt. LehmanMatsquiPrairie

Sumas Mountain

Sumas Prairie

South Poplar

Aberdeen

WestTownline

East Townline

Fairfield Old Clayburn

WestClearbrook

ClearbrookCentre

SouthClearbrook

MillLake

Babich

AbbotsfordCentre

McMillanWhatcom

F r a

s e r

R i v

e r

Development Type

Single Family

Commercial

Industrial

Townhouse



SF

C

T

26 lots

43 lots

1 lot

1 lot

1 lot

5 lots

21 units

701 m2 1,198 m2

District of Mission

Applications approved in the third quarter of 2014, including single family lots created and issued building permits for new commercial, industrial and multi-family construction.

I

Notes: There were no issued building permits for new institutional or apartment construction. Symbols may have been moved for greater clarity and may not be in the exact location of the application.

21 lots

612 m2

West Abbotsford

U District

Auguston


Planning & Development Services14 15

ABBOTSFORWARd - OCP UPdATEIn June 2014, Council supported the Official Community Plan (OCP) work plan and community engagement strategy, and the name and brand identity for the project. Abbotsforward was officially launched on July 1, Canada Day and engagement activities continued over the summer at festivals and events.

Engagement activities and methods included news releases, radio interviews, information letters (to government agencies, special interest groups and First Nations), Facebook, Twitter, the project website (www.abbotsforward.ca), and a road show.

The road show was a mobile booth set up at events in high visibility locations. The booth was interactive with project staff handing out brochures, stickers, tattoos, and colouring sheets; inviting people to provide feedback; and answering questions. The booth also had chalk boards at the first few events that asked residents to describe and draw the “Abbotsford of their dreams”. At the remaining events, display boards asked residents to describe what they wished to keep and re-think about Abbotsford, how people will move around, and if housing will need to change.

A total of 585 people visited the road show between July and early September at the following events: Canada Day festivities at Exhibition Park, Berrybeat Festival in Historic Downtown, Envision Concert Series at Mill Lake Park, Agrifair at Exhibition Park, Jam in Jubilee in Jubilee Park, and UFV Welcome Week at the University of the Fraser Valley.

Current Initiative

604-864-5510

[email protected]

@abbotsforward

www.abbotsforward.ca

Å

An OCP Citizen Advisory Commission was also created to help guide the OCP update project by shaping the future of Abbotsford. This resident group will review land use policy, help with community engagement activities, and give feedback on new planning ideas. A call for applications was conducted for members from June 27 to July 21 and a number of methods were used to get the word out. In September 2014, Council appointed a Commission of nine members that maximizes the demographic and geographic makeup of Abbotsford. The first meeting was on September 24, 2014.

The project will be completed over four stages. Dialog (the Consultant) and City staff are working on the Background Research Report which will set a baseline for the project going forward, and inform the development of themes and new concepts in Stage 2. The report will be presented to Council in Q4 2014.

Planning & Development Services32315 South Fraser WayAbbotsford, BC V2T 1W7604-864-5510

Q3

planning & development services quarterly report - q3 2014 coa · 2020. 6. 19. · 4 third quarter...

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