PLANNING AND DEVELOPMENT DEPARTMENT BRIEF TO PUBLIC HEARING, MONDAY, DECEMBER 10, 2018

Transcription

1 BRIEF TO PUBLIC HEARING, MONDAY, DECEMBER 10, 2018 ITEM #1 -BYLAW NO. 4928, 2018 Application for a text amendment to the City ofcoquitlam Zoning Bylaw No. 3000,1996 in order to designate properties zoned P-2 Special Institutional as a Temporary Use Permit Area where Emergency Shelter, as an accessory use to an Assembly use, may be allowed - Bylaw No. 4928, 2018, Recommendation: That Council give second, third and fourth and final readings to Bylaw No. 4928, First Reading: On November 19, 2018 Council gave first reading to Bylaw No. 4928, 2018 and referred the bylaw to Public Hearing. Additional Information: No additional information was requested by Council at the November 19, 2018 Regular Meeting. (\ File#: /505/ Doc#: 3l64352.vl

2 BRIEF TO PUBLIC HEARING, MONDAY, DECEMBER 10, 2018 ITEM # RZ - BYLAW NO Application to amend City ofcoquitlam Zoning Bylaw No. 3000,1996 to rezone the properties at 704, 706, 708 and 712 Lea Avenue from RT-l Two-Family Residential to RM-2 Three Storey Medium Density Apartment Residential - Bylaw No. 4923, Recommendation: That Council give second and third readings to Bylaw No. 4923,2018. First Reading: On November 19, 2018 Council gave first reading to Bylaw No. 4923, 2018 and referred the bylaw to Public Hearing. Additional Information: At the November 19, 2018 Regular meeting, Council requested the following information: 1. What is the timing of the future neighbourhood transportation improvements described in the First Reading report? The pedestrian-activated signal at the intersection of Como Lake Avenue and Dogwood Street was recently activated. The timing of the other improvements to the neighbourhood transportation network (full traffic signal at the above-noted intersection and left turn bays on Como Lake Avenue) is undetermined at this time as the improvements will be dependent upon development activity on Como Lake Avenue to acquire the necessary right-of-way to accommodatethe upgraded roadway and intersections. 2. What is the target demographic for the development? The applicant provided the following information regarding their target demographic for the proposed development: "The target market for this product is first time homebuyers, move-up buyers, and downsizers, who are looking for a ground-oriented product and are unable to afford a conventional townhouse." 3. Do the parcels to the west of the subject site have development potential? As per policy 4.1(d) in the Burquitlam-Lougheed Neighbourhood Plan, land assemblies must ensure no lots are left undevelopable under their current land use designation. Through the application process, staff requested that the applicant provide a schematic design (Attachment l) for the properties at 8ll and 815 Dogwood Street to demonstrate their development feasibility. In review of the material submitted, the applicant has demonstrated the site to the west is developable independent of the proposed development. 4. How does the proposed development accommodate accessibility? Townhousing forms do not easily lend themselves to accessibility due to internal stairs. In this specific proposed development, the upper units are located approximately 2.2 m (7 ft) above grade from the courtyard walkway and the lower units are located approximately 0.8 m (2.5 ft) below grade. File#: /505/ Doc#: 3l64352.vl

3 BRIEF TO PUBLIC HEARING, MONDAY, DECEMBER 10, 2018 While it is possible that a future resident may redesign the access to the lower units by installing a ramp, staff note that there is not an elevator or accessible ramp between the parkade and the courtyard for accessibility purposes. 5. Council commented on the width of the lane. The north half of the rear lane will be upgraded with the proposed development. This includes new asphalt surface and roll face curb. As noted on the context map (Attachment 2), there is an active application directly south of the subject site ( RZ) by the same developer. The application south of the subject site will dedicate 2.0 m (6 ft) along the frontage of the lane in order to widen the lane from approximately 6.0 m (20 ft) to 8.0 m (26 ft) and complete the lane improvements between the two sites. Widening for the remainder of the lane will be secured through development activity. Attachments: 1. Schematic Concept for 811 and 815 Dogwood Street (Doc# ) 2. Context Map (Doc# ) Fiie#: /505/20l8-l Doc#: 3l64352.vl

4 CM E 01 0 rl k ILI s z u 1 LEAAVENUE J ADJACENT PROPOSED! 1 DEVELOPMENT I Jntegra ARCHITECTURE INC. " Granville Street Vancouver, BO. vec Telephone; A1 B1 A2 A2 rit MiS ADERA B1 A2 A2 ^40r-11 1/4- SITE AREA: 19,0*5.90 U ft -LANE (t A-0.1

5 ATTACHMENT 2 of Item ^-n_. T--^ ; I I 1 ;i(i I I I I I yi:.r^^-r.-=co.,i HERIE, Garmin, Infermap, increment^p-g0r-p:rf G,EBCO, L F^O, NFS, NR DAN GepBase, I^N, l^ad^ster NL, jdrdnanc^ SiiiRvey,-Esr-i, " jlpanl,smetl, Bsr.i-Ghina-(-HcJng-Kong), swisstopo, "OpenSJre'etMap ^ ^ ctntrit^llitors,-at:i,d the GIS Usjer Commjunit^l ' ' 1 - CONTEXT N Subject Property City Collector Application No.: RZ Map Date: 11/13/2018 S M Meters Development Applications Traffic Signal Location Arterials (MRN) CoQuitlam RZ CXT DW

6 BRIEF TO PUBLIC HEARING, MONDAY, DECEMBER 10,2018 ITEM # RZ - BYLAW NO Application to amend City ofcoquitlam Zoning Bylaw No. 4926, 2018 to rezone the property at 520 Cottonwood Avenue from RM-2 Three Storey Medium Density Apartment Residential to CD-lO Comprehensive Development Zone - Bylaw No. 4926, Recommendation: That Council give second and third readings to Bylaw No. 4926, First Reading: On November 19, 2018 Council gave first reading to Bylaw No. 4926,2018 and referred the bylaw to Public Hearing. Additional Information: At the November 19, 2018 Regular meeting. Council requested the following information: A. Transportation Demand Management (TDM) Related Questions: 1. How will the distribution of the transit passes (to satisfy TDM requirements) be implemented? Each residential unit is allocated public transit credits that can be used to reimburse residents' expenses towards transit fare products. The distribution of these public transit credits is implemented as follows: The developer puts the required funds into a separate account and arranges for a legal agreement with the strata (to which the City is a party to ensure the rights/obligations are met). The agreement requires that the funds be only used for Compass Card products (up to a monthly reimbursement cap) and the management of the funds is by the Strata specifically for these transit fare products (i.e. can't be used for other strata business). A property manager acting on behalf of the owner may manage the funds for purpose-built rental and/or non-market rental units. The developer will need to notify residents and/orthe strata of the public transit credit program. At the end of the dedicated reimbursement term, any unused transit credits allocated to each unit will be made available to all units on a first-come-first-serve basis, but still subject to the monthly reimbursement cap. The agreement is in force as long as there is money in the account. After occupancy of the development project, the City may periodically request that the property owner (i.e., strata) submit documentation to verify implementation of the TDM measures, including, but not limited to: the number of occupied dwelling units that requested and were provided with reimbursements; copies of invoices or receipts, with sensitive billing information redacted; and documentation demonstrating that the contributions or incentives were offered. To reduce the administrative burden on the Strata Corporation, reimbursement can be done on a minimum quarterly basis, but still subject to the monthly reimbursement limit (i.e., residents can accumulate three months' worth of receipts before submitting them to the strata corporation by a certain date each quarter). File#: /505/ Doc#: 3l64352.vl

7 BRIEF TO PUBLIC HEARING, MONDAY, DECEMBER 10, 2018 The above public transit credit program framework has been implemented for recently approved developments at 518 Whiting Way and 1226 Johnson St. 2. How was the amount of $20k cash-in-lleu per parking space determined for TDM measures? In December 2012, a zoning bylaw amendment with associated report to Council was brought forward, and subsequently approved, to charge $20,000 as payment-in-lieu per parking stall. This report referenced a study undertaken in 2012 which found that the average payment-in-lieu fee in Metro Vancouver was $27,500, and the fee in municipalities with rapid transit systems ranged between $20,000 and $35,000. Based on that assessment, the City initially proposed a fee of $25,000. Through engagement with the Urban Development Institute (UDI), it suggested at the time that fees should be lowered to about $10,000 for TD5 (Transit-Oriented Development 5trategy) shoulder areas and $15,000 for TD5 core areas. Taking this feedback into consideration, the City adjusted the fee to $20,000 per stall to address UDI comments while at the same time recognizing that a fee lower than $20,000 would have significant implications on the City's ability to supplement the required parking supply. As well, a single City-wide fee was adopted for ease of administration. Engineering is planning to evaluate the success of the TDM program in 2019 including the current payment-in-lieu fee of $20,000 per parking stall. 3. Can a car-share service be provided to satisfy the TDM measures? Provision of car-share vehicles, car-share memberships and car-share driving credits are listed in the City's TDM Plan Guidelines as acceptable forms of TDM. The car-share vehicle will need to be provided by an established public car-sharing company (e.g. Modo, Zipcar). Recognizing that car-share vehicles are an asset to the general community and locating them on-street helps to maximize their visibility and utilization. Transportation staff have also been working closely with developers and car-share companies for newly provided publicly accessible car-share vehicles to be located on-street in close vicinity to the proposed development (as opposed to locating on-site). Prior to providing a car-share vehicle at a new location, public car-share providers would typically assess its expected utilization and revenue generation potential. As such, before the City enters into a legal agreement with the developer to formalize the provision of a car-share vehicle as a TDM measure, developers would need to first obtain written confirmation from an established public car-share provider who agrees to provide the vehicle. To date, there are a number of approved/in-stream development applications and developments under construction, which incorporate/propose a car-share service to satisfy the TDM requirements, such as 3002 Glen Drive (occupied) and 837 Lougheed Highway (instream). File#: /505/20l8-l Doc#: 3l64352.vl

8 BRIEF TO PUBLIC HEARING, MONDAY, DECEMBER 10, 2018 B. Other Questions / Comments 1. How will parking spaces be assigned and managed for the rental units? In accordance with the TDM measures permitted in the Zoning Bylaw, a total of 58 parking spaces for rental units are proposed. According to the applicant, it is too early in the development process to know with certainty how the parking spaces will be assigned, but will likely be rented to tenants on a first-come-first-serve basis, and managed by a property management company on behalf of the owner. 2. How much of the Density Bonus fees will be contributed towards the Affordable Housing Reserve Fund? Density bonus amounts are finalized at the Development Permit approval stage. In advance of this, it is estimated that the proposed development will generate approximately $7.4 million in density bonus funds, of which approximately $l million will go into the Affordable Housing Reserve Fund (AHRF). 3. Can the Zoning Bylaw be amended to accommodate the additional 0.5 FAR of residential rental density that is currentiy not refiected in the high density zones? Currently, the high density zones such as the C-4, C-7, and RM-6 Zones, allow for a maximum l.o FAR of incentivized residential rental density that is exempted from density bonus fees. In addition to this 1.0 FAR of rental density, an additional 0.5 FAR of incentivized rental density is available, but is not reflected in the Zoning Bylaw. In order to accommodate the full 1.5 FAR of incentivized rental density, CD Zones have been used. Staff will explore amending the Zoning Bylaw in 2019 to accommodate the full 1.5 FAR of allowable incentivized rental density within the applicable zones (e.g. C-4, C-7, RM-6, etc...). 4. Is the reduction of rental amenity space appropriate? Other municipalities provide significant common amenity space for renters. The Citywide Official Community Plan (CWOCP) outlines policy in support of reducing the common amenity space for rental units by a maximum of 20%. The policy was developed through an examination of best practice studies and discussions with the Urban Development Institute to incentivize the development of rental units, and to enable rental units to be more affordable. Staff continues to work with applicants in effort to secure the full provision of rental amenity space without any reductions, and to ensure comparable programming and quality between market condominium and rental amenity spaces. 5. Is a daycare proposed? The subject application does not currently contain a daycare. File#: /505/ Doc#: 3l64352.vl

9 BRIEF TO PUBLIC HEARING, MONDAY, DECEMBER 10, 2018 I Currently, therea re two in-stream development applications for high density developments that haven't yet proceeded to Council in which each application proposes a daycare. Each of these applications are for mixed-use developments, that contain a commercial component, and are located at 1175 Pinetree Way (Onni) and 602 Clarke Road (Intergulf). On November 26, 2018, Council-in-Committee considered a report from the General Manager, Planning & Development on proposed Zoning Bylaw updates and policy amendments on child care. The proposed amendments are the first phase of a multiphased approach, which envisions the preparation of a child care strategy including potential policies for incentivizing child care facilities in connection with new development projects. 6. Will the material of the future north/south walkway be smooth/accessible? The paved portion of the future walkway will be a 3-metre (loft.) wide concrete surface with a sandblasted finish, or a comparable material/finish, to ensure a smooth surface. 7. What are the benefits of the proposed CD Zone vs. the RM-6 Zone? The proposed CD Zone allows for the provision of 10 non-market rental units, and approximately 15 market rental units that would not otherwise be delivered through the RM-6 Zone. The following table summarizes the differences between the proposed CD Zone and the RM-6 Zone: RM-6 Zone Proposed CD Zone ; FAR Rental Total FAR Rental Common Amenity Space Min. 5 sq. m. (54sq.ft.) per unit 4.6 sq. m. (50 sq. ft.) per unit All other aspects, such as setbacks, lot coverage, building height, etc..., comply with the RM- 6 zone. 8. How many trees are proposed to be removed? Fifty existing trees are proposed for removal and 55 replacement trees are proposed. Tree replacement requirements are based on the lot size and the size/specimen of the replacement trees. As such, depending on the size/specimen of the trees, between 29 and 54 replacement trees are required for the site. The majority of the replacement trees will File#: /505/ Doc#: V1

10 BRIEF TO PUBLIC HEARING, MONDAY, DECEMBER 10, 2018 be of larger size and higher specimen value. These details will be finalized prior to the Development Permit being considered for approval. 9. Can people who register for the development be from non-local areas? According to the applicant, anyone can register for the development, but requires access to the website and/or marketing material. The applicant only markets their development in British Columbia. File#: /505/ Doc#: 3l64352.vl

11 BRIEF TO PUBLIC HEARING, MONDAY, DECEMBER 10, 2018 ITEM # OC and RZ - BYLAW NOS and Application to amend Citywide Official Community Plan (CWOCP) Bylaw No. 3479, 2001 and City ofcoquitlam Zoning Bylaw No. 3000,1996 to adjust the land use designations and rezone 319 North Road and a Portion of 566 Lougheed Highway from C-2 General Commercial and RS-l One Family Residential to C-7 Transit Village Commercial - Bylaw Nos and 4862, Recommendation: That Council give second and third readings to Bylaw Nos and 4862, First Reading: On November 19, 2018 Council gave first reading to Bylaw Nos and 4862, 2018 and referred the bylaws to Public Hearing. Additional Information: At the November 19, 2018 Regular meeting, Council requested the following information: 1. How will the proposed phasing impact the local road network, particularly the proposed closure of a portion of Delestre Avenue? The phasing of the proposed development is intended to minimize potential impacts on the surrounding neighbourhood. The following is a summary of the proposed phasing (illustrated in Attachment l): Construct a new connection between North Road and Delestre Avenue, via the western portion of the new East-West Collector and the new North-South Road (Phase la). Install a new traffic signal at the new intersection between North Road and the East- West Collector. Open the newly constructed road connection, while simultaneously closing the portion of Delestre Avenue adjacent to North Road and removing the existing traffic signal (Phase lb). Construct Phase 1 of the proposed development (two towers above a commercial podium), including a new multi-use path along the closed portion of Delestre Avenue (Phase ic). Construct Phase 2 of the proposed development (one tower with market strata units and a stand-alone six-storey rental building) (Phase 2). Construct Phase 3 of the proposed development (one tower with market strata units above a podium with a small commercial component), along with the remaining portion of the East-West Collector to a new signal at Lougheed Highway (Phases 3a and 3b). Note that an alternate to the access from Lougheed Highway to 329 North Road (H-Mart) will need to be in place prior to occupancy of the Phase 3 tower and the opening of the new intersection at Lougheed Highway. Also, the applicant has committed to providing the connection by no later than 2025, regardless of the progress of the development, and will provide bonding to ensure this work is completed as part of the rezoning process. Construct Phase 4 of the proposed development (on market strata tower) (Phase 4). Staff will also prepare a presentation of the proposed phasing for the Public Hearing. File #: /505/ Doc #: 3l64352.vl

12 BRIEF TO PUBLIC HEARING, MONDAY, DECEMBER 10, How will the proposed development impact traffic in the area? The area bounded by North Road, Lougheed Highway, the Trans-Canada Highway, and Alderson Avenue has had a historical problem with 'rat-running' on local residential roadways. This has been largely due to the capacity-constrained intersection at North Road and Lougheed Highway and the lack of a collector roadway network connecting North Road with Lougheed Highway. This project, while adding significant traffic to the roads in this area, will provide a number of benefits to this area: The relocation of the North Road traffic signal from the existing Delestre intersection will allow the removal of the current 'no right turn on a red light' prohibition for traffic exiting Delestre Avenue and a southbound left turn lane on North Road. The North Road frontage along the subject property will be widened to provide a third northbound thru lane on North Road (as per the BLNP). The construction of the East-West Collector through to Lougheed Highway will provide the first of three collector roadways envisioned in the BLNP to address the 'rat running' in the neighbourhood by connecting Lougheed Highway and North Road with a direct, uninterrupted two-way road with a traffic signal at each end. While there will be a period of time when the traffic in this area will be increased with only minor improvement in the current conditions, with the ultimate condition the 'ratrunning'on the local roads will be significantly reduced. Should other developments in this area proceed, in advance of the completion of the east-west roadway, we would be looking for one, or both, of the other collector roadways (Alderson Extension along the north side of the Trans-Canada Highway, or the Delestre Avenue Extension through to Lougheed Highway at Guilby Street) to be advanced to provide further relief to accommodate that additional growth and relief to the local traffic issues. 3. Why have no three-bedroom units been Included In Phase 1? Is there an opportunity to provide a larger number of three-bedroom units In later phases? The applicant has indicated that they can reconfigure the floor plans for the northern tower in Phase l to include 27 three-bedroom units, which is approximately 5-5% of units in Phase 1. The applicant has also indicated that they will provide 99 additional threebedroom units in the later phases of the project for a total of 126 three-bedroom units or approximately 8.8% of the market strata units in the development. 4. Is there an opportunity to provide a child care In Phase l of the proposed development? Is there an opportunity to accommodate additional children In the child care proposed In Phase 4 of the development? Phase 1 was not designed to include a child care space, and a substantial redesign would be required to provide a functional pick-up and drop-off area and direct access to outdoor space. The applicant has done some follow-up work, and has indicated that the space proposed in Phase 4 could actually accommodate 24 toddlers and 48 preschoolers, rather than 12 toddlers and 25 preschoolers as previously indicated. File#: /505/20l8-l Doc#: 3l64352.vl

13 BRIEF TO PUBLIC HEARING, MONDAY, DECEMBER 10, Would the proposed development 'orphan' the property to the north at 323 North Road? The owners of 323 North Road have shown an interest in developing their property, and in response staff have indicated that an interim access off of the new East-West Collector could be provided. This access would then need to be shifted to a new North-South Road with the ifuture redevelopment of 329 North Road (H-Mart). Despite a potential development opportunity of 323 North Road as a single lot, staff have indicated that the preferable approach would be to have it develop as part of a larger project Given the location and dimensions of the site, a much more functional layout would be possible if the property was to redevelop with 329 North Road. 6. How was the amount of $20k cash-in-lieu per parking stall determined for TDM measures? This question is addressed above in Item 3, Question A2 of this Public Hearing Brief. A recent review of the values other municipalities are charging shows not much has changed since 2012, but Transportation is intending to undertake a review of current TDM policies and procedures (including fees and effectiveness of the various TDM measures) in How will transit passes (to satisfy TDM requirements) be distributed? The distribution and administration of transit passes to satisfy TDM measures is addressed above in Item 3, Question Al of this Public Hearing Brief. With respect to this specific development proposaf the applicant has indicated that they may look to provide transit passes to satisfy TDM requirements and staff will work with the applicant to finalize potential TDM measures. 8. Is there an opportunity to provide a car-share as part of the TDM measures? A car-share as a TDM measure is addressed above in Item 3, Question A3 of this Public Hearing Brief. With respect to this specific proposal, the applicant has spoken with Modo, and indicated that there may be an opportunity to provide a car-share. Staff will work with the applicant to determine if a car-share is a viable option as part of the proposed development. 9. Are there any measures planned to Improve pedestrian safety associated with the proposed development? Pedestrian safety will be improved by providing a new off-street multi-use path connecting North Road to the new North-South Road, in the location of the existing Delestre Avenue corridor that is to be closed as part of the application. The sidewalk and cycle track along North Road in front of the development will be separated from vehicle traffic with a planted boulevard, and the relocated traffic signal on North Road will provide better sightlines for motorists and pedestrians. File#: /505/ Doc#: 3l64352.vl

14 r\ BRIEF TO PUBLIC HEARING, MONDAY, DECEMBER 10, 2018 George Imjii, MClP, RPP GF/JD/KD/CY/JE/ss Attachments: 1. Proposed Project Phasing (Doc# ) File#: /505/ Doc #: V1

15 North Road Phasing " I n X S TJ &l OQ rd s, a\ ff 3

16 319 North Road Phasing 2" OQ CD ISJ S.

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18 ..L".v- ^ 319 North Road Phasing J' "' Dl OQ (» -(^ o\

19 319 North Road Phasing jar5=m J, f ' "O &) OQ (D vn 3. o\

20 319 North Road Phasing iipi-r.'inpa, iiwr HI iiri" Phase 3a: complete E-W Collector 8 o\ s. o\