City of Delta COUNCIL REPORT F.2S Regular Meeting
To: Mayor and Council File No.: LU008576
From: Community Planning & Development Department
Date: January 30, 2018
Development Variance Permit at 5551 Admiral Way (Polygon Development 319 Ltd.) The following report has been reviewed and endorsed by the City Manager.
• RECOMMENDATIONS:
A. THAT Development Variance Permit LU008576 be issued.
B. THAT the Mayor and the City Clerk be authorized to sign all documents pertaining to this development.
• PURPOSE:
The purpose of this report is to present Development Variance Permit LU008576 for Council's consideration. This development variance permit would vary Section 4(a) of Comprehensive Development Zone No. 430-3 in the "Delta Zoning Bylaw No. 2750, 1977" by reducing the minimum rear setback for townhouse Building 10 from 6 m (20 ft) to 4.6 m (15 ft) and townhouse Building 11 from 6 m (20 ft) to 3.8 m (12 ft) in order to permit construction of porches and exterior stairs.
A location map is provided in Attachment A and a project data table is provided in Attachment B.
• BACKGROUND:
The subject property is located in the Marina Garden Estates neighbourhood which is a master planned community in Ladner adjacent to Deas and Green Sloughs. The Marina Garden Estates neighbourhood currently contains single family and townhouse units, a golf course, an elementary school, several parks and a marina. The lands closest to Deas Slough are currently vacant. The master plan for this community was amended in 2015 for the lands marked as "Area of Development", shown in Attachment C, to permit 2 674 dwelling units (580 townhouse units and 94 apartment units), 1,500 m (16,146 ft2) of neighbourhood commercial space, a linear waterfront park, parking under the neighbourhood commercial space to accommodate a marina with 250 boats, and a new golf clubhouse and maintenance facility on the golf course lands. Page 2 of 3 5551 Admiral Way (Polygon Development 319 Ltd.) LU008576 January 30, 2018
Polygon Homes is developing the residential portion of these lands and has named the development "Hampton Cove". The 80 townhouse units (Charterhouse) in Phase I and the 147 townhouse units (Fairwinds) in Phase II are complete. Phase III (Beaufort Landing) has been issued building permits, except for Buildings 10 and 11, and construction is set to begin this winter. At the time of building permit review, it was determined that a variance was required for the rear projecting porches and stairs for Buildings 10 and 11.
Site Description and Context: The subject portion of the property at 5551 Admiral Way (Attachment D) is surrounded by a waterfront park to the north and east adjacent to Deas and Green Sloughs, by vacant lands to the west, and the Hampton Cove amenity building and Fairwinds townhouse development to the south. The linear waterfront park will be implemented in phases as the adjacent residential or commercial properties develop.
Council Policy: The Official Community Plan designation for this site is Marina Garden Estates (MGE). This designation is intended for a comprehensively planned development that may include single family residential, medium density residential, residential commercial, private and public recreation and school uses.
Council may pass a resolution to issue a development variance permit when prior notice has been given to surrounding owners and tenants in accordance with the Local Government Act. Council also has the discretion to refer a development variance permit application to a Public Hearing.
• DISCUSSION:
Proposal: The owner, Polygon Development 319 Ltd., is proposing to reduce the minimum rear setback required in Section 4(a) of Comprehensive Development Zone No. 430-3 in the "Delta Zoning Bylaw No. 2750, 1977" provision for Buildings 10 and 11 in order to permit porches and exterior stairs.
Community Consultation: A public notification letter about the proposal was sent on January 17, 2018 and a public notice sign was installed on the site on January 24, 2018. To date, no comments have been received.
Public notification for Development Variance Permit LU008576 has been sent to surrounding residents to advise them that Council will be considering this item at the February 19, 2018 Regular Meeting. Should any comments be received, they will be provided to Council as on-table items.
Development Variance Permit: The owner is requesting a development variance permit to vary the following provisions in the "Delta Zoning Bylaw No. 2750, 1977": Page 3 of 3 5551 Admiral Way (Polygon Development 319 Ltd.) LU008576 January 30,2018
• Section 4(a) in Comprehensive Development Zone No. 430-3 by reducing the minimum rear setback for a principal structure for Building 10 from 6 m (20 ft) to 4.6 m (15 ft) and for Building 11 from 6 m (20 ft) to 3.8 m (12 ft) in order to permit porches and exterior stairs.
The rear porches and exterior stairs lead to private amenity spaces for the townhouse units. For Building 10, the porch and exterior stairs project 1.4 m (5 ft) into the rear setback and 2.2 m (7 ft) for the porches and exterior stairs on Building 11. An enlarged site plan demonstrating the requested variances for Buildings 10 and 11 is provided in Attachment E. Revised elevation drawings are included in Attachments F.
Staff do not have concerns with the requested variances. The Engineering Department has confirmed that the reduction of the rear setback for a porch and stairs would not impact the seismic setback for the dike.
Implications: Financial Implications - There are no financial implications to Delta.
• CONCLUSION:
Development Variance Permit LU008576 is required to vary the minimum rear setback for townhouse Buildings 10 and 11 in order to permit construction of projecting porches and stairs. The development variance permit would vary Section 4(a) of / Comprehensive Development Zone No. 430-3 in the "Delta Zoning Bylaw No. 2750, 1977" / by reducing the minimum rear setback for townhouse Building 10 from 6 m (20 ft) to 4.6 m (15 ft) and townhouse Building 11 from 6 m (20 ft) to 3.8 m (12 ft) in order to permit porches and exterior stairs.
It is recommended that Development Variance Permit LU008576 be approved.
Marcy Sa ret Director of Community Planning and Development
Department submission prepared by: Nick Danford, Planner ND/bp
• ATTACHMENTS:
A. Location Map B. Project Data Table C. Context Map D. Beaufort Landing Site Plan E. Variance Illustrations F. Building Elevation Drawings
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Project Data for 5551 Admiral Way (LU008576)
Owner/Applicant Polygon Development 391 Ltd. Application Date January 5, 2018 Existing Proposed Regional Growth Strategy General Urban No change Designation OCP Designation: Schedule A Marina Garden Estates (MGE) No change
Schedule B.3 (Ladner Area Plan) Marina Garden Estates (MGE) No change Maximum Allowable Densi!t 119 townhouse units No change Development Permit Area SPEA Streamside Protection and Development Permit Enhancement requirements addressed as part of previous development application LU006752 Zoning Comprehensive Development No change Zone No. 430-3 No. of Lots 1 No change Lot Size 3.02 ha (7.5 ac) No change Lot Width 17m (56ft) No change Average Lot Depth 147.3 m (483 ft) No change Permitted under CD Zone 430-3 Proposed Maximum House Size 0.79 0.73 (23,858 m2 [256,805 ft2] of (22,112 m2 [238,011 ft2] of residential floor area) residential floor area) Maximum No. of Storeys 3 2 and 3 storeys Maximum Building Height to: Roof Ridge 13 m (43 ft) Range with a maximum of 12.6 m (41 ft)
Mid-Roof 11 m (36 ft) Range with a maximum of 10.99 m (36 ft) Variances Required Proposed Comprehensive Development Bylaw No. 430-3 in Zoning Bylaw
Section 4(a) 6 m (20 ft) Building 10: 4.6 m (15 ft) Rear (North) Setback for a Building 11: 3.8 m (12 ft) Principal Structure
I ill I}IVI Area of Attachment C Page 1 of 1
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Hampton Cove Clubhouse
LEGEND
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Marina Garden Estates (existing development)
u,L1P'""/7! Vacant Properties
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SCALE
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