Page 1

M

D1STRICT OF

ON THE FRASER

Regular Council Agenda May 25, 2010 — 6:30 p.m. Council Chambers 8645 Stave Lake Street, Mission, BC 1, DEVELOPMENT PERMITS AND DEVELOPMENT VARIANCE PERMIT

APPLICATIONS (a)

Development Permit Application DP10-004 (Van Roekel) — 7383 Stave Lake Street (For public input and consideration of approval)

(b)

Development Variance Application DV10-006 (Storteboom) 31723 Israel Avenue (For public input and consideration of approval)

Page 2

Page 9

2. PUBLIC HEARING (a)

(0)

District of Mission Zoning Amending Bylaw 5131-2010-5050(9) (R09- Page 14 018 — Frontier West Industries Ltd) a bylaw to rezone property at 9730 Barr Street from RU16 (Rural 16 Zone) to RR7s (Rural Residential Secondary Dwelling Zone)

(ii) Development Variance Permit Application DV10-007 (Frontier West Industries Ltd) —9730 Barr Street District of Mission Official Community Plan Amending Bylaw 5137-2010-4052(9) (R10-013 — District of Mission) — a bylaw to incorporate new Industrial Development Permit Guidelines

Page 27

District of Mission Zoning Amending Bylaw 5138-2010-5050(10) (R10-002 — Tripod Developments) — a bylaw to rezone property at 31161 Silverhill Avenue from RU16 (Rural 16 Zone) to RR7s (Rural Residential Secondary Dwelling Zone)

Page 38

3. ADJOURNMENT


ON THE ERASER

Planning Department Memorandum

FILE: PF?O.DEV.DEV OP10-004

To:

Mayor and Council

From:

CAO

Date:

May 3, 2010

Subject:

Development Permit Application DP10-004 (Van Roekel) — 7383 Stave Lake Street

Recommendation

That Development Permit Application DP10-004, in the name of Brian Van Roekel, to provide conformity to the Official Community Plan guidelines respecting building form and character for a proposed coach house on the property located at 7383 Stave Lake Street be forwarded to a public input meeting and considered for Council approval on May 25, 2010. Summary of Proposal

The applicant wishes to site a coach house on the rear of the subject property in accordance with Zoning and OCP bylaws. The design of the coach house must meet the intensive residential development permit area design guidelines. Background

The subject property is located at 7383 Stave Lake Street (Map 1) and is owned by District of Mission's Director of Planning Ms. Sharon Fletcher, The property is 740.8 sq. m. (7973 sq. ft.) with an existing character home sited centrally on the property. The OCP and Zoning bylaws permit the introduction of secondary dwelling options on residential properties throughout Mission. In urban areas, in order to ensure the design is in keeping with the neighbourhood, coach houses and garden cottages must meet the intensive residential development permit area design guidelines. These guidelines facilitate a high standard of building design and site compatibility of accessory dwellings while supporting affordable housing choices for residents in the urban area. Coach houses present a form of sustainable development in Mission through the economic efficiencies gained by capitalizing on existing infrastructure and at the same time offer more interesting and varied urban neighbourhoods. Proposal

The applicant wishes to site a coach house on the south-western portion of the subject property (Plan 1). The coach house will be accessed by a driveway that will provide for sufficient parking for both the coach house and existing dwelling. The proposed siting of the coach house meets all Zoning Bylaw setback, square footage, parking and height requirements. The elevations of the proposed coach house are shown on Schedule 'A'. Official Community Plan Designation

The OCP designates the property as Urban Compact/Multiple Family. The proposed coach house is in accordance with the densities envisioned for that designation. As for the intensive residential development permit area design guidelines, the following points have been achieved by the proposed coach house (see Schedule 'A'):

PAGE 1 OF 6


• • • • •

Facade colours and textures (natural wood trim with light blue vinyl siding) that are complimentary to the existing single family dwelling; Steep rooflines (10/12 pitch) that compliment the existing single family dwelling; Coach house located at the rear of the existing dwelling to appear secondary to the existing residence while providing garage space that does not front the roadway; Massing that is supplementary to the existing residence and in keeping with surrounding residential development; Element of privacy maintained with only one outdoor deck provided.

Accordingly, planning staff has determined that the proposed coach house meets the guidelines for the intensive residential development permit area. Zoning

Planning staff confirmed the height of the proposed coach house is slightly less than the height of the existing residence; therefore, the height requirement of the Zoning Bylaw has been achieved. The minimum 5 metre (16.4 feet) building separation has been achieved in addition to the square footage requirement stipulated within the Zoning Bylaw. The proposed finished floor area of the second floor is 48.8 square metres (525 sq. ft.) whereby the maximum floor space allowed is the lesser of 50°/0 of the principal dwelling or 75 sq. m. (807 sq. ft.). Additionally, the coach house provides for sufficient parking for the existing residence and the resident of the coach house. Essentially, the proposed coach house meets all of the requirements of the Zoning Bylaw. Engineering Comments

The Engineering Department determined that accessory dwellings will be serviced from the principal dwelling; whereby, the applicant will "T-off' from existing in-ground services present on the lot to service the coach house. In order to better manage water use, the applicant will be required to install a water meter on the existing water service to the property. The property owner will be charged additional taxes for municipal services (applicable to an additional unit) upon occupancy of the coach house. Community Amenity Contribution

In accordance with LAN. 40 "Financial Contributions for Community Amenities Policy", no amenity contribution is required. The property already has the zoning to permit the coach house and it has been determined that detached accessory dwellings do not necessitate an amenity contribution. Tree Retention / Replanting and Environmental

There are no significant trees being removed or environmentally sensitive areas being disturbed as part of the development process; therefore, there is no tree planting required as part of this development proposal. Development Requirements

The applicant must provide a deposit, determined by the Engineering Department, for the installation of the water meter. This deposit will have to be provided to the District prior to issuance of the building permit for the coach house.

FILE: PRO.DEV.ZON DP10-004

PAGE 2 OF 6


Recommendation It is recommend that Development Permit application DP1O-004 proceed to a public input meeting and be considered for Council approval on May 25, 2010

)

Glen Robertson GACOMDEV\ERKIWorking Development Planning Staff Reporte1DP10-004_Brlan jan_Floekel.clop

FILE: PRO.DEV.ZON DP10-004

PAGE 3 OF 6


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FILE: PRO.DEV.ZON DPI 0-004

Existing Dwelling

PAGE 5 OF 6


Schedule 'A'

EAST ELEVATION

NORTH ELEVATION

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WEST ELEVATION

FILE: PRO.DEV.ZON DP10-004

SOUTH ELEVATION

PAGE 6 OF 6


MDISTRICT

ON THE FRASER PLANNING DEPART

ENT

FILE PRO.DEV.DEV DPI 0-004 May 121 2010 Dear Owner/Occupant: Development Permit Application DP10-004 for Property Located at 7383 Stave Lake Street

Re:

Please be advised that a development permit application has been received from Mr. Brian Van Roekel. The purpose of the development permit application is to provide conformity to the Official Community Plan guidelines respecting building form and character for a proposed coach house on the property located at 7383 Stave Lake Street This letter is to serve as notice to all adjacent property owners and occupiers of land that the District of Mission Council will consider this application at the May 25, 2010 Regular Council meeting, The Council meeting will be held at 6:30 pm. in the Council Chambers of the Municipal Hall, 8645 Stave Lake Street, Mission, BC, An opportunity will be given for any interested parties to comment on the development permit application. If you have any questions concerning this development permit application please me at 8203704 or email grobertsonPmission,ca. Yours truly LiZ -

Glen Robertson CHIEF ADMINISTRATIVE OFFICER End. GACOMDEMPLIBLIC rEEARENOS1PUBL re HEAR LNG NOT RCATION LETTERSTP10-004 (VAN ROEKEL) OWN OCC.IDOC

P.O. Box 20, 8645 Stave Lake Street, Mission, B.C. V2V 4L9 Web Site www.rnisshInea E-ma[1: plannin Phone ;604) 820-374$ Fax (604 926-795 I S (604) 820,37

rnissian.a


ON THE ERASER

Planning Department Memorandum

FILE PRO.DEVDEV DV10-006

To:

Chief Administrative Officer

From:

Planner

Date:

May 3, 2010

Subject:

Development Variance Application DV10-006 (Storteboom) - 31723 Israel Ave

Recommendation

That Development Variance Permit Application DV10-006, in the name of Storteboom, to vary District of Mission Zoning Bylaw 5050-2009 Section 501 URBAN RESIDENTIAL ZONES I. Height of Buildings 2. by: e

increasing the maximum allowable height of an accessory building from 6.0 metres (19.68 ft.) to 8.0 meters (26.25 ft.) for a proposed accessory building located at 31723 Israel Avenue be forwarded to Council for public input and consideration of approval on May 25, 2010.

Summary of Proposal

An application has been received from Jeff Storteboom to increase the maximum height of an accessory building in the S36 Suburban 36 zone from 6.0 meters (19.68 feet) to 8.0 meters (26.25 feet) on the property located at 31723 Israel Avenue (Map 1). The required variance is 2.0 meters (6.56 feet). Background

The property had an existing single family dwelling and a detached garage (Plan 1). The applicant initiated construction of an addition to the detached garage without a building permit. When the applicant initiated construction, he attempted to construct the addition in conformance with the requirements of Zoning Bylaw 3143-1998. However, with the adoption of the new Zoning Bylaw, the addition is over height and requires a variance to conform to the new S36 zone (Plan 2). Building permits were initiated in the past for the garage, but have not been finalized. The variance is required for the applicant to receive his building permit. Analysis of Proposal

The property is not encumbered by any watercourses or Environmentally Sensitive Areas, and the proposal conforms to the S36 zone, except for height. The applicant did initiate applying for building permits, but requires the height variance be approved prior to the building permits being issued. in m Pu•I

ry, staff recommends that the Development Variance Permit proposals proceed to a ting on May 25, 2010.

Ryan 4 nderson G: 1 COMnej YANSDevelopment Files \ 31723 Israel Ave (Storteboon)ICow Report - Storteboorn.doc

PAGE 1 OF 4


SUBJECT PROPERTY

FILE: PRO.DEV.DEV DV1 0-006

PAGE 2 OF 4


Plan I - Site Plan

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PAGE 3 OF 4


Plan 2 - Building Height Plan

FILE: PRO.DEV,DEV DV10-006

PAGE 4 OF 4


PLANNING DEPARTMENT

FILE: PRO.DEV,DEV DV10-006

May 12, 2010 Dear Owner/Occupant: Re:

Development Variance Permit Application DV10-006 (Storteboom) — 31723 Isreat Avenue

A Development Variance Permit application has been received from Mr, Jeff Storteboorn. The purpose of the Development Variance Permit is to vary District of Mission Zoning Bylaw 5050-2009 Section 501 URBAN RESIDENTIAL ZONES I .Height of Buildinos 2. by increasing the maximum allowable height of an accessory building from 6.0 metres (1968 . ft.) to 8,0 meters (26.25 ft). This letter is to serve as notice to all adjacent property owners and occupiers of land that the District of Mission Council will consider the Rezoning and Development Variance Permit applications at the May 25, 2010 Regular Council meeting, The Regular Council meeting will be held at 6:30 p.m. in the Council Chambers of the Municipal Hall, 8645 Stave Lake Street, Mission, BC. An opportunity will be given for any interested parties to comment on the Rezoning and the Development Variance Permit applications at the Regular Council meeting. Yours truly

Sharon Fletcher DIRECTOR OF PLANNING Encl. GACOMDEVPUBLIC HEARING'S \ PUBLIC HEARING NOTIFICATION LETTERSVP 0-006 STORTEBOOM) OWN °GCS=

P,O, Box 20,

8645 Stave Lake Street,

Phone (604) 820•8748 Fax (604) 826.7951

Mission, B.C. V2V 4L9

1604) 320.3715 Web Site: wv..w.rniasion.ca

planning@mh $sion,ea


DISTRICT OF MISSION ZONING AMENDING BYLAW 5131-2010-5050(9) (R09-018 — Frontier West Industries Ltd.) This bylaw proposes to amend District of Mission Zoning Bylaw 5050-2009 by amending the zoning of the following legally described properties: Parcel Identifier: 012-371-289 Lot "1" Section 3 Township 18 New Westminster District Plan 1762; and Parcel Identifier: 010-995-749 Parcel "A" (Reference Plan 15165) Lot 8 Sections 4 and 33 Townships 17 and 18 New Westminster District Plan 3344 from RU16 Rural 16 zone to RR7s Rural Residential Secondary Dwelling zone. The location of the subject properties is 9730 Barr Street and is shown on the following map:

The purpose of the proposed amendment is to accommodate the subsequent subdivision of the subject property into five (5) lots of a minimum 0.7 hectare (1.73 acre) lot size incorporating secondary dwelling units on the proposed lots.


Mis s iOn,7•° isT R

OF

ON THE FRASER

401

/

0 °°//

Planning Department Memorandum

FILE: PRO.DEV.ZON/PRO.DEV.DEV R09-018/DV I 0-007 -

To:

Chief Administrative Officer

From:

Planner

Date:

May 3, 2010

Subject:

Rezoning Application R09-018 (Doerksen) — 9730 Barr Street

Recommendation 1. That, in accordance with Rezoning Application R09-018 (Doerksen), the Director of Corporate Administration prepare a bylaw to amend District of Mission Zoning Bylaw 50502009 by rezoning the property located at 9730 Barr Street and legally described as: Parcel Identifier: 012-371-289 (Lot "I", Section 3, Twp 18, NWD Plan 1762) and Parcel Identifier: 010-995-749 (Parcel "A" (Reference Plan 15165), Lot 8, Sections 4 and 33, Twp 17 and 18, NWD Plan 3344) from RU16 Rural 16 zone to RR7s Rural Residential Secondary Dwelling zone; that the bylaw be considered for 1 s c and 2n d readings at the Regular Council meeting on May 3, 2010; and that following such a reading, the bylaw be forwarded to a Public Hearing on May 25, 2010. 2. That Development Variance Permit Application DV10-007, in the name of (Doerksen), to vary Schedule A of District of Mission Subdivision Control Bylaw 1500-1985 by reducing the minimum required: ■ Highway width from 20.0 meters to 16.0 meters, for a proposed single family residential development located at 9730 Barr Street be forwarded to Council for public input on May 25, 2010. 3. That the five percent parkland provision in Section 941 of the Local Government Act be applied as cash-in-lieu or as the proposed park (Plans 2 and 3) to subdivision file S09-014, 4. That the Director of Corporate Administration prepare a Bylaw to name a new road over a portion of (Lot "I", Section 3, Twp 18, NWD Plan 1762 and Parcel "A" (Reference Plan 15165), Lot 8, Sections 4 and 33, Twp 17 and 18, NWD Plan 3344, as:

Derbyshire Terrace (road running from Barr Street and south into the subject property for a distance of approximately 109 meters (358 feet) See Plan 4).

Summary of Proposal An application has been received to rezone and subdivide the property lot 9730 Barr Street (Map 1) into five (5) fee simple lots under the proposed RR7s zoning as shown on Plan 1. The proposed RR7s zone allows for a minimum parcel size of 0.7 hectares (1.73 acres). The proposed lots all meet the minimum parcel size of the proposed zone. The zone would also allow for secondary dwellings to be constructed on the proposed lots. The proposal requires a road to be constructed to provide access to the proposed lots. The proposed road would be approximately 109 meters (358 feet) in length and end in a cul-de-sac. PAGE 1 OF 11


The proposed road requires a variance to road width requirements. The proposed variance is supported by engineering staff. Background The subject site is approximately 3.612 hectares (9.6 acres), and is fronted by Richards Avenue to the north and the north-west corner fronts a portion of Barr Street. The surrounding area is rural in nature with some development which has created lots similar in size to the proposed lots. Two (2) watercourses are located in the northern portion of the subject property and another watercourse is located on a small portion of the western side of the subject property. A single family dwelling is located in the setback area of the northerly watercourse, which will be removed. Official Community Plan Designation The Official Community Plan (OCP) designation for the property is Rural Residential. The Rural Residential designation supports the proposed RR7s Zone. Policy 2.3.1 — Minimum Lots Sizes for Residential Areas indicates that the Rural Residential OCP designation will provide large lot housing choices with lot sizes that respect the rural nature of the area. Policy 2.3.3 - Secondary Dwelling Units in Rural Areas will consider site specific rezoning to provide for a secondary dwelling unit on properties that are designated Rural Residential. Zoning The minimum lot size in the RR7s zone is 0.7 hectares (1.73 acres), and the zone allows for secondary dwelling units. The proposed zoning of the property is consistent with the OCP designation for both lot size and use. The majority of the properties in the area are zoned RU16, however the RR7 zone is also represented in the local area. The proposed lots would be in keeping with the character of the surrounding neighbourhood. Analysis of Proposal The site was reviewed by Scott Resource Services in a report dated January 26, 2010. Three watercourses were identified, two are classed as red coded and the other is classed as yellow coded. The two red coded water courses are located in the northern portion of the property, and the yellow coded watercourse is located further south (see Plan I). Section 108 of the District of Mission Zoning Bylaw requires that the two red coded watercourses necessitate a 30 meter setback area and the yellow coded water course requires a 15 meter setback. The applicant will also be providing compensation for the area inhabited by the single family dwelling which is proposed to be removed as part of the development process. The application would create five (5) lots with potential for secondary dwelling units. This could create affordable housing and/or make the proposed lots more affordable as the secondary dwelling units would act as "mortgage helpers". Community Amenity Contribution In accordance with the District of Mission's LAN 40 Land Use Policy, the applicant has agreed to provide $1,910 per single family lot for a total contribution of $7,640.

FILE: PRO.DEV.ZON/PRO.DEV.DEV R09-014/DV1 0-007

PAGE 2 OF 11


Tree Retention and Replanting As the proposed subdivision associated with the rezoning is for less than ten (10) lots, the Approving Officer is granted the authority to approve Tree Retention/Replanting Proposals. Therefore, a Tree Retention and Replanting plan will be required at the subdivision stage. Street Naming In accordance with STR. 28 Street Naming, the applicant is required to name any new roads in the District of Mission from a prescribed list of historic names from the District of Mission. As shown on Plan 4, the proposed Derbyshire Terrace will extend off Barr Street to service the proposed lots. The Street Naming Bylaw (STR 28) provides the following information about Lionel Charles Derbyshire: Darbyshire, Lionel Charles •

Was a Lieutenant in Lord Stratchona's Horse and 54 th (Kootenay) Battalion;

Joined June 1916;

Died July 31, 1917;

Was an employee of Western Power Corp.

Remains in Villers Station Cemetery, France.

Parkland A referral was sent to the Parks, Recreation and Culture Department and their comments are attached as Appendix A. The applicant is aware that Parks has requested cash in lieu for the parkland requirement. However, they would prefer to provide a park on the subject property to satisfy the parkland requirement. The proposed park is attached as Plans 2 and 3. Should Council reject the proposed park, the applicant will provide cash in lieu as per the requirements of Section 941 of the Local Government Act. Internal Comments The application was referred to Engineering, Fire, and Parks. Engineering Comments are attached as Appendix B. External Referrals External referrals have been made to Telus, BC Hydro, Terasen, Shaw, Canada Post, and School District #75. Comments from the various utility agencies are applicable to the subdivision process. Development Variance Permit Application DV10-007 A variance to the road width requirements of the Subdivision Control Bylaw is required to reduce the required road width from 20.0 meters to 16.0 meters. Engineering has reviewed the proposal and supports the variance. The proposed road is partly encroaching into the ESA associated with the yellow coded water course. The variance has been reviewed by DFO and they support the road location as it minimizes potential environmental impacts.

FILE: PRO.OEV.ZON/PRODEV.DEV R09-014/DV10-007

PAGE 3 OF 11


Public Hearing Information Package

In accordance with Council Policy LAN.50 PRE-PUBLIC HEARING INFORMATION PACKAGES, a package will be produced containing material related to the development application. Requirements Prior to Adoption of the Zone Amending Bylaw

* Receipt of the Community Amenity contribution in the amount of $7,640 * Engineering requirements — no works required • Approval of Development Variance Permit DV10-007 will be considered as part of the same Council agenda as the Zone Amending Bylaw is considered • Any other items that Council may require resulting from the Public Hearing or Council consideration of the application. In summary, staff recommend that the Rezoning and Development Variance Permit proposals pqcec,tp Pt4blic Input and Public Hearing on May 25, 2010. 1

Rab A erson GACOM VIRYAN,Devetoprrent Files \9730 Barr Doerksen■Cow 1st and 2nd 19730 Barrydoc

FILE: PRO.DEV.ZON/PRO.DEV.DEV R09-014/DV10-007

PAGE 4 OF 11


R09-018 S09-014

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FILE: PRO.DEV.ZON/PRO.DEVDEV R09-014/DV10-007

PAGE 5 OF 11


Plan I — Draft Plan 6P4C7 PLAN 1:4t 50/111.45ION OF PARart 71' (REMiTICE PON 15165:i LO? 8 5EC1YAF 4 ANG J3 TOPA'SHiP jMIC. la NAV 3.344 ayftt IV 7" SiCrroY 3 TOWNSIOP fa

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ALE: PRO.DEV.ZON/PRO.DEV.DEV R09-014/DV10-007

PAGE 6 OF 11


Plan 2 — Park Location Plan • ,••"'

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FILE: PRO.DEV.ZON/PRODEV.DEV R09-0141DV10-007

PAGE 7 OF 11


Plan 3 — Park Plan

FILE: PRO.DEV.ZON/PRODEV.DEV R09-014/DV10-007

PAGE 8011 11


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PAGE 9 OF 11


Appendix A — Park Comments

PLANNING DEPARTMENT

TI-IF RISER

SUBDIVtSION APPLICATION COMMENTS DAST RICT OF M 1011PAI3MEMAT/QCULTURE DE P A rrr iirtEon cmhIg M t tas -

Referral Date: March 24, 2010 Subject Property: ono Barr Street Legal Description: Parcel Identifier: 012- 7 -26S Lot 1" Westminster District Plan 1762

tirsn 3 Township 18 New

File Number: PRO,DEV.SILIS 909-014 it of Proposed Lots: S Please provide your written comments within I month from t referraldate (ie. April 24, 2010) to Ryan Anderson, Planner, via Inter-office mail, 1\

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FILE: PRO.[ EV.ZON/PRO.DEV.DEV R09-014/DV10-007

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PAGE 10 OF 11


Appendix B Engineering Comments

FILE: R09-018 January 26, 2010. CIVIC ADDRESS:

9730 Barr Street

1. DOMESTIC WATER REQUIREMENTS: No municipal water available. Developer is required to provide at subdivision, potable water for each parcel and a hydrogeology report to confirm that the well's meet the requirements of the Subdivision Control Bylaw. 2. SANITARY SEWER REQUIREMENTS: No municipal sanitary sewer available. 3. STORM SEWER REQUIREMENTS: It is brought to the attention of the Planning Department that our records show the presence of water courses either on or adjacent to this property. 4. ROAD WORK REQUIREMENTS: Barr Street provides paved access to the site, no further upgrading required, RECOMMENDATION From an engineering point of view the rezoning application may proceed to final adoption.

FILE: PRO.DEV.ZON/PRO.DEV.DEV R09-014/DV10-007

PAGE 11 OF 11


MDISTRICT OF

ON THE FRASER PLANNING DEPARTMENT

FILE: PRO.DEV.ZON/PRO,DEV.DEV R09-018/DV10-007 May

12, 2010

Dear Owner/Occupant Re:

Rezoning Application R09-018 and Development Variance Permit Application DV10-007 (Doerksen) — 9730 Barr Street

Rezoning and Development Variance Permit applications have been received from Mr. Paul Doerksen. Enclosed is a Public Hearing Notice that describes the proposed Rezoning application within Item 2, The purpose of the Development Variance Permit is to vary District of Mission Subdivision Control Bylaw 1500-1985 Schedule A by reducing the minimum required road width from 20,0 meters to 16.0 meters for the proposed single family residential development. This letter is to serve as notice to all adjacent property owners and occupiers of land that the District of Mission Council will consider the Rezoning and Development Variance Permit applications at the May 25th, 2010 Regular Council meeting, The Regular Council meeting will be held at 6:30 p.m, in the Council Chambers of the Municipal Hall, 8645 Stave Lake Street, Mission, BC. An opportunity will be given for any interested parties to comment on the Rezoning and the Development Variance Permit applications at the Regular Council meeting. Additional information may be obtained by contacting the District of Mission Planning Department at (604) 820-3748. Yours truly

Sharon Fletcher DIRECTOR OF PLANNING End. 0:come-Ev\pusLrcHEARINQ5%puBLic HEARING NCTFICATION LETTERST09.+716 DOERKSEf,* OWN OCC. DOC

P.O. Box 20,

8645 Stave Lake Street,

Mis5Ion, B.C. UV 41.9

Phone (604)820-3145 Fax (604) 826-7951 & (604) 820,37 #5 Web Site: www.mission.ca

planninarnissionza


DISTRICT OF MISSION OFFICIAL COMMUNITY PLAN AMENDING BYLAW 5137-20104052(9) (R10-013 — District of Mission) This bylaw proposes to amend the text of District of Mission Official Community Plan 4052-2008 by: •

deleting all text within Area K Industrial Business Park Development Permit Area in its entirety from Part IV — Development Permit Areas;

deleting "0 (i) and 0 (iii)" in their entirety from Schedule 1, Part IV — Development Permit Areas; and inserting a new "Industrial Development Permit Area" section after Development Permit Area J and before Development Permit Area L.

The purpose of the proposed amendments is to incorporate new Industrial Development Permit Guidelines into the OCP in order to improve the streetscape and built environment within industrial areas of Mission.


Planning Department Memorandum FILE: PRO.DEV.ZON industrial Development Permit Guidelines-April 2010

To:

Chief Administrative Officer

From:

Planner

Date:

April 19, 2010

Subject:

Industrial Development Permit Area Guidelines — OCP Amendment

Recommendation 1. That the Director of Corporate Administration prepare a bylaw to amend District of Mission Official Community Plan Bylaw 4052-2008 to: a. delete all text within "Area K

Industrial Business Park Development Permit Area"

in its entirety from Part IV — Development Permit Areas; and b. delete "0 (i) and 0 (iii)" in their entirety from Schedule 1, Part IV — Development Permit Areas; and c. insert "Industrial Development Permit Area" in its entirety after Development Permit Area J and before Development Permit Area L. that the bylaws be considered for 2010; and

reading at the Regular Council Meeting on April 19,

that following such a reading, the bylaw be forwarded to a Public Hearing on May 25, 2010. 2. That upon due consideration of Sections 879 and 881 of the Local Government Act, consultation referrals go forward to: a. School District No.75, 3. That in accordance with Section 882 of the Local Government Act, Council has considered District of Mission Official Community Plan amending bylaws in conjunction with the District of Mission's Financial Plan (includes Capital Expenditure Plan and Operating Expenditure Plan) and Waste Management Plan. Purpose of Proposal To incorporate new Industrial Development Permit Guidelines into the OCP in order to improve the streetscape and built environment within industrial areas of Mission. Background The OCP's action plan prioritizes various policy items that require completion. The action plan stipulates that revision to the Development Permit Area Guidelines for industrial areas is a high priority. Accordingly, the Development Permit Area Guidelines included herein aim to provide for comprehensive design guidelines that will improve the overall design, reduce the environmental 'footprint' and improve the functional aspects of industrial areas in Mission. Analysis of Proposal The development permit area guidelines are attached as Schedule A. The design guidelines were created with the input of Planning, Engineering and Environmental Services Staff. The guidelines cover a wide range of form and character aspects that will provide for improved PAGE 1 OF 10


industrial development within Mission. All new industrial development will have to adhere to the guidelines in order to allow approval from Council and aid planning staff in the assessment of development proposals. Additionally, the improved guidelines will allow developers and designers to have a clear understating of industrial development requirements in Mission. The following provides an overview of design elements that will be included within the OCP:

Site Planning Improved diagrams and text will encourage all buildings to be oriented to the street and to buffer loading, parking and unsightly areas through site design. Visually prominent street corners have been identified and will require 'gateway' landscaping and facade design to anchor the corners.

Building Form and Character All buildings are to be designed to account for the high visibility of industrial areas and create a visual relationship between building and streetscape. `Active' ground floors will create a positive public image and promote more pedestrian friendly streets. The overall design requirements will move away from `boring and box like' industrial buildings to incorporate varying roof designs, protruding features, articulation and incorporation of architectural elements.

Lighting and Signage improved lighting guidelines will encourage lighting of architectural features while limiting the 'light pollution' or glare from industrial developments. Simplified signage guidelines will create uniformity of development and provide for more streamlined and modernized signage.

Landscaping The guidelines encourage all landscaping to buffer blank walls, storage, fencing, loading areas and waste facilities. In addition to beatification of an industrial site, landscaping will be utilized for rain water management and will utilize drought resistant native species.

Parking and Loading The majority of parking and all loading facilities will not front roadways and will be buffered from the streetscape. Improved site planning and buffering provisions will provide for better industrial development.

Universal Access Guidelines will improve universal access and safety for mobility challenged persons.

Waste Refuse receptacles will be stored away from pedestrian view and buffered with the use of landscaping and fencing.

Outdoor storage Outdoor storage will be minimized and not be visible by the street level pedestrian. Storage will be located between or behind buildings and designed in an unobtrusive manner.

Environmental Sustainability Landscaping will be encouraged to be designed as a rain water management tool and impervious surfaces will be minimized. Additionally, green roofs are encouraged as a viable rain water management option. Lifestyle improvements such as end of trip facilities (lockers and shower), bike racks and outdoor amenity spaces will be encouraged in all industrial developments.

FILE; PRO.DEV.ZON industrial Development Permit Guidelines-April 2010

PAGE 2 OF 10


Sections 879 and 881 referrals When an amendment is proposed to an Official Community Plan, the District of Mission will refer the proposed amendment to the organizations listed below following first reading of the bylaw, subject to provisions set out in Council policy LAN. 47 Official Community Plan Referral. The organizations identified in the policy are as follows: • • • • • • • • • • • •

Fraser Valley Regional District; District of Maple Ridge; City of Abbotsford; First Nations; School District No.75; Ministry of Water, Land, and Air Protection; Fraser Health Region; Ministry of Transportation; Department of Fisheries and Oceans; Land Reserve Commission, Utility Companies; and the Canadian Pacific Railway.

In accordance with the provisions of the policy, Council is to consider the requirement to make referrals on a case-by-case basis and adopt a resolution to clarify that the referral requirements have been considered. Considering the referral criteria detailed in the LAN 47 policy, the only referral needed for this bylaw amendment is to the District of Mission School District No. 75. While it could be said that adjacent municipalities could be affected by an OCP text amendment generally, this proposed bylaw amendment in this case relates to form and character of industrial land use designations, none of which are over lands situated adjacent to neighbouring municipal boundaries. Recommendation The industrial development permit area guidelines will improve the form and character of industrial development within the District of Mission; accordingly, planning staff recommends inclusion of the industrial development permit guidelines, attached as Schedule A, be inserted into the OCP. As staff, developers and Council familiarize themselves with the guidelines, a delegation of authority bylaw will be forwarded to Council for consideration to streamline Industrial development applications.

Erik Wilhelm, Planner I have reviewed the financial aspects of this report.

Ken Bjorgaard, Director of Finance GACOMDEVIERIKIWorking Policy Planning Staff Reportslindustrial Development DPG Staff Report.doc

FILE: PRO.DEV.ZON Industrial Development Permit Guidelines-April 2010

PAGE 3 OF 10


Schedule A Area K - INDUSTRIAL DEVELOPMENT PERMIT AREA

1. Category O 919.1(1)(f) of the Local Government Act (form and character of industrial development) 2. Intent To achieve a high quality built form for industrial development within the District of Mission. The Industrial Development Permit Area promotes development design that meets the needs of industry through attractive design. The site design, aesthetic improvements and building form will not compromise the function of industrial developments. The Industrial Development Permit Area establishes guidelines for the general form and character of future industrial developments and expansion of existing developments within industrial areas. 3. Objectives •

To encourage a high visual design and functional standard of industrial development. To improve the street level appearance of industrial development and encourage business facade recognition.

To create industrial developments oriented to pedestrians while maintaining efficient vehicle access.

To incorporate Crime Prevention Through Environmental Design principles to provide a safe industrial environment.

To minimize the overall impact of new industrial developments on adjacent industrial and nonindustrial uses.

To incorporate rainwater management techniques to maximize onsite rainwater retention.

4. Applicability The Industrial Development Permit Area is identified as all areas designated Industrial on OCP Map 1. 5. Guidelines Site Design and Planning

Buildings on corner sites should front both street edges. These buildings should strongly define the corner and exhibit visually prominent 'landmark' architecture. Buildings on corner sites should also be oriented to the street and locate the office/showroom component to the forefront or corner of the building with facades that are easily identifiable and visible from streets. Overhead service doors and loading bays should be located at the interior or rear of buildings and should not face a street. Service doors should be designed to fit with the overall design of the building. Most parking should not directly front onto streets and should be located at the interior or rear of the development. All parking readily visible from the roadway should be buffered visually by berms, vegetation or low-rise rockwork walls. FILE: PRODEV.ZON Industrial Development Permit Guidelines-April 2010

PAGE 4 OF 10


All development should provide a street presence with entrances and architectural interest in building designs fronting public streets. Fundamental design and site planning ideas are summarized in the following standard illustration: All buildings should front the roadway and all corner structures should exhibit visually prominent architecture

Parking lots, loading areas and outdoor storage areas should be located behind or between buildings

'Active' ground levels, with public uses, should face the street and be finished with prominent facade treatment and glazed windows

Limit parking between buildings and streets; all parking facing streets should be significantly buffered

Mature trees, shrubs, berms and landscaping should provide inviting entrance and be utilized to screen large blank walls

Building Form and Character All buildings shall provide an appealing visual appearance using high quality materials, tin or metal buildings will be discouraged in Urban Industrial areas. Roof edge designs should incorporate varying architectural treatments, articulation, elevations, textures, colours and improvements. Design consideration must create an appealing visual relationship between buildings and streetscape. Specific design consideration should also extend to the Mission Bridge, all highway bypass traffic, trails and commuter rail FILE: PRO.DEV.ZON Industrial Development Permit Guidelines-April 2010

Rooftops should demonstrate varying elevations, treatments and colour

PAGE 5 OF 10


viewscape corridors. Single story construction is not encouraged on public street frontages. All remaining frontage space not utilized by the public should be treated with architectural and/or landscaping features to maintain a definite and attractive street edge. Building faces that front streets and corner locations should be developed with 'active' ground floors to create a positive 40public image and identifiable businesses, while promoting Where appropriate, all buildings should a more pedestrian friendly streetscape. provide impression of two stories with the use of spandrel glass Extended blank walls along streets should be avoided; exposed surfaces of buildings are encouraged to be finished with murals, painted grooves or dyed concrete block with varied textures and colours to improve blank wall surfaces. Main building entries should be located and designed to be clearly identified from streets and entry driveways. Rooftop appurtenances should be visually Include glazing as a major component of street-facing buffered with lattice work or vegetation facades.

Rooftop appurtenances such mechanical units, venting, air conditions, rooftop heaters, satellite dishes etc. should be grouped and buffered, to reduce noise and visual intrusion to reduce the visual impact from surrounding uses. The use of lattice work, vegetation or combination thereof is encouraged. A sufficient perimeter around objects should be given for maintenance purposes. Manufactured mobile structures are not deemed as an appropriate building form. Service areas, bay doors, loading docks should be recessed to minimize visual impact as well as conflicts with pedestrians. Lighting and Signage

Service bays and loading docks should be recessed while incorporating varying rooflines interest to create architectural

External lighting should be used to enhance safety of persons on the site after dark. Pedestrian lighting is encouraged along all pedestrian pathways. Lighting should be designed so as to have no direct source of light visible from the street or adjacent property. Care should be taken to ensure that lighting glare does not pose a Streets ide signage for multitenant nuisance to pedestrians or motorists. External and signage lighting should utilize Light-Emitting Diode (LED) technology where appropriate.

FILE: PRO.DEV.ZON Industrial Development Permit Guidelines-April 2010

buildings should be uniform and architecturally coordinated with the building

PAGE 6 OF 10


Up lighting and down lighting is supported to enhance the architectural features of the building. Signage is to be architecturally co-ordinated with the overall design of the building and should be integrated with the building facade through colour and graphic style. In multiple tenant buildings signs should be designed to present a unified appearance and should not significantly differentiate in size. Non-illuminated or directly and indirectly illuminated projecting signs are encouraged to protrude perpendicularly from the facade wall of multi tenant buildings. Landscaping Appropriate entrance design and attractive site landscaping at the perimeter of the site, especially at the front and toward adjacent streets, should form an integral part of the site development design. Frontage of lots will be encouraged to maintain a landscaped area that utilizes street trees, flowering shrubs and landscaped berms. A defined and attractive street edge should be the goal of all landscaping along public streets. Larger industrial projects and all prominent corner projects should incorporate useable public and private open space, or 'gathering' areas, into their landscaping designs. The use of high quality landscaping and functional (seating friendly) cement/rockwork is encouraged to be incorporated within the streetside landscaping. All planted shrubs used for landscaping should incorporate mature, low growing and weather resistant species. The extensive use of bark mulch without plantings should be minimized. All vegetation used for landscaping should compliment a building's architectural features. Landscaping should screen parking areas and outdoor storage from street view with the use of vegetation, berms and low-rise rockwork walls. Where applicable, trees and landscaping should be used to buffer interior parking from any barren walls of pre-existing neighbouring industrial buildings

Landscaping can be incorporated as part of the onsite rain water management system

Vegetation or trees should not impede vehicular sight distances from entrance and exit points. To limit required maintenance, all landscaping should incorporate native plants and/or drought resistant species and utilize xeri-scape principles. Where practical, the use of evergreen and colourful deciduous plantings should be employed to promote seasonal greenery. In order to encourage energy efficiency and conservation, all trees utilized, at mature height, should not impede winter daylight into buildings and provide shade in summer.

FILE: PRODEV.ZON Industrial Development Permit Guidelines-April 2010

PAGE 7 OF 10


Parking St Loading Areas

Loading facilities should be located away from public streets and into the interior or rear of a site. The majority of parking and all loading areas should be located between or to the rear of buildings, with access from internal circulation of the site. The strategic use of permeable parking pavers at entrances and pedestrian corridors i s encouraged to improve surface drainage and to create visual interest within parking areas. Surface area parking should be divided into smaller sections to avoid a monotonous appearance. Intermittent use of landscaping strips, trees, building edges, pedestrian pathways and pavement treatment between parking stalls will enhance the visual appearance of elongated parking areas. Parking areas adjacent to public roadways should provide lowlevel landscaped buffer between the parking and the public realm.

Strategic use of permeable pavers is encouraged throughout parking areas

Parking areas should facilitate convenient and safe pedestrian access between building entrances, parked cars and sidewalks of adjoining streets. Features such as distinct paving should be incorporated where appropriate and pedestrian movement should be designed to avoid any obstruction by parked vehicles. Crosswalks should be clearly designated through the use of pavement markings, stamped concrete, paving stones and signage where appropriate.

Where appropriate, use of pavement markings, stamped concrete and paving stones is encouraged

Universal Access

All parking allocated for mobility challenged people should be located as close as possible to the main entrance to the building. All pedestrian pathways should be fully accessible to mobility challenged people. Sidewalks and pathways should be wide enough for wheelchairs and scooters and should include a tactile strip where appropriate. Gradual slope curb-cuts and curb let-downs should be provided in appropriate locations to facilitate safe, direct and convenient access from parking areas. Waste and Recycling

Waste management facilities are to be completely screened by landscaping vegetation and/or wood fencing and/or by a constructed enclosure with similar features of the building for which it serves. Refuse receptacles should be located indoors or within service areas out of view from pedestrian access. Garbage and waste material should be stored in containers that are weather and animal resistant. Consideration should be given to provide access for large garbage collection vehicles during site design arid waste facilities should be stored at the rear of buildings.

FILE: PRO.DEV.ZON Industrial Development Permit Guidelines-April 2010

Waste management areas should provide room for recycling and composting

PAGE 8 OF 10


Recycling and compost containers should be provided as part of disposal area facilities. Accordingly, industrial facilities should provide an area applicable to at least four (4) conventional sized dumpsters to provide for recycling and compost containers. Outdoor Storage

Outdoor storage areas are encouraged to be located at the rear or side of the building, and designed in an unobtrusive manner. Outdoor storage is encouraged to be minimized, and where present, be visually buffered by landscaped berms, trees and substantial site landscaping. Security lighting of outdoor storage areas is not to illuminate adjacent or nearby properties to intensity greater than existing street lights adjacent to nearby impacted sites.

Privacy slates may be utilized as screening alternatives provided they are similar in colour to the building's facade.

Environmental Sustainability Design Principals

Rainwater Management:

New developments are encouraged to maintain pre-development rainwater runoff conditions where landscaping should be included as part of the onsite rainwater management system. Techniques such as: • bioretention areas, ®rain gardens, 2

infiltration trenches,

• vegetated swales, ®directing rainwater from drain pipes into vegetated areas, or

Where appropriate, bioretention areas should be incorporated into the landscaping and parking design

rain barrels for irrigation use later, ®pervious paving materials, and ®green roofs are all encouraged to be incorporated as part of the overall design of the site and buildings. Greenhouse Gas Emission Reduction:

Developments are encouraged to provide end-of-trip facilities such as showers and lockers within the development for the convenience of employees. All buildings should provide exterior bike lock apparatuses and secure indoor bike storage for employees. Interior office, public or display areas should have a southern orientation with ample windows for natural light. FILE: PRO.DEV.ZON Industrial Development Permit Guidelines-April 2010

PAGE 9 OF 10


For industrial developments with multiple tenancies, outdoor amenity spaces with lunch benches and southern exposure located near the street are encouraged for the convenience of employees. 5. Exemption

A development proposing to construct a new building(s) or an addition to an existing building(s) less than 111.5 sq. m. and existing signage alterations will be evaluated by staff 'in-house' to ensure consistence with the intent of Development Permit Area Guidelines and will be exempt from requiring a Development Permit.

FILE: PRO.DEV.ZON Industrial Development Permit Guidelines-April 2010

PAGE 10 OF 10


DISTRICT OF MISSION ZONING AMENDING BYLAW 5138-2010-5050(10) (R10-002 — Tripod Developments Ltd.) This bylaw proposes to amend District of Mission Zoning Bylaw 5050-2009 by amending the zoning of the following legally described property: Parcel Identifier: 013-338-889 Parcel "C" (Explanatory Plan 17082) South Half of the Parcel "C" (Explanatory Plan 17082) South Half of the South East Quarter Section 1 Township 15 New Westminster District from RU16 Rural 16 Zone to RR7s Rural Residential Secondary Dwelling Zone. The location of the subject property is 31161 Silverhill Avenue and is shown on the following map;

SUBJECT PROPERTY

V.613

15,1

TIN1 t

2,59,

1.7.0

The purpose of the proposed amendment is to accommodate the subsequent subdivision of the subject properties into nine (9) lots of a minimum 0.7 hectare (1.73 acre) lot size incorporating secondary dwelling units on the proposed lots.


Planning Department Memorandum NORLE: PRO.BEV.ZON R10-002

To:

Chief Administrative Officer

From:

Planner

Date:

May 3, 2010

Subject:

Rezoning Application R10-002 (Tripod Developments) — 31161 Silverhill Avenue

Recommendation

1. That, in accordance with Rezoning Application R10-002 (Tripod Developments), the Director of Corporate Administration prepare a bylaw to amend District of Mission Zoning Bylaw 5050-2009 by rezoning the property located at (31161 Silverhill Avenue) and legally described as: Parcel Identifier: PID 013-338-889; Parcel "C: (Explanatory Plan 17082) South Half of the Parcel "C" (Explanatory Plan 17082) South Half of the South East Quarter Section 1, Township 15, NWD from RU16 (Rural 16 Zone) to RR7s (Rural Residential Secondary Dwelling Zone); that the bylaw be considered for 1 and 2nd readings at the Regular Council meeting on May 3, 2010; and that following such a reading, the bylaw be forwarded to a Public Hearing on May 25, 2010, 2. That the five percent parkland provision in Section 941 of the Local Government Act be applied as cash-in-lieu of parkland to subdivision file S10-001. Summary of Proposal

An application has been received from Tripod Developments to rezone the subject property (Map 1) from RU16 (Rural 16 Zone) to RR7s (Rural Residential Secondary Dwelling Zone) to facilitate a nine (9) lot subdivision while incorporating secondary dwelling units on the proposed lots. A draft plan is attached as Plan 1. Background

The subject property is approximately 8.42 hectares (20.8 acres) and fronts on Silverhill Avenue. The property slopes significantly away from Silverhill Avenue, dropping down over 90 meters (300 feet). Watercourses affect the south-east portion of the property and a small portion of the western side of the property (the watercourses are identified on Plan 1). The majority of the area is well treed, and the general neighbourhood character is comprised of similarly sized lots as those being proposed. Applications have been made historically on the property for development. The main issue affecting former applications' was the ability to provide potable water. Subsequently, the applicant has retained a hydrologist and a professional report indicates that the proposed lots can provide water in accordance with WAT 19 — Well Water Quality — Aesthetic Parameters (attached as Appendix 1) and the Canadian Drinking Water Standards.

PAGE 1 OF 7


Official Community Plan Designation The Official Community Plan (OCP) designation for the property is Rural Residential. The Rural Residential designation supports the proposed RR7s Zone. Policy 2.3.1 — Minimum Lots Sizes for Residential Areas indicates that the Rural Residential OCP designation will provide large lot housing choices with lot sizes that respect the rural nature of the area. Policy 2.3.3 - Secondary Dwelling Units in Rural Areas will consider site specific rezoning to provide for a secondary dwelling unit on properties that are designated Rural Residential.

Zoning The minimum lot size in the RR7s zone is 0.7 hectares (1.73 acres), and the zone allows for secondary dwelling units. The proposed zoning of the property is consistent with the OCP designation for both lot size and use. The majority of the properties in the area are zoned RU16, however the RR7 zone is also represented in the local area. The proposed lots would be in keeping with the character of the surrounding neighbourhood.

Analysis of Proposal The site was reviewed by Scott Resource Services in a report dated March 11, 2010. Three watercourses were identified, but only two required protection under Section 108 of the District of Mission Consolidated Zoning Bylaw. The two significant watercourses affect the east and south-east areas of the subject property (see Plan 1). In accordance with this section of the bylaw, 30 meter setback areas were recommended at this time. The application would create nine (9) lots with potential for secondary dwelling units. This could create affordable housing and/or make the proposed lots more affordable as the secondary dwelling units would act as "mortgage helpers".

Community Amenity Contribution In accordance with Council Policy LAN 40.-FINANCIAL CONTRIBUTIONS FOR COMMUNITY AMENITIES POLICY, the applicant has submitted a letter volunteering to contribute $1910 per single family lot, for a total amount of $17,190 payable prior to the adoption of the zone amending bylaw.

Tree Retention and Replanting In accordance with LAN. 32 — TREE RETENTION REPLANTING POLICY, the Approving Officer is granted the authority to approve Tree Retention/Replanting Proposals for developments involving the creation of ten (10) lots or less. All other proposals will be reported to and approved by Council. As this application is for less than 10 lots, the tree retention and replanting plan will be required as part of the subdivision process.

Parkland In accordance with Section 941 of the Local Government Act and Council Policy LAN.26SUBDIVISION FOR PARKLAND, subdivisions proposing three or more new lots are to be reviewed by staff with respect to parkland requirements. The application was referred to the Parks Department and the Parks Department recommended 5% cash in lieu, Since there is no Parkland designation on the subject property, staff recommends that 5% cashin-lieu of Parkland be paid as part of the subdivision process.

FILE: PRODEV.ZON R10-002

PAGE 2 OF 7


Internal Comments

The application was referred to Engineering, Fire, and Parks. Engineering Comments are attached as Appendix 2. External Referrals

External referrals have been made to Telus, BC Hydro, Terasen, Shaw, Canada Post, and School District #75. Comments from the various utility agencies are applicable to the subdivision process. Public Hearing Information Package

In accordance with Council Policy LAN,50 — PRE-PUBLIC HEARING INFORMATION PACKAGES, a package will be produced containing material related to the development application. Requirements Prior to Adoption of the Zone Amending Bylaw

• Receipt of the Community Amenity contribution in the amount of 7,190 • Engineering requirements — no works required • Any other items that Council may require resulting from the Public Hearing or Council consideration of the application. In summary, staff recommend that the Rezoning proposal proceed to Public Hearing on May 25, 2010. Ryan Anderson, Planner G:\COMDEV\RYAN\Deveotjment Files\31161 SilverhilI Ave - Tripod\COW 1st and 2nd - 31161 Silvan-lin:dm

FILE: PRO.DEV.ZON R10-002

PAGE 3 OF 7


S10-001 R10-002

MAP I 31196

71111,

SUBJECT PROPERTY

5117‘

91.,

9111,

86,3

FLE: PRO.DEV.ZON R10-002

PAGE 4 OF 7


Plan 1 — Draft Plan

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FILE: PRO.DEV.ZON R10-002

PAGE 5 OF 7


Appendix 1 - WAT 19

FLE: PRO,DEV.ZON RI 0-002

PAGE 6 OF 7


WATER SYSTEM

WELL WATER QUALITY - AESTHETIC PARAMETERS WAT.19

POLICY

Date Policy Adopted: December 21, 1998

1.

Council Resolution Number: 98/1179

in addition to the provision in the Subdivision Control Bylaw that wells providing domestic water supply to properties in rural subdivisions are required to meet only the health related water quality parameters contained within the Guidelines For Canadian Drinking Water Quality, all well reports for rural subdivisions shall include a water quality analysis for all aesthetic parameters listed on the attached water quality analysis requirement form along with a statement of potential health impact from the groundwater professional who is certifying the well.

2. Where the groundwater professional recommends treatment of the well water for one or more aesthetic parameters which exceed the maximum acceptable concentrations in the Guidelines For Canadian Drinking Water Quality, the applicant shall register a restrictive covenant in a form acceptable to the Approving Officer over each lot in the subdivision for which treatment of well water is recommended requiring that a treatment system be installed and maintained by the property owner as a condition of using the well water from that lot for domestic supply. 3. Where any of the health related parameters are exceeded for a well, that well will not be approved as a domestic water supply under any circumstances.

District of Mission Water System - Well Water Qualify - Aesthetic Parameters - WAT.19

Engineering & Public Works

Page 1 of 2


Well Water Quality Aesthetic Parameters WAT,19

Water Quality Analysis Requirements For Domestic Wells The water quality for each well must meet the Safe Drinking Water Regulation and the Guidelines for Canadian Drinking Water Quality which have been adopted by the Ministry of Health. A water sample shall be collected and analyzed from each well and tested for compliance with the Maximum Acceptable Concentrations (MAC) for the following health related and aesthetic related parameters: Health Related Parameters

MAC

Chemical

Arsenic Barium Boron Chromium Fluoride (dissolved) Lead Nitrogen: Nitrate Nitrogen: Nitrite

0.025 mg/I 1.0 mg/I 5.0 mg/1 0.05 mg/1 1.5 mg/1 0.01 mg/1 10.0 mg/I 3.2 mg/I

Microbiological

Coliform, Total Coliform, Fecal <1 per 100 mi

<1 per 100 ml

Aesthetic Related Parameters

MAC

(Compliance with aesthetic related parameters is necessary to meet the definition of potable water in the Safe Drinking Water Regulation)

Chemical

Chloride Copper Iron Manganese Sodium Sulphate Zinc

< 250 mg/I < 1.0 mg/I < 0.3 mg/I < 0.05 mg/I < 200 mg/I mg/I < 500 < 5.0 mg/1

Physical

Turbidity Hardness pH Total Dissolved Solids

1 NTU < 200 mg/I * 6.5 to 8.5 < 500 mg/I

Chemical analysis reports shall list these and only these parameters, The MAC for each parameter and the measured concentration of each parameter shall be shown, Parameters whose concentrations exceed the MAC shall be flagged with an asterisk on the report, * Public acceptance of hardness varies considerably. Generally hardness levels between 80 and 100 mg/I (as CaCO3) are considered acceptable; levels greater than 200 mg/I are considered poor but can be tolerated; those in excess of 500 mg/I are normally considered unacceptable. Where water is softened by sodium ion exchange, it is recommended that a separate unsoftened supply be retained for culinary and drinking purposes.

District of Mission Water System - Well Water Quality Aesthetic Parameters - WAT19

Engineering & Public Works

Page 2 of 2


Appendix 2 â&#x20AC;&#x201D; Engineering Comments FILE: R10-002 February 09, 2010. APPLICANT:

Tripod Developments Ltd.

CIVIC ADDRESS:

31 161 Silverhill Avenue

PROPOSED BARE LAND STRATA DEVELOPMENT 1. DOMESTIC WATER REQUIREMENTS: No municipal water available. Developer will be required at subdivision stage to provide potable water for each parcel and a hydrogeology report to confirm that the well/s meet the requirements of the Subdivision Control Bylaw.

2.SANITARY SEWER REQUIREMENTS: No municipal sanitary sewer available. 3. STORM SEWER REQUIREMENTS: The Developer's engineer will be required at subdivision stage to prove out the outfall for the required road drainage.

RECOMMENDATION From an engineering point of view the rezoning application may proceed to final adoption.

FILE: PRO.DEV.ZON R10-002

PAGE 7 OF 7


MTRICT DISTRICT OF OF

/0300ei

ON THE FRASER. PLANNING DEPARTMENT

FILE: PRO.DEV.ZON R10-002

May 12, 2010

Dear Owner/Occupant: Re:

Public Hearing

Please find enclosed a Public Hearing Notice for your information. As a neighbouring resident or property owner to the subject property that is located at 31161 Silverhill Avenue, you are invited to attend this hearing and make known any comments that you may have. Reference should be made to Item 3 in the Public Hearing Notice for more specific information on the proposal. Details of the Public Hearing time and location are stated at the top of the enclosed Public Hearing notice. Additional information may be obtained by contacting the District of Mission Planning Department at (604) 820-3748. Yours truly

Sharon Fletcher DIRECTOR OF PLANNING End G:\COMDEVUBLC HEARINGS1PUBUC HEAP1,10 NOTIFICATION LET1ERSSRIC-042 ''iFIIP.Ot)) OWN OCO.DCâ&#x2013; C

P.O. Box 20, 5E45 Stave Lake Strut, Mission, B.C. V2V 4L9 Phone 604) 320-3748 Fax (604) 826-7951

(604) 32037 iS Web S)te... www,missionoa E-mail: plannins@misscritca

http://www.mission.ca/wp-content/uploads/2010/04/pha100526-OMNI-LINK  

http://www.mission.ca/wp-content/uploads/2010/04/pha100526-OMNI-LINK.pdf