Burrard Street Vancouver BC V6C 2X8 Legal Description of Property: Pel B Except Plan BCP 12777, Sec 13, Twp 39, Plan BCP 12776

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1 Copuitlam For Committee February 24, 2006 Our file: / RZ/1 Doc#: vl To: From: City Manager General Manager Planning and Development Subject: Preliminary Report on Application for Zoning Amendment Bylaw No. 3736, 2006 ( RZ) and Five Percent Park Dedication Requirements ( SD) for Proposed Subdivision at 1360 Coast Meridian Road - Commonly referred as Parcel D5 For: Committee of the Whole Name of Applicant: Address of Applicant: Name of Owner: Address of Owner: Wesbild Holdings Ltd Johnson Street, Coquitlam BC V3E2T1 Double Beta Holding Corp Burrard Street Vancouver BC V6C 2X8 Legal Description of Property: Pel B Except Plan BCP 12777, Sec 13, Twp 39, Plan BCP Address of Property: Present Zoning Category: Requested Zoning Category: Present CWOCP Designation: Proposed CWOCP Designation: No change Proposed Development: 1360 Coast Meridian Road RS-2 One-Family Suburban residential RS-7 Small Village Single Family.Residential and P-5 Special Park Small Village Single Family and Environmentally Sensitive Areas Approximately 26 single family residential lots, a neighbourhood park as well as streamside protection and enhancement areas Recommendation 1. That Council give first reading to City of Coquitlam Zoning Amendment Bylaw No. 3736, 2006; 2. That Bylaw No. 3736, 2006 and application RZ be referred to Public Hearing; 3. That Council require the owner of the proposed subdivision under file SD to provide land that equals five percent of the area being subdivided to address the provisions of Section 941 of the Local Government Act. City of Coquitlam

2 Page 2 February 24, 2006 Executive Summary This application, which seeks to develop lands in accordance with the Upper Hyde Creek Village Neighbourhood Plan (UHCVNP), relates to the rezoningof an approximate 6.5 acres parcel of land generally located south of Millard Avenue to the west of Coast Meridian Road. The subject site is currently undeveloped and West Watkins Creek parallels its eastern boundary. Rezoningof the lands, if approved by Council, would facilitate development of single-family residential lots and a neighbourhood park abutting Millard Avenue. The proposal features a "green street" pilot-a short, park-tike street where landscape replaces the typical curb and pavement and is directly fronted by single-family homes. With respect to provisions of parkland dedication arising from subdivision pursuant to Section 941 of the Local Government Act, staff is recommending that a transfer of land for the neighbourhood in the amount of five percent of the subject parcel be provided by the applicant. The application is consistent with the policies of the UHCVNP. Concurrent applications for subdivision and Development Permit relating to these lands have also been received. Some variances to Zoning as well as Subdivision and Development Servicing Bylaw regulations are proposed and these would be specified in the Development Permit. Staff is bringing forward the draft Development Permit to Council for its information in this report and will be seeking Council authorization of it should the rezoning application be considered for fourth and final reading. As the application is generally consistent with established UHCVNP policies, staff is recommending first reading of the Zoning Amendment Bylaw and referral of the rezoning application to Public Hearing. Background and Proposed Development The subject site is located within the UHCVNP area of Northeast Coquitlam. That plan, adopted by Council on July 05, 2004 set the general land use pattern and development policies for this area. In accordance with UHCVNP policy direction, this application seeks to rezone these lands to RS-7 Small Village Single Family Residential and P-5 Special Park, as indicated on Schedule A to Bylaw No. 3736, This rezoning application has been accompanied by a concurrent application for a Development Permit (relating to streamside protection and enhancement) as well as an application for subdivision. This currently undeveloped 6.5-acre (2.6 hectare) parcel is located south of Millard Avenue and west of West Watkins Creek (Attachment i). The development proposal as shown on subdivision sketch SD (Attachment 2) envisions the following: 26 RS-7 single-family lots each having a minimum lot area of 340 square metres; approximately 2.3 acres (0.9 hectares) of P-5 parkland which includes a 0.65 acre (0.26 hectare) neighbourhood park. File #: / RZ/1 Doc #: Vl

3 Page 3 February 24, 2006 Background and Proposed Development cont'd/ It is important to note that the plans being submitted at this point may be subject to minor changes that may arise from subdivision or other servicing requirements. Although exact development yields may change upon finalization of the subdivision, development would be in accordance with Council-approved rezoningof the lands. The subdivision is considered technically feasible by staff. In accordance with UHCVNP direction, the proposal incorporates a "green street" pilot that is located on one short section of a local street in the centre of the development. This green street integrates with the open space associated with West Watkins Creek and the neighbourhood park. Primary access to this development will be from Millard Avenue, until such time as further development of adjacent and nearby properties occurs. Staff Review dtywide Official Community Plan As noted, the proposed zoning is in accordance with the CWOCP and, more specifically, with the Upper Hyde Creek Village Neighbourhood Plan (UHCVNP). CWOCP policy regarding the timing of a rezoning ensures that new development is not premature and requires that servicing of a proposed site be shown to be feasible. As required by this policy prior to referral of an application to Public Hearing, the proposed development was found to be technically feasible by City staff. With respect to CWOCP policies, the proposal responds to the planning principles and development objectives set out in the UHCVNP. For example, the development proposal: Protects environmental health through the protection of environmentally sensitive areas and the restoration and enhancement of sensitive habitats; Integrates parks and the natural environment through the connection of parks, natural areas and civic spaces with a network of trails, sidewalks, walkways and the green street coincident with proposed roads and bridge crossings; Increases transportation choices by providing a network of streets, dedicated pedestrian and cycling routes; Incorporates a unique pilot project in the form of a "green street" in which a short section of typically paved street is replaced with a landscaped linear park-like treatment File #: / RZ/1 Doc #: Vi

4 Page 4 February 24, 2006 Environmental Services West Watkins Creek defines the eastern boundary of the subject site. West Watkins Creek is considered to be a permanent, fish-bearing watercourse and is designated as an Environmentally Sensitive Area in the UHCVNP. The applicant engaged a professional environmental consultant (Enkon Environmental Ltd.) to assess environmental conditions within 50 metres of the top-of-bank of this watercourse as required under the environmental DP. Through the work of the environmental consultant, no species at risk or species of special concern were observed or captured within the subject site. Based on the analyses of the specific features and functions of the watercourse and its associated riparian environment, and following the streamside protection provisions of the City's Zoning Bylaw, the consultant determined the width of the Streamside Protection and Enhancement Area (SPEA) setbacks. It is also important to note that staff worked in an iterative manner with the applicant and the consultants to find site planning solutions that would appropriately integrate neighbourhood development - which tends to be rectilinear in pattern - with environmental imperatives - which are typically more organic inform. As a result of those efforts, the following SPEA setback widths have been proposed in this application: With respect to the west side of West Watkins Creek, a SPEA setback width that is no less than 19 metres from the top of bank and in some areas is 30 metres to protect environmentally sensitive areas. According to the consultants, the City's Zoning Bylaw would require a continuous 30 metre SPEA setback. The applicant presented the proposals for SPEA setbacks to Fisheries and Oceans Canada (DFO) through the City's Environmental Review Committee. DFO had no objection to the proposals provided that: (i) the riparian enhancement works as proposed by the applicant's consultants are implemented; and (ii) the SPEA is permanently protected. Staff notes that the applicant's proposal for riparian enhancement, which has been found to be acceptable to City staff, has been referenced as a requirement of the Development Permit. The proposed SPEA will be protected through transfer of ownership of the land tothecity ; To ensure long-term physical protection of the SPEA, permanent fencing is to be installed along the SPEA boundary in accordance with the City's standard specifications. Prior to the installation of permanent fencing, a hazard tree assessment must be completed by a certified arborist for existing trees along the outside edge of the SPEA. Should hazardous trees be identified and removed, the riparian replanting plan may need to be adjusted to provide for replacement vegetation. Beyond the boundaries of the SPEA, a three-metre root protection zone as well as a six-metre building (i.e. rear yard) setback will be established. Permanent small scale signage identifying the SPEA's will also be required. File #: / RZ/1 Doc #: Vl

5 Pages February Transportation Planning Transportation Planning staff has reviewed the proposed concept. In accordance with UHCVNP policy direction, the development proposal incorporates a grid pattern of public streets, with individual access provided by rear lanes. Given that this application is in accordance with UHCVNP land use policies, staff did not require a traffic impact study. As previously noted, primary vehicular access into the development will be from Millard Avenue; in the future, when neighbouring properties to the south develop, access southward towards David Avenue is anticipated. As noted, a green street pilot project is proposed for a central local street - a length of about 70 metres-onto which 13 single-family homes have frontage. Staff recognizes that while the green street pilot project will have environmental, aesthetic and social benefits, the deletion of the traveled (paved) portion of the street will reduce the supply of on-street convenience parking immediately in front of homes. Upon detailed analysis, it was estimated that in terms of overall parking within the development parcel, the green street would result in a 21 percent reduction in total on-street parking (41 spaces instead of 52 spaces). This calculation is based on all available on-street parking; since on-street parking in most singlefamily neighbourhoods is seldom used to full capacity, the effective impact is considered to be less. Staff contends that this minor reduction in convenience parking is acceptable given the benefits of the pilot project. It is further noted that the lots fronting the green street are zoned as RS-7 and secondary suites are not a permitted use. Staff will require that restrictive covenants be registered on the titles of these lots alerting homeowners of this prohibition. Development Servicing The applicant has submitted preliminary concepts demonstrating how the proposed development can be serviced in accordance with applicable City bylaws including the Subdivision and Development Servicing Bylaw and Stormwater Management Policy and Design Manual. The proposed development has been found to be technically feasible as follows: Stormwater Management - As the development is located within the Hyde Creek watershed, the requirements of the Hyde Creek Integrated Watershed Management Plan (HCIWMP) must be respected. Additionally, the applicant will develop the site in accordance with the terms of the City's Low Impact Development standards. Water Servicing - Development of this site is contingent on the completion of the David Avenue Pump Station and David Avenue water supply mains from Pipeline Road to Coast Meridian Road. Contracts for the construction of these facilities have been or are in the process of being awarded by the City. Final subdivision approval will require that water service has been provided. File #: / RZ/1 Doc #: Vl

6 Page 6 February Development Servicing cont'd/ Sanitary Servicing - Sanitary servicing will be sized to facilitate future connection from adjacent properties. City Engineering will confirm requirements at the subdivision stage of this application. Road Standards - The proposed road layout is consistent with the UHCVNP road network concepts. Variance to the Subdivision and Development Servicing Bylaw are necessary to facilitate construction of the green street pilot project. Leisure and Parks Services Leisure and Parks Services staff has reviewed the development plans and has provided input into the green street design which will tend to function like a linear park. A Local Area Service Bylaw in accordance with Section 210 of the Community Charter is to be established to generate funds from benefiting landowners to maintain street boulevards and the green street The development concepts generally comply with the UHCVNP's Park and Open Space Concept Plan. As per that plan, the applicant will be responsible for a pedestrian bridge across West Watkins Creek in the vicinity of the south property boundary; until such time as the neighbouring property to the east develops, this bridge will not be physically constructed. Fire Department The Fire Department has been consulted as the development proposal has evolved throughout the staff review process. Comments relating to fire hydrant spacing, water supply, and locations of primary response points will be addressed at the detailed servicing design stage. With respect to the green street, emergency response will occur from the rear lanes which have additional width to accommodate fire truck access and set-up. The Fire Department has also requested that homes fronting the green street be sprinklered. Development Permit As noted above, Development Permit areas have been established for Northeast Coquitlam in an effort to protect environmentally sensitive areas surrounding the area's various watercourses. Policy A-9.7 and A-9.8 specifically refer to developments within 50 metres of a watercourse's top-of-bank. A draft Development Permit is attached (Attachment 3) to this report for Council's information; should this application for rezoning be considered by Council for fourth and final reading, authorization of the Development Permit would be recommended at that time. In accordance with CWOCP policies, the applicant has submitted an assessment by a Professional Engineer with expertise in geotechnical matters in order to ensure that any potential hazard of land slippage, bank erosion, flooding or drainage blockage are identified. The applicant has also submitted an assessment by a registered professional biologist that identifies environmentally sensitive areas and features. File#: / RZ/1 Doc #: Vl

7 Page? February 24, 2006 Development Permit cont'd/ The biologist report includes an analysis of the potential impact of the proposed development. An arborist report has been submitted in which existing trees and undergrowth have been evaluated; in areas where significant mature trees were identified, those have been preserved through adjustments to the site design. A replanting and enhancement plan for the streamside protection areas has been reviewed by staff and has been found to be acceptable. Through the Development Permit process, environmentally sensitive areas and setbacks have been established which have been reviewed and are recommended by the City's Environmental Review Committee. As noted, a variance to Section 5l9(2)(v) of Zoning Bylaw No. 3000,1996 has been proposed and is incorporated. The applicant has submitted a re-planting and enhancement plan to the satisfaction of City staff; these plans strive to replace and enhance native vegetation along the riparian corridor of West Watkins Creek. As reflected in the proposed Development Permit, the applicant has agreed to develop the lands in accordance with the following conditions and objectives: Transfer of ownership of all P-5 zoned lands to the City, with the exception of approximately 2630 square metres of the neighbourhood park (see details in Parkland Dedication section) which will be acquired by the City; As specified in the re-planting and enhancement plan, removal of invasive species prior to re-planting. A fence will be built along the SPEA boundaries to protect the riparian area. Small scale signs are to be posted along the boundary that read "Sensitive Fish Habitat No Disturbance Area". Parkland Dedication Effective January i, 1995, Council authorized staff to implement the provisions for five percent parkland dedication pursuant to Section 941 of the Local Government Act (LGA). Under this Section, local governments can require persons subdividing land to provide five percent of the land for parkland purposes or pay cash-in-lieu. This requirement would be separate from the collection of Development Cost Charges. Council must consider each application separately and advise whether or not the five percent provisions apply. Contingent upon Council's approval of the rezoning of the subject lands as detailed in this report, staff is recommending that the five percent provision of parkland relating to the subdivision application at 1360 Coast Meridian Road be taken as land for the proposed neighbourhood park. It is recognized that the amount of land anticipated in the UHCVNPforthe neighbourhood park exceeds that amount; the remaining lands for active park use will be secured by the City using parkland acquisition funds (DCC funds). File ff: / RZ/l Doc #: vl

8 Pages February 24, 2006 Parkland Dedication cont'd/ City staff has considered the subdivision proposal concurrently with its review of the rezoning of the subject lands. The UHCVNP provides specific guidance relating to the needs of active parkland within the subject development area and the applicant's proposal in this regard is consistent with established policy. As per the UHCVNP, neighbourhood parkland needs for this site have been met in this proposal. Bylaw No. 3736,2006 Bylaw No. 3736, 2006 (see Attachment 4) has been prepared for the consideration of Council. Adoption of this Bylaw would rezone the areas outlined in black as noted. Conclusion This rezoning application relates to a 6.5-acre land parcel that is generally located south of Millard Avenue to the west of Coast Meridian Road. A rezoning to facilitate development of single-family lots, a neighbourhood park and streamside protection areas would be consistent with policies outlined in the UHCVNP. Staff is supportive of the rezoning and is recommending first reading of the bylaw and referral of these applications to Public Hearing. A concurrent application for a Development Permit has also been received and a draft Development Permit has been attached to this report. Should the rezoning application advance to fourth and final reading, it is recommended Council consider authorization of the Development Permit at that time. JAMES LMclNTYRE.MCIP DL/KTM/TH/lmc Attachments: 1. Location Map 2. Subdivision Sketch 3. Draft Development Permit 4. Bylaw No. 3736,2006 File tt: / RZ/1 Doc#: vl

9 ATTACH MENT1 QUEENSTON AVENUE REMA DAVID AVENUE RZ 1360 Coast Meridian Road 05/05/31 Applicant: Wesbild HoldingsLtd. Owner: Double Beta Holdings Ltd. Legal: PCL B, EXCEPT PLAN BCP 12777, SEC 13, TP 39, PLAN BCP PID: Zoning: RS-2 to RS-9 and P-5 007l14rz.dwg

10 C\J V- z 111 S X o V- PROPOSED SUEJDIVISION OF PARCEL 'B' (REFEF BCP12776). EXCCPT PART ON REFERENCE PLA EN< N 5 SECTION 1 3, TC)WNSHIP 39, NEW WESTMINSTER DIETRICT. I- I (, UJ S V 0= \ x <o N > 0 D.G. Hux ey B.C. Lond Surveyor Abbotaford. B.C. Phone: , Fox: f Lot 5 Plar SRW Plon C 5 3tB.Sm226 «B B51.9m2 S 3 c I H o-n2 M-*" m Plon 2301 i 398.5m * 652.0^2».4ma21 c c P: t )' * mi S o 5 w^ lt 19 ~ - E.y Flu.. tmp5330t 31.M 11 ;.,,, 434.)Mm :? ^ S «m j 10 «;'b Mm 3 "' «m «..) wm 3Z.S J?\an g Kim - i -. 8 ' »qm S 7 S iqm S i M-«7.... S «m 8 * J«*«S 5 ««420.2 sqm *. 3 M.41 " iqm S., 4.; Mm S ' 3i» 31 JJ B.I; = Plan b d ',01 N)' -, 0-19'IB" 3 0"I9'16" o «105.2J7 M 3 i 0-19'16" Q'19'16" :E PLAN CP12777; Lot 14 Plan S 9Q'07'«5" I y Ufl '07'47" 3 ^ 'C 7;/RDADfl / ^ «. «^ SEC." ri r i i 3 "TP. \ D 90* " <_4 z., S S 18 2 i 373,5 m rr i '53" X "X ^ i al t - 29 S! 2* r j ha TQ b " 0.65 OCI-M _ p b n p; b, ^ S S S ^ O SO'OS'SS" \ ml B a m2 o g 34,000 5^ OB-53" < S 10.0 /7.000».9BfT\ " '/T, /90MH "-'*<.-~,LK* ns 8.000^X0,7.83,0000 'O-OOO ^^ ^ 26 \ 1 ll to + r b a Xb a V ii < r- B M? A '" -' \ s E! I s E / &L^9 ZONING REOUlREhENTS ZONE: RS7 Small Village Single Faml FRONT YARD: 4. 0 m SIDE YARD: I.2S m s O. 9O m REAR YARD: 6.2 m ESIDE YARD: 3. 0 m o, WIDTH MIN: 10.0 m ' m corner % DEPTH MIN: 34.0 m AREA MIN: sqm sqm I TARGETS: house to 13 m depth E 1/2 Lot 2 Plan *07'4S' WILLARD AVENUE S J* ( m \. Total Arid m2 X y j$ _ 90'OB'53" jo" /(+? J ««,«-»«^^i-^"- / i < D t* ' j # / jjl^~~~! «13.10 a, S 8 CM to (M r S Kem Parcel 'B' i ' wp~* ~ q \\\ 328'44'00" " " Nfe ^ Pfan BCPI277 6 i V^~ o S K y P8ESENT ' L»\ Porcel 'A' NATURWTBOUNC,^4.236 X~^!> / ys9lhs3s r Pton 8CP12777 \ f ' '"*/X / RefXon 8CP12 / 3*7.7iq " Vj,\ 1 -'I// S SMALL VILLAGE SINGLE FAMILY %zf-$sr 1 '*''s GREEN STREET ' Wl'Jr tsr*^.' C 1 3S " < ' < SO'08-53" ^x-v//:^, ^^ p9.293 / (7.5" /fl*j" fi ] '> 2 A K A i3'q6'o;" I " * \ \ w P " 1II B.246 >7J" 'S B *! sr^' A tf S< y f} 6 '" 10 / ' nf] ^/ ' f^ 5S' )y> ^-/ -o-or*s:j rj-ss / Jr,;f4SRWP,0n_BCP1277e X"*' 236 2B.OOO «49^ 6.00\7.0006>-^rt7>f->0 \ n 90'08'53" -W< ^L 57 ' 1 " ROAD «*MI ' 1 1 S "lt.350 V a-a' \ \ Z ' 7.. ' - - BJ '. ") 90T«'53" \ Lot 1 Plon ,« &:lo "yi.77 h" 3 / O'^^j < =-* / ^Te'^^^8^3" ^ / P ///fa?, r,ah»r / L_5'26-35" "" /\ " r*,^7«^ jr'? 9^3^ i>) " -4 >7S PCL A '/ A S Exp Pton m,^ W E ' ', 5 T > * g Total Area - 26,403.7 sqm So «? Less Creek sqm ^oi "5 Land only = 25.96B.8 sqm t 3 5X of land = 1,298.4 sqm Lot 29(Park)- 9,366.5 sqm a * to V 73H0455 : it 5 1 r- H VO }*j 0 b «i^ 2 S s, '' r ) ^ M M ^939. aoc r Certified correct this 17th dav ^ of January - 20O6. D.G. Huxley, B.C.LS. ^75H3688 ' / GRAPHIC SCALE - METRES 1 : 750 Revision 8 January 17,2006: add half road Reason 7 November 7, 2005: Green Street Rev 3 on 6 September 19, 2005: move lana Ravsion 5 August 18, 2005: 15m setback Rev 3 on 4 December 31, 2004 Rev son 3 September 16, 2004 Rev sion 2 July Rev sion 1 July Dated this 6th day of July Flit: MiM-DS.PL BurK*Mtn. CRD frfeel.

11 ATTACHMENTS Page l of 7 City of Coquitlam DEVELOPMENT PERMIT PERMIT NO DP 1360 Coast Meridian Road (Parcel D5) THIS DEVELOPMENT PERMIT made in duplicate and dated the day of, ISSUED BY: TO: CITY OF COQUITLAM a municipal corporation, with offices at 3000 Guildford Way, Coquitlam in the Province of British Columbia, V3B7N2 (the "City") Double Beta Holdings Corp. 666 Burrard Street Vancouver, BC. V6C 2X8 (the "Permittee") WHEREAS the Permittee wishes to commence a development upon all and singular that certain parcel or tract of land and premises situate, lying and being in the City of Coquitlam, in the Province of British Columbia, and more particularly known and described as: Parcel B, Except Plan BCP 12777, Section 13, LD 36, Township 39, NWD, Plan BCP 12776; PID# (the "Lands") AND WHEREAS the Permittee has made application for a Development Permit in regard to the Lands; NOW THEREFORE, the Council of the City in consideration of the covenants and conditions contained herein hereby issues this Development Permit in respect of the Lands to the Permittee as follows: 1. 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. The Permittee will comply with all federal, provincial and municipal statues, regulations and bylaws and will not commence any work on the Lands until he has received a Building Permit in respect of such work from the City pursuant to City of Coquitlam Building Bylaw No. 3598, 2003 as amended or superseded from time to time. 3. The Lands will be developed by the Permittee (including his successors and assigns) in conformity with the terms and conditions set out in Schedule "A", which is attached to and forms part of this Development Permit. File #: / DP/1 Doc #: V1

12 Page 2 of 7 4. The Permittee will, prior to the issuance of a building permit by the City, register in the Land Title Office a plan of subdivision of the Lands in accordance with subdivision sketch H5 SD, which is attached hereto and labelled "Schedule 'B' to DP." 5. The Permittee will not sell, assign, transfer, convey or otherwise dispose of all or any part of his interest in and to the Lands, save and except for mortgage purposes, until the Lands have been developed in accordance with the conditions of this Development Permit, or alternatively, until the proposed purchaser or assignee has covenanted with the City, in a manner acceptable to the Council of the City, to ensure development of the Lands in conformity with the conditions herein contained. After the successor or assignee of the applicant has covenanted in writing to the satisfaction of the Council of the City to assume all of the Permittee's obligations and liabilities herein, the obligations and liabilities of the Permittee will cease in regard to development work done thereafter by the said successor assignee. 6. As a condition of the issuance of this Permit, the City is holding a security in the form, amount, and under the terms and conditions specified in Schedule "A" hereto, to ensure that the development, including landscaping works, is carried out in accordance with the terms and conditions of this Permit and by the times specified in Schedule "A" hereto, and that an unsafe condition will not result because of a contravention of the provisions of this Permit. 7. Wheneverthe singular or masculine is used in this Permit, the same will be deemed to include the plural, or the feminine, or the body politic or corporate as the context so requires, and every reference to each party hereto will be deemed to include the heirs, executors, administrators, successors and assigns of such party whenever this context or the parties so require. 8. Underthe Community Charter, a reconsideration of the decision of Council that led to the issuance of this Permit may be initiated by the Mayor within thirty (30) days following the meeting at which the decision was made. File ft: / DP/1 Doc #: 40098l.vl

13 Page 3 of 7 Authorized by Council Resolution, passed on the day of, In witness whereof this Permit has been executed under seal by the Permittee and the City, and issued by the City on the date set out above. The Corporate Seal of ) Double Beta Holdings Corp. } was hereunto affixed in the ) presence of: } Authorized Signatory ) c/s SIGNED, SEALED and DELIVERED BY ) "[Click here and insert the legal name of the individual or delete this field]" in the presence of: ) Signature of Witness ) [insert legal name] Name of Witness Address of Witness The Corporate Seal of ) CITYOFCOQUITLAM ) was hereunto affixed in the presence of: ) Mayor Clerk File #: / DP/1 Doc #: V1

14 Page 4 of 7 SIGNED, SEALED and DELIVERED BY } [insert legal name of individual(s)] } in the presence of: } Signature of Witness ) [insert legal name] Name of Witness Address of Witness File tt: / DP/1 Doc #: V1

15 Page 5 of 7 SCHEDULE "A" OF CITYOFCOQUITLAM DEVELOPMENT PERMIT DP dated the day of, 2006 and issued to Double Beta Holdings Corp. TERMS AND CONDITIONS A. The provisions of the City of Coquitlam Zoning Bylaw No. 3000,1996 as amended are varied or supplemented as follows: 1} Section 519(2), Streamside Protection Setbacks shall be varied from the minimum 30 metres from the top of bank to the reduced setbacks shown more particularly on the subdivision sketch SD, which is attached hereto and labelled "Schedule 'B 1 to DP." B. The provisions of the City of Coquitlam Subdivision and Development Servicing Bylaw No. 3558, 2003, as amended, are varied or supplemented as follows: l) Supplementary Specifications Local road cross section (Drawing COQ-R2) shall be amended in accordance with the "Green Street Concept Plan". C. Development upon the Lands will substantially conform with the following preliminary plans and specifications: 1) In-Stream Works Plan prepared by InterCAD Services Ltd. 2) Environmental Habitat Re-Planting Plan prepared by Durante Kreuk Ltd. 3) ENKON Environmental Ltd's memo. D. In accordance with provisions of the Citywide Official Community Plan -Northeast Coquitlam Area Plan including Policy A-9-7 the Permittee shall develop the lands in accordance with the following conditions and objectives: b. A fence must be built along the covenant line as shown on the site development plan. A maximum of one gate no wider than l metre are permitted along this fence; c. Signs are to be posted along the covenant boundary that read "Sensitive Fish Habitat No Disturbance Area". d. As specified in the replanting and enhancement plan, removal of invasive vegetation and planting of native species will take place between Hyde Creek and its tributaries, and the covenant line; File #: / DP/1 Doc #: 40098l.vl

16 Page 6 of 7 and shall be completed within three years of the date of the Council resolution authorizing issuance of this Permit E. As a condition of the issuance of this Permit, the Permittee has been required to pay and the City is holding a security in the amount of Seventy Four Thousand Dollars ($ 74,000.00) to ensure that the development specified in Paragraphs C and D hereto is carried out in accordance with the terms and conditions of this Permit, and to ensure that an unsafe condition will not result from a contravention of the provisions of this Permit. The condition of the posting of the security is that should the Permittee fail to carry out the development 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 remedy any unsafe condition of which the City is aware and to the extent the monies permit and carry out the landscaping work by its servants, agents or contractors. If any security remains unexpended at the completion of the works by the City, such surplus shall be paid over to the Permittee, however, if the cost of completing the works exceeds the amount of the security and interest then the Permittee will pay any such excess amount to the City immediately upon receipt of the City's invoice for the same. Should the Permittee carry out the development permitted by this Permit within the time set out in paragraph D hereto, the security and any interest thereon accrued by the City shall be returned to the Permittee upon: 1) issuance by the City of an occupancy certificate or certificates, where applicable; and 2) verification by the Manager Development Services of the City, or his/her designate, that the development in Paragraph C and D hereto, has been completed in accordance with the terms and conditions of this Permit. F. As a condition of the issuance of this Permit, the Permittee has been required to pay and the City is holding a security in the amount of Seventy Four Thousand Dollars ($ 74,000.00) to ensure that the works specified in Environmental Habitat Re-Planting Plan prepared by Durante Kreuk Ltd listed under Paragraph C hereto are carried out in accordance with the terms and conditions specified. The works specified are to be completed prior to issuance by the City of an occupancy certificate or certificates. The condition of the posting of the security is that should the Permittee fail to carry out the works specified in the Environmental Habitat Re-Planting Plan prepared by Durante Kreuk Ltd within the time provided, the City may use the security and any interest thereon accrued by the City to carry out the landscaping work by its servants, agents or contractors. If any security remains unexpended at the completion of the works by the City, such surplus shall be paid over to the Permittee, however, if the File #: / DP/1 Doc #: 40098l.vl

17 Page 7 of 7 cost of completing the works exceeds the amount of the security and interest then the Permittee will pay any such excess amount to the City immediately upon receipt of the City's invoice for the same. Should the Permittee carry out the works within the time set out in paragraph D hereto, the security and any interest thereon accrued by the City shall be returned to the Permittee upon verification by the General Manager of Leisure and Parks of the City, or his/her designate, that the works in Paragraph C and D hereto, have been completed in accordance with the terms and conditions of this Permit. G. In the event this Permit lapses, the Permittee may request refund of the securities described in Paragraphs E and F. H. All plans and specifications referred to above are subject to any changes required by the Manager of Development Services designate, where such plans and specifications do not comply with any duly enacted law or Bylaw, and such non-compliance is not specifically permitted by this Development Permit; minor variations which do not substantially alter the work referred to in Schedule "A" may be permitted if approved in writing by the Manager of Development Services, or designate. File #: / DP/1 Doc #: V1

18 PROPOSED SUBDIVISION OF PARCEL 'B 1 (REFERENCE PLAN BCP12776). EXCEPT PART ON REFERENCE PLAN BCP12777: SECTION 13, TOWNSHIP 39, NEW WESTMINSTER DISTRICT. Lot 5 Plan SRW Plan Lot 14 PWn ZONING ZONE: FRONT YARD: SIDE YARD: HEAR YARD: ESIDE YARD: WIDTH MIN: DEPTH MIN: AREA TARGETS: REQUIRE\ENT$ RS7 Smal I VI Ilage SlnQle Fomlly 4. 0 m 1.25 m / O.9O tn 6.2 m 3.0 m 10.O m / 13. I m corner sqm sqm house ID 13 m depth E 1/2 Lot 2 Plan 17* D5 Total Area «26,403.7 sqm Less Creek * sqm Lond only - 25,968.8 sqm 5X of land = sqm Lot 29(Pork) sqm ' 6S7.9 i 398.5ml ml 25 JM-Srnl 24 5 Plan 230II 398.5ml 22 ' L SEC r,, S g " 3 -r ^? * S ^4.236 ^ M , , Ef, n? 5 -. " 5 <* S?r 7P " S J * ' ^ SO E a R ^ 3 "'I! Si. " 3 E i 3 E g S 3 S s X r 9 3 io «r ^ s SO-OB'Si" SMAU VILLAGE SINGLE FAMILY GREEN STREET , ,10 10 I 11 6 E s 12, l 13 S ^i 34.0CX ha 0.6S aer*i ( m2) Total Arm - B366 m2 1 ^cm Force/ '6' E ( P/on BCP12776 « m2 OM9'1 16 S rr ; 17 "t" O o ^ o O LO o - 65'.0 iq iqm tqm , , '53" - ROAO ( a *> SO'Ofl'53" 90'08-53" (m S s IS 373.S m2. M I '-'. d ,0 m2 -. :us 1,'ftfiii tj'fti 1. 1 D.G. Huxley B.C. Lond Surveyor Abbotsford, B.C. Phone: Fax: >,m »qm } * mm ml 1 8 S *" ^ i m ye.oo SO'OB'SS' 1 IDS.586. Certified correct this 17th day Of jgnuary, D.C. Huxley. B.C.LS. Ftl«: 05-MILL-05.PL Buri.eMtn.CRD GRAPHIC SCALE - METRES 1 : 750 Revision 8 January 17,2006: add half road Revision 7 November : Greon Street Revision 6 September 19, 2005: move lan«sion 5 August 15, 2005: 15m setback sion 4 December 31, 2004 sion 3 September sion 2 July 3' Rev sion 1 July Doted this 6th day of July It: Mi I I-D5.PL Buik.Mtn.CHD

19 ATTACHMENT 4 City of Coquitlam BYLAW BYLAW NO. 3736,2006 A Bylaw to amend the "City of Coquitlam Zoning Bylaw No. 3000,1996", and amending Bylaws WHEREAS: 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 of the City of Coquitlam in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as the "City of Coquitlam Zoning Amendment Bylaw No. 3736, 2006". 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. 3736, 2006", shall be rezoned from RS-2 One-Family Suburban Residential to RS-7 Small Village Single Family Residential and P-5 Special Park. (This property is situated at 1360 Coast Meridian Road and is legally described as: Parcel B, Except Plan BCP 12777, Section 13, Township 39, L D 36, NWD, Plan 12776; PID# ) READ A FIRST TIME this day of,2006. READ A SECOND TIME this day of, READ A THIRD TIME this day of, CONSIDERED AT PUBLIC HEARING this day of GIVEN FOURTH AND FINAL READING and the Seal of the Corporation affixed this day of, MAYOR CLERK File tt / RZ/1 Doc #: vl

20 SCHEDULE "A" TO BYLAW NO. 3736, 2006 D GRAPHIC SCALE - METRES 1 : 750 D.G. Huxley B.C. Land Surveyor Abbolsford. B.C. Phone: 604-3OB-1353 Fax: MAP PAGE H10