Development Permit Authorization for a 27-Storey Residential Tower at 3096 Windsor Gate Boulevard ( DP)

Transcription

1 CoQuitlam For Council February 16, 2016 Our file: / DP/1 Doc#: V1 To: From: Subject: For: City Manager General Manager Planning and Development Development Permit Authorization for a 27-Storey Residential Tower at 3096 Windsor Gate Boulevard ( DP) Council Recommendation: That Council approve signing and sealing of Development Permit DP (3096 Windsor Gate Boulevard) and that the Mayor and City Clerk be authorized to execute this Permit on behalf of the City of Coquitlam. Report Purpose: This report presents for Council's consideration a Development Permit for a 27-storey residential building within the master planned Windsor Gate community. Strategic Goal: This application pertains to the corporate objective of supporting neighbourhoods. Background: Site Context The subject site is south of Windsor Gate Boulevard, at the southwest corner of Windsor Gate Boulevard and Nakoma Place, located within the City Centre Area Plan at 3096 Windsor Gate Boulevard (Attachment l). The total site area is 467lm2 (1.15 acres). The site is designated High Density Apartment Residential and zoned RM-6 High Density Apartment Residential (Attachment 2). The proposed development is part of the master planned Windsor Gate community (Attachment 3). Table l: Adjacent Property Characteristics North Existing Land uses Polygon Neighbourhood Park Zone RM-6 Multi-Storey High Density Apartment Residential West Polygon Sales Centre RM-6 Multi-Storey High Density Apartment Residential East High-Rise Tower RM-6 Multi-Storey High Density Apartment Residential South Four-storey Apartment Building RM-6 Multi-Storey High Density Apartment Residential OCR Land Use Designation High Density Apartment Residential High Density Apartment Residential High Density Apartment Residential High Density Apartment Residential

2 Page 2 February 16, 2016 Discussion/Analysis: Proposed Development The proposed development is for a 27-storey residential tower with 174 apartment units (all two- and three-bedrooms) and five (5) three-bedroom townhouse units (highlighted in yellow in Attachment 4a) that form part of the podium of the residential tower (Attachment 4a and 4b). The development provides all of the required vehicle parking (277 parking stalls) and bicycle parking (230 stalls). Access to the parkade will be from Windsor Gate Boulevard and Nakoma Place. Should Council approve this Development Permit, only one high-rise development site will remain (immediately west of this site) to be, approved as part of the Windsor Gate development. Design The proposed building design (Attachment 5a to 5e) is consistent with the materials and design elements that have been utilized to date in the Windsor Gate development, in an effort to create a uniformed architectural theme. The podium incorporates the use of brick-like cladding, architecturally treated concrete, stone cladding, and glass. These materials are consistent with the materials used in other buildings within Windsor Gate and meets the Frank Lloyd Wright architecturally design theme for this comprehensive development. The brick-like accents continue vertically through the tower, creating a unique design for this building. The outdoor amenity area (Attachment 4b) and development will be integrated with the future tower to the west, and the site design and design of the subject building ensures the seamless integration of the next and final phase of the Windsor Gate development. Development Permit Culdellnes The proposed development meets all of the applicable Development Permit Guidelines and development-specific Windsor Gate Design Guidelines, creating a high-density development with strong streetscape features in close proximity to the Evergreen Line and within the City Centre. Zoning Bylaw The proposed development meets many of the RM-6 High Density Apartment Residential zone provisions (Attachment 6); however, a few setback variances and a maximum wall length variance are requested: 1. Interior West Lot Line Setback Required a. Decrease the required setback from 6.0 metres to 0.0 metres. 2. Exterior Side Lot Line (Nakoma Place) Setback Requirement a. Decrease the required setback from 3.0 metres to 2.7 metres. 5. South Lot Line (Rear) Setback Requirement a. Decrease the required setback from 6.0 metres to 4.5 metres. 4. Maximum Building Length Requirement a. Increase the building length maximum without an architectural break from 55 metres to 70 metres for the southern property line parkade wall. File #: / DP/1 Doc#: VI

3 Page 3 February 16, 2016 Zoning Bylaw cont'd/ The proposed setback variances are a result of the property lines the developer has created. To ensure seamless integration and a unified development with the future residential tower to the west, the placement of the building results in some setback variance requests given these property lines. This is not a concern for staff, as the placement of buildings, spacing and impact have all been assessed as part of the overall comprehensive review of the site to ensure privacy and spacing requirements between buildings are met for adjacent Windsor Gate development sites. Staff do not believe these setback variances will have a negative impact on adjacent developments. Staff support increasing the maximum wall length along the southern property line to ensure a functional parkade, which will provide access to the parking area for this tower and the future tower to the west. The wall has been treated with landscaping trellises and architectural concrete to minimize the impact of its massing to the adjacent development to the south. A landscaped walkway is also proposed along this wall and an access driveway separates this site and the site to the south. Development Permit: Development Permit DP (Attachment 7) has been prepared for Council's consideration. Financial Implications: There are no immediate financial impacts with this report, though the proposed development will generate Development Cost Charge funds. Conclusion: Staff support the proposed Development Permit to construct a 27-storey residential building within the master planned Windsor Gate community for the following reasons: The proposed development is consistent with the form and character of the Windsor Gate community and meets the Windsor Gate Design Guidelines; The proposed development contributes to providing a mix of housing types within the Windsor Gate community, ranging from townhouses, apartments within four- to five-storey apartment buildings and apartments within a high-rise tower; and, The proposed development increases density (within 600 metres) near the Lincoln Station of the Evergreen Line, supporting this significant piece of transit infrastructure. Staff recommend that Council approve authorization of Development Permit DP (3096 Windsor Gate Boulevard). c J.L Mclntyre, \ACIP, RPP MD/lmc File#: / DP/1 Doc#: V1

4 Page 4 February 16, 2016 Attachments: 1. Location and Adjacent Zoning 2. Existing OCR Land Use Designations 3. Windsor Gate Development Site Plan 4a. and 4b Site and Landscape Plans 5a to 5e Elevations 6. Development Data Sheet (Doc# ) 7. Development Permit DP (Doc# ) This report was prepared by Michael Dhaliwal, Major Project Planner and reviewed by Rick Elligott, Acting Manager, Development Planning. File#: / DP/1 Doc#: V1

5 ATTACHMENT 1 N LOCATION AND ADJACENT ZONING 3096 Windsor Gate Zoning Boundary Application No.: DP Map Date: 2/11/ Coouitlam -tc l-iqcoc no TO

6 ATTACHMENT 2 City of Port Coquitlam EXISTING OCP LAND USE DESIGNATIONS N Meters High Density Apartment Residential Parks and Recreation City Centre Commercial Municipal Boundary Application No.: DP Map Date: 2/11/2016 CoQultlam if; np nr.p T.<?

7 ml - ATTACHMENT 3 Rositch Hemphill Architects 120 Powell street, Unit 10 Vancouver, BO Canada V6A1G f ISSUED: 1.DPA 2. DP RESUBMISSION DATE: 02 SEPT 2015 GLEN PARK ISSUED FOR DP RESUBMISSION This drawing as an Inatrumant of service k the property of Roslteh Hemphill Architects and may not tw reproduced without the Arm's permission. All information shown on the drawing Is for use In this specfhc proiect only and shah net ba used otherwise wtthout written permlssfon from thk office. Contractors shall verify and be responsible for ell dimensions on the Job and this office tfiall t>e Informed of any discrepancies end variations shown on drssring. ARCHITECTURAL SEAL P O L Y G O N WINDSORGATE LTD. Canadt V8H4C2 Ti804)e77-tO1 R(604)87M120 THE LLOYD Lot 9, WIndsorGate Development 3100 WIndsorgete Blvd. C^ultlam, B.C. DRAWING TITLE; WINDSOR GATE OVERALL SITEPLAN DATABASE: 1516-l.O.dWg SCALE: l"-60'-0" PLOTDATE: 02 DEC DRAWN: LB CHECKED: KH WINDSORGATE SITEPLAN PROJECT NO. DP No: BP No: 1516 A1.0

8 AHACHMENT 4a Rositch Hemphill Architects 120 Powell street, Unit 10 Vancouver, BC Canada V6A IGl f DATE; 02 SEPT 201S ISSUED FOR DP RESUBMISSION NO. REVISION: DATE: This drawing as an instmrnent of service is the property of Rositch Hemphill Architects artd may rwt pe reproduced without the firm's permission. All Information shown on the drawing is for use in this specific project only and shall not be used otherwise without written permission from this office. Contractors shall verify artd be responsible for all dimensions on the job and this office shall be Informed of any discrepancies and variations shown on drawing. ARCHITECTURAL SEAL wotpolygon It?* WINDSORQATE LTD. JjljJRl 8iM WMt BraedMy. Vancouvar, BC, Cimdi V0H4C2 Ti604)e77-1O1 F«K>4)87M120 PROJECT: THE LLOYD Lot 9, WlndsorGate Development 3100 WIndsorgate Blvd. Coqultlam, B.C. DRAWING TITLE: LOT 9 SITEPLAN DATABASE: 1516-l.O.dWg SCALE: l/16"-l'-0" PLOTDATE: 02 DEC DRAWN: CHECKED: PROJECT NO m DWG. DP No: BP No; LB KH 1516 NO. A1.1

9 ATTACHMENT 4b Rositch Hemphill Architects 120 Powell street, Unit 10 Vancouver, BC Canada V6A IGl f www,rharchitects.ca ISSUED: J.DPA Z DP RESUBMISSION DATE: 02 SEPT 2015 ISSUED FOR DP RESUBMISSION TT»«drawing» an instrvnent of sanrtc* h the property of Rositch HempM Architects and may not be reproduced without ttte firm's permission. A information shown on the drawir^ is for use in this spedftc prefect only and shsi not t>e used otherwise without written permission from tns office^ Contractors shal verify end be responslne for dimensions on the Job and thto office she! be Informed of any dtecr^mncles and vartattona Mown on drawing ARCMTECTURALSEAU fjs P O L Y G O N WINDSORGATE LTD. 8tit no. tt83 wm BraadHty; Vmoowv, BC Canada V0H4C2 T OO4}S77-t0t PRo«8?V4eo THE LLOYD Lot 9. WindsorGate Development 3100 Windsorgate Blvd. Coquidam, ac. DRAWING TITLE: LEVEL 2 / PODIUM DATABASE: 1219^3.0.dWg SCAU: 3/32"-l'^" PLOTDATE: 02 DEC DRAWN: CHECKED: PROJECT NO. LB KH 1516 M A3.1.1 DP No: BP No:

10 ATTACHMENT 5a Rositch Hemphill Architects 120 Powell street, Unit 10 Vancouver, BC Canada V6A IGl f ISSUED: 1.DPA 2. DP RESUBMISSION ISSUED FOR DP RESUBMISSION TMs drawing w an Inatrumant of sarvfca to the property of Rositch Hemi^lll Architects and may not he reproduced without the firm's permtoslon. All information shown on tha drawing to for use in this specific project only end shell not be used othemrtoe without written permission from this office. Comrectors shell verify and be responsible for ell dimensions on the Job and this office shell be informed of any dtocrepanciee and variations shown on drawing. ARCHITECTURAL SEAL -otpolygon t^^^windsorqate LTD. SiAi 900 <033 WMt Broadway, Vmowar. BC. CMMk V8H4C2 Ti604)B77-1t3l Fia04)e7M120 PROJECT: THE LLOYD Lot 9, WIndsorGate Development 3100 WIndsorgate Blvd. C^ultlam, B.C. DRAWING TITLE: 3D IMAGES DATABASE; 1516-O.l.dWg SCAU: PLDTDATE: 02 DEC DRAWN: LB CHECKED: KH PROJECT NO Perspective View Pedestrian Mews & CItyHomes DP No: BP No:

11 ATTACHMENT 5 b Rositch Hemphill Architects 120 Powell street, Unit 10 Vancouver, BC Canada V6A1G f ISSUED; LDPA 2. OP RESUBMISSION DATE 02SEPT201B View from neighbourhood green ISSUED FOR DP RESUBMiSSiON «rithout ttw firm's psimtsslcm. Ml information shown on drawing Is for use In this specific project only and ^11 not be used otherwise without written permission from this office. Contractors shall verify and be responsible for alt mansions on the job and this cffica shall bs Informad of any dtscrepancles and variations shown on drawing. ARCHITECTURAL SEAL P O LYG O N '(f^ali^vvindsorqate LTD. JUlJWU >A> WMBra«lMy,V>ieoinr.B(; Cm>k VtH4C! Tfl04)g77-mi Ett(M)e7M120 PROJECT: THE LLOYD Lot 9, WIndsorGate Development 3100 WIndsorgate Blvd. C^ultlam, B.C. DRAWING TITLE: 30 IMAGES DATABASE: 151fr0.1.dwg Aeriai View - Northeast Corner PLOTOATE: 02 DEC DRAWN: LB CHECKED: KH PROJECT NO DP No: BP No: 1516 DWG. NO. A0.2

12 ATTACHMENT 5c Rositch Hemphill Architects 120 Powell street, Unit 10 Vancouver, BC Canada V6A IGl f tssueo; LDPA 2. DP RESUBMISSION 02 SEPT 2015 ISSUED FOR DP RESUBMISSION Aerial View - Northeast Corner NO. REVISION: DATE: This drawinf at an inatrument of aefvtca is the property of Roslteh Hemf^Hi Ardiitects and may not be reproduced without the firm's permisstoa Ail infermadon shown on ttte drawing Is for use In this specific project only artd shell not be used otherwise srlthout wrttton permission from this office. Comrsctors shall verify and be responsible for el) dimensions on the job and this office shall be Informed of any discrepanctes and variations shown on drawing ARCHfTECTliRALSEAL P O L Y G O N VVINDSORQATE LTD. JuldJn.t ai*aao-s33wmbn»dmy,v«ict>ni.bc, Cmk V6H4C2 TiB04)677-t8l F16(M)9rM120 PROJECT: THE LLOYD Lot 9, WlndsorOate Development 3100 WIndsorgate Blvd. Coqultlam, B.C. DRAWING TITLE: 3D IMAGES DATASASE: SCALE: PLOTDATE: DRAWN: CHECKED: 151&0.1.dwg 02 DEC LB KH Aerial View - Looking North PROJECT NO DP No: BP No: 1516 DWG.NO. A0.3

13 ATTACHMENT 5d Rositch Hemphill Architects 120 Powell street, Unit 10 Vancouver, BO Canada V6A IGl f ISSUED: 1.DPA 2. DP RESUBMISSION 02 SEPT 2015 Aerial View - Looking Southwest ISSUED FOR DP RESUBMISSION vfthout the firm'* permisstofl. AH Informaaon shown on tho drawing is for use in this specific project onty and shall not be used otherwise arlthout written permission from this office. Contractors shall verify and be responsible for ail dimanslons on thajob and this office shell be informed of any discrepancies ar>d variations shown on drawing. ARCHITECTURAL SEAL CUENT: P O L Y G O N WINDSORQATE LTD. cmfcwwcetfflooerr-wtfuoflwmbo PROJECT: THE LLOYD Lot 9, WIndsorGate Development 3100 WIndsorgate Blvd. Coqultlam, B.C. DRAWING TITLE: ~ 3D IMAGES DATABASE: 1516-O.l.dWg SCALE: PLOTDATE: 02 DEC DRAWN: LB CHECKED: KH View form Pipeline Road PROJECT NO m DWG. DP No; BP No: 1516 NO. A0.4

14 ATTACHMENT 5e Rositch Hemphill Architects 120 Powell street, Unit 10 Vancouver, BC Canada V6A1G f ISSUED FOR DP RESUBMISSION 03DEC201S Perspective View - Nokoma Piace (East Facade) Tltto drawing n an irwtrumant of aervfea to ttw pr^rty of Roaltcti Hemphill Architacta and may not be reproduced without the firm's permtoslon. Afi Information shown on the drawing to for use in this specific project only artd shall not be used othemvtoe without written permission from this office. Contrectors shall verify and be responsible for ar dimensions on the job and this office sheii be Informed of any dtocrepencies and variations shown on drawing. ARCHITECTURAL SEAL CUENT: P O L Y G O N llt^a^vvindsorqate LTD. fhjkk 8iAiM0-m3Weaiat»dway,V«i»Mr.BG; Cirwk V6H4C2 T:(904)e77-1fi1 F^)e7M120 THE LLOYD Lot 9, WIndsorGate Development 3100 Windsorgate Blvd. Coqultlam, B.C. DRAWING TITLE: 3D IMAGES Tower base Northwest corner Residentiai main Entry Lobby DATABASE; 1516-O.l.dWg SCALE: PLOTDATE: 02 DEC DRAWN: CHECKED: PROJECT NO LB KH 1516 M DWG. NO. A0.4b DP No: BP No:

15 ATTACHMENT 6 Development Application Data Sheet Application No.; DP Site Address: 3096 Windsor Gate Boulevard PID: Development Proposal jliiiillllliilliimm Existing Proposed Land Uses Vacant 27-storey high-rise residential tower CWOCP Designation High Density Apartment Residential No Change Zoning RM-6 No Change Number of Units Two-bed room 146 (plus 1 manager suite) Three-bedroom 27 Townhouses 5 Total Units 179 units iiiitiiiiiiiiiiimiiiiiiliiiiibiiijbjiiiliiiiiiiiiiii Bylaw Requirement Proposed Variance Lot area Gross Floor Area Max m^ Max. 4.0 X lot area (18,684 m') 4671 m' 18,684 m' : Lot coverage Max. 90% 83% Setbacks Front (Windsor Gate) Min. 4.5 m 4.6 m Side (east lot line - Nakoma Place) Min. 4.5 m 4.2 m 0.3 m Side (west lot line) Min. 6.0 m 0.0 m 6.0 m Rear (south lot line) Min. 6.0 m 4.5 m 1.5 m Other (i.e., arterial street) Building Height No Limit 27 storeys Off-street Parking Residential Min. 241 spaces 241 spaces Visitor Min. 36 spaces 36 spaces Amenity Space Min. 895 m' 2531 m' File#: / DP/1 Doc#: V1

16 ATTACHMENT 7 City of Coquitlam DEVELOPMENT PERMIT DEVELOPMENT PERMIT NO DP 3096 Windsor Gate Boulevard Doc#: ISSUED BY: CITY OF GOOUITLAM a municipal corporation, with offices at 3000 Guildford Way, Coquitlam in the Province of British Columbia, V3B 7N2 (the "City") ISSUED TO: POLYGON WINDSOR GATE LTD. # West Broadway Vancouver BC V6H 4C2 (the "Permittee") This Development Permit applies to and only to those lands, within the City, described below, and any and all buildings and structures thereon Windsor Gate Boulevard Lot 9 Section 11 Township 39 NWD Plan BCP37967 Parcel Identifier: (the "Lands") AND WHEREAS the Permittee has made application for a Development Permit in regard to the Lands pursuant to Part 26 of the Local Government Act R.S.B.C., c. 323 as amended; NOW THEREFORE, the City in consideration of the covenants and conditions contained herein hereby issues this Development Permit in respect of the Lands to the Permittee as follows: 1. Subject to Bylaws. This Development Permit is issued subject to all requirements contained in the City's Bylaws except where specifically varied or supplemented by this Development Permit. 2. Compliance with Building Regulations. The Permittee will comply with all federal, provincial and municipal statutes, regulations and bylaws. File#: / DP/1 Doc#: V1 Page 1

17 DEVELOPMENT PERMIT NO DP 3. Development Is Authorized Only in Accordance with the Terms of Permit The Lands will be developed by the Permittee, including his successors and assigns, in conformity with the attached plans and specifications (Appendices l through 54) which are hereby incorporated into and form part of this Permit 4. Changes. Minor changes to.the attached plans that do not affect the intent of this Development Permit and general appearance of the buildings and character of the development may be permitted, subject to the approval of the City. 5. Security. Pursuant to s. 925(l) and (2) of the Local Government Act, the Permittee has been required to pay and the City is holding a security in the amount of Nine Hundred and Twenty Five Thousand Dollars ($925,000-00), to ensure that the development specified in this Development Permit, and particularly the landscaping works therein, is carried out in accordance with the terms and conditions of this Development Permit, and to ensure that an unsafe condition, or damage to the natural environment, will not result from a contravention of the provisions of this Development Permit. A. The condition of posting of the security is that should the Permittee fail to carry out the works or services hereby authorized according to the terms and conditions of this Development Permit within the time provided, the City may use the security and any interest thereon accrued by the City to carry out the work by its servants, agents or contractors. If any security remains unexpended at the completion of the works by the City, such surplus shall be paid over to the Permittee, however, if the cost of completing the work exceeds the amount of the security and interest, the Permittee will pay such excess amount to the City immediately upon receipt of the City's invoice for the same. B. Should the Permittee carry out the development permitted by this Permit the security and any interest thereon accrued by the City will be returned to the Permittee upon verification by the Manager of Development Services of the City or designate, that the development permitted by this Development Permit, and particularly the landscaping works, have been completed in accordance with the terms and conditions of this Development Permit, and that no unsafe condition or damage to the natural environment has resulted. 6. Completion of Development/Lapse of Permit Pursuant to s. 926 of the Local Government Act, th\s Development Permit will lapse if substantial construction does not commence within two (2) years of the authorized date of this permit. (Authorized date is the date of the Council Resolution or date of Council's Delegate signing.) In the event the permit lapses, the Permittee may request a refund of the security. 7. Reconsideration of Council Decision. Under the Community Charter, a reconsideration of the decision of Council that led to the issuance of this Development Permit may be initiated by the Mayor or Council within thirty (30) days following the meeting at which the decision was made. File#: / DP/1 Doc#: ^V1 Page 2

18 DEVELOPMENT PERMIT NO DP 8. Signs. The Permittee acknowledges that the plans attached to, and forming part of this Development Permit, have not been reviewed by the City in relation to any signage which may be depicted on the plans and the regulatory aspects of the City of Coquitlam Sign Bylaw No. 3873, 2008, as amended. Separate applications for all signs must be made under such Sign Bylaw. 9. Conditions. Pursuant to s. 920(8) and (9) of the Local Cavern ment Act, the following conditions are hereby imposed: A. Encumbrances in Favour of the City. The Permittee will, prior to any financial encumbrances, and prior to the issuance of a Building Permit for the Lands, register on title to the Lands the following encumbrances in favour of the City in a form acceptable to, and with such changes as may be required by, the City Solicitor: 1. Register a covenant on title that ensures the handicap spaces will not be sold; 2. Register all cross-access agreements are registered for the access and egress for pedestrians and vehicles to the parkade and for the use of the amenity area across property lines. B. Prior to Issuance of a Building Permit for the Lands: 1. Subdivision. The Permittee will register in the Land Title Office a plan of subdivision of the Lands in accordance with subdivision application SD (3096 Windsor Gate Boulevard). 2. /wfcrcom. Ensure an intercom is installed on the PI level. 10. Variances. Pursuant to s. 920(2)(a) of the Local Government Act, the City of Coquitlam Zoning Bylaw No. 3000,1996 as amended is hereby varied and supplemented: A. Zoning Bylaw. The provisions of the City of Coquitlam Zoning Bylaw No. 3000, 1996 as amended are varied or supplemented as follows: 1. Part 12 Apartment Residential Zones, Section 1208 RM-6 Multi-Storey High Density Apartment Residential, Sub-section 8(a) is amended as follows: a. Interior west lot line setback is decreased from 6.0 metres to 0.0 metres; b. Exterior side lot line (Nakoma Place) setback is decreased from 4.5 metres to 4.2 metres; and c. South lot line (rear) setback is decreased from 6.0 metres to 4.5 metres. 2. Part 12 Apartment Residential Zones, Section 1208 RM-6 Multi-Storey High Density Apartment Residential, Sub-section 11 is amended as follows: a. Increase the maximum building length without an architectural break from 55 metres to 70 metres. File#: / DP/1 Doc#: V1 Page 3

19 DEVELOPMENT PERMIT NO DP Authorized by the City, on the day of_, (Authorized date is the date of the Council Resolution or date of Council's Delegate signing.) In witness whereof this Development Permit has been executed by the Permittee and the City, and issued by the City on the date set out above. The Corporate Seal of CITY OF COOUITLAM was hereunto affixed in the presence of: c/s Mayor - Richard Stewart City Clerk - James Gilbert I/we acknowledge that I/we have read and understand the terms and conditions upon which this Development Permit is issued. POLYGON WINDSOR GATE LTD. Name of Permittee Signature of Permittee (or Authorized Representative of Permittee) Printed name of Signatory (if different from above) File#: / DP/1 Doc#: V1 Page 4