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COUNCIL REPORT
ABBOTSFORD
Report No.: PDS 058-2015
Executive Committee
May 4, 2015
File No:
3360-20/R15-004
To:
From:
Subject:
Mayor and Council
Christine Batchelar, Planner
Rezoning application for the property, located at 2376 Beaver Street
Owners: B. Basra, S. Basra and G. Basra
RECOMMENDATIONS
1.
THAT Bylaw No. 2425-2015, cited as "Abbotsford Zoning Bylaw, 2014, Amendment
Bylaw No. 46", which rezones the property covered under application 3360-20/R15-004
from Urban Residential Zone (RS3) to Compact Lot Residential Zone (RS6), be given
first and second reading at the next Regular Meeting of Council, and advance to an
upcoming Public Hearing;
2.
THAT prior to adoption of Bylaw No. 2425-2015, cited as "Abbotsford Zoning Bylaw,
2014, Amendment Bylaw No. 46", the following rezoning conditions be satisfied:
(a)
(b)
(c)
3.
Provision of a 1.0m road dedication along the full frontage of Seal Way complete
with standard corner truncation in accordance with the Development Bylaw No.
2070-2011;
entering into a Development Agreement with the City to secure all required
services to the lands in accordance with the Development Bylaw No. 2070-2011;
and
resolving all issues of funding for items not budgeted by the City; and
THAT the Mayor and Corporate Officer be authorized to execute all documents relating
to this matter.
SUMMARY OF THE ISSUE
The applicant proposes to rezone the subject property from Urban Residential Zone (RS3) to
Compact Lot Residential Zone (RS6) to facilitate a two (2) lot subdivision as shown in Figure 4.
BACKGROUND
Applicant:
G. Basra
Owners:
B. Basra, S. Basra and G. Basra
Legal Description:
Lot 128 Section 17 Township 16 New Westminster District Plan 32820
OCP Designation
Urban Residential
Existing Zoning:
Urban Residential Zone (RS3)
Report No. PDS 058-2015
Page 2 of 5
Proposed Zoning:
Compact Lot Residential Zone (RS6)
Site Area:
835m 2 (0.21 acres)
Site Description:
The subject property is located at the corner of Beaver Street and Seal
Way within an established single-family neighbourhood (refer to Figure 1
and 2). The existing house will be demolished in conjunction with a future
subdivision application if the rezoning is adopted.
Surrounding Uses:
N:
S:
E:
W:
Single-family residential (zoned RS3), with Peardonville Road
beyond;
Seal Way and single-family residential (zoned RS3) beyond;
Single-family residential (zoned RS3); and
Beaver Street with single-family residential (zoned RS3) beyond.
DISCUSSION
Context
1. The proposed development is located within the central urban area just south of
Peardonville Road. The surrounding area consists of a mature single-family residential
neighbourhood.
Peardonville Road located approximately 30m north of the subject
property, is identified as a frequent transit network corridor within the Transit Future Plan .
Mill Lake Park is located approximately 800m east of the subject property and Dormick Park
Elementary School is located approximately 240m west of the subject property. A property
in the same neighbourhood block proposed a rezoning (R12-021) to a Comprehensive
Development Zone (CD) to permit a proposed three lot subdivision (see Figure 2) with
minimum lot sizes of approximately 285m 2 (3,068ft2). The proposed rezoning was granted
third reading on October 7, 2013 however, the applicant chose not to pursue the rezoning,
and the file has since been closed.
Official Community Plan
2. The Official Community Plan (OCP) designates the property as Urban Residential that is
characterized by neighbourhoods of "ground-oriented" housing at relatively low
densities. This type of housing can include detached houses, semi-detached houses, and
attached housing (such as cluster housing or townhouses) at relatively low densities. The
proposed development is consistent with the intent of the Urban Residential land use
designation. Furthermore, the proposed development meets the intent of broader OCP
objectives as follows:
a)
b)
c)
Objective 1.4- Support a Full Range of Housing Options
•
Increase housing choice and provide more avenues for affordable housing by
supporting multi-family developments, the creation of small residential lot,
street oriented townhouses and other innovative housing forms.
Objective 1.5 - Facilitate Affordable and Special Needs Housing
•
By providing a choice of density and built form, from secondary suites and
apartments to single-family homes, many segments of the population can
access housing.
Objective 5.2 - Encourage Innovative, Sensitive Infill and Redevelopment
•
In order to accommodate the City's anticipated population growth in the
coming years, infill and densification of the existing urban area is required.
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Report No. PDS 058-2015
•
Page 3 of 5
The land base on which urban development can occur is limited, due to
topographical constraints and the reality of the Agricultural Land Reserve.
Encourage a mix of housing types in areas of infill, including strata and feesimple duplexes, quads, row-houses, and narrow-lot detached housing.
Affordable Housing Strategy
3. The Affordable Housing Strategy (endorsed by Council November 7, 2011 ), similar to the
OCP objectives and policies, encourages the development of complete, connected and
livable neighbourhoods with diverse housing types (Objective 4). With policies that support
affordable housing development close to transit, jobs and services and the creation of a
variety of housing types to suit different needs related to household type, tenure and
income. The applicant's proposal is consistent with this strategy.
Zoning, Scale and Density
4. A rezoning application is proposed to allow for a future two (2) lot subdivision with a
minimum lot size of 402m 2 (4,327ft2 ) (see Figure 3). Under the RS3 zone the minimum lot
size for an interior lot is 540m 2 (5,812ft2 ) and 610m 2 (6,566ft2 ) for a corner lot. The subject
property is too small to accommodate a two lot subdivision under the current RS3 zoning
and therefore the applicant has proposed rezoning the subject property to RS6 which has a
minimum lot size for both interior lots and corner lots of 300m 2 (3,229ft2 ).
5. A proposed staff initiated text amendment to the RS6 and RS6-C Zones received 3rd
reading by Council on April 27, 2015 (Report No. PDS 047-2015). The Ministry of
Transportation and Infrastructure has given approval to the proposed staff initiated text
amendment bylaw and therefore the proposed text amendment will be brought forward to
Council for adoption. If the bylaw is adopted the maximum density of lots greater than
420m 2 will be amended from a maximum floor space ratio (FSR) of 0.5 to a maximum gross
floor area of 273m 2 . As this rezoning application proposes an RS6 lot that is greater than
420m 2 , any new houses would be required to comply with the amended RS6 zoning
regulations.
6. The proposed rezoning to RS6 is reasonable given its location within the City Centre,
complies with policies within the OCP and its close proximity to major amenities and a
frequent transit network corridor.
7. The OCP restricts the number of secondary suites in new subdivisions to a maximum of
50%, however, secondary suites are not permitted within the RS6 Zone.
Trees
8. There are two trees located on the subject property, one is located in the north west corner
and the other is located in the south west corner. Any tree removal from the property will
require a Tree Cutting Permit, in accordance with the Tree Protection Bylaw. It is the
applicant's responsibility to obtain all required permits from the City's Parks, Recreation and
Culture department, prior to the removal of any trees from the property. Under a future
subdivision application the applicant will be required to provide an arborist report to verify
the health and safety of the on-site trees.
9. In accordance with the Development Bylaw, 2011, staff recommends the applicant provide
cash-in-lieu for up to six (6) street trees in conjunction with the future subdivision when
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Report No. PDS 058-2015
Page 4 of 5
additional serving details will be known. In addition one yard tree per proposed lot is
required in accordance with the Development Bylaw No. 2070-2011. These yard trees will
be secured through the future subdivision approval process.
Subdivision
10. The proposed preliminary subdivision layout (refer to Figure 4) to create a two (2) lot
subdivision will be reviewed for acceptability by the Approving Officer if the rezoning
application receives third reading from Council and the applicant makes the necessary
subdivision application. At that time, staff will conduct a formal subdivision review and exact
dimensions of the proposed lots will be finalized.
Site Development Considerations
11. A staff review of the works and services (dated March 3, 2015) necessary to support this
application has been completed and is outlined within Attachment B, the details of which will
be incorporated into the Development Agreement, which is a prerequisite for adoption of the
Zoning Bylaw amendment.
12. In addition to the above comments, the developer is responsible to adhere to all other
legislation, which may apply to the land, including:
(a)
complying with all applicable City bylaws, such as Official Community Plan, 2005,
Development Bylaw, 2011, Tree Protection Bylaw, 2010, Building Bylaw, 2003, Sign
Bylaw, 2001, Erosion and Sediment Control Bylaw, 2010, and Development Cost
Charges Imposition Bylaw administered by the City; and
(b)
obtaining all other necessary approvals and permits on such terms as they may be
issued, including but not limited to a development permit, tree removal permit,
subdivision approval, building permit, soil removal/deposit permit, Ministry of Health
permit, Ministry of Transportation and Infrastructure approval and Ministry of
Environment approval.
Communication Plan
If the zoning amendment bylaw is supported by Council, Bylaw No. 2425-2015, cited as
"Abbotsford Zoning Bylaw, 2014, Amendment Bylaw No. 46" will proceed to a Regular Meeting
of Council, where it will be considered for first and second readings. If supported by Council, the
Rezoning Bylaw will proceed to a Public Hearing. The City will notify in writing the owners and
occupiers of land within a 100 meter radius of the property and provide Council with copies of
any feedback that is received.
FINANCIAL PLAN IMPLICATION
No financial plan implications are anticipated. Any capital works implications arising from this
application have been addressed through the rezoning process.
IMPACTS ON COUNCIL POLICIES, STRATEGIC PLAN AND/OR COUNCIL DIRECTION
The proposal furthers the goals and objectives of the City's Official Community Plan and
Affordable Housing Strategy to create a complete community where residents have access to a
full range of housing opportunities for people at all income levels and life stages. Densification in
select areas will help meet future housing needs.
L:\R15\R15-004\PDS 058-2015.docx
Report No. PDS 058-2015
Page 5 of 5
SUBSTANTIATION OF RECOMMENDATION
Staff supports the rezoning of the subject property from Urban Residential Zone (RS3) to
Compact Lot Residential Zone (RS6) to permit the development of a two (2) lot residential
subdivision given that the proposed development is in keeping with the broad objectives of the
OCP that encourages densification and the establishment of a variety of housing types within
the urban area.
63:t2Christine Batchelar
Planner
Re~
Department Head Approval:
Siri Bertelsen
General Manager of Planning & Development
Services
Darren Braun, MCIP, RPP
Director of Development Planning
Attachments:
Figure 1: Location Map
Figure 2: Context Plan
Figure 3: Existing Zoning
Figure 4: Proposed Subdivision
Attachment A: Abbotsford Zoning Bylaw, 2014, Amendment Bylaw No. 2425-2015
Attachment B: Works & Services Comments (dated March 3, 2015)
L:\R15\R15-004\PDS 058-2015.docx
FIGURE 1 LOCATION
ADDRESS:
APPLICANT:
o
2376 Beaver Street
Gurmeet Singh Basra
.......
A
ABBOTSFORD
Planning and Development Services
FILE NO.
3360-20 I R15-004
April 20, 2015
FIGURE 2 CONTEXT PLAN
ADDRESS:
APPLICANT:
o
2376 Beaver Street
Gurmeet Singh Basra
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ABBOTSFORD
Planning and Development Services
FILE NO.
3360-20 I R 15-004
April 20, 2015
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FIGURE 3 EXISTING ZONING
ADDRESS:
APPLICANT:
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2376 Beaver Street
Gurmeet Singh Basra
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ABBOTSFORD
Planning and Development Services
FILE NO.
3360-20 I R15-004
April 20, 2015
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FIGURE 4 PROPOSED LOT LAYOUT PLAN
ADDRESS:
APPLICANT:
•
2376 Beaver Street
Gurmeet Singh Basra
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ABBOTSFORD
Planning and Development Services
FILE NO.
3360-20 I R15-004
April 20, 2015
ATTACHMENT A
CITY OF ABBOTSFORD
ABBOTSFORD ZONING BYLAW, 2014, AMENDMENT BYLAW NO. 46
Bylaw No. 2425-2015
R15-004
The Council of the City of Abbotsford, in open meeting assembled, ENACTS AS
FOLLOWS:
1.
CITATION
Bylaw No. 2425-2015 may be cited as "Abbotsford Zoning Bylaw, 2014, Amendment
Bylaw No. 46".
2.
AMENDS ZONING MAPS
Abbotsford Zoning Bylaw, 2014, Schedule "D" - Urban Area Zoning, as amended, is
further amended by changing the zoning of:
P.l.D.: 001-815-911
Lot 128 Section 17 Township 16 New Westminster District Plan 32820
Located at 2376 Beaver Street
From: Urban Residential Zone (RS3)
To:
Compact Lot Residential Zone (RS6) per the attached Appendix "A".
READ A FIRST TIME this
day of
I
2015
PUBLIC HEARING HELD this
day of
I
2015
READ A SECOND TIME this
day of
I
2015
READ A THIRD TIME this
day of
I
2015
ADOPTED this
day of
I
2015
I hereby certify this to be
a true copy of the original
bylaw
Henry Braun
Mayor
Katie Karn
Deputy City Clerk
William Flitton
Corporate Officer
Final Draft - May 4, 2015
CITY OF ABBOTSFORD
ABBOTSFORD ZONING BYLAW, 2014, AMENDMENT BYLAW NO. 46
Bylaw No. 2425-2015
R15-004
APPENDIX "A"
SCHEDULE BYLAW NO. 2425-2015
BEING ABBOTSFORD ZONING BY-LAW, 2014,
AMENDMENT BY-LAW NO. 46
FROM: Urban Residential Zone (RSJ)
Compact Lot Residential Zone (RS6)
TO:
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ATTACHMENT B
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ABBOTSFORD
DEVELOPMENT ENGINEERING DIVISION
REZONING WORKS AND SERVICES REQUIREMENTS
File No:
i
Prepared By:
Approved By:
Robert Cooke, Manager of Development Engineering
Date:
I March 3, 2015
. . .·-···:-·- ··-·····-··-·· -· ·-· - ---····---r------····--·--···-···---·-·-·-· · · -· · · · - · · . . . · ·-· · · · -· " .· -·- - · ·-· -·-· -· · ·- . ·-Applicant:
I Gurmeet Singh Basra
12376 Beaver Stre_e_t _______.
Development Property:
I Lot 128 Section 17 Township 16 New Westminster District Plan 32820
The Local Government Act authorizes local governments to require development to meet
current works and services standards as set out in the City's Development Bylaw and Policies.
This report includes the Existing Conditions of the site, the Works & Services Requirements
to meet the applicable bylaws and policies and Future Considerations that may apply to the
next phase of development.
Please have your consulting engineer call Kim Fleming, Development Technologist 2 at 604864-5689 in regard to this report and any other servicing matters relating to this application.
Page 1of8
R15-004
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ABBOTSFORD
DEVELOPMENT ENGINEERING DIVISION
REQUIREMENTS
Additional dedications, SRWs, works, features or limits of construction may be needed as
identified through the design and construction phases.
Highways - Dedications and Rights-of-Ways
The OCP designates this road as a Single Family Local which is required to be a minimum 17 m
wide highway right-of-way.
On Seal Way a dedication of 1.0 m is required along the full frontage of the Lands from the east
property line to the west property line complete with standard corner truncation.
Urban Roadways - Construction
On Beaver Street along the full frontage of the Lands from the north property line to the south
property line a Single Family Local standard road
with Urban Highway design features as per Standard Drawing ES-R-7, including ;
• Concrete rollover curb and gutter on the east side;
• % of a 9 m wide asphalt roadway;
• 1.5 m wide concrete sidewalk on the east side;
• boulevard and pavement tapers at north end to meet existing;
• Traffic signage;
• soil(s) to support street trees;
• boulevard improvements on the east side; and
• associated drainage.
On Seal Way along the full frontage of the Lands from the east property line to the west property
line an Single Family Local standard road
with Urban Highway design features as per Standard Drawing ES-R-7, including;
• concrete rollover curb and gutter on the north side;
• % of a 9 m wide asphalt roadway;
• 1.5 m wide concrete sidewalk on the north side;
• boulevard and pavement tapers at east end to meet existing;
• ornamental street lighting;
• Traffic signage;
• Traffic lane markings;
• soil(s) to support street trees;
• boulevard improvements on the north side; and
• associated drainage.
The above noted works are not eligible for Latecomer Charges. (900-9-01)
Page 2 of 9
R15-004
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ABBOTSFORD
DEVELOPMENT
Drainage Collection and Disposal
ENGINEERING DIVISION
A storm water management plan showing how onsite drainage will be accommodated offsite.
All offsite storm water works and services including new installations and upgrades to existing
offsite systems required by the storm water management plan shall be designed and
constructed in accordance with said storm water management plan.
Prior to any further development on the Lands, to provide an updated storm water management
plan showing how drainage on the Lands will be accommodated including detention. All storm
water works and services including new installations and upgrades to existing offsite systems
required by the updated storm water management plan shall be designed and constructed in
accordance with said updated storm water management plan.
Water Distribution Domestic and Fire Fighting
The existing 150mm diameter AC water main fronting the property on Seal Way does not meet
the minimum pipe size requirement of the By-law and is nearing end of life. It is likely that the
watermain will be damaged during construction of the roadworks required on Seal Way. The
following recommendations apply to this rezoning application:
o
Replace the existing 150mm diameter AC water main on Seal Way from beaver
Street to Otter Street with a 200mm diameter water main. Abandon and transfer
all connections from the 150mm diameter AC water main to the new 200mm
diameter water main. Provision is to be made for future extension of this new
200mm diameter watermain, north and south along Beaver Street, south on Otter
Street from Seal Way and east along Seal Way east from Otter Street. The City
agrees to pay for 75% of the cost of installing the main to an upset limit of
$21,420. This would not include asphalt restoration since road works would be
required of the development.
o
Though the existing 200mm diameter watermain on Beaver Street is adequately
sized and in good condition, it is AC and susceptible to failure if roadworks are
performed in its vicinity. If frontage roadworks are required for this application, it
is recommended all excavation and compaction performed over or near the
watermain be performed using low impact and non-vibratory equipment. If the
watermain is broken during, or as a result of construction of the roadworks, the
developer will be required to replace the existing 200mm AC watermain on
Beaver Street from Seal Way north to the existing 200mm diameter stub at the
intersection of Peardonville Road. Provide securities for possible watermain
damage and replacement.
The existing 18mm water service to this property from Beaver Street will need to be
replaced as part of this application. A new servicing strategy for each building on the site
is required.
Portions of the above noted works may be eligible for Latecomer Charges. (900-9-0I)
Page 3 of 9
R15-004
•.
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DEVELOPMENT ENGINEERING DIVISION
ABBOTSFORD
City of Abbotsford
Engineering Department
H20MAP Standard Fire Flow Repo rt
Development Services
Applicant:
Location•
Date:
2376 Beaver Street
R15-004
S15-???
C7
2~Feb-15
Existin g Infrastructure - Peak Day + FF Demands
Static
St.fie ~flSS
Fire flow
Ree.Press• • Available Flow
Hode ID#
Demand
Lpm (lgpm)
B0-36707
Demand
lkPa (psij
I
II
3 (0.7)
Lprn (lpn)
Residul Pr. 9
Lpm (lgpmt
Fireffow
Demand
AvailabJe Flo•
kPa (pslt
llPa CP•il
511 (74)
4500 (990)
490 (7 1)
5660 (1240)
482 (70}
JCT-24688
2 {0.5)
498 (72)
4500 (990}
43 1 {62)
491 0 (1060)
420 (61}
JCT-24694
5 {1-2)
512 (74)
4500 (990)
482 (70)
11450 (2520)
376 (55)
D
0 (0 }
0 (0)
0 (0)
0 (0}
0 (0)
0 (D}
The City cannot guarantee pressures
wm be as h'gh as ir.ose shO'M\ in this report. Pressures and flows are subject
o change and the City sha!: in no case be liab-!e for damages ar.sing out of the provis io!"I or use of mis infonnaton
including any consequential, incidental or direcl damages .
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Page 4of9
R15-004
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ABBOTSFORD
DEVELOPMENT ENGINEERING DIVISION
Power/Telecommunications
Service Connection:
Provide underground power and telecommunications services from the distribution system to
the property line.
Power/Telecommunications
Distribution System:
Pay the Streetscape Contribution Levy, as per the City of Abbotsford Development Bylaw 2011,
Bylaw No. 2070-2011 Schedule "D".
Relocation of telecommunications poles and lines due to road improvements is required to be
converted to underground.
Lot Grading
A Lot Grading Plan is required. Final lot grading shall conform to City's Lot Grading Policy and
Guidelines.
Any retaining walls that are necessary to effectively grade the Lands to prevent negative
impacts on finished neighbouring Lands, either existing or proposed, shall be constructed by the
Developer. The standard "Lot Grading Covenant shall be registered against title to all proposed
lots.
Lot grading shall also provide for the collection of surface runoff and other drainage that will
discharge to the City Drainage system. Lot grading may be designed to allow for surface sheet
flows or collected in swales and directed to lawn basins as necessary to the satisfaction of the
General Manager, Engineering. Any collection of surface flows to a concentrated point
discharge location shall include provision for easements or rights-of-way across impacted Lands
as necessary. All lot grading shall be designed to take care of surface flows emanating from
onsite grading.
Detention/Infiltration/Retention facilities to be shown on the Lot Grading Plan and the building
envelope to be adjusted to accommodate.
Erosion and Sediment Control
All works shall be performed in substantial conformance with the City's Development By-law,
the Provincial 'Land Development Guidelines' and the City's Erosion and Sediment Control
Bylaw, in the control and prevention of erosion and sediment during all phases of construction.
No release of silt, sediment laden waters or deleterious substances is permitted into any
existing City storm or drainage system during any phase of development of the Lands.
Required Covenants, Easements and Rights-of-way
• Infiltration and/or Detention rights-of-way (PL-201 developer maintains)
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Page4"of 8
R15-004
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ABBOTSFORD
DEVELOPMENT ENGINEERING DIVISION
Rezoning Development Agreement Preparation Fee
Pay $500 Development Agreement preparation fee.
Works & Services Security & Warranty Deposit
Provide as Security Deposit, the estimated construction cost plus 10% for engineering (min
$25,000) and 5% for as-constructed drawings (minimum $15,000) in cash or letter of credit.
Administration & Inspection Fee
Pay 5% of the first $300,000 + 3% of the remainder of the estimated construction cost for
administration and inspections.
City Services Fees
Street and traffic signs are supplied and installed by the City at the developer's expense and
payable upon invoice.
Pay to energize street lights at $50 per street light.
Miscellaneous Requirements
All works shall be performed in substantial conformance with the City's Development By-law,
the Provincial 'Land Development Guidelines' and the City's Erosion and Sediment Control
Bylaw, in the control and prevention of erosion and sediment during all phases of construction.
No release of silt, sediment laden waters or deleterious substances is permitted into any
existing City storm or drainage system during any phase of development of the Lands.
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ABBOTSFORD DEVELOPMENT
FUTURE CONSIDERATIONS
ENGINEERING DIVISION
Upon further development an additional works and services review will apply related to that
application. Listed below are some items to consider.
Bylaws
•
the applicant is to be familiar with the Development Bylaw to ensure an understanding of
possible future Works and services that may impact the development
•
the applicant is to review the Works and Services identified in the Development
Agreement and how they may impact the building .
Stormwater Management
•
on-site infiltration for the 1 in 100 year rainfall event will be required. Ensure that
adequate room and proper placement has been reviewed.
Onsite infiltration system requirements:
•
•
•
on-site percolation or infiltration test on the site;
footing depth to be 200 mm above infiltration system and minimum footing
elevation to be specified; and
infiltration system to be below elevations of footing of adjacent buildings.
•
If a geotechnical engineer recommends that on-site infiltration not be used than Cash in
lieu for detention will be paid for detention.
•
As the Lands are situated above the Abbotsford-Sumas Aquifer, ground water protection
is vital; therefore, provide a storm water management plan showing how drainage on the
Lands will be accommodated onsite. All works and services required by the storm water
management plan shall be designed and constructed in accordance with the Storm
Water Source Control Bylaw 2045-2011 and amendments thereto. This plan shall
include the following:
•
•
•
•
•
infiltration facilities constructed below the seasonal frost level capable of retaining the
100 year, 24 hour rainfall event including sediment and erosion control devices which
shall be maintained throughout the entire construction phase;
pre-treatment source controls, such as rain-gardens, bio-filtration swales, or an
approved alternative designed to accommodate the runoff for the 6 month, 24 hour
event from all paved areas in order to protect the underlying aquifer. An approved
alternative such as Filterra Bioretention Systems is acceptable;
300mm of absorbent soils placed on all landscaped and lawn areas;
defined major flow paths; and
an Operation and Maintenance protocol.
All storm water works and services identified on the storm water management plan shall be
designed and constructed prior to any occupancy of any building or structure erected or placed
on the Lands.
The slab elevation of all buildings shall be 150mm above the 100-year storm hydraulic grade
line for storm sewers, roadways or failsafe conveyance routes, whichever is higher.
•
Provide Statutory Rights of Way for all detention and infiltration facilities.
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R15-004
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DEVELOPMENT ENGINEERING DIVISION
ABBOTSFORD
Traffic Management
•
the increase in vehicle traffic will be reviewed for its impact on the access and nearest
intersections. Access may be restricted.
•
road dedications, statutory rights-of-way and easements to accommodate the works and
lot grading may require adjustments to the placement or size of the building.
Service Connections
•
On-Site Servicing Requirements
The developer shall enter into the City's standard form of Servicing Agreement and
provide the associated payments, securities, fees, dedications and rights-of-way and
administration and inspection fee payments to provide for the design, construction and
installation of works and services to each proposed lot as required in the Development
Bylaw 2011, Bylaw No. 2070-2011, including;
Each Urban existing parcel or proposed lot shall be provided with separate City services
including;
•
•
•
water connection and appropriate meter and chamber
sanitary sewer connection and inspection manhole
driveway
•
water, sanitary and storm connections may have specific tie in locations. Review and
confirm locations prior to design.
•
calculations related to the required domestic and fire water demand will be reviewed.
There may be a service, meter or flow restrictions.
•
Fire Department review may result in geometric changes to onsite roadways, additional
fire hydrants, emergency access and building placement.
•
Provide underground power and telecommunications services from the distribution
system to the proposed building(s).
Development Cost Charges.
•
Development Cost Charges are applicable at Building Permit or Subdivision
Lot Grading
• A Lot Grading Plan is required. Final lot grading shall conform to City's Lot Grading
Policy and Guidelines. Any retaining walls that the Developer or Consulting Engineer
consider are necessary to effectively grade the Lands to prevent negative impacts on
finished neighbouring Lands, either existing or proposed, shall be constructed by the
Developer. The standard "Lot Grading Covenant shall be registered against title to all
proposed lots.
•
Lot grading shall also provide for the collection of surface runoff and other drainage that
will discharge to the City Drainage system. Lot grading may be designed to allow for
surface sheet flows or collected in swales and directed to lawn basins as necessary to
the satisfaction of the General Manager, Engineering. Any collection of surface flows to
a concentrated point discharge location shall include provision for easements or rightsof-way across impacted Lands as necessary. All lot grading shall be designed to take
care of surface flows emanating from onsite grading.
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R15-004
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ABBOTSFORD
DEVELOPMENT ENGINEERING DIVISION
EXISTING CONDITIONS
Highways (Rights-of-Way)
Beaver Street is an existing 17 m wide right-of-way.
Seal Way is an existing 15 m wide right-of-way.
Roadways
Beaver Street is constructed with a 5.6 m wide paved surface, no curb and gutter, no sidewalk,
storm sewer drainage, lease street lighting and overhead power/telecommunications wiring.
Seal Way is constructed with a 6 m wide paved surface, no curb and gutter, no sidewalk, storm
sewer drainage, lease street lighting and overhead power/telecommunications wiring.
Drainage System
A 675 mm diameter Concrete storm sewer exists on Beaver Street fronting the Lands.
A 375 mm diameter PVC storm sewer exists on Seal Way fronting the Lands.
Sanitary Sewer System
A 200 mm diameter VC sanitary sewer main exists on Beaver Street fronting the Lands.
A 200 mm diameter VC sanitary sewer main exists on Seal Way fronting the Lands.
W~ter
Distribution System
A 200 mm diameter AC water main exists on Beaver Street fronting the Lands.
A 150 mm diameter AC water main exists on Seal Way fronting the Lands.
Street Lighting
Pole mounted lease street lighting exists on Beaver Street fronting the Lands.
Power/T'elecommunications Wiring
The existing power/telecommunications wiring on Beaver Street fronting the Lands is overhead.
Access
Access to the Lands is currently from Beaver Street.
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