For Council. CoQuitlam. Subject: December 4, 2018 Our file: / RZ/1 Doc#: 31509II.VI. City Manager Director Development Services

Transcription

1 CoQuitlam For Council December 4, 2018 Our file: / RZ/1 Doc#: 31509II.VI To: From: Subject: For: City Manager Director Development Services Zoning Amendment Bylaw No. 4942, 2018 at 3541,3640 Sheffield Ave, and 1445 Shay St, (l RZ) to facilitate subdivision Into 21 single-family lots and one large remainder lot (Wesblld Holdings Ltd.) Council Name of Applicant: Name of Owner: Address of Property: Legal Description of Property: Present OCP Designation: Requested OCP Designation: Present Zoning: Requested Zoning: Proposed Development: Wesbild Holdings Ltd. Double Kappa Holdings Ltd and 3640 Sheffield Ave, 1445 Shay St Lot 2 Section 18 Township 40 New Westminster District Plan EPP49564 except Plans EPP50859, EPP61635, EPP76278 and EPP76279 Lot 7 Section 17 Township 40 New Westminster District Plan EPP76279 Lot 215 Section 18 Township 40, New Westminster District Plan EPP61635 Compact Low Density Residential (PCNP) No Change RS-8 Large Village Single Family Residential RS-9 Large Single Family Residential A-3 Agricultural and Resource RS-8 Large Village Single Family Residential RS-9 Large Single Family Residential Rezoning to facilitate proposed subdivision into 20 RS-8 lots, 1 RS-9 lot, and a larger remainder A-3 lot Recommendation: That Council: 1. Give first reading to City ofcoquitlam Zoning Amendment Bylaw No. 4942, 2018; 2. Refer Bylaw No. 4942, 2018 to PubWc Hearing; 3. Indicate support in principle of the requested variances described in this report, as follows: a) In Subsection 1008(l0){a)(ii) in Part 10 One-Family Residential Zones of the Zoning Bylaw, the maximum building height is increased from 11 m. (36 ft.) to 12 m. (39 ft.) for proposed Lots 1-20; b) In Subsection 1009(lO)(a)(ii) in Part 10 One-Family Residential Zones of the Zoning Bylaw, the maximum building height is increased from 11 m. (36 ft.) to 12 m. (39 ft.) for proposed Lot 21;

2 Page 2 December 4, 2018 Recommendation: cont'd/ c) In Section 516(5) in Part 5 General Provisions of the Zoning Bylaw, the maximum height permitted for individual retaining walls is increased from 2.4 m. (8 ft.) to 4.6 m. (15 ft.) for the portion of walls on proposed Lot 21; and d) In Schedule A, Part 5.10 of the Subdivision and Development Servicing Bylaw No. 3558, 2003, the Design Speed for Mitchell Street (Collector Street) is reduced from 50 km/h to 40 km/h. 4. Instruct staff to complete the following items prior to Council's consideration of fourth and final reading, should Council grant second and third readings to the Bylaw: a. Submission of a subdivision plan to the satisfaction of the Approving Officer; b. Ensure that all engineering requirements and issues including restrictive covenants, dedications and rights-of-way where necessary, are addressed to the satisfaction of the General Manager, Engineering and Public Works; c. Finalization, execution and delivery to the City, the following agreements in Land Title Office registrable form: i. Section 219 "No Build" Restrictive Covenant for proposed Lot 22 until such time that 5% park land or cash-in-lieu for park land is provided; ii. Section 219 Restrictive Covenant on proposed Lot 21 to require it be constructed with a slope-adaptive "double basement" design where the principal entry to the house is on the top floor; and ill. Such other Land Title Office registrable agreements as may be required by the City. d. Issuance of a Wildfire Interface Risk Management Development Permit. Report Purpose: This report presents a rezoning application to facilitate a proposed 21 lot subdivision under the RS-8 Large Village Single Family and RS-9 Large Single Family Residential zones, and one large remainder A-3 lot with future development potential in Northeast Coquitlam. Strategic Goal: This application supports the corporate objective of 'Strengthening Neighbourhoods' by adding to Coquitlam's housing inventory and facilitating incremental increases in density through redevelopment. Executive Summary: The development proposal is for rezoning of an approximately 2 ha. (5 ac.) portion of a 20.5 ha. (50 ac.) site from A-3 to RS-8 and RS-9 in order to facilitate subdivision into 20 RS-8 lots and l RS-9 lot, and one large remainder A-3 lot with future development potential. The proposed rezoning is consistent with the current OCR designation. Development Variance Permits are proposed for retaining wall height, building height and Collector Street design speed. An Interface Wildfire Risk Management Development Permit is required to mitigate risk of residential property damage from heat radiation, direct flame contact and/or embers within the "urban-forest" interface. File#: / RZ/l Doc#: 3l509ll.vl

3 Pages December 4, 2018 Background: Site and Context (Attachments 1 and 2); The subject site consists of three existing lots: 1445 Shay Street is an over-sized single-family lot and is split-zoned RS-8 and RS-9; 3541 Sheffield Street is an over-sized single-family lot, a portion of which is hooked across Mitchell Street This lot is split-zoned RS-8 and A-3; and 3460 Sheffield Avenue is a large, predominantly treed lot zoned A-3. The subject site is: Located east of Shay Street and north of Sheffield Avenue (Attachment l); Approximately 20.5 ha. (50.7 ac.) in size; The portion for the proposed rezoning is approximately approx. 2.1 ha. (5.2 ac.) in size; Sloped approximately 26% from west to east (Attachment 4); Located immediately to the east of existing single-family lots which have retaining walls that are approximately 9.6 m. (32 ft.) in height; and Identified as 'Area l' transition lands (as shown in Attachment 4 to this report) in the report to Council from the General Manager, Planning and Development dated April 9, 2018, and entitled "Steep Slope Development Review." Table l: Adjacent Property Characteristics Existing Land Uses Zone(s) Site Two over-sized A-3 Agricultural and vacant singlefamily Resource lots and RS-8 Large Village Single 1 large Family Residential forested lot RS-9 Large Single Family North West East South Single-family Dwellings, a vacant lot with future development potential, and Pinecone Burke Provincial Park Single-family Dwellings Large (approx. 14 ha.) rural residential lot and 16 ha Cityowned lot Undeveloped City-owned lands Residential RS-9 Large Single Family Residential A-3 Agricultural and Resource RS-9 Large Single Family Residential RS-8 Large Village Single Family Residential A-3 Agricultural and Resource RS-2 One-Family Suburban Residential A-3 Agricultural and Resource OCP Land Use Designation(s) Compact Low Density Residential, Parks and Recreation, and Townhousing Compact Low Density Residential, Parks And Recreation, and Environmentally Sensitive Area Compact Low Density Residential Compact Low Density Residential, and Environmentally Sensitive Area Compact Low Density Residential, Townhousing, and Parks and Recreation File#: / RZ/l Doc#: 3l509ll.vl

4 Page 4 December 4, 2018 Background: cont'd/ Proposed Development: The application proposes a: Rezoning from "A-3 Agricultural and Resource" to "RS-8 Large Village Single Family Residential" and "RS-9 Large Single Family Residential" in order to permit subdivision into: o 20 RS-8 Large Village Single Family Residential lots; o One RS-9 Large Single Family Residential lot; and o One A-3 Agricultural and Resource zoned lot with future development potential. Development Variance Permit for retaining wall height, building height and Collector Street design speed; and Interface Wildfire Risk Management Development Permit. Discussion / Analysis: Official Community Plan (OCP) The site is located within the Partington Creek Neighbourhood Plan (PCNP) area and the proposed development complies with the Compact Low Density Residential land use designation. The proposed development provides a range of lot sizes, and building designs to respond to steep slopes in a way that balances the need for usable private outdoor space while reducing retaining wall heights. The proposed Interface Wildfire Risk Management Development Permit will ensure the proposed new buildings will have specific landscaping and building material requirements to mitigate the impacts of a potential wildfire event. Steep Slope Development Policy and Guidelines Slope-adaptive housing On April 9, 2018, Council approved the recommendation in the report of the General Manager, Planning and Development entitled "Steep Slope Development Review", which proposed new policies and guidelines to guide development on sloping sites in the Partington Creek neighbourhood as well as other greenfield areas where steeper slopes are present as follows: 1. Establishing maximum wall height / terracing regulations through the Zoning Bylaw; 2. Enabling land use change applications for appropriate steeply sloped sites through an OCP amendment policy; 3. Enabling slope adaptive housing through zoning amendments and utilizing Development Variance Permits; and 4. Endorsing "Steep Slope Servicing Guidelines". Proposed Singie-Famiiy Lots The subject site is identified as 'Area l' transition lands in the "Steep Slope Development Review" report (as shown on the map in Attachment 4 to this report). The proposed 20 RS-8 Large Village Single Family Residential lots and one RS-9 Large Single Family Residential lot (Attachment 3) would complete the pattern of single-family lots along Shay Street, Mitchell Street and Harper Drive, and achieve the following: File #: / RZ/1 Doc #: V1

5 Page 5 December 4, 2018 Discussion / Analysis: cont'd/ Proposed Lot 21 is to be zoned RS-9 fronting Shay Street, completing the pattern of existing RS-9 lots along this street Proposed Lot 21 is designed as a transition lot between existing lots with large retaining walls and the remainder of the proposed subdivision where the retaining walls will comply with the recently-adopted amendments in the Zoning Bylaw; Proposed Lots 1-20 are to be zoned RS-8 and will front the new Harper Road and Mitchell Street extensions. Proposed Lot 21 is to be zoned RS-9 and will front Shay Street; The RS-8 Zone has a minimum lot size of 400 sq. m. (4,306 sq.ft.) and a 12 m. (39 ft.) width, whereas proposed Lots 1-20 will have a minimum lot area of 458 sq.m. (4930 sq.ft.) and a lot width of 13.5 m. (44 ft.); The RS-9 Zone has a minimum lot size of 650 sq. m. (6,997 sq.ft.) and a 13.5 m. (44 ft.) width whereas proposed Lot 21 will have a minimum lot area of 1021 sq.m. (10,990 sq.ft.), and a lot width of 30 m. (98 ft.); Proposed Lots 1-7 will front onto Harper Road, proposed Lots 8-20 will front on to Mitchell Street, and proposed Lot 21 will front onto Shay Street; Proposed Lots 1-7 and 21 slope from front to back, and are proposed to have rear-yard servicing consistent with the "Rear Yard Servicing Guidelines" endorsed in the "Steep Slope Development Review" report; Proposed Lots 8-16 will have a new stepped retaining wall system that complies with the requirements of the Zoning Bylaw. The stepped retaining walls on Lots 8-l6 will be a maximum of 2.4 m. (8 ft.) in height with a minimum 1.2 m. (4 ft.) wide horizontal separation. Proposed Lots will share a rear yard with existing single-family lots that have an existing 9.6 m. (32 ft.) high retaining wall along the shared property line. These lots will have a new 2.4 m. (8 ft.) high retaining wall in the rear yard to provide relatively flat, useable rear yard space. There will be a minimum of 10 m. (33 ft.) horizontal separation between the new 2.4 m. (8 ft.) high wall and the existing 9.6 m. (32 ft.) high wall, and this space will be graded with a reinforced landscaped slope (Attachment 5); Proposed Lot 21 will have a retaining wall along the south and west property lines that require variances. The proposed wall along the west property line is proposed to be 3.7 m. (12 ft.) in height. The proposed wall along the south property line will quickly step down in height from 4.6 m. (15 ft.) to 2.4 m. (8 ft.), as shown in Attachment 5; and Other than the retaining wall transition area on Lot 21, all of the proposed new walls have been designed with in compliance with the new Zoning Bylaw requirements. Proposed Lot 22 Proposed Lot 22 will retain the existing A-3 zoning and is I8.4 ha. (46 ac.) in area. This lot has future redevelopment potential; An OCP Amendment, Rezoning and Subdivision application was submitted by the property owner for Lot 22 which proposes to develop a portion of the remainder site into a townhouse lot under a separate development application ( OC / RZ / SD); and A subsequent report will be prepared for Council's consideration regarding that proposed townhouse development. File#: / RZ/l Doc#: 3l509ll.vl

6 Page 6 December 4, 2018 Discussion / Analysis: cont'd/ The OCR Amendment will be evaluated in relation to the plan amendment evaluation criteria in the Citywide Official Community Plan (CWOCP), including but not limited to: o Provide a comprehensive planning rationale; o Secure additional community benefit; o Facilitate an improved land use transition between building forms; o Consider the impact on transportation and infrastructure servicing capacities; and o Consider community consultation outcomes. The OCR Amendment may also incorporate an evaluation for potential future land uses for nearby City-owned lands. Interface Wildfire Risk Management Deveiopment Permit As the subject site is located along the northern boundary of the PCNP and directly adjacent to forested areas, an Interface Wildfire Risk Management Development Permit will be required. This type of Development Permit (DP) is delegated to staff; The DP area guidelines require the applicant to retain the services of a Registered Professional Forester or Engineer qualified by training or experience in fire protection to conduct a fuel hazard assessment and develop recommendations for mitigating these hazards on a site-by-site basis (i.e., interim fire break, low / limited flammability landscaping, noncombustible building materials, etc.); and The Development Permit will set out recommendations to be applied through the development of the subdivision utilizing a restrictive covenant on any affected lots. Subdivision, Servicing Concept and Frontage improvements The proposed subdivision has been found to be technically feasible; The applicant has submitted preliminary servicing concepts demonstrating how the proposed subdivision can be serviced in accordance with the City's Subdivision and Development Servicing Bylaw; The proposed servicing upgrades include the construction and dedication of roadways for the extensions of Harper Road and Mitchell Street. The proposed new roads will include concrete curb and gutters, separated sidewalks, street trees and necessary water, sanitary and storm sewer connections; A Development Variance Permit is requested for the road curve radius for a portion of Mitchell Street. Mitchell Street is classified as a collector street and therefore should be designed with a design speed of 50 km/h; however, the applicant is proposing a design speed of 40 km/h for the portion of Mitchell Street that fronts proposed Lots 7 and 8 (Attachment 6); and Additional discussion is provided in the Requested Variances and Justification section below. Five Percent (5%) Parkland Section 941 of the Local Government Act legislates parkland dedication requirements as a condition of subdivision of land. These provisions require owners of property being subdivided to provide to the City, without compensation, parkland dedication of up to 5% of the land being subdivided. File#: / RZ/l Doc#: V1

7 Page 7 December 4, 2018 Discussion / Analysis: cont'd/ or provide money equivalent to 5% of the market value established by a current market appraisal; In the case of this application, the OCR does not show active parkland to be acquired at this location and Parks, Recreation and Culture Department staff concur that no parkland dedication of this type is required for the development of proposed Lots As such, the City Subdivision Approving Officer will be recommending that the 5% cash option under Section 941 of the Local Government Act be applied. The funds collected will be placed in a reserve to fund parkland identified for acquisition; Proposed Lot 22 has future development potential and would be required to provide 5% park land or 5% cash in lieu of park land at the time it is ^ redeveloped; and A 0.4 ha. (l ac.) park is identified in the OCR located adjacent to Pinecone Burke Provincial Park, within the large remainder A-3-zoned parcel. Staff will evaluate how best to secure this park through the OCR Amendment application described above. Requested Variances and Justification: The applicant is requesting the following variances to City of Coquitlam Zoning Bylaw No. 3000,1996 (staff comments in italics): 1. In Subsection I008{l0){a)(ii) in Part 10, RS-8 Large Village Single Family Residential, the maximum building height is increased from 11 m. (36 ft.) to 12 m. (39 ft.) for proposed Lots 1-20; 2. In Subsection I009(l0)(a)(ii) in Part 10, RS-9 Large Single Family Residential, the maximum building height is increased from 11 m. (36 ft.) to 12 m. (39 ft.) for proposed Lot 21; and Applicant's Rationale: For proposed Lots 1 to 7, the rear yard grades have been lowered to allow for lower retaining walls between the back-to-back lots (and to comply with the steep slope policy). As a result, the average grade of the four house corners is lowered, causing the same house design to be over-height. In this scenario, the look of the building from the street remains the same and the proposed houses will not look over-height from the street; For proposed Lots 8-20, the retaining wall heights have been reduced in order to be compliant with the steep slope policy, though this has led to the need to increase the gap between the main floor elevation and the bottom of wall elevation. As a result, taller basements and / or split floor plates between the garages and the basement floors are required. Even though the average grade of the four corners of the house is raised because of the raised rear yard grades, this is not enough to offset the increased height of the basement. The heights of the buildings on the proposed uphill Lots 8-20 will not be noticeably taller with the variance because the buildings are rising gradually with the road (Attachment 7); For proposed Lot 21, the rear yard grades have been lowered to reduce the retaining wall height between the back-to-back lots. As a result, the average grade of the four house corners is lowered, causing the same house design to be over-height. This lot requires a custom home design and "double basements" where the main entry to the house is On the top floor; and File#: / RZ/l Doc#: vl

8 Page 8 December 4, 2018 Requested Variances and Justification: cont'd/ A plan showing the requested building height variances is available in Attachment?. The requested variances are consistent with the recommendations in the "Steep Slope Development Review" report which speaks to slope-adaptive housing. Staff agree with the Applicant's rationale and are supportive of the requested variance. 3. In Section 516(5) in Part 5 General Provisions, the maximum retaining wall height permitted for individual retaining walls on Lot 21 is increased from 2.4 m. (8 ft.) to 3.7 m. (12 ft.) for the portion of wall along the west property line and from 2.4 m. (8 ft.) to 4.6 m. (15 ft.) for the portion of wall along the south property line. Applicant's Rationale: There is an existing 9.6 m. (32 ft.) high retaining wall located at the southwest corner of the subject site which was previously approved through a previous subdivision application. The Zoning Bylaw requirements for retaining wall height were subsequently amended to permit a maximum 2.4 m. (8 ft.) wall height for individual walls. The proposed development site will need to be graded to tie-in to the existing 9.6 m. (32 ft.) high wall, therefore a portion of the site will have retaining walls that exceed the 2.4 m (8 ft.) high maximum wall height as stipulated in the Zoning Bylaw; At the southwest corner of proposed Lot 21, the existing retaining wall will be reduced from 9.6 m. (32 ft.) to 4.6 m. (15 ft.), at the tie-in location and then will quickly step down to 2.4 m (8 ft.) by implementing a combination of vegetated slopes below the retaining wall and the use of taller basements on Lots 15 and 16 to absorb site grades; Along the west property line of proposed Lot 21, a 3.7 m. (12 ft.) high wall is proposed in order to transition from the existing property at 1443 Shay Street and lower the grades of the rear yard for Lot 21; and In order to comply with the Steep Slope Policy, the applicant has developed a scheme to transition the height of the retaining wall from 9.6 m. (32 ft.) at the tie-in location (Attachment 5). The subject site is located within 'Area 1'transition lands in the "Steep Slope Development Review" report (Attachment 4). The Zoning Bylaw permits a maximum retaining wall height of 2.4 m. (8 ft.) or stepped retaining walls with a combined height of 4.8 m. (16 ft.) as permitted by the building inspector. The applicant is requesting the variances to the maximum permitted retaining wall height for the transition area located adjacent to proposed Lot 21. Other than the retaining wall transition area on Lot 21, all of remaining new retaining walls will be in compliance with the Zoning By-law Requirements. Staff agree with the applicant's rationale and are supportive of the requested variance. File#: / RZ/l Doc#: V1

9 Page 9 December 4, 2018 Requested Variances and Justification: cont'd/ The applicant is also requesting the following variances to City of Coquitlam Subdivision and Development Servicing Bylaw No. 3558, 2003 (staff comments in italics): 4. In Schedule A, Part 5.10 Roads and Lanes, the Design Speed for Mitchell Street (Collector Street) is reduced from 50 km/h to 40 km/h. Applicant's Rationale: A road designed to 50 km/h requires a minimum centerline curve radius of 105 m. and a road designed to 40 km/h requires a minimum centerline curve radius of 55 m. The applicant is proposing a curve radius of 65 m. If a 105 m, radius was used, the intersection of Mitchell Street and Harper Road would have been at a higher elevation and more earth fill, and potentially more retaining walls, would have been required. The use of a 65-m. radius allows Mitchell Street to tie in to Harper Road at a lower elevation and requires less fill for construction while still meeting other engineering road design objectives. The 65-m. radius curve is justified because Mitchell Street meets Harper Road at a 90-degree intersection, and northbound travelers would be approaching a stop sign, travelling slower than 50 km/h. Furthermore, the 65-m. radius curve is a left hand curve (as seen by the northbound traveler) and the stop sign will be visible to the travelers as they approach the intersection. Mitchell Street is classified as a collector street and therefore should be designed with a design speed of 50 km/h, and a minimum centerline radius of 105 m. The applicant is proposing the centerline radius of 65 m.for the northernmost portion of Mitchell Street (the portion adjacent to Lots 7 and 8). The proposed centerline radius of 65 m. is a more pronounced curve than a 105 m. radius curve. As a result, this portion of Mitchell Street is designed for vehicles travelling at 40 km/h instead of 50 km/h (Attachment 6). Mitchell Street meets Harper Road at a stop-sign controlled intersection, which will help reduce vehicle speeds on this portion of Mitchell Street to 40 km/h. Furthermore, Mitchell Street meets Harper Road at a 90-degree intersection, which provides sufficient sight distance for all intersection approaches. The remaining extent of Mitchell Street that will be dedicated and constructed as part of the proposed development will comply with the Collector Street design criteria established in the Subdivision and Development Servicing Bylaw. Staff agree with the applicant's rationale and are supportive of the requested variance. Bylaw No. 4942, 2018 Zoning Amendment Bylaw No. 4942, 2018 (Attachment 8) has been prepared for Council's consideration. Adoption of this Bylaw would rezone the area outlined in black as noted in Schedule A. File#: / RZ/l Doc#: V1

10 Page 10 December 4, 2018 Development Variance Permit Should Council support the variance in principle, in the upcoming Public Hearing Brief staff will recommend that Council authorize issuance of DVP DV (Attachment s) at the January 28, 2019 Council meeting. Notice to property owners and tenants within a 100 m radius of the properties will be completed in conjunction with the Public Hearing notice, should Council refer fylaw No. 4942, 2018 to Public Hearing. Financial Implications: There are no immediate financial impacts with this report, though the proposed development will generate City Development Cost Charges (DCCs) estimated at approximately $483,840, voluntary Community Amenity Contribution (CAC) funds estimated at approximately $115,500, and funds for 5% cash-in-lieu of parkland as required under Section 510 of the Local Government Act. The applicant is also required to pay a previously-negotiated amenity contribution of $5 million toward enhanced park amenities and sports field facilities adjacent to the future secondary school site in the Smiling Creek Neighbourhood. This Amenity Contribution will be payable at the time the proposed subdivision is registered at the Land Title Office. Conclusion: Staff support the proposed rezoning for the following reasons: The proposed development is consistent with the land use designation and with the associated policy objectives of the PCNP; Protection measures to minimize possible impact to buildings and properties located adjacent to forested areas from the potential risk from wildfire will be incorporated; Appropriate land uses and lot sizes are proposed that are compatible with adjacent land uses and seek to minimize retaining wall usage and heights; and The dedication and construction road to complete extensions of Harper Road and Mitchell Street, in keeping with the City's Subdivision and Development Servicing Bylaw. Staff remmmend that Council give first reading to Bylaw No. 4942, 2018 and refer the bylaw to Public Hearing. File#: / RZ/l Doc#: V1

11 Page 11 December 4, 2018 Attachments: 1. Location and Adjacent Zoning (Doc# ) 2. Existing OCR Land Use Designations (Doc# ) 3. Proposed Subdivision Layout (Doc #s and ) 4. 'Area 1' transition lands from the Steep Slope Development Review report (Doc# ) 5. Retaining wall schematics (Doc# ) 6. Proposed Mitchell Street road curve (Doc# ) 7. Building height schematics (Doc# ) 8. Zoning Amendment Bylaw No. 4942, 2018 (Doc# ) Schedule A (Doc# ) 9. Development Variance Permit No DV (Doc# ) Appendices (Doc# ) This report was prepared by Stephanie Holland, Planner 2 and reviewed by Pat Lau, Planner 3 and George Fujii, Director Development Services. File #: / RZ/l Doc#: V1

12 ATTACHMENT 1 LOCATION AND ADJACENT ZONING N Application No.: RZ 3541 & 3640 Sheffield and 1445 Shay Map Date: 12/3/2018 S I Meters Zoning Boundary CoQuitlam RZ ORTHO DW

13 ATTACHMENT 2 / ///////////// N / ////////////y/y / ////////////// / ////////////// / ////////////// / ////////////// / ////////////// > /////////////y EXISTING OOP LAND USE DESIGNATIONS N Compact Low Density Residential Future Neighbourhood Park Application No.: RZ ''''/30/2018 Townhousing Large Single Family Neighborhood Centre School ^ Parks and Recreation H Other Open Space biw- j RZ OCR DW

14 ATTACHMEhrr 3A rsubdivision PLAN OF PART OF LOT 2, SECTION 18, PLAN EPP49564, EXCEPT PLANS EPP50859, EPP61635, EPP76278 AND EPP76279, LOT 7, SECTION 17, PLAN EPP76279 AND LOT 215 SECTION 18, PLAN EPP61635, ALL OF TOWNSHIP 40, NWD NOTES: 1. Subject Property 2.C 3 Initial Subdivision Area OWNERS: Double Kappa Holdings Ltd. APPLICANT: Wesbuild Holdings Ltd. DATE: STATUS: SKETCH NO.: SD SCALE: 1:1000 PREPARED BY: DW CoQuitlam SD_zm_DW.dwg

15 ATTACHMENT 3B f SUBDIVISION PLAN OF PART OF LOT 2, SECTION 18, PLAN EPP49564, EXCEPT PLANS EPP50859, EPP61635, EPP76278 AND EPP76279, LOT 7, SECTION 17, PLAN EPP76279 AND LOT 215 SECTION 18, PLAN EPP61635, ALL OF TOWNSHIP 40, NWD NOTES: Subject Property OWNERS: Double Kappa Holdings Ltd. APPLICANT: Wesbuild Holdings Ltd. DATE: STATUS: SKETCH NO.: SD SCALE: 1:3500 PREPARED BY: DW CoQuitlam SD_DW.dwg

16 ATTACHMENT 4...I CITY-OWNED LAND DECEMBER R2 loo :5000 Burke Mountain II Limited Partnership Pre-Development Grades Appendix E

17 a W E S B I L D asaszpm»ac4ssusttl>«l)»i)ww'*'watfvtf<>2e^ac45<^^ S»vy»B OW'T Thw SujnW»i InterCAD CONSUUING ENGINEERS CoQuitlam Eng'neerrg & Pti>fc Works 3000 GulMM v«y Coqutem. BC vae 7N2 1: ' 21 AC45-PC2E FOR LOT GRADING CROSS SECTIONS SEE SHEETS 18 TO 21 Partington Creek Parcel PC-2E nschrri* Lot Grading Plan I n X I 3 vn

18 0/ / ov # CURB AND BUTTER ttyp» CONCRETE SIDEWALK (TYP) DVP for Collector Street design speed from 50km/h to 40km/h I FOR ROAD PROFILES SEE SHEETS 11 AND 121 'ffh 4J4, WESBILD 16 3MU4 PM 9atv»w *n>id SKond aa>nk>*n MucM Soap* E«a itow InterCAD InterCAD lo PirailKKE "=" " CONSULTING ENGINEERS T>M» (Wrtc """"" CoQuitlam Engiweri^ & Pubfc Wtxks MOO GUWKM VMy Cogutem. BC V3a 7N2 I FOR TYPICAL SECTIONS SEE SHEET 131 1:500 9 AC45-PC2E Partington Creek Parcel PC-2E Road Concept Plan I n z S m 5

19 BUILDING HEIGHT VARIANCE WILL NOT RESULT IN TALLER BUILDINGS AS SEEN FROM STREET STREETSCAPE PLAN PC-2C PC-2t PROPOSED DEVELOPMENT STREETSCAPE >- MrrCHELL STREET PROPERTY UNE PRORLE I n z I 5

20 NOTES: ON THE DOWNHILL LOT. THE MAIN FLOOR ELEVATION IS SET BY THE MAXIMUM DRIVEWAY GRADE (10%). AS A RESULT, IT SETS THE UPPER FLOOR ELEVATION AND THE ROOF ELEVATION BY REDUCING THE HEIGHT OF THE RETAINING WALL IN THE BACKYARD, THE DATUM FROM WHICH THE BUILDING HEIGHT IS CALCULATED IS LOWERED, RESULTING IN THE PROPOSED BUILDING BEING OVERHEIGHT. ON THE UPHILL LOT, THE GARAGE OR MINIMUM BUILDING ELEVATION IS SET BY THE MAXIMUM DRIVEWAY GRADE (10%). ON THE OTHER HAND, THE REDUCED RETAINING WAU HEIGHT RESULTS IN A HIGHER BACKYARD. THEREFORE, THE HEIGHT OF THE BASEMENT/GARAGE LEVEL NEEDS TO BE INCREASED IN ORDER TO MAINTAIN THE SAME RELATIONSHIP BETWEEN THE MAIN FLOOR AND THE BACKYARD. 3 THE BUILDING HEIGHT VARIANCE WILL ALLOW THE BUILDINGS TO ABSORB THE STEEP TERRAIN MORE EFFECTIVELY. DrtAn DOWNHILL LOT UPHILL LOT ROAD 1 1 NEW DATUM BASED ON REDUCED WALL HEIGHT ITYP) 1 1 E 1 o < 2 0. L 'o> ORIGINAL RETAINING WALL HEIGHT > 2.4m HEIGHT OF BASEMENT NEEDS TO BE INCREASED / /. I 1 / / 10* TYPICAL SECTION THROUGH LOTS T3 &} OQ n> ISJ o

21 CoQuitlam ATTACHMENT 8 City of Coquitlam BYLAW BYLAW NO. 4942, 2018 A Bylaw to amend the "City of Coquitlam Zoning Bylaw No. 3000,1996" WHEREAS 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 Cavernment Act, R.S.B.C., 1996, c. 323; NOW THEREFORE, the Municipal Council of the 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. 4942, 2018." 2. Schedule "A" to Bylaw No. 3000,1996 shall be amended as follows: The portions of properties within the area outlined in black on the map attached and marked "Schedule 'A' to Bylaw No. 4942, 2018" is rezoned from A-3 Agricultural and Resource to RS-8 Large Village Single Family Residential and RS-9 Large Single Family Residential. (These properties are situated at 3541 & 3460 Sheffield Avenue, and 1445 Shay Street, and are legally described as: Rem. Lot 2 Section 18 EPP49564 (PID ); Lot 7 Section 17 EPP76279 (PID ); and Lot 215 Section 18 EPP61635 (PID ); all of Township 40 New Westminster District) READ A FIRST TIME this CONSIDERED AT PUBLIC HEARING this READ A SECOND TIME this READ A THIRD TIME this day of day of day of day of GIVEN FOURTH AND FINAL READING and the Seal of the Corporation affixed this day of MAYOR CLERK File #: / RZ/l Doc #: V1

22 SCHEDULE 'A' to BYLAW 4942, 2018 NOT TO SCALE SCHEDULE 'A' TO BYLAW 4942, RZ SCHEDULE A DW

23 ATTACHMENT 9 CoQuitlam City of Coquitlam DEVELOPMENT VARIANCE PERMIT DEVELOPMENT VARIANCE PERMIT NO DV 35418( 3460 Sheffield Avenue and 1445 Shay Street Doc#: V1 ISSUED BY: CITY OF COQUITLAM a municipal corporation, with offices at 3000 Guildford Way, Coquitlam in the Province of British Columbia, V3B 7N2 (the "City") ISSUED TO: Double Kappa Holdings Ltd. Inc. No. BC a company duly incorporated pursuant to the laws of the Province of British Columbia and having its registered and records office at Suite 2650 Park Place 666 Burrard Street Vancouver BC V6C2X8 (the "Permittee") This Development Variance Permit applies to and only to those lands, within the City, described below, and any and all buildings and structures thereon Sheffield Avenue Lot 2 Section 18 Township 40 New Westminster District Plan EPP49564 except Plans EPP50859,EPP61635, EPP76278 and EPP76279 Parcel Identifier: Sheffield Avenue Lot 7 Section 17 Township 40 New Westminster District Plan EPP76279 Parcel Identifier: Shay Street Lot 215 Section 18 Township 40, New Westminster District Plan EPP61635 Parcel Identifier: (the "Lands") File# / DV/l Doc#: 3l60789.vl

24 DEVELOPMENT VARIANCE PERMIT NO DV AND WHEREAS the Permittee has made application for a Development Variance Permit in regard to the Lands pursuant to Part 14 of the Local Government Act R.S.B.C. 2015, c. 1 as amended; NOW THEREFORE, the City in consideration of the covenants and conditions contained herein hereby issues this Development Variance Permit in respect of the Lands to the Permittee as follows: 1. Subject to Bylaws. This Development Variance Permit is issued subject to all requirements contained in the City's Bylaws except where specifically varied or supplemented by this Development Variance Permit. 2. Compliance with 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 D) which are hereby incorporated into and form part of this Development Variance Permit. 4. Variances are Authorized Only for the Development Associated with this Permit. The variances contained in this Permit are only applicable to the development associated with this Development Variance Permit and applies to only that portion of the buildings and structures identified under Section 3. This Permit does not apply to any future alterations, additions or replacement of the buildings and structures. 5. Completion of Deveiopment/Lapse of Permit. Pursuant to s. 504 of the Local Government Act, this Development Variance Permit will lapse if subdivision has not been finalized within two (2) years of the authorized date of this permit (The authorized date is the date of the Council Resolution). 6. 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 following the meeting at which the decision was made. 7. Conc//t/ons. The following conditions are hereby imposed: A. 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 sketch SD, which is attached hereto and labelled (Appendix A). File #: / DV/1 Doc #: 3l60789.vl Page 2 of 4

25 DEVELOPMENT VARIANCE PERMIT NO DV 8. Variances. Pursuant to s. 498 of the/.oco/ Covernwenf 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. In Subsection 1008(l0){a)(ii) in Part 10 One-Family Residential Zones, the maximum building height is increased from 11 metres (36 ft.) to 12 metres (39 ft.) for proposed Lots 1-20 as shown in Appendix B; 2. In Subsection 1009(lO)(a)(ii) in Part 10 One-Family Residential Zones, the maximum building height is increased from 11 metres (36 ft.) to 12 metres (39 ft.) for proposed Lot 21 as shown in Appendix B; and 3. In Subsection 516(5) in Part 5 General Provisions, the maximum height permitted for individual retaining walls is increased from 2.4 metres (8 ft.) to 4.6 metres (l5 ft.) for the portion of walls on Lot 21 as shown in Appendix C. B. Subdivision and Development Servicing Bylaw. The provisions of the City of Coquitlam Subdivision and Development Servicing Bylaw No. 3558, 2003, as amended are varied or supplemented as follows: 1. In Schedule A, Part 5.10 the Design Speed for Mitchell Street (Collector Street) is reduced from 50km/h to 40km/h, as shown in Appendix D. File#: / DV/l Doc#: 3l60789.vl Page 3 of 4

26 DEVELOPMENT VARIANCE PERMIT NO DV Authorized by the City, on the day of_, (Authorized date is the date of the Council Resolution) In witness whereof this Development Variance 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 CITYOFCOOUITLAM 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 Variance Permit is issued. Double Kappa Holdings Ltd. Inc. No. BC Name of Permittee Signature of Permittee (or Authorized RepresentMive of Permittee) Printed name of Signatory (if different from above) File #: / DV/1 Doc #: 3l60789.vl Page 4 of 4

27 APPENDIX A SUBDIVISION PLAN OF PART OF LOT 2, SECTION 18. PLAN EPP EXCEPT PLANS EPP EPP61635, EPP76278 AND EPP76279, LOT 7, SECTION 17, PLAN EPP76279 AND LOT 215 SECTION 18, PLAN EPP61635, ALL OF TOWNSHIP 40, NWD NOTES: 1.' ' Subject Property 2.1 I Initial Subdivision Area OWNERS: Double Kappa Holdings Ltd. APPLICANT: Wesbuild Holdings Ltd. DATE: STATUS: SKETCH NO.: SO SCALE: 1:1000 PREPARED BY: DW CoQuitlam SD_zm_DW.dwg

28 BUILDING HEIGHT VARIANCE WILL NOT RESULT IN TALLER BUILDINGS AS SEEN FROM STREET STREETSCAPE PLAN PC-2C ^ PC-2E PROPOSED DEVELOPMENT STREETSCAPE MITCHELL STREET PROPERTY UNE PROFILE > TJ D g X UJ

29 > NOTES: ON THE DOWNHILL LOT, THE MAIN FLOOR ELEVATION IS SET BY THE MAXIMUM DRIVEWAY GRADE (10%). AS A RESULT, IT SETS THE UPPER FLOOR ELEVATION AND THE ROOF ELEVATION BY REDUCING THE HEIGHT OF THE RETAINING WAU IN THE BACKYARD, THE DATUM FROM WHICH THE BUILDING HEIGHT IS CALCULATED IS LOWERED, RESULTING IN THE PROPOSED BUILDING BEING OVERHEIGHT. ON THE UPHILL LOT, THE GARAGE OR MINIMUM BUILDING ELEVATION IS SET BY THE MAXIMUM DRIVEWAY GRADE (10%). ON THE OTHER HAND, THE REDUCED RETAINING WALL HEIGHT RESULTS IN A HIGHER BACKYARD. THEREFORE, THE HEIGHT OF THE BASEMENT/GARAGE LEVEL NEEDS TO BE INCREASED IN ORDER TO MAINTAIN THE SAME RELATIONSHIP BETWEEN THE MAIN FLOOR AND THE BACKYARD. 3 THE BUILDING HEIGHT VARIANCE WILL ALLOW THE BUILDINGS TO ABSORB THE STEEP TERRAIN MORE EFFECTIVELY. ROAD DOWNHILL LOT UPHILL LOT ROAD NEW DATUM BASED ON REDUCED WALL HEIGHT (TYP) ORIGINAL RETAINING WALL HEIGHT > 2.4m HEIGHT OF BASEMENT NEEDS TO BE INCREASED- 1 E ^ 9 E x' s 1 2 q < k ' u y 1 - r / ' / / (L ' TYPICAL SECTION THROUGH LOTS o a X C9

30 L -ffh W E S B I L D iemoe a&z&z PM K*C45\usTNSNW\0wertN»Pi«Pi^>PC«2EVM>9«aEw<i»» Pi^Wafy SwvkVp Dw'»ir' BwlJMdSao»toP»a.>CTE InterCAD CONSULTING ENGINEERS CoQuitlam Enghmihg S Pubfc VMxks 3000 QuiUMJ W»y Osqutem. BC V3B TKZ 1:500 J:; 17 " 21 AC45-PC2E FOR LOT GRADING CROSS SECTIONS SEE SHEETS 18 TO 21 Partington Creek Parcel PC-2E Lot Grading Plan > o V o >< n

31 DVP for Collector Street design speed from 50km/h to 40km/h I FOR ROAD PROFILES SEE SHEETS 11 ANDI^ I FOR TYPICAL SECTIONS SEE SHEET 131 L W E S B I L D )e 3MS44 PM kvkc45\ijstmimh0e»qnv^19f>la\pc>2aac49*^ Stjme BB«lU(»OScat»tol»»CT»OgC ry swv tig P»sW' * sxirnir.'>" InterCAD CONSULTING ENGINEERS CoQuitlam Ena)r>eefhg S Pubt: VMxks 3000 Gu'ilbfd V«y Coquhkm. BC V36 7M2 1:500 9 "21 AC45-PC2E Partington Creek Parcel PC-2E Road Concept Plan z o x o