Reg_doc 3-rz Eckert
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THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (ECKERT) BYLAW 2009 NO. 4745
EXPLANATORY NOTE Bylaw No. 4745 rezones 0.30 ha (0.74 acres) of land located at 4752 - 217A Street from Suburban Residential Zone SR-1 to Residential Zone R-1D to accommodate a two (2) lot single family subdivision.
THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (ECKERT) BYLAW 2009 NO. 4745 A Bylaw to amend Township of Langley Zoning Bylaw 1987 No. 2500 WHEREAS it is deemed necessary and desirable to amend “Township of Langley Zoning Bylaw 1987 No. 2500” as amended; NOW THEREFORE, the Municipal Council of the Corporation of the Township of Langley, in Open Meeting Assembled, ENACTS AS FOLLOWS: 1.
This Bylaw may be cited for all purposes as “Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (Eckert) Bylaw 2009 No. 4745”.
2.
The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further amended by rezoning the lands described as: Lot 3 Except: South 90 Feet, Section 31 Township 10 New Westminster District Plan 2822 PID: 010-764-445 as shown delineated on Schedule “A” attached to and forming part of this Bylaw to Residential Zone R-1D.
READ A FIRST TIME the
11
day of
May
, 2009
READ A SECOND TIME the
11
day of
May
, 2009
PUBLIC HEARING HELD the
15
day of
June
, 2009
READ A THIRD TIME the
day of
, 2009
RECONSIDERED AND ADOPTED the
day of
, 2009
Mayor
Deputy Township Clerk
Bylaw No. 4745 Page 2
REPORT TO MAYOR AND COUNCIL
PRESENTED: FROM: SUBJECT:
MAY 11, 2009 - REGULAR MEETING COMMUNITY DEVELOPMENT DIVISION REZONING APPLICATION NO. 100310 (ECKERT)
PROPOSAL:
Rezone 0.30 ha (0.74 acres) of land located at 4752 - 217A Street to Residential Zone R-1D to accommodate a two (2) lot single family subdivision. RECOMMENDATION SUMMARY:
That Council give first and second reading to Bylaw No. 4745 subject to completion of five (5) development prerequisites. RATIONALE:
The proposed rezoning complies with the provisions of the Murrayville Community Plan.
REPORT: FILE:
09-66 10-31-0148
REZONING APPLICATION NO. 100310 (ECKERT)
Page 2 . . . RECOMMENDATIONS:
That Council give first and second reading to Bylaw No. 4745 rezoning 0.30 ha (0.74 acres) of land located at 4752 - 217A Street from Suburban Residential Zone SR-1 to Residential Zone R-1D to accommodate a two (2) lot single family subdivision, subject to the following development prerequisites being satisfied prior to final reading: 1. Applicant entering into a Servicing Agreement with the Township to secure required road and utility upgrades on 217A Street in accordance with the Township’s Subdivision and Development Control Bylaw to the acceptance of the General Manager of Engineering; 2. Applicant to obtain an Erosion and Sediment Control Permit in accordance with the Erosion and Sediment Control Bylaw to the acceptance of the General Manager of Engineering; 3. Compliance with the Township’s Tree Protection Bylaw including provision of a final tree management plan incorporating tree retention, replacement and protection details to the acceptance of the Manager of Parks Design and Development; 4. Registration of a restrictive covenant prohibiting building construction on portions of Lot B to protect future subdivision potential; 5. Payment of the Development Engineering administration fee and the supplemental rezoning application fee; and further That Council authorize staff to schedule the required public hearing. EXECUTIVE SUMMARY:
Kevin and Julia Eckert have applied to rezone 0.30 ha (0.74 acres) of land located at 4752 217A Street from Suburban Residential Zone SR-1 to Residential Zone R-1D. The rezoning will accommodate a two (2) lot single family subdivision. Staff support the rezoning proposal as it complies with the “Single Family Two” designation of the Murrayville Community Plan. PURPOSE:
This report is to provide information and recommendations to Council concerning Rezoning Bylaw No. 4745.
REZONING APPLICATION NO. 100310 (ECKERT)
Page 3 . . .
SUBJECT
REZONING APPLICATION NO. 100310 (ECKERT)
Page 4 . . . ZONING BYLAW NO. 2500
REZONING APPLICATION NO. 100310 (ECKERT)
Page 5 . . .
PRELIMINARY SUBDIVISION PLAN – SUBMITTED BY APPLICANT
REZONING APPLICATION NO. 100310 (ECKERT)
Page 6 . . .
PRELIMINARY ULTIMATE SUBDIVISION PLAN – SUBMITTED BY APPLICANT
REZONING APPLICATION NO. 100310 (ECKERT)
Page 7 . . . ADDITIONAL INFORMATION:
Owner/Applicant:
Kevin and Julia Eckert 4752 – 217A Street Langley, BC V3A 2N7
Legal Description:
Lot 3 Except: South 90 Feet, Section 31 Township 10 New Westminster District Plan 2822 PID: 010-764-445
Location:
4752 – 217A Street
Area:
0.30 ha (0.74 acres)
Existing Zoning:
Suburban Residential Zone SR-1 (minimum lot size 3,716 m2 / 40,000 ft2)
Proposed Zoning:
Residential Zone R-1D (minimum lot size 650 m2 / 7,000 ft2).
Murrayville Community Plan:
Single Family Two (maximum density 15 units per ha (6 units per acre); minimum lot size 650 m2 / 7,000 ft2)
E.S.A. Designation:
E.S.A.# 66 – Murrayville Urban Area (Rating - #3)
BACKGROUND:
The subject site is designated “Single Family Two” in the Murrayville Community Plan, allowing a maximum density of 15 units per hectare (6 units per acre), at a minimum lot size of 650 m2 (7,000 ft2). The current Suburban Residential Zone SR-1 zoning is reflective of the minimum lot sizes in Murrayville prior to development and the provision of full urban services. DISCUSSION / ANALYSIS:
The applicant proposes to rezone approximately 0.30 ha (0.74 acres) of land located at 4752 – 217A Street to Residential Zone R-1D to accommodate the subdivision of two (2) single family residential lots. The subject property is occupied by one (1) recently constructed single family home (located on proposed Lot A) that will be retained. Adjacent Uses: Surrounding land uses include: North:
South: East:
Twelve single family residential lots zoned Suburban Residential Zone SR-1 developed under a Heritage Revitalization Agreement, beyond which is 48 Avenue; Two large single family residential lots zoned Suburban Residential Zone SR-1 with future subdivision potential; The Murrayville Elementary School site and Denny Ross Memorial Park zoned Civic Institutional Zone P-1; and
REZONING APPLICATION NO. 100310 (ECKERT)
Page 8 . . . West:
217A Street, beyond which is a comprehensively developed single family subdivision zoned Comprehensive Development Zone CD-4 (Murray’s Corner).
Density: The subject site is designated “Single Family Two” in the Murrayville Community Plan, allowing a maximum density of 15 units per hectare (6 units per acre), with a minimum lot size of 650 m2 (7,000 ft2). The applicant proposes to create two (2) single family residential lots, at a proposed density of 6.5 units per hectare (3 units per acre). The proposed subdivision layout is such that, in the future, the site can be further subdivided into additional single family lots which will ultimately result in a greater final density for the site (but still in compliance with the lot size provisions of the Murrayville Community Plan). Subdivision: A preliminary subdivision layout has been submitted in support of the rezoning. It proposes the creation of two (2) single family residential lots, both accessed from 217A Street. The applicant has also submitted a preliminary ultimate layout for the subject site and the two (2) lots to the south. This layout shows a total of twelve (12) single family residential lots, five (5) fronting 217A Street and seven (7) accessed from a proposed future cul-de-sac (47 Avenue). For traffic safety reasons, the proposed cul-de-sac must be located on the adjacent property to the south so that it is aligned with Monahan Court. As the location of the future culde-sac is fixed, the applicant has requested a frontage relaxation from 18.25 metres to 16.20 metres for Lot A and 14.83 metres for Lot B. Note that Lot B will be able to acquire an additional 1.36 metres of frontage from the lot immediately to the south in conjunction with the future subdivision of that property. Staff support the frontage relaxation as the proposed frontages are consistent with several existing frontages in the surrounding area and because the minimum lot size of 650 m2 (7,000 ft2) is met. To protect the ultimate subdivision potential of the subject site, the applicant has proposed to construct the new dwelling on Lot B near the rear of the property in a location that will facilitate future subdivision. Prior to final reading, the applicant will be required to register a restrictive covenant prohibiting building construction over the remaining portions of Lot B in order to protect future subdivision potential. Subdivision details will be addressed at the time of subdivision in accordance with the Township’s Subdivision and Development Control Bylaw and Policy. Servicing: Prior to final reading, the applicant will be required to enter into a Servicing Agreement to secure upgrades to 217A Street fronting the site and the provision of full municipal services to the proposed lots, including a lot grading plan, in accordance with the Township’s Subdivision and Development Control Bylaw. Tree Protection: In compliance with the Township’s Tree Protection Bylaw, the applicant has submitted a tree survey and tree summary schedule. The tree survey and tree summary schedule indicate that a total of 28 significant trees exist on the site, one (1) of which is proposed to be removed. As a result, no replacement trees will be required as 27 trees, plus two (2) street trees, will be in place after development. Final tree retention, protection and replacement details are subject to the acceptance of the Manager of Parks Design and Development prior to final reading.
REZONING APPLICATION NO. 100310 (ECKERT)
Page 9 . . . Transit: Translink currently operates two (2) Community Shuttles through Murrayville as well as a regular bus route along Fraser Highway. The road layout for Murrayville has been designed to accommodate future transit routes in accordance with Translink’s operating policy / procedures, which Council is given an opportunity to review each year. Environment: The Township’s Environmentally Sensitive Areas Study identifies the lands as forming part of the Murrayville Urban Area. The applicant will be required to provide erosion and sediment control measures in accordance with the Erosion and Sediment Control Bylaw, to the acceptance of the General Manager of Engineering. The provision of this item, along with compliance with the Township’s Tree Protection Bylaw, satisfies the management guidelines identified in the Township’s Environmentally Sensitive Areas Study. There are no watercourses onsite. Schools: The subject site is located within the catchment area for James Hill Elementary School, approximately 750 metres east of the subject site. High school students will attend Langley Secondary School. Parks: The nearest neighbourhood park is Denny Ross Memorial Park located immediately east of the Murrayville Elementary School site (east of the subject site). Development Prerequisites: Prior to final reading of the rezoning bylaw, the following items must be completed: 1. Applicant entering into a Servicing Agreement with the Township to secure required road and utility upgrades on 217A Street in accordance with the Township’s Subdivision and Development Control Bylaw to the acceptance of the General Manager of Engineering; 2. Applicant to obtain an Erosion and Sediment Control Permit in accordance with the Erosion and Sediment Control Bylaw to the acceptance of the General Manager of Engineering; 3. Compliance with the Township’s Tree Protection Bylaw including provision of a final tree management plan incorporating tree retention, replacement and protection details to the acceptance of the Manager of Parks Design and Development; 4. Registration of a restrictive covenant prohibiting building construction on portions of Lot B to protect future subdivision potential; 5. Payment of the Development Engineering administration fee and the supplemental rezoning application fee.
REZONING APPLICATION NO. 100310 (ECKERT)
Page 10 . . . POLICY CONSIDERATIONS:
Staff recommend approval of the rezoning application as the proposed development complies with the minimum lot size provisions of the “Single Family Two” designation of the Murrayville Community Plan. The proposed subdivision layout protects the future subdivision potential of the subject site and the two (2) lots to south which will allow the lands to achieve the density proposed in the Community Plan. Subdivision details will be addressed at the subdivision stage pursuant to the Township’s Subdivision and Development Control Bylaw and Policy. Final approval of Rezoning Bylaw No. 4745 is subject to completion of five (5) development prerequisites. Respectfully submitted,
Patrick Ward DEVELOPMENT PLANNER for COMMUNITY DEVELOPMENT DIVISION PJW
EXPLANATORY NOTE Bylaw No. 4745 rezones 0.30 ha (0.74 acres) of land located at 4752 - 217A Street from Suburban Residential Zone SR-1 to Residential Zone R-1D to accommodate a two (2) lot single family subdivision.
THE CORPORATION OF THE TOWNSHIP OF LANGLEY TOWNSHIP OF LANGLEY ZONING BYLAW 1987 NO. 2500 AMENDMENT (ECKERT) BYLAW 2009 NO. 4745 A Bylaw to amend Township of Langley Zoning Bylaw 1987 No. 2500 WHEREAS it is deemed necessary and desirable to amend “Township of Langley Zoning Bylaw 1987 No. 2500” as amended; NOW THEREFORE, the Municipal Council of the Corporation of the Township of Langley, in Open Meeting Assembled, ENACTS AS FOLLOWS: 1.
This Bylaw may be cited for all purposes as “Township of Langley Zoning Bylaw 1987 No. 2500 Amendment (Eckert) Bylaw 2009 No. 4745”.
2.
The “Township of Langley Zoning Bylaw 1987 No. 2500” as amended is further amended by rezoning the lands described as: Lot 3 Except: South 90 Feet, Section 31 Township 10 New Westminster District Plan 2822 PID: 010-764-445 as shown delineated on Schedule “A” attached to and forming part of this Bylaw to Residential Zone R-1D.
READ A FIRST TIME the
11
day of
May
, 2009
READ A SECOND TIME the
11
day of
May
, 2009
PUBLIC HEARING HELD the
15
day of
June
, 2009
READ A THIRD TIME the
day of
, 2009
RECONSIDERED AND ADOPTED the
day of
, 2009
Mayor
Deputy Township Clerk
Bylaw No. 4745 Page 2
REPORT TO MAYOR AND COUNCIL
PRESENTED: FROM: SUBJECT:
MAY 11, 2009 - REGULAR MEETING COMMUNITY DEVELOPMENT DIVISION REZONING APPLICATION NO. 100310 (ECKERT)
PROPOSAL:
Rezone 0.30 ha (0.74 acres) of land located at 4752 - 217A Street to Residential Zone R-1D to accommodate a two (2) lot single family subdivision. RECOMMENDATION SUMMARY:
That Council give first and second reading to Bylaw No. 4745 subject to completion of five (5) development prerequisites. RATIONALE:
The proposed rezoning complies with the provisions of the Murrayville Community Plan.
REPORT: FILE:
09-66 10-31-0148
REZONING APPLICATION NO. 100310 (ECKERT)
Page 2 . . . RECOMMENDATIONS:
That Council give first and second reading to Bylaw No. 4745 rezoning 0.30 ha (0.74 acres) of land located at 4752 - 217A Street from Suburban Residential Zone SR-1 to Residential Zone R-1D to accommodate a two (2) lot single family subdivision, subject to the following development prerequisites being satisfied prior to final reading: 1. Applicant entering into a Servicing Agreement with the Township to secure required road and utility upgrades on 217A Street in accordance with the Township’s Subdivision and Development Control Bylaw to the acceptance of the General Manager of Engineering; 2. Applicant to obtain an Erosion and Sediment Control Permit in accordance with the Erosion and Sediment Control Bylaw to the acceptance of the General Manager of Engineering; 3. Compliance with the Township’s Tree Protection Bylaw including provision of a final tree management plan incorporating tree retention, replacement and protection details to the acceptance of the Manager of Parks Design and Development; 4. Registration of a restrictive covenant prohibiting building construction on portions of Lot B to protect future subdivision potential; 5. Payment of the Development Engineering administration fee and the supplemental rezoning application fee; and further That Council authorize staff to schedule the required public hearing. EXECUTIVE SUMMARY:
Kevin and Julia Eckert have applied to rezone 0.30 ha (0.74 acres) of land located at 4752 217A Street from Suburban Residential Zone SR-1 to Residential Zone R-1D. The rezoning will accommodate a two (2) lot single family subdivision. Staff support the rezoning proposal as it complies with the “Single Family Two” designation of the Murrayville Community Plan. PURPOSE:
This report is to provide information and recommendations to Council concerning Rezoning Bylaw No. 4745.
REZONING APPLICATION NO. 100310 (ECKERT)
Page 3 . . .
SUBJECT
REZONING APPLICATION NO. 100310 (ECKERT)
Page 4 . . . ZONING BYLAW NO. 2500
REZONING APPLICATION NO. 100310 (ECKERT)
Page 5 . . .
PRELIMINARY SUBDIVISION PLAN – SUBMITTED BY APPLICANT
REZONING APPLICATION NO. 100310 (ECKERT)
Page 6 . . .
PRELIMINARY ULTIMATE SUBDIVISION PLAN – SUBMITTED BY APPLICANT
REZONING APPLICATION NO. 100310 (ECKERT)
Page 7 . . . ADDITIONAL INFORMATION:
Owner/Applicant:
Kevin and Julia Eckert 4752 – 217A Street Langley, BC V3A 2N7
Legal Description:
Lot 3 Except: South 90 Feet, Section 31 Township 10 New Westminster District Plan 2822 PID: 010-764-445
Location:
4752 – 217A Street
Area:
0.30 ha (0.74 acres)
Existing Zoning:
Suburban Residential Zone SR-1 (minimum lot size 3,716 m2 / 40,000 ft2)
Proposed Zoning:
Residential Zone R-1D (minimum lot size 650 m2 / 7,000 ft2).
Murrayville Community Plan:
Single Family Two (maximum density 15 units per ha (6 units per acre); minimum lot size 650 m2 / 7,000 ft2)
E.S.A. Designation:
E.S.A.# 66 – Murrayville Urban Area (Rating - #3)
BACKGROUND:
The subject site is designated “Single Family Two” in the Murrayville Community Plan, allowing a maximum density of 15 units per hectare (6 units per acre), at a minimum lot size of 650 m2 (7,000 ft2). The current Suburban Residential Zone SR-1 zoning is reflective of the minimum lot sizes in Murrayville prior to development and the provision of full urban services. DISCUSSION / ANALYSIS:
The applicant proposes to rezone approximately 0.30 ha (0.74 acres) of land located at 4752 – 217A Street to Residential Zone R-1D to accommodate the subdivision of two (2) single family residential lots. The subject property is occupied by one (1) recently constructed single family home (located on proposed Lot A) that will be retained. Adjacent Uses: Surrounding land uses include: North:
South: East:
Twelve single family residential lots zoned Suburban Residential Zone SR-1 developed under a Heritage Revitalization Agreement, beyond which is 48 Avenue; Two large single family residential lots zoned Suburban Residential Zone SR-1 with future subdivision potential; The Murrayville Elementary School site and Denny Ross Memorial Park zoned Civic Institutional Zone P-1; and
REZONING APPLICATION NO. 100310 (ECKERT)
Page 8 . . . West:
217A Street, beyond which is a comprehensively developed single family subdivision zoned Comprehensive Development Zone CD-4 (Murray’s Corner).
Density: The subject site is designated “Single Family Two” in the Murrayville Community Plan, allowing a maximum density of 15 units per hectare (6 units per acre), with a minimum lot size of 650 m2 (7,000 ft2). The applicant proposes to create two (2) single family residential lots, at a proposed density of 6.5 units per hectare (3 units per acre). The proposed subdivision layout is such that, in the future, the site can be further subdivided into additional single family lots which will ultimately result in a greater final density for the site (but still in compliance with the lot size provisions of the Murrayville Community Plan). Subdivision: A preliminary subdivision layout has been submitted in support of the rezoning. It proposes the creation of two (2) single family residential lots, both accessed from 217A Street. The applicant has also submitted a preliminary ultimate layout for the subject site and the two (2) lots to the south. This layout shows a total of twelve (12) single family residential lots, five (5) fronting 217A Street and seven (7) accessed from a proposed future cul-de-sac (47 Avenue). For traffic safety reasons, the proposed cul-de-sac must be located on the adjacent property to the south so that it is aligned with Monahan Court. As the location of the future culde-sac is fixed, the applicant has requested a frontage relaxation from 18.25 metres to 16.20 metres for Lot A and 14.83 metres for Lot B. Note that Lot B will be able to acquire an additional 1.36 metres of frontage from the lot immediately to the south in conjunction with the future subdivision of that property. Staff support the frontage relaxation as the proposed frontages are consistent with several existing frontages in the surrounding area and because the minimum lot size of 650 m2 (7,000 ft2) is met. To protect the ultimate subdivision potential of the subject site, the applicant has proposed to construct the new dwelling on Lot B near the rear of the property in a location that will facilitate future subdivision. Prior to final reading, the applicant will be required to register a restrictive covenant prohibiting building construction over the remaining portions of Lot B in order to protect future subdivision potential. Subdivision details will be addressed at the time of subdivision in accordance with the Township’s Subdivision and Development Control Bylaw and Policy. Servicing: Prior to final reading, the applicant will be required to enter into a Servicing Agreement to secure upgrades to 217A Street fronting the site and the provision of full municipal services to the proposed lots, including a lot grading plan, in accordance with the Township’s Subdivision and Development Control Bylaw. Tree Protection: In compliance with the Township’s Tree Protection Bylaw, the applicant has submitted a tree survey and tree summary schedule. The tree survey and tree summary schedule indicate that a total of 28 significant trees exist on the site, one (1) of which is proposed to be removed. As a result, no replacement trees will be required as 27 trees, plus two (2) street trees, will be in place after development. Final tree retention, protection and replacement details are subject to the acceptance of the Manager of Parks Design and Development prior to final reading.
REZONING APPLICATION NO. 100310 (ECKERT)
Page 9 . . . Transit: Translink currently operates two (2) Community Shuttles through Murrayville as well as a regular bus route along Fraser Highway. The road layout for Murrayville has been designed to accommodate future transit routes in accordance with Translink’s operating policy / procedures, which Council is given an opportunity to review each year. Environment: The Township’s Environmentally Sensitive Areas Study identifies the lands as forming part of the Murrayville Urban Area. The applicant will be required to provide erosion and sediment control measures in accordance with the Erosion and Sediment Control Bylaw, to the acceptance of the General Manager of Engineering. The provision of this item, along with compliance with the Township’s Tree Protection Bylaw, satisfies the management guidelines identified in the Township’s Environmentally Sensitive Areas Study. There are no watercourses onsite. Schools: The subject site is located within the catchment area for James Hill Elementary School, approximately 750 metres east of the subject site. High school students will attend Langley Secondary School. Parks: The nearest neighbourhood park is Denny Ross Memorial Park located immediately east of the Murrayville Elementary School site (east of the subject site). Development Prerequisites: Prior to final reading of the rezoning bylaw, the following items must be completed: 1. Applicant entering into a Servicing Agreement with the Township to secure required road and utility upgrades on 217A Street in accordance with the Township’s Subdivision and Development Control Bylaw to the acceptance of the General Manager of Engineering; 2. Applicant to obtain an Erosion and Sediment Control Permit in accordance with the Erosion and Sediment Control Bylaw to the acceptance of the General Manager of Engineering; 3. Compliance with the Township’s Tree Protection Bylaw including provision of a final tree management plan incorporating tree retention, replacement and protection details to the acceptance of the Manager of Parks Design and Development; 4. Registration of a restrictive covenant prohibiting building construction on portions of Lot B to protect future subdivision potential; 5. Payment of the Development Engineering administration fee and the supplemental rezoning application fee.
REZONING APPLICATION NO. 100310 (ECKERT)
Page 10 . . . POLICY CONSIDERATIONS:
Staff recommend approval of the rezoning application as the proposed development complies with the minimum lot size provisions of the “Single Family Two” designation of the Murrayville Community Plan. The proposed subdivision layout protects the future subdivision potential of the subject site and the two (2) lots to south which will allow the lands to achieve the density proposed in the Community Plan. Subdivision details will be addressed at the subdivision stage pursuant to the Township’s Subdivision and Development Control Bylaw and Policy. Final approval of Rezoning Bylaw No. 4745 is subject to completion of five (5) development prerequisites. Respectfully submitted,
Patrick Ward DEVELOPMENT PLANNER for COMMUNITY DEVELOPMENT DIVISION PJW
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