April 26, 2011 Our file: / RZ/l / DP/1 Doc#: V1

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1 CoQuitlam For Committee April 26, 2011 Our file: / RZ/l / DP/1 Doc#: V1 To; From: Subject: For: City Manager General Manager Planning and Development Consideration of Fourth and Final Reading of Zoning Amendment Bylaw No. 4197, Authorization for Issuance of Development Permit DP at 604, 6o6,608 and 610 Como Lake Avenue Land Use and Economic Development Standing Committee Recommendation: That Council: 1. Give fourth and final reading to "City of Coquitlam Zoning Bylaw Amendment No. 4197, 2010"; and 2. Approve the signing and sealing of Development Permit DP (604, 606, 608 and 610 Como Lake Avenue) and the Mayor and City Clerk be authorized to execute this Permit on behalf of the City of Coquitlam. Report Purpose: To approve the proposed Rezoning and Development Permit applications to accommodate a 70-unit apartment development in the Burquitlam neighbourhood.. Strategic Goal: This application upholds the corporate objective of supporting neighbourhoods. Executive Summary: The applicant is proposing to rezone the site from RT-i Two-Family Residential (duplex) to RM-3 Multi-Storey Medium Density Apartment Residential at 604, 606, 608 and 610 Como Lake Avenue (Attachment l). The proposed rezoning, if approved by Council, will accommodate the development of a 70-unit apartment project constructed above a concealed parking structure (Attachment 2). Council gave second and third readings to Zoning Amendment Bylaw No. 4197, 2010 at its March 28, 2011 meeting following the Public Hearing. Staff are recommending that Council give fourth and final reading to Bylaw No. 4197, 2010 and approve the signing and sealing of Development Permit DP.

2 Page 2 April 26, 2011 Proposed Development: The subject site is approximately 3120m^ (33,585 sq.ft. or 0.77 acres). The properties to theeast and south ofthe lane are existing RT-i Two-Family Residential-zoned lands. The proposed four-storey apartment building is oriented towards Como Lake Avenue with individual walkways to the ground level units. Two residential units at the ground level shall be constructed as "adaptable units" to meet the needs of persons with disabilities, with appropriately designed parking spaces assigned to the units, as discussed below. All secured parking and storage for bicycles will be provided in the underground parking structure with access provided from the lane. A portion ofthe ramp to the underground parking will be screened by trellises from above. Internal and external common amenity areas are provided and front the street, Como Lake Avenue, or the rear lane. A loading bay and pedestrian ramp are located on the south side ofthe building along the lane and will provide access to the building. Discussion/Analysis: Development Permit Guidelines The proposed development conforms to the Burquitlam Development Permit Area Guidelines. The project will be a positive addition to the Burquitlam neighbourhood as it will meet the following Development Permit Guidelines: provide another housingform within the neighbourhood; provide ground-orientated multi-family housing with raised pedestrian walkways from the street to landscaped private patios; provides an enhanced streetscape along Como Lake Avenue and Emerson Street with separated sidewalks and street trees in the boulevards; and, is located within close proxirriity to commercial uses and comfortable walking distance to local transit and future transit station. The applicant has worked with staff to incorporate an articulated building with enhanced landscapingtreatment on the site (Attachments 3 and 4). The BC Hydro's requirement for a right-of-way and easement at the northwest corner ofthe site to accommodate the overhead transition high voltage transmission line and the relocation of their pole did affect the location ofthe building as it had to be positioned further from the northwest corner. This provided an opportunity to expand the site lines along Como Lake Avenue and to provide some low level landscaping treatment at the corner. Furthermore, this development will complement the high density development planned forthe Safeway site to the west. Design Rationale The architectural style ofthe project is considered to be modern Georgian. The building form is a four-storey rectangular apartment building with a hip roof and stepped facade created by projecting balconies and entrances. The three levels of brick facade treatment placed at key focal point on the building, the style of windows used, and the metal window planter boxes, balcony railings and decorative details drawfrom the Georgian character. Modern materials being used are concrete, horizontal vinyl and hardi- siding, and asphalt shingle roofing. The colour scheme is grey and white with reddish tones and black used as accent colours. File #: / R2/i Doc a-. I vl

3 Page 3 April 26, 2011 Adaptable Units The applicant was provided with the City of Coquitlam's Guidelines for Adaptable Housing Design in Townhouses and Apartments" (draft version). They as well attended the Universal Access Ability Advisory Committee Meeting on April 5, 2011 to engage in dialogue around the need for adaptable type units in their projects. For this project, a one-bedroom unit and a two-bedroom unit will be designed to be adaptable housing utilizingthese guidelines. These units will be designed at the Building Permit stage to be easily modified to meet the different or changing functional needs ofthe occupants. Including persons with disabilities. Zoning Bylaw The proposed zoning complies with the existing CWOCP land use designation of Medium Density Apartment and the proposed development meets most ofthe requirements ofthe RM-3 Multi-storey Medium Density Apartment Residential zone (Attachment 5); however two variances have been requested: Off-street Parkir)g Vary the resident parkingfrom 84 to 76 spaces; Staff support the reduction of 8 parking spaces (9-5% variance) for residents as this will meet the Burquitlam Neighbourhood Plan Transit Village Commercial policy to consider reducing the on-site parking up to 30%. Adjustments were made to the project to accommodate the BC Hydro right-of-way at the northwest corner ofthe site. Overall, this project is in close proximity to transit, will have one bicycle locker for each unit, and a car share-parking space with a vehicle lease to be provided for residents. The applicant will be required to provide a car share agreement prior to the occupancy permit being issued forthe building. Length of Building Variance from 55 metres (180.5 ft) to 65-7 metres (215.6 ft). Staff support the increase ofthe building length by 10.7 metres (35.1ft). The building face Is stepped in two locations thus complying with a break every 37 metres (121.4 ft), is articulated with tiered balcony projections and the portico at the main entrance, and the roof orientation and heights change at the ends ofthe building. Bylaw No. 4197, 2010: Bylaw No. 4197, 2010 (Attachment 6) has been prepared forthe consideration of Council. Adoption of this Bylaw would rezone the area outlined in black as noted. File #; / RZ/l Doc it: vl

4 Page 4 April 26, 2011 Development Permit DP: Development Permit DP (Attachment 7) has been prepared for Council's consideration. Two specific terms and conditions to be satisfied by the permittee are the following: A Section 219 Restrictive Covenant and associated plans for two adaptable dwelling units and two corresponding parking spaces prior to the issuance ofthe Building Permit; The provision of a car-share agreement to the satisfaction ofthe General Manager Planning and Development prior to the issuance ofthe occupancy permit forthe building. Financial Implications: Beyond Development Cost Charges to be' provided at Building Permit issuance, there are not direct financial implications associated with this report. Conclusion: Staff support the applications as the proposed development will provide a transitoriented development close to the future Burquitlam Evergreen Line Station and addresses the policies and intent ofthe Burquitlam Neigbhourhood plan. Staff are recommendingthat Council give fourth and final readingto Bylaw No. 4197, 2010 and the signing and sealing of Development Permit IOOI6942 DP (604, 606, 608 and 610 Como Lake Avenue). J.L Mclntyre, MClP DLC/lmc. Attachments: 1. Ortho Photo 2. Site Plan 3. North and South Elevations (Como Lake Avenue and Lane) 4. West and East Elevations (Emerson Street and Interior Lot Line) 5. Development Application Data Sheet (Doc. #i036049v.2) 6. Bylaw No. 4197, 2010 (Doc. # ) 7. Development Permit DP (Doc. #l054974v.l) This report was prepared by Darlene Cheveldeaw, Planning Technician 3, and reviewed by Raul Allueva, Manager Development Services and Erica Tiffany, Supervisor Development Planning. File #: / RZ/l Doc #: vi

5 ATTACHMENT 1 604, 606, 608 and 610 Como Lake Avenue PI y Q Zoning Addresses Street Names Road Centre Lines Water Bodies Q Schools - Post Secondary Schools - Public Road Allowance Parcels I City Map Sheets 1^1 City Boundary Orthophotos, 2009 Colour, 10cm Scale 1:2236 http.7/maps.coquitlam.ca/coquitlam/intemal/app/print-createpage.asp 4/20/2011

6 R A M S A Y W 0 R D E N Sita Plan RECEIVED APR CITY OF COQUITLAM DEVELOPMENT PLANNING SECTION I A1.02

7 R A M S A Y W 0 R D E N COMO LAKE AVENUE 4 STOREY APARTMENT North & South Elevations «UMIIVFEF UiTTTfEA IHTTWEA! f~! unrnka ikinywa I I i RECEIVED APR CITY OF COQUITLAM DEVELQgMENT PLANNING SECTION > n m A3.0.

8 R A M S A Y W 0 R D E N COMO LAKE AVENUE 4 STOREY APARTMENT East & West Elevations Easl Ei5\-- n-eiiic-3c:'3:i..,. RECEIVED APR CITY OF COQUITLAM DEVELOPMENT PLANNING SECTION > n 2 m A3.02

9 Attachment 5 Development Application Data Sheet Application No.: DP Site Address: 604, 606, 608 and 610 Como Lake Avenue PID: , , , Development Proposal I^SiS'Exihingim Land Uses CWOCP Designation AAedium Density Apartment No Ciiange Zoning Number of Units RT-l Two Family Residential One-bedroom 42 Two-bedroom 28 Three-bedroom 0 Total Units 70 RM-3 Multi-storey Medium Density Apartment Residential Lot size 1110 m^ m' Gross Floor Area m"^ m^ Lot coverage m^ = 55% = 47% Setbacks Front (north lot line) Side (east lot line) Side (west lot line) Rear (south lot line) Other (i.e., arterial street) Min. 4.0 m bldg/2.5 m.,.rroj, Min. 4.5 m bldg/3.9 m proj. Min. 4.0 m bldg/2.5 m proj. Min. 4.5 m bldg/3.0m proj. 3.5 m road widening 5.1 m bldg/2.5 m entry canopy eave proj. 4.5 m bldg/3.2 m roof proj. at n.e. corner 4.0 m bldg/2.9 m roof, proj m bldg/3-5 m roof proj. Tapers from l.sm to 3.lm (Road Dedication) Building Height (no. of storeys) 4-8 storeys Max. 4 storeys Building Length 55 m with break 37 m 65.7 m with break 10.7 m Off-street Parking Residential Min. 84 spaces 76 spaces 8 spaces Visitor Min. 14 spaces 14 spaces Loading Space 1 1 Amenity Space 350 m' 360 m' File #: / DP/1 Doc #: V2

10 6 CoQU i 11 a m C'*y coquitiam BYLAW WHEREAS: BYLAW NO. 4197, 2011 A Bylaw to amend the "City of Coquitlam Zoning Bylaw No. 3000,1996", and amending Bylaws A. Certain changes are necessary for the clarification and effective and efficient operation of Bylaw No. 3000,1996 and amending Bylaws, in accordance with the Local Government Act, R.S.B.C., 1996, c.323; B. And it is deemed desirable to amend certain regulations or certain zoned areas, or both, after the Public Hearing, in accord with the Local Government Act, R.S.B.C., 1996, c. 323; NOW THEREFORE, the Municipal Council ofthe City of Coquitlam in open meeting assembled, ENACTS AS FOLLOWS: 1. Name of Bylaw This Bylaw may be cited for all purposes as the "City of Coquitlam Zoning Amendment Bylaw No. 4197, 2011". 2. Schedule "A" to Bylaw No. 3000,1996 shall be amended as follows: The property within the area outlined in black on the map attached hereto and marked "Schedule "A" to Bylaw No. 4197, 2011", shall be rezoned from RT-l Two Family Residential to RM-3 Multi-Storey Medium Density Apartment Residential. (These properties are situated at 604, 606, 608 and 610 Como Lake Avenue and are legally described as: Lot 30 PID No Except: Part Dedicated Road on Plan 73530; Lot 19 PID No Except: Part Dedicated Road on Plan 73529; Lot 20 PID No. OO Except: Part Dedicated Road on Plan 73896; all of District Lot 9 Group 1 New Westminster District Plan 16654; and Lot 217 PID No Except: Part Dedicated Road on Plan District Lot 9 Group 1 New Westminster District Plan READ A FIRST TIME this day of, CONSIDERED AT PUBLIC HEARING this day of, READ A SECOND TIME this day of, READ A THIRD TIME this day of, GIVEN FOURTH AND FINAL READING and the Seal ofthe Corporation affixed this day of, MAYOR CLERK File #: /4197/1 Doc #: IO33729.VIIO RZ

11 o CM A Ju. ~ COMO LAKE AVENUE 63^ REGAN AVENUE 4197, 2011 NOT TO SCALE IMAP PAGE BQ RZ

12 itiam City of Coquitlam DEVELOPMENT PERAAIT DEVELOPMENT PERMIT NO DP 604, 606,608 and 610 Como Lake Avenue Doc #: ISSUED BY: CITY OF COOUITLAM a municipal corporation, with offices at 3000 Guildford Way, Coquitlam in the Province of British Columbia, V3B 7N2 (the "City") ISSUED TO: MOSAIC AVENUE DEVELOPMENTS LTD. a company duly incorporated.pursuantto the laws ofthe Province of British Columbia and having its registered and records office at Granville Street, Vancouver, BC V6H 3H3 {the "Purchaser/Permittee") AND DILBAGH SINGH SANGHERA, A Street, Surrey BC V3T 3X8 YUK WAH CHAN CHO, 2930 Trinity Street, Vancouver BC V5K lg2 GEORGIA HELEN DAOUSSIS, 608 Como Lake Avenue, Coquitlam BC V3J 3M4 PAUL CHRISTOPHER & EFFIE lacobazzi, 610 Como Lake Ave, Coquitlam BC V3J 3M4 {the "Sellers") This Development Permit applies to and only to those lands, within the City, described below, and any and all buildings and structures thereon. 604 Como Lake Avenue Lot 30 Except Part Dedicated Road on Plan 73530; District Lot 9 Group 1 New Westminster District Plan 16654; Parcel Identifier: Como Lake Avenue Lot 19 Except Part Dedicated Road on Plan District Lot 9 Group 1 New Westminster District Plan 16654; Parcel Identifier: Como Lake Avenue Lot 20 Except Part Dedicated Road on Plan District Lot 9 Group i New Westminster District Plan 16654; Parcel Identifier: Como Lake Avenue Lot 217 Except Part Dedicated Road on Plan District Lot 9 Group i New Westminster District Plan 36766; Parcel Identifier: {the "Lands")

13 DEVELOPMENT PERMIT NO &942 DP AND WHEREAS the Permittee has made application for a Development Permit in regard to the Lands pursuant to Part 26 ofthe Local Government Act R.S.B.C., c. 323 as amended; NOW THEREFORE, the City in consideration ofthe 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. 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 A through O) 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 ofthe buildings and character ofthe development may be permitted, subject to the approval ofthe City. ^ 5. Security, Pursuant to s. 925{i) and {2) ofthe Local Government Act, the Permittee has been required to pay and the City is holding a security in the amount of $250,000.00, Two Hundred and Fifty Thousand Dollars, to ensure that the development specified in this Permit, and particularly the landscapingworks therein, is carried out in accordance with the terms and conditions of this Permit, and to ensure that an unsafe condition, or damage to the natural environment, will not result from a contravention ofthe provisions of this Permit. A. The condition of posting ofthe security is that should the Permittee fail to carry out the works or services hereby authorized according to the terms and conditions of this 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 ofthe 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 forthe same. 8. Should the Permittee carry out the development permitted by this Permit the security and an interest thereon accrued by the City will be returned to the Permittee upon verification by the Manager of Development Services ofthe City or designate, that the development permitted by the Permit, and particularly the landscaping works, have been completed in accordance with the terms and conditions of this Permit, and that no unsafe condition or damage to the natural environment has resulted. File a / DP/1 Doc #: V1 Page 2 of 6

14 DEVELOPMENT PERMIT NO DP 6. Completion of Development/Lapse of Permit. Pursuant to s. 926 ofthe Local Government Act, this Permit will lapse if substantial construction does not commence within two {2) years ofthe authorized date of this permit. (Authorized date is the date ofthe Council Resolution or date of Council's Delegate signing.) In the event the permit lapses, the Permittee may request a refund ofthe security. 7. Reconsideration of Council Decision. Under the Community Charter, a reconsideration of the decision of Council that led to the issuance of this Permit may be initiated by the Mayor or Council within thirty (30) days followingthe meetingat which the decision was made. 8. Reconsideration of Decision. Under the Local Government Act, and the City's Development Procedure Bylaw, a reconsideration by Council, ofthe decision that led to the issuance ofthe Permit may be initiated by the Permittee within ten {lo) business days of being notified in writing of the General Manager, Planning and Development's decision. 9. Signs. The Permittee acknowledges that the plans attached to, and forming part of this Permit, have not been reviewed by the City in relation to any signage which may be depicted on the plans and the regulatory aspects ofthe City of Coquitlam Sign Bylaw No. 3873, 2008, as amended. Separate applications for all signs must be made under such Sign Bylaw. 10. Conditions. Pursuant to s. 920(8) and (9) ofthe Local Government 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 ofthe City in a form acceptable to, and with such changes as may be required by, the City Solicitor: 1. A Section 219 Restrictive Covenant and associated plans for two adaptable dwelling units and two corresponding parking spaces. They should conform to the "City of Coquitlam's Adaptable Housing Design in Townhouses and Apartment" and satisfy the British Columbia Building Code requirements. B. Prior to Issuance of a Building Permit for the Lands-. 1. Landscaping Plan. Three (3) copies of a final detailed landscaping plan, prepared by a landscape architect registered in British Columbia, shall be submitted for review and approval by the Manager, Development Services, or designate. The plan must include: a. a detailed plant list, showing species, quantities and plant sizes, and b. * details of decorative paving. 2. Details of the location ofthe bicycle racks, bicycle lockers, car share parking space and venting/exhaust equipment adjacent to residential uses, etc. File #: / DP/1 Doc #: vl Page 3 of 6

15 DEVELOPMENT PERMIT NO DP 3. Subdivision, The Permittee vvill register in the Land Title Office a plan of consolidation and road dedication ofthe Lands in accordance with subdivision sketch SD, which is attached hereto and labelled Appendix P. 4. Signs. The Permittee agrees to submit to the City a complete signage package for the Lands, including all freestanding signs, building signs, directional signs and any other signs proposed for the Lands. 5. BC Hydro Right-of-Way and Easements. The Permittee agrees to submit to the City the registered agreements and plans for the Hydro servicing requirements at the northwest corner of the site. C. Prior to Issuance ofthe Occupancy Permit for the Building on the Lands: 1. Provision of a car-share agreement to the satisfaction ofthe General Manager Planning and Development. 11. Variances. Pursuant to s. 920(2)(a) ofthe Local Government Act, the City of Coquitlam Zoning Bylaw No. 3000,1996 as amended, is hereby varied and supplemented: A. Zoning Bylaw. The provisions ofthe City of Coquitlam Zoning Bylaw No, 3000, 1996 as amended are varied or supplemented as follows: 1. Section 706 (i) (b) the number of required resident parking spaces for an apartment use is to be varied from.84 spaces to 76 spaces; and 2. Section 1204 (13) (a) the building length for an apartment use is to be varied from 55 metres to 65.7 metres. B. Subdivision and Development Servicing Bylaw. The provisions ofthe City of Coquitlam Subdivision and Development Servicing Bylaw No. 3558, 2003, as amended are varied or supplemented as follows: 1. Emerson Avenue frontage is to conform to the Design Guidelines for Lougheed and Burquitlam Neightbourhood Plan Areas approved by Council Resolution No. 1003, on November 19, Como Lake Avenue frontage is to be a separated sidewalk with street trees. The streetlighting is to be upgraded to accommodate BC Hydro requirements for clear zone around the new hydro pole on the south side of Como Lake Avenue, east of Emerson Avenue. File #: / DP/1 Doc #: V1 Page 4 of 6

16 DEVELOPMENT PERMIT NO DP Authorized by the City, on the day of ], (Authorized date \s the date ofthe Council Resolution or date of Council's Delegate signing.) In witness whereof this Permit has been executed by the Permittee and the City, and issued by the City on the date set out above. The Corporate Seat of CITY OF COOUITLAM was hereunto affixed in the presence of: c/s Mayor - Richard Stewart City Clerk - James Gilbert Council Delegate (For Council delegated Development Permits) I/we acknowledge that I/we have read and understand the terms and conditions upon which this permit is issued. MOSAIC AVENUE DEVELOPMENTS LTD. Name of Buyer/ Permittee Signature of Buyer/Permittee (or Authorized Representative of Permittee) Printed name of Signatory (if different from left) File #: / DP/1 Doc #: V1 Page 5 of 6

17 DEVELOPMENT PERMIT NO DP Signature of Seller - Dilbagh Singh Sanghera (or Authorized Representative of Seller) Printed name of Signatory (if different from left) Signature of Seller - Yuk Wah Chan Cho (or Authorized Representative of Seller) Printed name of Signatory (if different from left) Signature of Seller - Georgia Helen Daoussis (or Authorized Representative of Seller) Printed name of Signatory (if different from left) Signature of Seller - Paul Christopher lacobazzi (or Authorized Representative of Seller) Printed name of Signatory (if different from left) Signature of Seller - Effie lacobazzi (or Authorized Representative of Seller) Printed name of Signatory (if different from left) File #: / DP/1 Doc S: V1 Page 5 of 6

18 RAMSAY W 0 R D E N Como Lake Avenue Apartment Como Lake Avenue, Coquitlam BC A0.01 A1.01 A1JB A1.Q2.0vBrt8y A1.03 A1.04 A1.05 AZOI A2.(K.0vB(1iy AZ02 AZOZ^Mrtoy A2.03 AiOl Aa02 CharadBr Study Contaxtft Stats Site Plan Sto Plan Area OMriay Pai1<adePI«i SIteSsctiont SIteSactlons GroundFkxirPlan Ground Floor Area Ovanay LMll2-4FtoorPI»i LMI 2-4 Fkxr Ares Ovaiiay Roof Plan BuHlnsQMritan ButdlngEtowtm MOSAIC»0-I«a Snn«l IM COMO LAKE AVENUE 4 STOREY APARTMENT RECEIVED APR CITY 0! COQUITLAM DEVELOPMENT PLANNING SgPTinw > m Z o X >

19 RAMSAY W 0 R D E N BIRDS EYE VIEW - SOUTH EAST CORNER BIRDS EYE VIEW - NORTH EAST CORNER COMO LAKE AVENUE 4 STOREY APARTMENT CHARACTER STUDY EMERSON STREET PERSPECTIVE CORNER OF COMO LAKE AVE. & EMERSON STREET RECEIVED' A.^R iquitlam -ANNIN6 SECTtON P _ 1 > o X 09 APARTMENT ENTRY - COMO LAKE AVENUE GROUND ORIENTED UNIT ENTRY STREET PERSPECTIVE - COMO LAKE AVE A0.01

20 RAMSAY W 0 R D E N ".rtr,': KPClS8M1QllX(MnO J n t k ocpoqewthiieui ceeny Mmum GOMDlACNIBt MOSAIC focpoeawtbieiiidbarr AMmeiTIBEBnN. ' "1 COMO LAKE AVENUE 4 STOREY APARTMENT tuaseconecw CONTEXT PLAN + STATS I....c* - XPOQGWTQIOIIDBaiY tphobimbbm COMO LAKE AVENUE STATS iou-oi-oi SiTTAREA n' m' Ac Eiinir«Grou 368C a84s Como Lake DcdicaUor 12S3S 116. «S line Odicdlion o.mi Como R/W (Dedication) 386 3S.S Propostd(Net) 33S86.S RECEIVED APR CITY OF COQUITLAM DEVELOPMENT PLANNING SECTION > o X n Unit* IS :e TOTAL TYPE C 'it B Dl B G/GG A A A Cl/F B Al B D ft' IBed IBed 2 Bed IBed 2 Bed IBed 2 Bed 2eed 2Bed lbed*den 2 Bed IBedtOen 2 Bed IBed IBed IBed leed IBed If veil Amenity Lobby ltvcl Level S99 lom Km Level 4 SS S vm Z OMITS TOTAl IBed 2Bed Paritade EfndenQr 86.6«* BL06 GROSS HOON AMA Level Re<,'d Provided lmel IMCovwact ^4a> PAHHNG moentlal TOTAl GMHS FtOOK «WA Level SS» 46.83K VISITOR U 14 Elevator Level 2-4 2S2 TOTAL EXaUSION Qec a Mech a Level 1-4 U6 FAR t M BIKE STORAGE 74 indoor Amenity 782 ncsir.'sntia.btqragc 34 TOTAL NCTFUXM AREA Max Proposed COMMON AMFNITY Req'd i-rovi.k-il SETBACK Small Cai SUilis 30N m' per unit ft* m' ft' m' Zoning Proposed A variance 9 aumk,^ Indoor 782 (m) (m) 1 TOTAl BUILDING HEIGHT Zoning Proposed Cildaoi 3086 Street Rear Interior Street Rear interior 4-8 storey 4 storey Total A1.01 ;

21 RAMSAY W 0 R D E N > m Z o X o RECEIVED APR CITY Of COQUITLAM npvfi QPMENT PLANNING SECTION A1.02

22 H A M S A Y W 0 R D E N COMO LAKE AVENUE 4 STOREY APARTMENT PatlsdePLAN > X) a X Parkada PUn RECEIVED APR CITY OF COQUITLAM DEVELOPMENT PLANNING SECTION A1.03

23 R A M S A Y W 0 R D E N ^ 3 WOUIUII nun MKliiTT o X

24 RAMSAY W 0 R D E H MOSAIC ccmummaut - COMO LAKE AVENUE ^ 4 STOREY APARTMENT Secdons > m O X RECEIVED APR CITY OF COQUITLAM DEVELOPMENT PLANNING SECTION A1.05

25 R A M S A Y W 0 R D E N» > t - 1 i t T _ Era,?.. r MtiB-14 > o X RECEIVED APR annlfknffeh A2.01 CITY OF COQUITLAM DEVELOPMENT PLANNING SECTION

26 RAMSAY W 0 R D E N MOSAIC COMO LAKE AVENUE 4 STOREY APARTMENT LEVEL 2-4 FLOOR PLAN > g X RECEIVED APR CITY OF COQUITLAM DEVELOPMENT PLANNING SECTION A2.02

27 RAMSAY W 0 R D E H o X RECEIVED APR CITY OF COQUITLAM DEVELOPMENT PLANNING SECTION A2.03

28 RAMSAY W 0 R D E N

29 RAMSAY W 0 R D E N i=r:;''. r-i-.^-^-r^^..j^ COMO LAKE AVENUE 4 STOREY APARTMENT East & West Elevations East BswBllon - EfvnfBOfi 8h88l RECEIVED APR CITY OF COQUITLAM DEVELOPMENT PLANNING SECTION > a X mm. A3.02

30 Concmtm SdMwc* rtrr^ Bjrtac* Oi par BC Como lau Ave. O»c«eollw> K HyOoFWI «-"i.»ic»ckja albosoolwjl / X > o X 5 DURANTE KRZUK LTD LAMMCAPE ARCHTECTS 102-rS)7WMlSlhAv«niM SAmcnuvw. BC V6J INS ? MOSAIC RECEIVED APR CITY OF COOUITLAM DEVELOPMENT PLANNIW6 SECTION CONCEPT PLAN COMO LAKE AVE DATE 0/ APRII DRAWN BCJES SCAU 1«-=1'0- PROJECTNUMBER LOI

31 SeCTlOW A-A;OoreLjM A H>mlmOm<an RECEIVED APR SECTION B-6:Cc.mLlt.AvWHePd«Seaaiir.v-O- CITY Of COQUITLAM DEVELOPMENT PLANNING SECTION > O X DURANTE KREUK LTD LANOSCAPC ARCHTECTS 1l]e-IS)7WMS*< A«m«Wocuw BC \*)1M5 CONCEPT SECTIONS COMO LAKE AVE DATE 07 APRIL 2011 DRAVM eajes SCALE AS SHOvm PROJECTNUMBER L02

32 mow (X i/w 4 omktajit >«IJm m KTMUIID V* ttill WK icuwwc MOrr fx PAVfMDIT. KUDw a. OHwmT ICIDCMB * MSTAU IO y eta pip) nvtuwt ro upowkd ro UMUjn ott no. nn UMIH IT ROW WPHOiUMPITI [TTP] > m g X o RECEIVED APR CITY or COQUITLAM DEVELOPMENT PLANNING SECTION MOSAIC HOMES LTD. "" SlMO LAKE AVC APA«T>gWT BCVCLOPIilENT. COQUITLAH SERVICING CONCEPT PLAN 13 Hunterl.aird HaiHIIIlHO LTD. fjm - u uomond m m TSUnSWll nuluhti) ITT SERVICING CONCEPT wns 1^ WSS TT" T- 63M _!

33 l(r\ 217, tm^ PlAN7^259, PLAN ALL PL 9. NIWP, j Pllbaqh Slnqh $aiqhera, Yuk Wah Chan, Qeaq\a Helen Pacussis and Paul & EfPie lacobazzi. APPLICANf: Mosaic Homes Ld. 'l ^ COMO LAKE AVeNUe ^^5AN AWNUg , Lei to be a minimum of IllOm assummqcajncll's approval of RM'^" zcninci. 2, Lot lines to he removed. 24 9<; «^ CITY OP COOUITLAM PATE: /WAi^K is^/y ^^(( 13 5P 5CALE: 1:1250 5KErCHNo.: i? sd.dwg APPENDIX P