City of Surrey PLANNING & DEVELOPMENT REPORT
File: 7919-0107-00
Planning Report Date: November 18, 2019
PROPOSAL:
• Rezoning from RA to RH • LAP Amendment from "One-Acre" to "Half-Acre
Gross Density" • Development Variance Permit
to allow subdivision into 2 half-acre lots.
LOCATION: 2585 - 141 Street
ZONING: RA
OCP DESIGNATION: Suburban (Density Exception Area 5 uph (2 upa) max)
LAP DESIGNATION: One-Acre Residential
Staff Report to Council File: 7919-0107-00
Planning & Development Report
Page 2 RECOMMENDATION SUMMARY • By-law Introduction and set date for Public Hearing for Rezoning; and • Approval for Development Variance Permit to proceed to Public Notification. DEVIATION FROM PLANS, POLICIES OR REGULATIONS • The applicant is proposing an amendment to the Central Semiahmoo Peninsula Local Area
Plan (LAP) to redesignate the site from "One-Acre" to "Half-Acre Gross Density". • The applicant is seeking to reduce the minimum lot width for both proposed lots. RATIONALE OF RECOMMENDATION • The proposal complies with the Suburban designation in the OCP, and the Suburban Density
Exception Area of the OCP (max. 5 units per hectare or 2 units per acre).
• The proposed redesignation is in keeping with the character and established subdivision patterns of the area. The proposed development matches the size and width of existing lots to the immediate west, along 140 Street. The RH zoning and proposed lot width is also consistent with the subdivision recently approved to the immediate south of the site (Application No. 7916-0329-00), and two other projects further south of the subject site at 2545-140 Street and 2487-140 Street, both of which are at third reading for rezoning to RH (Application Nos.7917-0236-00 and 7917-0419-00).
• All other properties to the south along the west side of 141 Street have the potential to develop
into similar size and width of RH lots in the future.
Staff Report to Council File: 7919-0107-00
Planning & Development Report
Page 3 RECOMMENDATION The Planning & Development Department recommends that: 1. A By-law be introduced to rezone the subject site from "One-Acre Residential Zone (RA)"
to "Half-Acre Residential Zone (RH)" and a date be set for Public Hearing.
2. Council approve Development Variance Permit No. 7919-0107-00 (Appendix VII), to reduce the minimum lot width of the RH Zone from 30 metres (98 ft.) to 24.3 (80 ft.) for proposed Lots 1 and 2, to proceed to Public Notification.
3. 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 subdivision layout to the satisfaction of the Approving Officer; (c) submission of a finalized tree survey and a statement regarding tree preservation
to the satisfaction of the City Landscape Architect; (d) demolition of existing buildings and structures to the satisfaction of the Planning
and Development Department; (e) the applicant satisfy the deficiency in tree replacement on the site, to the
satisfaction of the Planning and Development Department; and (f) registration of a Section 219 Restrictive Covenant to adequately address the City’s
needs with respect to the City’s Affordable Housing Strategy, to the satisfaction of the General Manager, Planning & Development Services.
4. Council pass a resolution to amend the Central Semiahmoo Peninsula Local Area Plan to
redesignate the site from “One-Acre” to “Half-Acre Gross Density” when the project is considered for final adoption.
REFERRALS Engineering: The Engineering Department has no objection to the project
subject to the completion of Engineering servicing requirements as outlined in Appendix III.
Staff Report to Council File: 7919-0107-00
Planning & Development Report
Page 4 School District: Projected number of students from this development:
1 Elementary student at Chantrell Creek Elementary School 0 Secondary students at Elgin Park 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 2020.
Parks: Parks notes that there are City trees that could be impacted by this application. All efforts to retain City trees must be exhausted before removal will be considered. If there is any unexpected tree removal required on future or existing city land due to development or construction impacts, cash-in-lieu for all trees, regardless of size, will be required as determined by a formal arboricultural appraisal.
SITE CHARACTERISTICS Existing Land Use: One dwelling on an acreage lot Adjacent Area:
Direction Existing Use LAP Designation Existing Zone
North
Single family dwelling OCP: Suburban (Density Exception Area 5 uph (2 upa) max)
RA-G
East (Across 141 Street ):
Single family dwelling OCP: Suburban (Density Exception Area 5 uph (2 upa) max)
RA-G
South
Vacant lot (Development Application No. 7916-0329-00 recently rezoned the property to RH to facilitate subdivision into 2 lots)
Half-Acre Gross Density
RH
West
Single Family dwelling Half-Acre Gross Density
RA
JUSTIFICATION FOR PLAN AMENDMENT • The site is designated "One Acre" in the Central Semiahmoo Peninsula Local Area Plan. The
applicant is proposing that the site be redesignated to "Half-Acre Gross Density".
Staff Report to Council File: 7919-0107-00
Planning & Development Report
Page 5 • The applicant proposes to rezone the site to "Half-Acre Residential Zone (RH)", to allow
subdivision into 2 half-acre lots. The proposed density of 4.4 units per hectare (1.78 units per acre) is consistent with the Suburban designation in the Official Community Plan (OCP). The Central Semiahmoo Peninsula neighbourhood is a Suburban Density Exception Area in the OCP, which restricts density to a maximum density of 5 units per hectare (2 units per acre). The proposal complies with the maximum density permitted within the Exception Area.
• The proposed redesignation is in keeping with the character and established subdivision patterns of the area. The proposed half-acre lots match the size and width of existing lots to the immediate west, along 140 Street. The RH zoning is also consistent with the RH subdivision recently approved to the immediate south of the site under Development Application No. 7916-0329-00, and to applications further south at 2545 – 141 Street (Development Application No. 7917-0236-00), and at 2487-141 Street (Development Application No. 7917-0419-00), both of which have received Third Reading of the associated Rezoning By-law.
• All other properties to the south and along the east side of 141 Street have the potential to
develop into similar size and width of RH lots in the future. DEVELOPMENT CONSIDERATIONS Background and Proposal • The subject site consists of one property with a total area of 4,542 square metres (1.12 acres).
The site is located on the west side of 141 Street. It is designated Suburban in the OCP, and zoned "One-Acre Residential Zone (RA)". It is also identified as a "Suburban Density Exception area" in the OCP, with a maximum density of 5 units per hectares (2 units per acre). The site is designated as "One-Acre" in the Central Semiahmoo Peninsula Local Area Plan (LAP).
• The applicant is proposing an amendment to the LAP to redesignate the site from "One-Acre" to "Half-Acre Gross Density" and to rezone the site from "One-Acre Residential Zone (RA)" to "Half-Acre Residential Zone (RH)", to permit subdivision into 2 half-acre single family lots.
• The area of proposed Lot 1 is 2,268 square metres (24,413 sq. ft.) and proposed Lot 2 has an
area of 2,267 square metres (24,402 sq. ft.), both of which exceed the minimum lot area of 1,858 square metres (20,000 sq. ft.) required in the RH zone. The proposed lots also comply with the minimum lot depth of 30 metres, but do not meet the minimum lot width requirement of 30 metres (98 ft.). The applicant is proposing a Development Variance Permit to reduce the width of proposed Lots 1 and 2 from 30 metres (98 ft.) to 24.3 (80 ft.).
PRE-NOTIFICATION Pre-notification letters were sent on May 16, 2019 to 74 properties that are within 100 metres (328 ft.) of the subject site, including the Semiahmoo Residents Association. Development proposal signs were also installed on the site on June 5, 2019.
Staff Report to Council File: 7919-0107-00
Planning & Development Report
Page 6 One query was received regarding the orientation of the lot, whether lot frontage will be facing 141 Street or off the unformed lane to the north. Staff clarified that access will be off 141 Street and the lot orientation will match the lots to the immediate south. DESIGN PROPOSAL AND REVIEW Building Scheme and Lot Grading • The applicant has retained Carolyn Stewart, from Concept to Design, as the design consultant.
The design consultant conducted a character study of the surrounding homes and based on the findings, has proposed a set of building design guidelines (summary attached as Appendix V).
• A preliminary lot grading plan, submitted by CitiWest Consulting Ltd., has been reviewed by
staff and found to be acceptable. Basements are proposed on both lots. TREES • Calvin Yue, ISA Certified Arborist of Woodridge Tree Consulting Arborists Ltd., prepared an
Arborist Assessment for the subject property. The table below 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 13 1 12
Deciduous Trees (excluding Alder and Cottonwood Trees)
Cherry 2 2 0 Maple 1 0 1 Plum 2 1 1
Coniferous Trees Cedar 2 1 1
Cypress 4 1 3 Douglas-fir 43 22 21
Fir 1 1 0 Hemlock 2 2 0 Spruce 1 0 1
Total (excluding Alder and Cottonwood Trees) 58 30 28
Total Replacement Trees Proposed (excluding Boulevard Street Trees) 7
Total Retained and Replacement Trees (excluding alder) 35
Staff Report to Council File: 7919-0107-00
Planning & Development Report
Page 7
Tree Species Existing Remove Retain
Contribution to the Green City Fund $21,600
• The Arborist Assessment states that there are 58 protected trees on the site, excluding Alder
and Cottonwood trees. 13 existing trees, approximately 22 % of the total trees on the site, are Alder trees. It was determined that 28 trees can be retained as part of this development proposal. In addition, the 12 Alder trees are proposed to be retained. 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 ratio for Alder trees, and a 2 to 1 replacement ratio for all other trees. This will require a total of 61 replacement trees on the site. Since only 7 replacement trees are proposed to be replaced on the site, the deficit of 54 replacement trees will require a cash-in-lieu payment of $21,600 representing $400 per tree, to the Green City Fund, in accordance with the City’s Tree Protection By-law.
• In summary, a total of 35 trees are proposed to be retained or replaced on the site with a
contribution of $21,600 to the Green City Fund. SUSTAINABLE DEVELOPMENT CHECKLIST The applicant prepared and submitted a sustainable development checklist for the subject site on August 29, 2019. 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)
• The proposal complies with the sites OCP designation and the permitted density.
• The application proposes an amendment to the Local Area Plan to accommodate the proposed density.
2. Density & Diversity (B1-B7)
• The proposal is consistent with the density associated with the site's Suburban designation and the density exception area [max 5 uph (2 upa)] that is permitted in the Official Community Plan.
3. Ecology & Stewardship (C1-C4)
• The application proposes the retention of 40 trees, including 12 Alder trees with 7 replacement trees proposed to be planted on the site.
4. Sustainable Transport & Mobility
(D1-D2)
• New sidewalks are proposed along 141 Street.
5. Accessibility & Safety (E1-E3)
• n/a
6. Green Certification (F1)
• n/a
7. Education & Awareness (G1-G4)
• n/a
Staff Report to Council File: 7919-0107-00
Planning & Development Report
Page 8 BY-LAW VARIANCE AND JUSTIFICATION (a) Requested Variance:
• To reduce the minimum lot width requirement of the RH Zone from 30 metres (98 ft.) to 24.3 (80 ft.) for proposed Lot 1 and 2.
Applicant's Reasons:
• The proposed variance will allow the subject property to be subdivided into two
residential lots with lot widths that would be compatible with the existing neighbouring properties to the south of the site.
Staff Comments:
• While lot widths are proposed to be reduced, both lots have areas of 2,267 and
2,268 square metres, which significantly exceeds the minimum 1,858 square metre lot area requirement of the RH zone.
• The proposed lots match the width of existing lots to the immediate south, along 140 Street. The proposed lot width variance has also been approved for three other properties to the south. One of these properties has been given final approval (Application No.7916-0329-00), while two others are currently at third reading (Application Nos.7917-0236-00 and 7917-0419-00). The proposed lot width is expected to be continued south of the subject site along the west side of 141 Street with future development applications.
• Staff support this proposed variance proceeding to Public Notification.
Staff Report to Council File: 7919-0107-00
Planning & Development Report
Page 9 INFORMATION ATTACHED TO THIS REPORT The following information is attached to this Report: Appendix I. Project Data Sheets Appendix II. Proposed Subdivision Layout Appendix III. Engineering Summary Appendix IV School District Comments Appendix V Building Design Guidelines Summary Appendix VI Summary of Tree Survey and Tree Preservation Appendix VII. Development Variance Permit No. 7919-0107-00 Appendix VIII. LAP Plan Amendment
original signed by Ron Hintsche Jean Lamontagne General Manager Planning and Development CL/cm
APPENDIX I SUBDIVISION DATA SHEET
Proposed Zoning: RH
Requires Project Data Proposed
GROSS SITE AREA Acres 1.12 Hectares 0.452 NUMBER OF LOTS Existing 1 Proposed 2 SIZE OF LOTS Range of lot widths (metres) 24.4m-25.2m Range of lot areas (square metres) 2267m²- 2268m² DENSITY Lots/Hectare & Lots/Acre (Gross) 4.4 uph. & 1.78 upa Lots/Hectare & Lots/Acre (Net) 4.4 uph. & 1.78 upa SITE COVERAGE (in % of gross site area) Maximum Coverage of Principal &
Accessory Building
Estimated Road, Lane & Driveway Coverage Total Site Coverage PARKLAND n/a Area (square metres) % of Gross Site Required PARKLAND 5% money in lieu NO TREE SURVEY/ASSESSMENT YES MODEL BUILDING SCHEME YES HERITAGE SITE Retention NO FRASER HEALTH Approval NO DEV. VARIANCE PERMIT required Road Length/Standards NO Works and Services NO Building Retention NO Others YES
LOT 171 OF DIST LOT 165GROUP I,N.W.D PLAN 1050
[email protected] 778-899-8958 778-588-4368
H
MH
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90.49
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90.59
700Ø Conifer 90.64
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91.23
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89.2
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89.8189.84(T)
89.88(T)
89.8
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89.34
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89.72
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90.35 400Ø Deci
90.09 400Ø Conifer
90.17
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90.33
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90.2450Ø Deci
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90.42
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90.4
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90.18
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89.77
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89.85
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90.07
Multi-stem 500Ø Deci
90.13
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89.84
90.08 600Ø Conifer
90.11350Ø Conifer
90.23300Ø Conifer
90.46
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90.55
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90.33
90.64
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90.42
500Ø Conifer
90.9
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91.05
90.53
90.51
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90.31
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90.17
Multi-stem 350Ø Conifer89
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89.88
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90.23
90.26 800Ø Conifer
89.82 700Ø Conifer
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90.76
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141S
T S
TR
EE
T
PLAN 29865
26TH AVENUE
20
18
17
PLAN 1420916
SR
W P
LAN
EP
P80
614
Proposed Lot A
Proposed Lot B
Parcel's dimensions and grid bearings are derived from PLAN 29865.
ON LOT 19 SECTION 21 TOWNSHIP 1 NWD PLAN 29865TOPOGRAPHICAL AND PROPOSED SUBDIVISION PLAN Scale 1:250
0 5 10 15 20 25
The intended plot size of this plan is 280 in width by 432 in height(B size) when plotted at a scale of 1:250.
CIVIC ADDRESS:
SURREY, B.C.
2585 141 Street
PID: 007-117-973
All distances and elevations are in meters and
decimals thereof unless otherwise stated.
- Manhole
- Water ValveSuffix:
(T) - Elevation of top of wall
- Power Pole
%%uLegend:
- Tree(Diameter in mm
300%%C Deci and Species)
- Fire Hydrant
PLAN 14209
PLAN 14209
PLAN 29865
Hedge
90.33
Hedge
Concrete Cul. 250%%c
Ditc
h
Top
of B
ank
of D
itch
Concrete Head Wall
90.30
Top
of B
ank
of D
itch
Concrete Cul. 250%%c
Concrete Cul. 250%%c
Concrete Head Wall
Ditc
h
Top
of B
ank
of D
itch
Top
of B
ank
of D
itch
89.35
Concrete Cul. 150%%cDitch
Top of Bank of Ditch
Top of Bank of Ditch
Dwelling #12221
Concrete Head Wall
Gut
ter
Line
Cro
wn
of R
oad
Gutter Line
Crown of Road
179° 50' 56"24.362
90° 06' 54"91.601
90°36' 29"91.596
179°50' 56"24.362
91°06' 05"91.599
179° 52' 31"25.151
179°52' 31"25.151
Proposed Property Lot Line
Inv=83.61(N)Inv=83.66(E)Inv=83.65(S)
Lot Area=2267.6 sq. meters
Lot Area=2267.3 sq. meters
89.78
Bot
tom
of S
lope
Top
of S
lope
Bottom of Slope
Driveway
Rim Elev=90.42San Manhole
Inv=86.59(N)Inv=86.62(S)
Unconstruction (Part of Ave.)
PROPOSED LOT ABUILDING LAYOUT
PROPOSED LOT BBUILDING LAYOUT
141S
T S
TR
EE
T
PLAN 29865
26TH AVENUE
20
18
17
PLAN 1420916
Proposed Lot A
Proposed Lot B
Parcel's dimensions and grid bearings are derived from PLAN 29865.
ON LOT 19 SECTION 21 TOWNSHIP 1 NWD PLAN 29865TOPOGRAPHICAL AND PROPOSED SUBDIVISION PLAN Scale 1:250
0 5 10 15 20 25
The intended plot size of this plan is 280 in width by 432 in height(B size) when plotted at a scale of 1:250.
CIVIC ADDRESS:
SURREY, B.C.
2585 141 Street
PID: 007-117-973
All distances and elevations are in meters and
decimals thereof unless otherwise stated.
PLAN 14209
PLAN 14209
PLAN 29865
Dwelling #12221
179° 50' 56"24.362
90° 06' 54"91.601
90°36' 29"91.596
179°50' 56"24.362
91°06' 05"91.599
179° 52' 31"25.151
179°52' 31"25.151
Proposed Property Lot Line
Lot Area=2267.6 sq. meters
Lot Area=2267.3 sq. meters
Unconstruction (Part of Ave.)
sheet no.:
MERRY GAO
revision:
Disclaimer:It is the responsibility of the contractor tocheck and compare all dimensions andinformation prior to the commencement ofwork and to report any omissions ordiscrepancies to the designer, COPYRIGHTRESERVED, This drawing and designs is atall times the property of the designer'sand can not be used without theirknowledge and written consent.
checked:
date:scale:
DRAWN:
project no.:
AS SHOWN
Civic Address:
LOT 19 SECTION 21TS1 N.W.D PLAN 29865
[email protected] 778-899-8958 778-588-4368
A-1
Drawing Title:
ISSUES/REVISIONS
NO.
1.
2.
3.
4.
5.
6.
7.
8.
9.
DATE
ISSUED FOR PERMIT APPLICATION
LEGAL DESCRIPTION
7/11/2019
[email protected] 778-899-8958
2018000
7/11/2019
PROPOSED SITE LAYOUT SCALE:1:250
2585 141 STREET
SITE LAYOUT
ltsURREv ~ the future lives here.
TO: Manager, Area Planning & Development - South Surrey Division Planning and Development Department
INTER-OFFICE MEMO
FROM: Development Services Manager, Engineering Department
DATE: Nov 12, 2019
RE: Engineering Requirements Location: 2585 141 St
PROJECT FILE:
REZONE/SUBDIVISION
Property and Right-of Way Requirements • Register 0.5 m statutory right-of-way along 141 St for inspection chambers and sidewalk
maintenance.
Works and Services • Construct west side of 141 St to the Through Local road standard including sidewalk; • Construct fronting storm sewer to service the proposed development; • Construct new storm, sanitary, and water services connections to each lot; • Provide on-site stormwater management features to meet the Integrated Stormwater
Management Plan requirements; • Register applicable Restrictive Covenants; and • Pay applicable Sanitary Latecomer fee.
A Servicing Agreement is required prior to Rezone/Subdivision.
DEVELOPMENT PERMIT /DEVELOPME~T VARIANCE PERMIT
There are no engineering requirements relative to issuance of the Development Permit and Development Variance Permit.
~~~~-Tommy Buchmann, P.Eng. Development Services Manager
NOTE: Detailed Land Development Engineering Review available on file
Appendix III
School Enrolment Projections and Planning Update:
The following tables illustrate the enrolment projections (with current/approved ministry
capacity) for the elementary and secondary schools serving the proposed development.
THE IMPACT ON SCHOOLS
APPLICATION #: 19 0107 00
SUMMARYThe proposed 2 single family lots Chantrell Creek Elementaryare estimated to have the following impacton the following schools:
Projected # of students for this development:
Elementary Students: 1Secondary Students: 0
September 2019 Enrolment/School Capacity
Chantrell Creek ElementaryEnrolment (K/1-7): 27 K + 314Operating Capacity (K/1-7) 19 K + 326
Elgin Park SecondaryEnrolment (8-12): 1319 Elgin Park SecondaryCapacity (8-12): 1200
Projected cumulative impact of development Nominal Capacity (8-12):subject project) in the subject catchment areas:
Elementary Students: 9Secondary Students: 34Total New Students: 43
* Nominal Capacity is estimated by multiplying the number of enrolling spaces by 25 students.Maximum operating capacity is estimated by multipying the number of enrolling spaces by 27 students.
Chantrell Creek Elementary enrollment projections are showing will remain constant over the next 10 years. As
of September 2019, Chantrell Creek’s enrollment 341 and is projected to be 350 by 2028. There are no current
plans to expand the existing school.
As of September 2019, Elgin Park Secondary is currently operating at 110% capacity. Enrolment is expected to
modestly grow over the next 10 years There are no current plans to expand the existing high school. Starting
September 2021, there will be significant secondary boundary changes to the secondary schools serving the
Grandview, White Rock and South Surrey communities. This will move enrolment growth around the area once
the new Grandview Heights Secondary school is open.
Planning
November 6, 2019
200
250
300
350
400
450
500
2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027
Enrolment
Operating Capacity
800
900
1000
1100
1200
1300
1400
1500
1600
2017 2018 2019 2020 2021 2022 2023 2024 2025 2026 2027
Enrolment
Capacity
PROJ 1923: PROPOSED 2 LOT SUBDIVISION AT 2585 141 STREET, SURREY BC SURREY FILE NO.: 7919-0107-00
RESIDENTIAL CHARACTER STUDY
Page 1 of 2
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The proposed subject site, for which this Building Scheme and Neighbourhood Character Study are intended to address, is located at 2585 141 Street in Surrey. The proposal is a rezoning from (RA) One Acre Residential Zone to 2 (RH) Half-Acre Residential Zone Lots. A number of existing homes have been surveyed in the surrounding neighbourhood and are included in a photographic study. Primary zoning in this neighborhood is (RH) Half-Acre Residential Zone and (RA-G) Acreage Residential Gross Density Zone. The subject site is largely surrounded by Neo-Traditional style homes with newer developments having tudor, Craftsman and French influences. Homes range in age from approximately forty years old to current new builds. Homes range in size from approximately 2500 to 5000 square feet excluding garage and in-ground basements. The massing of the surrounding streetscapes consists of one and two storey forms which are typical of the surrounding neighbourhood as a whole. Parking considerations of newer developments in the area typically consist of double or triple car front entry attached garages. Homes feature mid to steep pitch hip or gabled roof lines, or a combination of the two (with gable roof elements on the front of the newer developments). Common design elements of newer developments include tudor battens, decorative shutters, braces and louvres. Street facing windows are treated with simple heritage muntin patterns in the new developments and are relatively plain/clear in the older homes. In all cases, large window openings are broken with vertical and/or horizontal muntin bars or multiple windows are used. Main cladding materials of surveyed homes consists of stucco and cementitious siding, in combination with accents of shake siding, brick and stone. Exterior Body Colours include white and light to mid greys and earth tones. Some are accented with bolder/darker colours or black windows. The roofing materials are primarily duroid shingles in earth or black tones and a few homes feature metal roofs. Driveways and walkways are finished in exposed aggregate, asphalt, broom finished concrete, and brick pavers. The landscaping throughout this neighbourhood is substantial and generally good quality. Rural looking landscape elements of the older homes contrast the newer homes which have a more manicured look. All landscaping is well maintained, and planting beds are adequate and are worked around the houses. Many mature trees have been preserved, including on lots with newer homes. As photos #1, 4, 5 and 7 show, many homes feature more craftsman style architecture with gabled and swooped rooflines, shutters and brace details, very similar to what is proposed on the subject site. The proposed site proves very promising, situated in an area where surrounding lots are undergoing development. Adjacent lot and several neighboring lots to the South of subject site, with older homes, are currently in the process of being subdivided and having new
PROJ 1923: PROPOSED 2 LOT SUBDIVISION AT 2585 141 STREET, SURREY BC SURREY FILE NO.: 7919-0107-00
RESIDENTIAL CHARACTER STUDY
Page 2 of 2
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homes built. There is also future development potential for several surrounding lots in the area. The proposed homes should coordinate with the surrounding new neighborhoods with respect to massing and detail and should follow the current market trend. The new homes are to be Neo-Traditional or Neo-Craftsman in style to blend with the adjacent properties. The palette of materials used for cladding should reflect the materials used in the neighbouring subdivisions with the addition of quality cladding materials such as cementitious siding (Hardi-board) and stucco, singularly or in combination with brick/cultured brick, stone/cultured stone and cementitious shingles (Hardi-shingles). Roofing materials should include high profile duroid shingles or metal. The new homes should feature wood columns, wood or stone post bases and have gable elements and roof features which create some interest on the front facades. We are open to the style of homes following current market trend, knowing that substantial landscaping will act as a buffer. The overall intent is to create a neighbourhood with equal or higher standards. These guidelines are based on observations about the neighboring built and natural forms and will allow the proposed homes and sites to enrich the existing neighborhood fabric. In general, we will be looking for simple architecture with clean lines, a rhythm of openings, and balanced massing in a well landscaped setting. These guidelines are based on observations about the neighbouring built and natural forms and will allow the proposed homes and sites to blend with the existing neighbourhood fabric.
PROJ 1923: PROPOSED 2 LOT SUBDIVISION AT 2585 141 STREET, SURREY BC SURREY FILE NO.: 7919-0107-00
CHARACTER STUDY PHOTO SHEET
Page 1 of 3
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PROJ 1923: PROPOSED 2 LOT SUBDIVISION AT 2585 141 STREET, SURREY BC SURREY FILE NO.: 7919-0107-00
CHARACTER STUDY PHOTO SHEET
Page 2 of 3
[email protected] t 778.395.1140 www.concepttodesign.ca
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PROJ 1923: PROPOSED 2 LOT SUBDIVISION AT 2585 141 STREET, SURREY BC SURREY FILE NO.: 7919-0107-00
CHARACTER STUDY PHOTO SHEET
Page 3 of 3
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24 AVENUE 2
1
5
3
4
7
10
6
8
9
14
0 S
TREE
T
PHOTO LOCATION
AND
AREA MAP
LEGEND
SUBJECT SITE
PHOTO LOCATIONS 1
PROJ 1923: PROPOSED 2 LOT SUBDIVISION AT 2585 141 STREET, SURREY BC
SURREY FILE NO.: 7919-0107-00
Tree Preservation Summary
Surrey Project No: Address: 2585 141 Street, Surrey Registered Arborist: Woodridge Tree Consulting Arborists Ltd., Terry Thrale - PN6766A On-Site Trees Number of Trees
Protected Trees Identified (on-site and shared trees, including trees within boulevards and proposed streets and lanes, but excluding trees in proposed open space or riparian areas)
71
Protected Trees to be Removed 31 Protected Trees to be Retained (excluding trees within proposed open space or riparian areas)
40
Total Replacement Trees Required:
- Alder & Cottonwoods to be removed (1:1) 1 X one (1) = 1
- All other species to be removed (2:1) 30 X two (2) = 60
61
Replacement Trees Proposed 7 Replacement Trees in Deficit 54 Protected Trees to be Retained in Proposed Open Space or Riparian Areas N/A Off-Site Trees Number of Trees
Protected Trees Identified 8 Protected Trees to be Removed 0 Protected Trees to be Retained 8 Total Replacement Trees Required:
- Alder & Cottonwoods to be removed (1:1) 0 X one (1) = 0
- All other species to be removed (2:1) 0 X two (2) = 0
0
Replacement Trees Proposed N/A Replacement Trees in Deficit N/A Summary, report and plan prepared and submitted by:
November 13, 2019
(Signature of Arborist) Date
CITY OF SURREY
(the "City")
DEVELOPMENT VARIANCE PERMIT
NO.: 7919-0107-00 Issued To: (the "Owner") Address of Owner: 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: 007-117-973
Lot 19 Section 21 Township 1 New Westminster District Plan 29865
2585 - 141 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 titles have been issued, as follows:
Parcel Identifier: ____________________________________________________________
(b) If the civic addresses change, the City Clerk is directed to insert the new civic addresses for the Land, as follows:
_____________________________________________________________
- 2 -
4. Surrey Zoning By-law, 1993, No. 12000, as amended is varied as follows:
Surrey Subdivision and Development By-law, 1986, No. 8830, as amended is varied as follows:
(a) In Section K Subdivision (3) of Part 14 "Half-Acre Residential Zone (RH)", the minimum lot width is reduced from 30 metres (98 ft.) to 24.3 (80 ft.) for proposed Lot 1 and 2.
5. This development variance permit shall lapse unless the subdivision, as conceptually shown on Schedule A which is attached hereto and forms part of this development variance permit, is registered in the New Westminster Land Title Office within three(3) years after the date this development variance permit is issued.
6. The terms of this development variance permit or any amendment to it, are binding on all persons who acquire an interest in the Land.
7. 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 – Doug McCallum
______________________________________ City Clerk – Jennifer Ficocelli
LOT 171 OF DIST LOT 165GROUP I,N.W.D PLAN 1050
[email protected] 778-899-8958 778-588-4368
H
MH
MH H
MH
90.49
600Ø Conifer
90.59
700Ø Conifer 90.64
700Ø Conifer
90.43
600Ø Conifer91
.09
300Ø Conifer
91.23
600Ø Conifer
89.2
7
89.8189.84(T)
89.88(T)
89.8
89.72
89.73
89.92
89.96
89.94(T)
89.8
(T)
89.3
9
89.93
89.9490.15
90.21
90.05
90.04
89.95
89.83
89.71
89.58
89.42
89.29
89.26
89.2489
.2689
.4489.54
89.73
89.1389
.5989.6(T)
89.56
(T)
89.56
89.46
89.52 89.39
89.25
88.96 88.79
89.18
89.05
89.08
89.17
88.73
88.66
89.27 89
.34
89.34
89.19
Rim Elev=89.21San Manhole
89.34
89.4
89.56
89.68
89.82
89.96
90.04
89.95
89.87
150Ø Deci
89.72
89.54
89.47
89.23
88.85
89.29
89.43
89.29
88.94
89.0
7
89.37
89.45
89.61
89.6
89.69
89.69
(T) 89.69(T)
89.69
89.1
6
90.2300Ø Deci
90.35 400Ø Deci
90.09 400Ø Conifer
90.17
350Ø Deci
90.33
Multi-stem 700Ø Deci
90.2450Ø Deci
90.27
90.46
900Ø Conifer
90.42
400Ø Conifer
90.4
90.27
90.49
400Ø Conifer
90.67
800Ø Conifer
90.18
89.98
90.39
1000Ø Conifer
89.77
89.67
89.43
89.52
89.85
90.18
1000Ø Conifer
90.07
Multi-stem 500Ø Deci
90.13
160Ø Deci
89.84
90.08 600Ø Conifer
90.11350Ø Conifer
90.23300Ø Conifer
90.46
600Ø Conifer
90.55
600Ø Conifer
90.33
90.64
600Ø Conifer
90.42
500Ø Conifer
90.9
50Ø Conifer
91.05
90.53
90.51
Multi-stem 500Ø Deci
90.31
90.11800Ø Conifer
90.17
Multi-stem 350Ø Conifer89
.78
500Ø Conifer
89.88
600Ø Conifer
90.23
90.26 800Ø Conifer
89.82 700Ø Conifer
89.88
91.11
90.25200Ø Conifer
90.31
300Ø Conifer
90.53
300Ø
Con
ifer 90.53
90.53
90.81300Ø Conifer
90.7
325
0Ø C
onife
r
90.9
560
0Ø C
onife
r
90.65
600Ø
Con
ifer
90.27 600Ø Conifer
90.55 800Ø Conifer
90.57300Ø Conifer
90.5
400Ø Conifer90
.54400Ø Conifer
90.74
600Ø
Con
ifer
90.79
800Ø Conifer90
.74
91.01
91.05 600Ø Conifer
91.00
90.98
91.35
90.86
91.3
400Ø Deci
90.6
90.87
90.87
90.92
91.01
91.25
91.15
1000Ø Conifer
91.38
91.14
91.54 60
0Ø D
eci
91.09
91.09
91.15
Mul
ti-st
em 7
00Ø
Dec
i
91.1140
0Ø C
onife
r
90.9880
0Ø C
onife
r
90.92
90.92
90.94
92.21
250Ø
Con
ifer
90.89
600Ø Conifer
90.68 Hedge
90.62
250Ø Conifer
90.58
90.34
90.28 250Ø Deci
90.39
250Ø Deci90.06
400Ø Deci
90.39
90.06
89.99800Ø Conifer
90.4190
.08
90.79
800Ø Deci 90.8
90.8
90.96
90.87
90.54
90.00
91.22
1200Ø Conifer91
.27
500Ø Conifer
90.98 600Ø Conifer
91.08 800Ø Conifer
90.86300Ø Conifer
91.05
900Ø Conifer
91.04
800Ø Conifer
91.01
600Ø Conifer91
.00
600Ø Conifer
90.76
90.6
90.79
250Ø Deci
90.62
90.24 90
.46
600Ø Deci
90.36
90.47
300Ø
Dec
i
90.59
Mul
ti-st
em 4
50Ø
Dec
i
90.58400Ø Conifer
90.61
90.82
90.97
90.58
90.92
600Ø Conifer
90.89
500Ø Deci
91.08 Multi-stem 300Ø Deci
91.13
600Ø Conifer 91.2
300Ø Conifer 90.5
90.57
91.39
91.57
89.3
89.44
89.59
89.75
89.74
89.8290
.07
89.77
89.84
89.84
89.81
90.07
89.95
89.81
89.83
89.92
89.95300Ø Deci
90.1890
.15
300Ø Deci89.99
90.0325
0Ø D
eci
89.96
300Ø
Dec
i
89.87
300Ø
Dec
i
89.87
89.96
89.85
450Ø
Dec
i
89.8
300Ø
Dec
i89.66
89.87
89.83
89.5
89.37
89.37
89.38
300Ø Conifer
89.67
800Ø Conifer
89.79
89.12
89.36 90
.42
700Ø Conifer
89.72
250Ø Conifer
141S
T S
TR
EE
T
PLAN 29865
26TH AVENUE
20
18
17
PLAN 1420916
SR
W P
LAN
EP
P80
614
Proposed Lot A
Proposed Lot B
Parcel's dimensions and grid bearings are derived from PLAN 29865.
ON LOT 19 SECTION 21 TOWNSHIP 1 NWD PLAN 29865TOPOGRAPHICAL AND PROPOSED SUBDIVISION PLAN Scale 1:250
0 5 10 15 20 25
The intended plot size of this plan is 280 in width by 432 in height(B size) when plotted at a scale of 1:250.
CIVIC ADDRESS:
SURREY, B.C.
2585 141 Street
PID: 007-117-973
All distances and elevations are in meters and
decimals thereof unless otherwise stated.
- Manhole
- Water ValveSuffix:
(T) - Elevation of top of wall
- Power Pole
%%uLegend:
- Tree(Diameter in mm
300%%C Deci and Species)
- Fire Hydrant
PLAN 14209
PLAN 14209
PLAN 29865
Hedge
90.33
Hedge
Concrete Cul. 250%%c
Ditc
h
Top
of B
ank
of D
itch
Concrete Head Wall
90.30
Top
of B
ank
of D
itch
Concrete Cul. 250%%c
Concrete Cul. 250%%c
Concrete Head Wall
Ditc
h
Top
of B
ank
of D
itch
Top
of B
ank
of D
itch
89.35
Concrete Cul. 150%%cDitch
Top of Bank of Ditch
Top of Bank of Ditch
Dwelling #12221
Concrete Head Wall
Gut
ter
Line
Cro
wn
of R
oad
Gutter Line
Crown of Road
179° 50' 56"24.362
90° 06' 54"91.601
90°36' 29"91.596
179°50' 56"24.362
91°06' 05"91.599
179° 52' 31"25.151
179°52' 31"25.151
Proposed Property Lot Line
Inv=83.61(N)Inv=83.66(E)Inv=83.65(S)
Lot Area=2267.6 sq. meters
Lot Area=2267.3 sq. meters
89.78
Bot
tom
of S
lope
Top
of S
lope
Bottom of Slope
Driveway
Rim Elev=90.42San Manhole
Inv=86.59(N)Inv=86.62(S)
Unconstruction (Part of Ave.)
PROPOSED LOT ABUILDING LAYOUT
PROPOSED LOT BBUILDING LAYOUT
141S
T S
TR
EE
T
PLAN 29865
26TH AVENUE
20
18
17
PLAN 1420916
Proposed Lot A
Proposed Lot B
Parcel's dimensions and grid bearings are derived from PLAN 29865.
ON LOT 19 SECTION 21 TOWNSHIP 1 NWD PLAN 29865TOPOGRAPHICAL AND PROPOSED SUBDIVISION PLAN Scale 1:250
0 5 10 15 20 25
The intended plot size of this plan is 280 in width by 432 in height(B size) when plotted at a scale of 1:250.
CIVIC ADDRESS:
SURREY, B.C.
2585 141 Street
PID: 007-117-973
All distances and elevations are in meters and
decimals thereof unless otherwise stated.
PLAN 14209
PLAN 14209
PLAN 29865
Dwelling #12221
179° 50' 56"24.362
90° 06' 54"91.601
90°36' 29"91.596
179°50' 56"24.362
91°06' 05"91.599
179° 52' 31"25.151
179°52' 31"25.151
Proposed Property Lot Line
Lot Area=2267.6 sq. meters
Lot Area=2267.3 sq. meters
Unconstruction (Part of Ave.)
sheet no.:
MERRY GAO
revision:
Disclaimer:It is the responsibility of the contractor tocheck and compare all dimensions andinformation prior to the commencement ofwork and to report any omissions ordiscrepancies to the designer, COPYRIGHTRESERVED, This drawing and designs is atall times the property of the designer'sand can not be used without theirknowledge and written consent.
checked:
date:scale:
DRAWN:
project no.:
AS SHOWN
Civic Address:
LOT 19 SECTION 21TS1 N.W.D PLAN 29865
[email protected] 778-899-8958 778-588-4368
A-1
Drawing Title:
ISSUES/REVISIONS
NO.
1.
2.
3.
4.
5.
6.
7.
8.
9.
DATE
ISSUED FOR PERMIT APPLICATION
LEGAL DESCRIPTION
7/11/2019
[email protected] 778-899-8958
2018000
7/11/2019
PROPOSED SITE LAYOUT SCALE:1:250
2585 141 STREET
SITE LAYOUT
LAP Amendment fromOne-Acre to Half-AcreGross Density.791 -00( 9-0107 )
Amended 11 February, 2019
141
St
