CIty of Abbotsford Planning & Development Services Quarterly Report Oct-Dec 2014

Q4Planning & Development Services Quarterly Report

OCTOBER - DECEMBER 2014

Planning & Development Services. ..................................................................3

Quarterly Development Indicators ..................................................................4Development Applications ........................................................................................................... 4

Development Inquiry Meetings ............................................................................................... 4

Land Development Applications Received .............................................................................. 4

In-Stream Applications ................................................................................................................. 5

Residential Units ...................................................................................................................... 5

Institutional, Commercial & Industrial Floor Space ................................................................. 5

Land Development Applications Received (Map) ......................................................................... 6

In-Stream Applications (Map) ....................................................................................................... 8

Approved Residential Units .......................................................................................................... 10

Single Family Lots & Starts ...................................................................................................... 10

Multi-Family Building Permits ................................................................................................. 10

Number of Issued Building Permits .............................................................................................. 11

Value of Issued Building Permits .................................................................................................. 11

Approved Applications (Map) ....................................................................................................... 12

Number of Building Inspections ................................................................................................... 13

Current Initiative ..............................................................................................14Abbotsforward - OCP Update ....................................................................................................... 14

Table of Contents

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cover image of Hudson’s Loft at Central Park Village credit: developer: Canterra Developments Ltd. | architect: Focus Architecture Inc. | rendering artist: WCI Media Studios

Planning & Development Services

The Planning & Development Services Department consists of four main divisions: Community Planning, Development Planning, Development Engineering and Building Permits & Licences.

Community Planning manages the City’s Official Community Plan (OCP), bringing together land use, urban design and social planning policies, along with overall infrastructure needs into long range land use plans. The division is responsible for the development and implementation of strategies, policies and plans that guide the City’s future growth and development.

Development Planning is responsible for reviewing and processing development applications such as rezoning, subdivision and development permits. These applications are reviewed for compliance with the OCP, Zoning Bylaw and other municipal bylaws and policies.

Development Engineering is responsible for reviewing and processing engineering drawings for development applications, and for environmental services. The drawings are reviewed for compliance with the Development Bylaw and other municipal bylaws and policies.

Building Permits & Licences is responsible for ensuring all building construction in the City meets Building Code requirements for health, life safety and fire protection. Functions include plan checking, building permit issuance, on-site inspections and business licencing.

For more information: www.abbotsford.ca/planning

3

4 FOURTH QUARTER 2014Planning & Development Services

Quarterly Development IndicatorsQuarterly Development Indicators

DEVELOPMENT INQUIRY MEETINGS

D

evel

opment Inquiry Meetings36

During Q4 staff coordinated 36 Development Inquiry Meetings (DIM), which is an increase of one-third from Q3 (27). DIM’s are intended to provide preliminary direction to land owners/developers considering development in respect to the Official Community Plan, Development Permit Areas/Guidelines, zoning, and anticipated offsite upgrades.

Approximately 35% of the inquiries dealt with by staff during Q4 included the rezoning and/or subdivision of property to accommodate small single family residential development (less than 10 new lots) or small scale townhouse developments in existing neighbourhoods. An additional 30% of the inquiries involved the redevelopment or rezoning of existing commercial properties with the majority of sites located within the central urban core of the Urban Development Boundary. Industrial and agricultural development proposals rounded out the preliminary proposals reviewed by staff this quarter.

Source: City of Abbotsford, Planning & Development Services

LAND DEVELOPMENT APPLICATIONS RECEIVED (see map on page 6 & 7)

0

5

10

15

20

25

Q1 2013 Q2 2013 Q3 2013 Q4 2013 Q1 2014 Q2 2014 Q3 2014 Q4 2014

OCP Amendments Rezonings Subdivisions Development Permits Agricultural Land Reserve

5

44

14

6

In Q4 2014 the number of Official Community Plan amendments, Rezoning applications and Development Permit applications increased; while Subdivision applications and Agricultural Land Reserve applications decreased from Q3 2014.

Note: A single development may have multiple applications Source: City of Abbotsford, Planning & Development Services

DEVELOPMENT APPLICATIONS

5FOURTH QUARTER 2014Planning & Development Services

IN-STREAM APPLICATIONS

INSTITUTIONAL, COMMERCIAL & INDUSTRIAL FLOOR SPACE Rezoning Applications (Institutional), Development Permit Applications (Commercial & Industrial) (see map on page 8 & 9)

Institutional:•One application is UR for 836 m2 of institutional floor

space in West Clearbrook for a personal care facility.

Commercial:•13,365 m2 (30%) of commercial floor space UR

is in mixed use developments in the U District, West Abbotsford and Mill Lake. Of the remaining 31,663 m2, 18,187 m2 (40%) is in Abbotsford Centre, and 9,797 m2 (22%) is in East Townline.

•2,262 m2 (34%) of commercial floor space AIP is in mixed use developments in Clearbrook Centre, and 2,580 m2 (39%) is in West Abbotsford.

Industrial:•19,673 m2 (99%) of industrial floor space UR is north

of the airport (YXX) or in the Sumas Way corridor.

•16,365 m2 (66%) of industrial floor space AIP is north of the airport or in the Sumas Way corridor.


0

10,000

20,000

30,000

Under Review Approved in Principle

Institutional Commercial Industrialunder review (UR) approved in principle (AIP)institutional commercial industrial institutional commercial industrial

(484,693 ft2)45,028 m2

(213,358 ft2)19,821 m2

(70,861 ft2)6,583 m2

(267,707 ft2)24,870 m2

(8,999 ft2)836 m2

RESIDENTIAL UNITS Development Permit & Subdivision Applications (see map on page 8 & 9)

Single family:• A total of 245 single family lots are under review

(UR) and approved in principle (AIP). 226 (92%) of the lots UR and AIP are within the Urban Development Boundary (UDB).

• All of the 194 lots AIP are within the UDB, with 59 (30%) in West Townline, 48 (25%) in Old Clayburn, 41 (21%) in Auguston (Sumas Mountain), and 30 (15%) in Whatcom.

Townhouse:• A total of 379 townhouses are UR and AIP.

• Of the 287 townhouses UR, 115 (40%) are in West Abbotsford, 99 (34%) in Whatcom and 54 (19%) in Old Clayburn.

• Of the 70 townhouses AIP, 27 units (39%) are in Old Clayburn, 30 (43%) in McMillan and 13 (19%) in Clearbrook Centre.

Apartment:• A total of 693 apartment units are UR and AIP.

• 453 (65%) of the 693 units are in mixed use developments in the U District, Clearbrook Centre, Mill Lake and West Abbotsford.

• Of the apartment applications AIP, 163 units (45%) are in Clearbrook Centre, 94 (26%) in the U District, 60 (17%) in Mill Lake and 44 (12%) in Whatcom.

apartment

51

194

287

70

332

361

0

50

100

150

200

250

300

350

400

Under Review Approved in Principle

Single Family lots Townhouses ApartmentsSource: City of Abbotsford, Planning & Development Services

single family townhouse apartment single family townhouse

under review (UR) approved in principle (AIP)apartment

Tow

nshi

p of

Lan

gley

Whatcom County, Washington USA

Highway No. 1

Highw

ay No. 11

Highw

ay No. 11

Bradner-Mt. Lehman

MatsquiPrairie

South Poplar

Aberdeen

WestTownline

East Townline

FairfieldOld Clayburn

WestClearbrook

ClearbrookCentre

SouthClearbrook

MillLake

Babich

AbbotsfordCentre

McMillan

F r a s

e r R i v

e r

District of Mission

LAND DEVELOPMENT APPLICATIONS RECEIVED

6

R

D

O

SD

A

A

D

D

D

D D

D

D

D

D

D

O

OO

R

R

R

S

S

Quarterly Development Indicators

Land development applications received in the fourth quarter of 2014 (not including Development Variance Permit, Second Dwelling Permit, Board of Variance or Temporary Use applications).

D

WestAbbotsford

U District

City

of C

hilli

wac

k


Highw

ay No. 11

High

way

No.

1

Electoral Area G (FVRD)

Sumas Mountain

Sumas Prairie

Old Clayburn

McMillanWhatcom

7

A

A

S

DD

RR

S

Application Type

Agricultural Land Reserve (4)

Development Permit (14)

OCP Amendment (4)

Rezoning (6)

Subdivision (5)

Urban Development Boundary (UDB)

Agricultural Land Reserve (ALR)

Notes: A single development may have multiple applications. Symbols may have been moved for greater clarity and may not be in the exact location of the application.

A

O

R

S

D

Auguston

Tow

nshi

p of

Lan

gley


Highw

ay No. 11

Bradner-Mt. Lehman

MatsquiPrairie

South Poplar

Aberdeen

WestTownline East

Townline

FairfieldOld Clayburn

WestClearbrook

ClearbrookCentre

SouthClearbrook

MillLake

Babich

AbbotsfordCentre McMillan

F r a s

e r R i v

e r

District of Mission

Highw

ay No. 11

Highway No. 1

8

IN-STREAM APPLICATIONS

Land development applications in-stream (under review and approved in principle) in the fourth quarter of 2014, including residential, institutional, commercial, industrial and mixed use development proposals.

T TSF

SFT

T

T

C

I

II

II

I

I

I I

SF

SF

SF

SF

SF

SF

SF

SF

T

T

T

T

T

T

SF

SF

SF

T

A

T

I

MA

SF

M

M

M

MM

SFSF

SF

C

CC

C

C

I

I

I

AP

MC


U District

WestAbbotsford

City

of C

hilli

wac

k


Sumas Mountain

Sumas Prairie

Old Clayburn

McMillanWhatcom

High

way

No.

1

9

SF

SF

T

SFT

T

SF

A

SF

SFSF

Development Type

Approved in Principle (AIP)

Single Family (UR: 9, AIP: 14)

Townhouse (UR: 6, AIP: 3)

Apartment (UR: 1, AIP: 3)



Under Review (UR)

SF

Commercial (UR: 4, AIP: 3)

Industrial (UR: 6, AIP: 7)

Mixed Use (UR: 3, AIP: 4)

T

A

C

I

M

Notes: Symbols may have been moved for greater clarity and may not be in the exact location of the application.

Institutional (UR: 1, AIP: 0)P

Auguston

10 FOURTH QUARTER 2014Planning & Development Services

APPROVED RESIDENTIAL UNITSSINGLE FAMILY LOTS & STARTS

Lots created:• Development activity for single

family lots between January and December 2014 exceeded the five year average (90 lots) and the 10 year average (238 lots), with 282 lots created.

New home construction: • According to Canada Mortgage

and Housing Corporation, there were 126 new single family homes constructed between January and December 2014.

• With 245 single family lots in-stream in Q4 2014, it is anticipated that the number of housing starts will increase in 2015.

MULTI-FAMILY BUILDING PERMITS (UNITS)


Source: City of Abbotsford, Planning & Development Services; Canada Mortgage & Housing Corporation

110

261

15

152

19

161

25

121

282

126

0

50

100

150

200

250

300

Lots Created New Home Construction (CMHC Starts)

2010 2011 2012 2013 2014 5 yr avg 10 yr avg

110

261

15

152

19

161

25

121

282

95

0

50

100

150

200

250

300


2010 2011 2012 2013 2014 5 yr avg 10 yr avg

Townhouse:• Activity for townhouses has been

very stable in recent years, and activity in 2014 is just below the five (88 units) and 10 year (93 units) averages. However, there are 379 townhouse units in-stream, which will likely result in increased activity in 2015.

Apartment: • Development activity for

apartments in 2014 has exceeded the five year average (118 units). Although the 10 year average (219 units) was not met, development activity for apartments is anticipated to increase, based on existing in-stream applications (693 units).


89

3

8797

95

100

87

257

80

131

0

50

100

150

200

250

300

Townhouse Apartment

2010 2011 2012 2013 2014 5 yr avg 10 yr avg

110

261

15

152

19

161

25

121

282

95

0

50

100

150

200

250

300


2010 2011 2012 2013 2014 5 yr avg 10 yr avg

11FOURTH QUARTER 2014Planning & Development Services

Dev

elop

ment Inquiry Meetings

The overall number of issued building permits and total construction value for Q4 2014 were higher than in Q4 2013. There was a 6% increase in the number of issued building permits and a 20% ($7.2 million) increase in construction value of issued building permits between Q4 2013 and Q4 2014.

The number of agricultural building permits increased by 16 in Q4 2014 and the total value increased by $3.4 million. This, in part, is due to an increase in large scale poultry barn facilities.

The number of commercial building permits decreased by 18 from Q4 2013, with an associated $7.7 million decrease in construction value. This decrease can be attributed to the completion of tenant improvements for Highstreet.

The number of single family residential permits increased by 18 in Q4 2014 (141 permits) when compared to Q4 2013 (123 permits). The construction value also increased over 40% from $5.8 million to $8.4 million.

Multi-family building permits for Q4 2014 increased by 10 compared to Q4 2013. The construction value also increased from $7.9 million in Q4 2013 to $13.3 million in Q4 2014. This increase can be attributed to the value of the foundation permit for the Mahogany development on Gladwin Road ($8.8 million).

The number of industrial building permits in Q4 2014 decreased by 2, yet the total construction value increased by $3.5 million due to a large warehouse facility on Queen Street.

Institutional building permit totals remained consistent from Q4 2013 to Q4 2014.

NUMBER OF ISSUED BUILDING PERMITS

Other includes: blasting, antenna, communication tower, and noise variance permitsNote: Number of building permits and construction values are subject to change

357 total issued building permits

35 agricultural

124commercial

141 residential (single family)

29 industrial

22 multi-family

2 other

Q4 - 2013

338

19

142

123

12

31

6

5

4institutional

Q4 - 2014

5 year average construction value: $47,579,803 10 year average construction value: $54,927,297

VALUE OF ISSUED BUILDING PERMITS

28% 19% 31% 12% <1%

agricultural commercial residential multi-family industrial inst

itutio

nal

10%($4,442,901) ($11,975,912) ($8,356,315) ($13,322,992) ($5,012,524)

($96

,280

)

Q4 - 2014 TOTAL CONSTRUCTION VALUE $43,240,224

othe

r

($33

,300

)<1%

Q4 - 2013 TOTAL CONSTRUCTION VALUE $36,067,147

3% 55% 16% 4%<1%($1,076,363) ($19,668,531) ($5,840,706)

($1,

496,

432)

($94

,381

)($7,890,734)

agricultural commercial residential multi-family indu

stri

al

22%

inst

itutio

nal

APPROVED APPLICATIONS

Applications approved in the fourth quarter of 2014, including single family lots created and issued building permits for new commercial, industrial and multi-family construction.


12

Tow

nshi

p of

Lan

gley

Highway No. 1

Highw

ay No. 11

Highw

ay No. 11

Bradner-Mt. Lehman

MatsquiPrairie

South Poplar

Aberdeen

WestTownline

East Townline

Fairfield

Old Clayburn

WestClearbrook

SouthClearbrook

MillLake

Babich

AbbotsfordCentre

McMillan

F r a s

e r R i v

e r

District of Mission


SF

SF

SF

SF

T

T

C

C

C 993 m2

I

A

U District

WestAbbotsford

3 lots103 lots

8,961 m2

382 m2

2 unitsClearbrook

Centre2,517 m2

1 lot 12 units

7 units

19 lots

13

Development Type

Single Family (126 lots)

Commercial (3,892 m2)

Industrial (8,961 m2)

Townhouse (19 units)



SF

C

T

I

Notes: There were no issued building permits for new institutional construction. Symbols may have been moved for greater clarity and may not be in the exact location of the application.

Apartment (2 units)A

Q4 - 2

012

2,779

Q4 - 2

013

2,447

Q4 - 2

014

2,272

NUMBER OF BUILDING INSPECTIONS

Q4 2014 building inspection numbers have remained consistent with past fourth quarters.

City

of C

hilli

wac

k

High

way

No.

1


Sumas Mountain

Sumas PrairieWhatcom

Auguston

14 FOURTH QUARTER 2014Planning & Development Services14

Current Initiative

ABBOTSFORWARD - OCP UPDATEThe Stage 1 Background Research Report was completed and received by Council on November 3, 2014. This marked the completion of Stage 1, and the beginning of Stage 2, Explore New Concepts, in the project to update our Official Community Plan (OCP). The Background Research Report contains in-depth information regarding Abbotsford’s demographics, built form and real estate condition. It will act as a useful baseline on which the rest of the process can work upon, and the information will help staff develop themes to be discussed in the community in Stage 2 community engagement activities.

For more information, visit www.abbotsforward.ca

Shape your city

Explore new concepts

Create the Plan

Background research

Complete the Plan

E N G A G E M E N T

1 2 3 4

May - November 2014 November 2014 - May 2015 May - October 2015 October - December 2015

15FOURTH QUARTER 2014Planning & Development Services 15

labour force

people living near grocery stores

CITY OF ABBOTSFORDPlanning & Development Services32315 South Fraser WayAbbotsford, BC V2T 1W7604-864-5510

Q4

Documents

CIty of Abbotsford Planning & Development Services Quarterly Report Oct-Dec 2014