City of Surrey ADDITIONAL PLANNING COMMENTS
File: 7910-0129-00
Planning Report Date: April 18, 2011
PROPOSAL:
• Rezoning from RF to RF-O
in order to permit the addition of an attached garage and swimming pool to an existing single family dwelling.
LOCATION: 1885 Ocean Park Road
OWNERS: Lawrence and Janette Sinitsin
ZONING: RF
OCP DESIGNATION: Urban
LAP DESIGNATION: Urban Residential
Staff Report to Council File: 7910-0129-00
Additional Planning Comments
Page 2
RECOMMENDATION SUMMARY
• Council grant Third Reading to By-law No. 17355. DEVIATION FROM PLANS, POLICIES OR REGULATIONS
• None. RATIONALE OF RECOMMENDATION
• The application is to rezone the site from RF to RF-O in order to construct a larger single family dwelling on the site at 1885 Ocean Park Road.
• A Planning Report was presented to Council on January 10, 2011. The Public Hearing was held on January 24, 2011.
• Council requested that staff provide a report back to Council prior to Third Reading.
• Staff has worked with the agent to address Council’s concerns as follows:
o The applicant no longer proposes to construct a new single family dwelling. Rather than construct a large Tuscan Villa, the applicant proposes to add a 3 car garage and swimming pool and complete some interior renovations to the existing single family dwelling.
o The geotechnical report has been updated to reflect the revised building plans and confirmed that the proposed garage and swimming pool additions are safely set back from the slope.
o The existing dwelling currently exceeds the maximum FAR of the Single Family Residential
Zone (RF) Zone, therefore the rezoning to Single Family Residential Oceanfront Zone (RF-O) is required in order to permit the construction of the attached 3 car garage and a swimming pool.
Staff Report to Council File: 7910-0129-00
Additional Planning Comments
Page 3
RECOMMENDATION The Planning & Development Department recommends that Council grant Third Reading to By-law No. 17355. ADDITIONAL PLANNING COMMENTS: Background
• A report from the Planning & Development Department for a Rezoning of the subject site, located at 1885 Ocean Park Road, from RF to RF-O in order to construct a larger single family dwelling, was presented to Council on January 10, 2011 (see Appendix VI). The Public Hearing was held on January 24, 2011. Subsequent to the Public Hearing, Council referred the project back to staff for further review in light of the submission presented during the public hearing and requested that staff provide a report back to Council prior to third reading."[RES.R11-200]
• Council concerns included the encroachment of the proposed swimming pool on the slope
setback, the amount of hardscaping of the site based on the footprint of the proposed dwelling, the preservation of trees, and the level of detail contained in the geotechnical report.
Hardscaping and Lot Coverage:
• The applicant has decided to retain the existing building and construct additions to it.
• This revised building plan is very conservative in comparison to the original proposal as it does not significantly increase the existing building envelope. The swimming pool is proposed to be constructed into the existing deck and therefore does not encroach into the slope setback.
Geotechnical Report and Swimming Pool:
• A revised geotechnical report to evaluate slope stability was prepared by GeoPacific Consultants Ltd. (Appendix V). The geotechnical report has been updated to reflect the proposed building plans. GeoPacific confirms that, based on the geology of the site, the existing dwelling, with the proposed garage and swimming pool additions, will be safely set back from the slope to mitigate issues with respect to erosion and surficial slumping of the slope. Staff have reviewed the geotechnical report and have found it satisfactory.
• The locational requirements and geotechnical report will be registered on title. At Building
Permit stage, the Building Division will require Letters of Assurance from a geotechnical engineer to ensure that building plans comply with the recommendations in the approved geotechnical report.
Trees and Landscaping:
• The arborist conducted a new assessment of tree retention based on the revised building plans and has determined that 15 trees must be removed. Only 2 viable trees are being removed due to encroachment into the building envelope. 13 trees are being removed based on their current or
Staff Report to Council File: 7910-0129-00
Additional Planning Comments
Page 4
near term future hazard risk. 8 trees are being retained based on the revised building plans. The original proposal proposed retention of 6 trees.
• Despite the removal of trees on the subject site, the applicant will be required to replant the trees
on a 2 to 1 replacement basis for coniferous trees and a 1 to 1 replacement for deciduous trees. This will require a total of 30 replacement trees on the subject site. The property is fairly heavily treed along the front of the property. The garage addition is proposed to be setback 38.78 metres (127 feet) from Ocean Park Road and will be heavily screened by existing forest cover, which is proposed to be retained.
• The conditions in the original Planning Report will remain the same, however the revised
building plans will form part of the Section 219 Restrictive Covenants to ensure that future house construction is in accordance with the geotechnical report and the house design plans.
CONCLUSION Based on the revised building plans, arborist report, tree plans, and geotechnical report, it is now in order for Council to grant third reading to By-law No. 17355. INFORMATION ATTACHED TO THIS REPORT The following information is attached to this Report: Appendix I. Lot Owners, Action Summary and Project Data Sheets and Survey Plan Appendix II. Site Plan, Typical Floor Plans and Elevations Appendix III. Engineering Summary Appendix IV. Summary of Tree Survey and Tree Preservation Appendix V. Geotechnical Report Appendix VI. Original Planning Report dated January 10, 2011 INFORMATION AVAILABLE ON FILE • Geotechnical Study prepared by GeoPacific Consultants Ltd. dated April 6, 2011.
original signed by Nicholas Lai Jean Lamontagne General Manager Planning and Development TH/kms v:\wp-docs\planning\plncom11\04070921th.doc . 4/14/11 11:18 AM
Page 1
v:\wp-docs\planning\plncom11\04070921th.doc . 4/14/11 11:18 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 Peers, Tuscan Developments Inc.
Address: 12851 – 16 Avenue Surrey, BC Tel: 604-542-9114
2. Properties involved in the Application
(a) Civic Address: 1885 Ocean Park Road
(b) Civic Address: 1885 Ocean Park Road Owners: Lawrence Sinitsin and Janette Sinitsin PID: 000-615-145 Lot 21 Section 18 Township 1 New Westminster District Plan 1062
3. Summary of Actions for City Clerk's Office
(a) Introduce a By-law to rezone the property.
Page 2
v:\wp-docs\planning\plncom11\04070921th.doc . 4/14/11 11:18 AM
DEVELOPMENT DATA SHEET
Proposed Zoning: RF-O
Required Development Data Minimum Required / Maximum Allowed
Proposed
LOT AREA* (in square metres) Gross Total Road Widening area Undevelopable area Net Total 1,752 m² LOT COVERAGE (in % of net lot area) Buildings & Structures 0.25% 0.213% Paved & Hard Surfaced Areas Total Site Coverage SETBACKS ( in metres) Front min. 10 m 38.77 m Rear min. 10 m 11.92 m Side #1 (South) min. 1.8 m 1.88 m Side #2 (North) min. 1.8 m 1.8 m BUILDING HEIGHT (in metres/storeys) Principal 9 m 9 m Accessory 5 m 4.67 m NUMBER OF RESIDENTIAL UNITS Bachelor One Bed Two Bedroom Three Bedroom + 1 1 Total 1 1 FLOOR AREA: Residential max. 560.71 m² 499.9 m² FLOOR AREA: Commercial Retail Office Total FLOOR AREA: Industrial FLOOR AREA: Institutional TOTAL BUILDING FLOOR AREA 560.71 m² 499.9 m² * If the development site consists of more than one lot, lot dimensions pertain to the entire site.
Page 3
v:\wp-docs\planning\plncom11\04070921th.doc . 4/14/11 11:18 AM
Development Data Sheet cont'd
Required Development Data Minimum Required / Maximum Allowed
Proposed
DENSITY # of units/ha /# units/acre (gross) # of units/ha /# units/acre (net) FAR (gross) 0.32 0.317 FAR (net) AMENITY SPACE (area in square metres) Indoor Outdoor PARKING (number of stalls) Commercial Industrial Residential Bachelor + 1 Bedroom 2-Bed 3-Bed Residential Visitors Institutional Total Number of Parking Spaces Number of disabled stalls Number of small cars Tandem Parking Spaces: Number / % of
Total Number of Units
Size of Tandem Parking Spaces width/length
Heritage Site NO Tree Survey/Assessment Provided YES
7
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ry: 2
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Sto
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) In
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mum
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BU
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(9 m
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Actu
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m)
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perty L
ine
Top of
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1 B
mn
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f S
lab
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0"
2 G
rou
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0"
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0"
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de
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3 S
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1' -
0"
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13
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Arc
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ide
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ile/S
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or:
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f 10"
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all
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ge S
lab
1' -
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8' -
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8' -
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1' -
6"
8' -
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1' -
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1' -
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3 S
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12
1' -
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4 R
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die
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hed
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f F
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110
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To
p o
f F
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106
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2"
1
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Exi
sting
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use
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ge -
Fin
ished
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lab
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0"
3 S
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12
1' -
0"
4 R
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Eve
s L
eve
l
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0' -
0"
0' - 10"
109
' -
3"
106
' -
2"
Bla
ck
Raili
ng
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" B
ase
Stu
cco
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r
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ncre
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Ro
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ge C
onstr
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n M
ate
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s P
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uild
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ish
& E
xisting
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de
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l(n
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ge
)
110' -
0"
12
85
1 -
16
th A
ve., P
.O.
Box
45
01
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urr
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British
Colu
mbia
, V
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one: 6
04-5
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ildin
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Pala
tial O
cean
F
ro
nt
Resid
en
ce
1885 O
cean P
ark
Rd.,
South
Surr
ey
PID
: 000-6
15-1
45
Lot
21, S
ect. 1
8,
Tow
nship
1,
NW
D P
lan 1
062
1/8
" =
1'-0"
29/0
3/2
011 1
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TUSCAN DEVELOPMENTS – SINITSIN RESIDENCE PROPOSED REDEVELOPMENT FOR NEW HOME 1885 OCEAN PARK DRIVE, SURREY TREE RETENTION REPORT
OUR FILE: 10149
ARBORTECH CONSULTING LTD PAGE 6 OF 6 Rev2: Dec 21, 2010MAY 17, 2010
CONCLUSIONSTable 4. TREE RETENTION AND REPLACEMENT SUMMARY
Tree Retention: On-Site Off-Site City Total Trees to be Retained 6 2 1 9 Trees to be Removed 17 2
(conditional) 0 19
Total Trees Considered 23 4 1 28
Tree Replacement: On-Site Off-Site City Total Quantity of Trees at 1:1 Replacement Quota
0 0 0 0
Quantity of Trees at 2:1 Replacement Quota
17 2 0 19
Total Replacement Trees Required 34 4 (if required)
0 38
Thank you for choosing Arbortech for your tree assessment needs. If you require any further information, please call me directly at 604 275 3484 to discuss.
Regards,
Norman Hol, Consulting Arborist ISA Certified Arborist #PN-0730, Certified Tree Risk Assessor #0076, Wildlife and Danger Tree Assessor (Parks and Recreation Module)
Enclosures;
Tree Inventory, Tree Protection Guidelines, Tree Retention and Replacement Plan
City of Surrey PLANNING & DEVELOPMENT REPORT
File: 7910-0129-00
Planning Report Date: January 10, 2011
PROPOSAL:
• Rezoning from RF to RF-O
in order to permit the development of a larger single family dwelling on an oceanfront lot.
LOCATION: 1885 Ocean Park Road
OWNERS: Lawrence and Janette Sinitsin
ZONING: RF
OCP DESIGNATION: Urban
LAP DESIGNATION: Urban Residential
Staff Report to Council File: 7910-0129-00
Planning & Development Report
Page 2
RECOMMENDATION SUMMARY
• By-law Introduction and set date for Public Hearing for Rezoning. DEVIATION FROM PLANS, POLICIES OR REGULATIONS
• None. RATIONALE OF RECOMMENDATION
• Complies with OCP Designation.
• Complies with the Semiahmoo Peninsula Local Area Plan.
• The subject parcel meets the criteria of the RF-O Zone.
Staff Report to Council File: 7910-0129-00
Planning & Development Report
Page 3
RECOMMENDATION The Planning & Development Department recommends that: 1. a By-law be introduced to rezone the subject site from "Single Family Residential Zone (RF)"
(By-law No. 12000) to "Single Family Residential Oceanfront Zone (RF-O)" (By-law No. 12000) and a date be set for Public Hearing.
2. Council instruct staff to resolve the following issues prior to final adoption:
(a) ensure that all engineering requirements and issues including restrictive covenants, 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) registration of a Section 219 Restrictive Covenant to ensure tree retention; (d) registration of a Section 219 Restrictive Covenant to ensure future house construction is in
accordance with the recommendations in the approved geotechnical report; and (e) registration of a Section 219 Restrictive Covenant to ensure the proposed dwelling
complies with the approved house design plans. REFERRALS Engineering: The Engineering Department has no objection to the project
subject to the completion of Engineering servicing requirements as outlined in Appendix III.
SITE CHARACTERISTICS Existing Land Use: Single family dwelling. Adjacent Area:
Direction Existing Use OCP/LAP Designation Existing Zone
North-East (Across Ocean Park Road):
Single family residential. Urban/Urban Residential RF
South-East: Single family residential. Urban/Urban Residential RF
South-West: Burlington Northern Railway
Urban/Urban Residential RF
Staff Report to Council File: 7910-0129-00
Planning & Development Report
Page 4
Direction Existing Use OCP/LAP Designation Existing Zone
North-West:
Single family residential. Urban/Urban Residential RF and RF-O
DEVELOPMENT CONSIDERATIONS Proposal
• The subject site is located at 1885 Ocean Park Road, along the ocean bluff in South Surrey. It is designated Urban in the OCP.
• The applicant is proposing a rezoning from Single Family Residential Zone (RF) to Single Family Residential Oceanfront Zone (RF-O) to permit the construction of a larger, oceanfront, single family home (463 sq.m. / 4,989 sq.ft.).
• The proposed development complies with the criteria of the RF-O Zone as follows: o The property is an oceanfront lot, as it is located such that no residential lots exist between
the subject site and the ocean water front;
o The subject site is 20 metres (65 ft.) wide, 87 metres (285 ft.) deep, and has a total area of 1,752 sq.m. (18,860 sq.ft.); as such it fully satisfies and exceeds the dimensional and area criteria of the RF-O Zone [20 metres (65 ft.) width; 45 metres (150 ft.) depth; 1,000 sq.m. (10,764 sq.ft.) area]; and
o The proposed floor area for the new dwelling is within the maximum floor area ratio (FAR) of 0.32 and the permitted lot coverage of 25%; 0.32 FAR and 20.3% lot coverage is proposed.
Building Design
• The proposed single family dwelling is a two-storey Tuscan-style home with an in-ground basement (Appendix II). Exterior materials consist of wood, stucco, cobblestone and slate. Decorative elements include terracotta tile, concrete tile, and solid wood windows and doors.
• The garage is proposed to be integrated into the single family dwelling with the entrance to the
garage facing the side yard, enhancing the visual appeal of the front facade. The single family dwelling is proposed to be setback 32 metres (105 ft.) from Ocean Park Road and will be heavily screened by existing forest cover, which is proposed to be retained.
• The building plans will be registered on title as a Section 219 Restrictive Covenant to ensure that the final construction complies with the approved building plans.
Geotechnical Report
• The subject site slopes gently from northeast to southwest. The crest of the ocean bluff lays approximately 24 metres (7.9 ft.) to 30 metres (98 ft.) adjacent to the existing dwelling.
Staff Report to Council File: 7910-0129-00
Planning & Development Report
Page 5
• A geotechnical report to evaluate slop stability was prepared by GeoPacific Consultants Ltd. (Appendix V). The proposed single family dwelling is to be located beyond the 2 Horizontal ; 1 Vertical line by 1.6 metres (5.2 ft.) to 2.9 metres (9.5 ft.), as measured from the toe of the slope (the 2H : 1V line is drawn by moving 2 units horizontally for every 1 unit vertically from the base of the slope). GeoPacific confirms that the property may be safely used for the proposed single family dwelling and pool, provided all of its recommendations are incorporated into the design. Staff have reviewed the geotechnical report and have found it satisfactory.
• The locational requirements and geotechnical report will be registered on title. At Building Permit stage, the Building Division will require Letters of Assurance from a geotechnical engineer to ensure that building plans comply with the recommendations in the approved geotechnical report.
Trees and Landscaping
• Max Rathburn, Certified Arborist of Arbortech Consultants Ltd., prepared the Arborist Report, Tree Replacement Plan, and Raptor Assessment for the subject site (Appendix V). No evidence of Raptors was found on the site.
• The Arborist Report indicates there are 23 bylaw-sized trees on the subject site. The following is a
table providing the breakdown by species:
Tree Species Total # of Trees Total Retained Total Removed Western red cedar 10 5 6 Hemlock 1 0 1 Grand fir 6 0 6 Cherry 1 0 1 White pine 1 0 1 Blue atlas cedar 1 0 1 Douglas-fir 3 1 2
Total 23 6 17
• The arborist conducted an assessment of tree retention and has determined that 17 trees must be
removed. Only 4 viable and 1 non-viable trees are being removed due to encroachment into the building envelope. 3 trees are being removed based on their hazard risk, and a further 9 trees are being removed for landscape management purposes.
• Despite the removal of trees on the subject site, the applicant will be required to replant the trees
on a 2 to 1 replacement basis for coniferous trees and a 1 to 1 replacement for deciduous trees. This will require a total of 34 replacement trees on the subject site. The property is fairly heavily treed along the front of the property. The proposed single family dwelling is set back approximately 23 metres (75 ft.) from Ocean Park Road and will be well screened by the retained forest cover.
PRE-NOTIFICATION Pre-notification letters were sent on June 21, 2010 to 37 households within 100 metres (328 ft.) of the subject site. Staff received the following comments:
Staff Report to Council File: 7910-0129-00
Planning & Development Report
Page 6
• Staff received 1 letter from the public. The author of the letter raised concerns over the preservation of views and sightlines, protection of the bluff from erosion, and the removal of trees.
(No trees are proposed to be removed from the bluff with the exception of tree 878, which requires the approval of Burlington Northern Railway. Tree removal is limited to the area north east of the proposed dwelling (between the existing dwelling the Ocean Park Road). The proposed single family dwelling will not encroach on views; existing sightlines will be preserved as the proposed single family dwelling will maintain the existing 10-metre (30 ft.) rear yard setback. As per the City of Surrey Noise Control By-law, 1982, No. 7044, construction is permitted only between the hours of 07:00 to 22:00 Monday to Saturday.)
INFORMATION ATTACHED TO THIS REPORT The following information is attached to this Report: Appendix I. Lot Owners, Action Summary and Project Data Sheets and Survey Plan Appendix II. Site Plan, Typical Floor Plans and Elevations Appendix III. Engineering Summary Appendix IV. Summary of Tree Survey and Tree Preservation Appendix V. Geotechnical Report INFORMATION AVAILABLE ON FILE • Geotechnical Study prepared by GeoPacific Consultants Ltd. dated October 29, 2010.
original signed by Nicholas Lai Jean Lamontagne General Manager Planning and Development TH/kms v:\wp-docs\planning\plncom10\12021229th.doc . 12/2/10 1:11 PM
