City of Surrey ADDITIONAL PLANNING COMMENTS File: 7915-0435-00 Planning Report Date: May 29, 2017 PROPOSAL: • Rezoning from RA to RF-13 • NCP Amendment from Low Density Residential 6-10 u.p.a. to Medium Density Residential 10-15 u.p.a. and for changes to the road and drainage networks. to allow subdivision into nine single family lots. LOCATION: 16641 - 18 Avenue OWNER: Zhirong Chen Chao Tang ZONING: RA OCP DESIGNATION: Urban NCP DESIGNATION: Low Density Residential 6-10 u.p.a.
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City of Surrey ADDITIONAL PLANNING COMMENTS
File: 7915-0435-00
Planning Report Date: May 29, 2017
PROPOSAL:
• Rezoning from RA to RF-13 • NCP Amendment from Low Density Residential
6-10 u.p.a. to Medium Density Residential 10-15 u.p.a. and for changes to the road and drainage networks.
to allow subdivision into nine single family lots.
LOCATION: 16641 - 18 Avenue
OWNER: Zhirong Chen Chao Tang
ZONING: RA
OCP DESIGNATION: Urban
NCP DESIGNATION: Low Density Residential 6-10 u.p.a.
Staff Report to Council File: 7915-0435-00
Additional Planning Comments
Page 2 RECOMMENDATION SUMMARY
By-law Introduction and set date for Public Hearing for Rezoning. DEVIATION FROM PLANS, POLICIES OR REGULATIONS
The application proposes amendments to the Sunnyside Heights Neighbourhood Concept Plan (NCP) to redesignate the site from Low Density Residential 6-10 u.p.a. to Medium Density Residential 10-15 u.p.a. and for changes to the roads and drainage networks.
RATIONALE OF RECOMMENDATION
The proposed development complies with the OCP Designation for the site. The proposed amendments, particularly to the road network and drainage corridors will allow for an efficient subdivision layout and lot yield.
The proposed density and building form are appropriate for this part of the Sunnyside Heights Neighbourhood Concept Plan area and are consistent with the amendments introduced under Development Application No. 7916-0312-00 to the north. This development application received Third Reading of the Rezoning By-law at the Regular Council-Public Hearing meeting of May 8, 2017.
Staff Report to Council File: 7915-0435-00
Additional Planning Comments
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 "Single Family Residential (13) Zone (RF-13)" 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, 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) approval from the Ministry of Transportation & Infrastructure;
(d) submission of a finalized tree survey and a statement regarding tree preservation
to the satisfaction of the City Landscape Architect; (e) demolition of existing buildings and structures to the satisfaction of the Planning
and Development Department; and
(f) the applicant satisfy the deficiency in tree replacement on the site, to the satisfaction of the Planning and Development Department.
3. Council pass a resolution to amend the Sunnyside Heights Neighbourhood Concept Plan
to redesignate the land from Low Density Residential 6-10 u.p.a. to Medium Density Residential 10-15 u.p.a. 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.
School District: Projected number of students from this development: 5 students at Pacific Heights Elementary School 2 students at Earl Marriot 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 spring 2018.
Staff Report to Council File: 7915-0435-00
Additional Planning Comments
Page 4 Parks, Recreation & Culture:
No concerns.
Ministry of Transportation & Infrastructure (MOTI):
Preliminary Approval granted for one year.
SITE CHARACTERISTICS Existing Land Use: Single Family Residential. Adjacent Areas:
Direction Existing Use OCP/NCP Designation
Existing Zone
North: Single Family Residential (Development Application No. 7916-0312-00 proposes rezoning to facilitate subdivision into 71 single family lots. This application received 3rd Reading on May 8, 2017.)
Urban / Low Density Residential 6-10 u.p.a. and Drainage Corridor 5m
RA
East Single Family Residential (Development Application No. 7915-0439-00 proposes rezoning to facilitate subdivision into 9 single family lots. This application is being presented for Council’s consideration concurrently with the subject application at the Regular Council-Land Use Meeting of May 29, 2017.)
Urban / Low Density Residential 6-10 u.p.a. and Drainage Corridor 5m
RA
South (Across 18 Avenue):
Single Family Residential (Development Application No. 7915-0443-00 proposes rezoning to facilitate subdivision into 18 single family lots and one park lot. This application received 3rd Reading on November 21, 2016.)
Urban / Park/Open Space
RA
West: Single Family Residential
Urban / Low Density Residential 6-10 u.p.a.
RA
DEVELOPMENT CONSIDERATIONS Background
The subject property, located on 18 Avenue west of 167 Street, is designated Urban in the Official Community Plan (OCP) and Low Density Residential 6-10 u.p.a. in the Sunnyside Heights Neighbourhood Concept Plan (NCP).
Staff Report to Council File: 7915-0435-00
Additional Planning Comments
Page 5
The subject site is approximately 4,094 square metres (1 acre) in size and is currently zoned "One-Acre Residential Zone (RA)". There is an existing single family dwelling on the property which will be demolished to accommodate the proposed development.
The subject application was introduced for Council’s consideration at the Regular Council-Land Use Meeting of September 12, 2016 but was referred back to staff by Council. Council provided direction to staff that the applicant of the subject application and the adjacent development applications at 16655 and 16687 - 18 Avenue (7915-0439-00 and 7915-0440 -00, respectively) should collaborate with the applicants of Development Application No. 7916-0312-00 at 1869 and 1889 - 168 Street located to the north.
The original proposal was to rezone the subject site from "One-Acre Residential Zone (RA)" to a combination of "Single Family Residential Zone (RF)", "Single Family Residential (13) Zone (RF-13)" and "Single Family Residential (10) Zone (RF-10)" in order to permit subdivision into eight (8) single family lots. The proposal had a net density of 19.5 units per hectare (u.p.h.) or 8 units per acre (u.p.a.), which was consistent with the "Low Density Residential 6-10 u.p.a." designation in the Sunnyside Heights NCP.
The applicant has since revised their proposal for consistency with Development Application No. 7916-0312-00 to the north.
Development Application No. 7916-0312-00 located on the properties to the north proposed an NCP Amendment from Low Density Residential 6-10 u.p.a. and Urban Transitional up to 8 u.p.a. to Medium Density Residential 10-15 u.p.a. and for changes to the roads and drainage networks to allow subdivision into 71 single family lots. This application received First and Second Readings at the Regular Council-Land Use meeting of April 24, 2017. Subsequently, this application received Third Reading at the Regular Council-Public Hearing meeting of May 8, 2017.
Development applications at 16655 and 16687 - 18 Avenue (7915-0439-00 and 7915-0440 -00, respectively) is being presented for Council’s consideration concurrently with the subject application at the Regular Council-Land Use Meeting of May 29, 2017.
Current Proposal
The subject application proposes an amendment to the Sunnyside Heights Neighbourhood Concept Plan (NCP) to redesignate the site from Low Density Residential 6-10 u.p.a." to "Medium Density Residential 10-15 u.p.a" and to rezone the site from "One-Acre Residential Zone (RA)" to "Single Family Residential (13) Zone (RF-13)" in order to permit subdivision into nine (9) single family lots.
The proposed lots will be approximately 360-376 square metres (3,875-4,047 sq. ft.) in size and conform to the minimum subdivision requirements of the RF-13 Zone.
Staff Report to Council File: 7915-0435-00
Additional Planning Comments
Page 6
The proposal has an overall net density of 27 units per hectare (11 u.p.a.), which necessitates the need for the NCP amendment from "Low Density Residential 6-10 u.p.a." to "Medium Density Residential 10-15 u.p.a" and for changes to the road and drainage networks. Similarly, the applicant proposes the removal of two lanes, the introduction of an east-west road through the site (18A Avenue), and removal of the east-west drainage corridor along 18 Avenue further necessitating the need for amendments to the NCP. The road pattern shown in the Sunnyside Heights NCP suggests that the site should be developed as "Single Family Residential (10) Zone (RF-10)" or Type I "Single Family Residential (13) Zone (RF-13)" small lots with lanes and rear garages. The applicant is instead proposing the removal of two lanes in order to achieve a more efficient layout with wider Type II "Single Family Residential (13) Zone (RF-13)" lots inclusive of front-loaded garages. This concept is contingent to the introduction of the new east-west road 18A Avenue. The proposed amendments to the road network are consistent with amendments proposed by Development Application No. 7916-0312-00 to the north of the subject site which has received Third Reading. Under this application, the NCP is being amended to remove the lanes and drainage corridor and to add an east-west road (18B Avenue) in order to facilitate subdivision into 71 lots under the "Single Family Residential (13) Zone (RF-13)".
The Engineering requirements associated with the NCP amendments are summarized in Appendix III. The applicant is required to complete a detailed stormwater analysis to support removal of the drainage corridor, including continuous simulation to adequately address impacts to natural watercourses, and must implement the recommendations from this analysis. Should these requirements not be met, Engineering will not support the proposed NCP amendments.
There are currently five (5) in stream development applications (all pre-Council) along the north side of 18 Avenue (Development Application Nos. 7915-0435-00, 7915-0439-00, 7915-0440-00, 7916-0490-00 and 7917-0180-00) which also propose the introduction of 18A Avenue and the removal of all of the associated lanes. The proposed amendments to the NCP allow for better vehicle and pedestrian circulation in this area and create a consistent road pattern that is complementary to the road network that was introduced under Development Application No. 7916-0312-00 to the north.
In summary, the proposed amendments result in a very efficient subdivision layout and lot yield.
Lot Grading & Building Scheme
The applicant retained Michael E. Tynan of Tynan Consulting Ltd. to conduct a character study of the surrounding homes and propose a set of Building Design Guidelines to maintain consistency with existing development. A preliminary lot grading plan, submitted by WSP Canada Inc., dated April 6, 2017, has been reviewed by staff and found to be generally acceptable. The applicant proposes in-ground basements on all of the proposed lots. The feasibility of the in-ground basements will be confirmed once the City’s Engineering Department has reviewed and accepted the applicant’s final engineering drawings.
Staff Report to Council File: 7915-0435-00
Additional Planning Comments
Page 7 PRE-NOTIFICATION Pre-notification letters were sent on August 9, 2016 and a development proposal sign was installed on the subject site on August 26, 2016. Revised pre-notification letters were sent on May 15, 2017 and a new development proposal sign installed on May 11, 2017. To date no comments have been received from area residents regarding the proposal. TREES
Max Rathburn, ISA Certified Arborist of Diamond Head Consulting 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
Red Alder or Cottonwood 8 8 0 Deciduous Trees
(excluding Alder and Cottonwood Trees) Cherry sp. 1 1 0
Apple 2 2 0 Black Walnut 1 1 0
Coniferous Trees Douglas-fir 2 2 0
Western Redcedar 1 1 0 Western hemlock 1 1 0 Giant Redwood 1 1 0
Total (excluding Alder and Cottonwood Trees) 9 9 0
Total Replacement Trees Proposed (excluding Boulevard Street Trees) 18
Total Retained and Replacement Trees 18
Contribution to the Green City Fund $3,200
The Arborist Assessment states that there are a total of 9 protected trees on the site, excluding Alder and Cottonwood trees. 8 existing trees, approximately 47% of the total trees on the site, are Alder and Cottonwood trees. It was determined that no trees can be retained as part of this development proposal. The proposed tree retention was assessed taking into consideration the location of services, building footprints, road dedication and proposed lot grading.
Staff Report to Council File: 7915-0435-00
Additional Planning Comments
Page 8
For those trees that cannot be retained, the applicant will be required to plant trees on a 1 to 1 replacement ratio for Alder and Cottonwood trees, and a 2 to 1 replacement ratio for all other trees. This will require a total of 26 replacement trees on the site. The applicant is proposing 18 replacement trees. Since only 18 replacement trees can be accommodated on the site (based on an average of [2] trees per lot), the deficit of 8 replacement trees will require a cash-in-lieu payment of $3,200 representing $400 per tree, to the Green City Fund, in accordance with the City’s Tree
In summary, a total of 18 trees are proposed to be retained or replaced on the site with a contribution of $3,200 to the Green City Fund.
SUSTAINABLE DEVELOPMENT CHECKLIST The applicant prepared and submitted a sustainable development checklist for the subject site on March 31, 2017. 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 subject site is located on the north side of 18 Avenue, east of 168 Street in the Sunnyside Heights Neighbourhood Concept Plan (NCP) area. The site is designated Urban in the Official Community Plan (OCP) and Low Density Residential 6-10 u.p.a. in the NCP.
2. Density & Diversity (B1-B7)
The application proposes a net density of 27 units per hectare (u.p.h.) or 11 units per acre (u.p.a.)
3. Ecology & Stewardship
(C1-C4)
The proposed development contains provisions for recycling and waste collection.
4. Sustainable Transport & Mobility
(D1-D2)
N/A
5. Accessibility & Safety (E1-E3)
N/A
6. Green Certification (F1)
N/A
7. Education & Awareness
(G1-G4)
Pre-notification letters were sent on August 9, 2016 and a development proposal sign was installed on the subject site on August 26, 2016. Revised pre-notification letters were sent on May 15, 2017 and a new development proposal sign installed on May 11, 2017. The application will be subject to a Public Hearing for the proposed rezoning.
Staff Report to Council File: 7915-0435-00
Additional Planning Comments
Page 9 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 Subdivision Layout Appendix III. Engineering Summary Appendix IV. School District Comments Appendix V. Design Guidelines Summary Appendix VI. Summary of Tree Survey and Tree Preservation Appendix VII. Neighbourhood Concept Plan Amendment Map
original signed by Ron Hintsche Jean Lamontagne General Manager Planning and Development HS/da
APPENDIX I
Information for City Clerk Legal Description and Owners of all lots that form part of the application: 1. (a) Agent: Name: Clarence Arychuk
WSP Canada Inc. Address: 65 - Richmond Street, Suite 300 New Westminster, BC V3L 5P5
Chao Tang PID: 011-684-887 Lot 2 Section 13 Township 1 New Westminster District Plan 78490
3. Summary of Actions for City Clerk's Office
(a) Introduce a By-law to rezone the site.
(d) Application is under the jurisdiction of MOTI. YES
MOTI File No. 2016-04569
SUBDIVISION DATA SHEET
Proposed Zoning: RF-13
Requires Project Data Proposed
GROSS SITE AREA Acres 1.01 ac. Hectares 0.4094 ha. NUMBER OF LOTS Existing 1 Proposed 9 SIZE OF LOTS Range of lot widths (metres) 15 m. Range of lot areas (square metres) 360-376 sq. m. DENSITY Lots/Hectare & Lots/Acre (Gross) 22 u.p.h. / 9 u.p.a. Lots/Hectare & Lots/Acre (Net) 27 u.p.h. / 11 u.p.a. SITE COVERAGE (in % of gross site area) Maximum Coverage of Principal &
Accessory Building 50%
Estimated Road, Lane & Driveway Coverage 12% Total Site Coverage 52% PARKLAND Area (square metres) N/A % of Gross Site Required PARKLAND 5% money in lieu YES 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 NO
The following issues are to be addressed as a condition of the NCP Amendment:
The applicant is advised that a complete detailed stormwater analysis to support the removal of the required drainage corridor and the proposed lot variance, including continuous simulation to adequately address impacts to natural watercourses is required. Recommendations from this analysis must be implemented.
REZONE/SUBDIVISION
Servicing for this site is dependent on servicing of adjacent properties which are currently under application. The site may need to be reconfigured from that proposed should the adjacent properties not develop.
Property and Right-of-Way Requirements• No dedication required on 18 Avenue;• The applicant is advised that an additional 5.00-metre offsite SRW on the south side of 18
Avenue (fronting 16607 – 16 Avenue) is recommended to accommodate construction requirements along 18 Avenue;
• Dedicate 18.0 metres on 18A Avenue for ultimate 18.0 m road allowance;• Register SRW for temporary turnaround at west end of 18 Avenue;• Register a 0.5 m statutory rights-of-way (SRW) along 18 Avenue and 18A Avenue for
inspection chambers and sidewalk maintenance;
Works and Services• construct north side of 18 Avenue to local road standard; if 5.0 m offsite SRW cannot be
obtained, cash-in-lieu is required for ultimate frontage construction (from centerline) and removal of any interim works;
• construct 18A Avenue to local road standard, include temp. turnaround on west end; and• construct storm, sanitary, and water systems to service the proposed lots and frontage
roads; extend the services to tie-in with the existing systems;
The applicant is advised that construction of the South Grandview Heights Fergus Pump Station and forcemain is required to provide servicing to this development and must be constructed and accepted by the City prior to completion of a Servicing Agreement.
A Servicing Agreement is required prior to Rezone/Subdivision.
Rémi Dubé, P.Eng.Development Services ManagerM51
APPENDIX III
School Enrolment Projections and Planning Update:The following tables illustrate the enrolment projections (with current/approved ministrycapacity) for the elementary and secondary schools serving the proposed development.
THE IMPACT ON SCHOOLS
APPLICATION #: 15 0435 00
SUMMARYThe proposed 9 Single family with suites Pacific Heights Elementaryare estimated to have the following impacton the following schools:
Projected # of students for this development:
Elementary Students: 5Secondary Students: 2
September 2018 Enrolment/School Capacity
Pacific Heights ElementaryEnrolment (K/1-7): 40 K + 307 Capacity (K/1-7): 80 K + 250
Projected cumulative impact of development Nominal Capacity (8-12):subject project) in the subject catchment areas:
Elementary Students: 54Secondary Students: 392Total New Students: 447
Pacific Heights Elementary is currently over capacity with rapid enrolment growth expected to continue. A new elementary school site has been purchased south of 23rd Avenue - Site #206 near Edgewood Drive. The construction of a new elementary school on this site is the highest priority in the District's 2016/17 5-Year Capital Plan. The District has purchased land for a new secondary school in the Grandview area, adjoining the City's aquatic centre property, and capital project approval has been granted for the construction of a new 1,500 student secondary school on this site (likely opening 2020). A proposed addition to Pacific Heights Elementary is also included in the Five-Year Capital Plan as a high priority. The enrolment projections include anticipated residential growth from approved NCPs. The actual enrolment growth rate will be driven by the timing of development, demographic changes and market factors. Enrolment pressures in this area of Surrey are extreme and capital project approval timelines for new elementary space are unknown at this time. Surrey is a rapidly growing urban centre and as NCPs build out and densities increase the school district is concerned that capital investment approvals will not be available in a timely manner to support this local growth. Approved NCP densities are the basis on which school sites and capital projects are requested and higher than projected densities create a capital planning challenge and increase enrolment pressures. As required, the school district will continue to work with the City and Province to adjust our capital plans to request additional school spaces and land to meet local demands.
PlanningMay-11-17
*Functional Capacity at secondary schools is based on space utilization estimate of 27 students per instructional space. The number of instructional spaces is estimated by dividing nominal facility capacity (Ministry capacity) by 25.
The draft Building Scheme proposed for this Project has been filed with the City Clerk. The following is a summary of the Residential Character Study and the Design Guidelines which highlight the important features and form the basis of the draft Building Scheme.
1. Residential Character
1.1 General Description of the Existing and/or Emerging Residential Character of the Subject Site:
The subject site is located within an old (1980's / 1990's) rural / suburban RA zone development area. Opposite the site, on the south side of 18 Avenue (16600 and 16700 blocks) are large acreages that have been cleared of vegetation and structures in anticipation of future new development. There is one home to be retained at 16688 - 18 Avenue as part of a new application, Surrey project 15-0443-00. This home is a well balanced correctly proportioned Heritage style home with a covered front entrance veranda that spans the full width of the home. The upper floor roof is a common gable form with a 12:12 slope containing one gabled dormer, and one gabled projection. The roof surface is asphalt shingles. Wall cladding materials include stucco and stone. Overall this is a desirable context quality home with a remaining service life in excess of 30 years.
North of 18 Avenue, most homes are large Two-Storey type or large Bungalows situated on sizeable RA zoned lots. These homes have common gable or common hip roofs at slopes ranging from 7:12 to 12:12. Roofs are surfaced with either cedar shingles or shake profile asphalt shingles. Cedar, stucco, vinyl, stone, and brick are common wall cladding materials and the colour range is limited to neutral and natural hues. The homes and yards are well kept. Many of the homes on the north side will be demolished as a result of future development plans and so the existing character is not expected to perpetuate.
Overall, the area bounded by 16 Avenue to the south, 19 Avenue to the north, 164 Street to the west and 168 Street to the east has been the subject of numerous recent applications comprising hundreds of compact lots. This area is therefore in rapid transition from old suburban to modern compact urban. The result will be that most of the existing homes will eventually be replaced with numerous homes on small lots, and so the existing character will be replaced entirely by a new modern urban character.
1.2 Features of Surrounding Dwellings Significant to the Proposed Building Scheme:
1) Context Homes: The housing stock in the area surrounding the subject site does not provide suitable architectural context for a post year 2016 RF-13 zone development. Some of the existing homes and yards are desirable, but building forms suitable for RF-
Appendix V
13 developments are inherently incompatible with large estate Two-Storey and Bungalow homes. Massing scale, massing designs, roof designs, construction materials, and trim and detailing elements will be similar to those used in most post 2016 compact zone developments in South Surrey, and therefore the existing homes will not be emulated.
2) Style Character : Most neighbouring homes can be classified as old suburban homes that have massing designs and exterior trim and detailing standards that do not meet standards for compact lot developments. Rather than emulating the existing homes, the recommendation is to utilize styles including “Neo-Traditional”, “Neo-Heritage”, and "West Coast Contemporary" and hybrid styles. Note that style range is not specifically restricted in the building scheme. However, the consultant refers to the character study when reviewing plans for meeting style-character intent.
3) Home Types : Most surrounding homes are either Two-Storey type or Bungalow type. It is expected however that all new homes constructed at the subject site will be Two-Storey type. Home type (Two-Storey, Bungalow, Basement Entry, Split Level, etc..) will not be regulated in the building scheme.
4) Massing Designs : Massing designs should meet new standards for RF-13 zoned subdivisions. New homes should exhibit "mid-scale" massing. Various elements and projections on the front of the home should be interesting architecturally, and should be in pleasing natural proportions to one another. These elements and projections should be located so as to create balance across the façade.
5) Front Entrance Design : The recommendation is to limit the range of entrance portico heights to 1 ½ storeys to ensure there is not proportional overstatement of this one element.
6) Exterior Wall Cladding : Although there are some existing homes with vinyl cladding, this is an area in which the building schemes for all new applications prohibit the use of vinyl siding. Vinyl is a low cost utility cladding material that is well suited to areas where affordability is an objective. This is not the case here, as all lots and new homes will be of high value and quality. Vinyl therefore, is not recommended.
7) Roof surface : Existing homes have either cedar shingle or shake profile asphalt shingle roof surfaces.
8) Roof Slope : Roof slopes range from 7:12 to 12:12 on existing homes.
Streetscape: Homes on the north side of 18 Avenue are large 25-35 year old suburban Two-Storey or Bungalow type structures situated on large RA zoned acreages. The homes have acceptable massing designs and articulation standards, but are not suitable for use as architectural context for a modern RF-13 zone subdivision. On the south side of 18 Avenue opposite the subject site, there is one context quality Heritage home, and numerous RA zoned acreages recently cleared of vegetation and structures.
2. Proposed Design Guidelines
2.1 Specific Residential Character and Design Elements these Guidelines Attempt to Preserve and/or Create:
the new homes are readily identifiable as one of the following styles: “Neo-Traditional”, “Neo-Heritage", "West Coast Contemporary", or compatible styles as determined by the design consultant. Note that the proposed style range is not contained within the building scheme, but is contained within the residential character study which forms the basis for interpreting building scheme regulations.
a new single family dwelling constructed on any lot meets year 2015's design standards, which include the proportionally correct allotment of mass between various street facing elements, the overall balanced distribution of mass within the front facade, readily recognizable style-authentic design, and a high trim and detailing standard used specifically to reinforce the style objectives stated above.
trim elements will include several of the following: furred out wood posts, articulated wood post bases, wood braces and brackets, louvered wood vents, bold wood window and door trim, highly detailed gable ends, wood dentil details, stone or brick feature accents, covered entrance verandas and other style-specific elements, all used to reinforce the style (i.e. not just decorative).
the development is internally consistent in theme, representation, and character. the entrance element will be limited in height (relative dominance) to 1 ½ storeys.
2.2 Proposed Design Solutions:
Interfacing Treatment Existing neighbouring homes do not provide suitable contextwith existing dwellings) for the proposed RF-13 type homes at the subject site because
the existing homes are large, wide Two-Storeys or Bungalows situated on acreages that do not relate to the proposed small lot modern urban context of numerous new applications in this area. Interfacing treatments are therefore not contemplated. Rather, massing design, construction materials, and trim element treatments will meet or exceed standards commonly found in RF-13 developments constructed in South Surrey subsequent to the year 2016.
Exterior Materials/Colours: Stucco, Cedar, Fibre-Cement Board, Brick, and Stone. Vinyl siding not permitted on exterior walls.
“Natural” colours such as browns, greens, clays, and other earth-tones, and “Neutral” colours such as grey, white, and cream are permitted. “Primary” colours in subdued tones such as navy blue, colonial red, or forest green are not recommended. “Warm” colours such as pink, rose, peach, salmon are not permitted. Trim colours: Shade variation of main colour, complementary, neutral, or subdued contrast only.
Roof Pitch: Minimum 6:12, with exceptions to prevent roof ridges from becoming too high (overshadowing of neighbouring lots), to allow for veranda roofs that do not cover upper floor windows, to allow for artistic expression in feature roofs, and to provide a path for exceptional designs with lower slope roofs to be approved subject to consultant approval.
Roof Materials/Colours: Only shake profile asphalt shingles with a raised ridge cap and new environmentally sustainable roofing products providing that aesthetic properties of the new materials are equal to or better than the traditional roofing products. Greys, browns, or black only. Membrane roofs permitted where required by B.C. Building Code.
In-ground basements: In-ground basements are subject to determination that service invert locations are sufficiently below grade to permit a minimum 50 percent in-ground basement to be achieved. If achievable, basements will appear underground from the front.
Treatment of Corner Lots: Not applicable: there are no corner lots.
Landscaping: Moderate modern urban standard: Tree planting as specified on Tree Replacement Plan plus minimum 20 shrubs of a minimum 3 gallon pot size. Sod from street to face of home. Driveways: exposed aggregate, interlocking masonry pavers, stamped concrete, or coloured concrete in dark earth tones or medium to dark grey only.
Compliance Deposit: $5,000.00
Summary prepared and submitted by: Tynan Consulting Ltd. Date: May 2, 2017
