Authorization for Issuance of Development Permit DP Proposed Two-Family Residential Dwelling at 915 Harris Avenue

Transcription

1 Copuitlam For Committee March 9, 2007 Our file: / DP/1 915 Harris venue Doc #: V1 To: From:. Subject: For: City Manager General Manager Planning and Development uthorization for Issuance of Development Permit DP Proposed Two-Family Residential Dwelling at 915 Harris venue Committee of the Whole Recommendation: That Council approve signing and sealing of Development Permit DP and the Mayor and City Clerk be authorized to execute this Permit on behalf of the City of Coquitlam. Background: two-family dwelling is proposed on a RT-l Two-Family Residential-zoned property located on the north side of Harris venue between Blue Mountain and llard Streets (ttachments 1 and 4). The duplex is proposed on a slightly uphill and cross-sloping lot with the main floor of both units over a crawlspace. lane exists at the rear of the property. One detached garage with two parking spaces for each unit is proposed at the rear of the property with direct access to the lane. The exterior materials consist of vinyl siding, painted wood trims, vertical hardi-plank siding under the gables, as well as an asphalt shingle roof. The upper floors of the units contain the bedrooms as well as bathrooms. The lower floors include the main entrance, bathroom, family room, kitchen, den, living and dining rooms. rchitectural plans are provided herein for Council's consideration (ttachments 2 and 3). Citywide Official Community Plan (CWOCP): This application was reviewed in relation to relevant sections of the CWOCP and the Southwest Coquitlam - Town Centre rea Plan (SWTCP). Conformance to SWTCP Duplex Development Permit rea Objectives To ensure that the form and character of duplex housing development achieves high standards of livability and respects the existing neighbourhood's sense of place and community. house is currently on the site, which is located in an established neighbourhood. New development of a duplex would generally enhance and be compatible with the housing in the area. City of Coquitlam

2 Page 2 March 9, 2007 Citywide Official Community Plan (CWOCP): cont'd/ To ensure that duplex development positively integrates with and enhances the neighbourhood environment and streetscape. The duplex development promotes a pedestrian friendly streetscape by locating garages at the rear and providing a front yard that is suitably landscaped with walkways and front porches that positively integrates and enhances the area. To ensure that duplex development incorporates elements which create visual interest and variety in the facade and provide for successful integration into neighbourhoods. Each unit has front porches that reinforce the unit entrances as the dominant element facing the street. s well, the building form varies and the units are staggered which has created more 'individual' components to express greater unit identity. To ensure that duplex development respects natural topography and remain sensitive to impacts on neighbouring properties. The building is stepped harmoniously with the cross slope, thus breaking up the perceived massing into two smaller components. The form is considered to be compatible with adjacent buildings. To ensure that duplex development considers preservation or enhancement of tree and vegetation cover. The landscape plan proposes a variety of plants, shrubs, and trees as well as soft ground cover to suitably landscape the site. The applicant retained the services of an arboristthat determined that the development will require the removal of four trees. The arborist report recommends that the applicant plant two new Japanese Maples as well as two new Flowering Dogwoods in the front yard as replacements. The applicant has adhered to the recommendations of the arborist report and indicated the new locations of the trees on the site plan (ttachment 2). Staff Review: This application is in compliance with the requirements of the Zoning Bylaw and the duplex proposal has been reviewed under the Duplex Design Guidelines which address issues such as materials, siting, access, landscaping and building form. The design provides visual interest through the offsetting of the units and the articulation of the front facades. To provide a sense of scale and neighbourliness to the community, front porches have been provided. The roof line has been articulated by the 'staggering' of the units. The proposed building respects the natural topography by stepping the building with the slope, thus reducing the perceived building mass. The double car garages are detached and located within the rear yard with access off the lane. The front yard exceeds the recommended minimum of 65 percent for soft landscaping with the provision of new trees and shrubs in addition to a sodded lawn. File #: / DP/1 Doc #: V1

3 Pages March 9, 2007 Development Permit: The attached Development Permit has been prepared for the consideration of Council. Highlights of the Development Permit include: 1. The Permit is being issued to the owners of the property, Mohammad Yousef Shahabeddin and Medhi Pourghardi. 2. The applicant has not requested any variances. 3. The plans for the two-family residential dwelling are listed under Clause of Schedule "" to the Permit. 4. $9, security is being taken as required under Clause B of Schedule "" of the Permit to ensure that the works are carried out in accordance with the approved drawings, and that an unsafe condition will not result from contravention of the provisions of the Permit. Conclusion: The development of this property is in keeping with the relevant policies of the CWOCP. The project also complies with the requirements of the Zoning Bylaw. Staff is recommending that Council authorize issuance of Development Permit DP. J.L MclNTYRE, MCIP CJ/lmc/ch ttachments: 1. Location sketch 2. Site Plan 3. Front Elevation 4. erial Photo 5. Development Permit Doc# File #: / DP/1 Doc #: V1

4 828 QUDLING VENUE QUDLING VENUE "» J ^ Rem.F;, 41 ~ D J^ LU HI OH V) E LDERSON VENUE 8 CN $ s B LDERSON VENUE g 17 S S Pcl S HRRIS VENUE GUTHIER VENUE LU LU o: C/3 ID o 2 LU ID CO B B B Pel B 91 3 RODERICK VENUE B I 934 REM.3 I I 1 a CD & * O RODERICK VENUE ' Pel L J DP 915 Harris venue pplicant: Mohammad Shahabeddin Owner: Mohammad Shahabeddin & Mehdi Pourghadiri Legal: Lot 7, DL 45, LD 36, Plan 1968 PID: Zoning: RT-1 06/11/ dp.dwg

5 TTCHMENT 2 Site Plan LL NUMERS RE INIMPERIL I 12'-111" [3.94M] FRONT El RER E.L.=93.4Z :;2'--iu" no.osm] J P.EL.-.93.^2. r f-i.f\? ryr"s5v;; t-.c-;.l'.o-* - -5" [2.57M] 3'jJ KRRIS VE. COQuniJ-M. B.C. Ii I MIN FLOOI'=92.55 VG. E"LDG. GR.=fi«. SKiM COT=S7.66 MIN FLOOR-31.0J!i TCP FLCCR = ii VG. ELDG. GR.=85.6! II SKiM CGT=86.11 Ii "!. THF "t.'cf IS CCNS'R'.iCl-'i; OF "SE1EC MIPKL ND SiilTBL'? SIINEO HRRiS VE. SJIE_. LN 5CLE:l/H"--r ^i. rences. "jfi.tht SliiL" Or :VF SISC^E?'^LY CiWftLIKu -'L LOC'L'J- T li~$ r i.b MLIHE5S (B.I" aci; BEi-iiNU IK J^5N "C" or THE. ';:NGLF rw:l v O'ELIINS. 03. ; nr: ITKCE?rs:j-TuHE is liuc^t^k- 3 FOLLOWS. L_

6 SPHLT SHINGLE ROOF RID VINYL SIDING W/ J'TR/M HRDI PLN IN END OF GBLES 6 TOP_FL LLLW 42' MIN. GURDRILS 36" MIN. HNDRILS VG. BLC. ^ > O II

7 Map Print Page ttachment 4 erial Photo Map Copyright 2006 City of Coquitlam I ddresses Street Names /»/ Road Centre Lines F*1 Watef Bodies Tree Cutting Permit reas Troa Cuftng Pan* ttae Troo Cura Perm* rat *\ fjj Q LI Schools - Post Secondary Schools - Public Road ROW Parcete City Map Sheets City Boundary Orthophotos, 2003 Colour, 10cm 9/11/06

8 Page 1 of 5 CityofCoquitlam DEVELOPMENT PERMIT PERMIT NO DP 915 Harris venue THIS DEVELOPMENT PERMIT made in duplicate and dated the day of ISSUED BY: CITYOFCOQUITLM a municipal corporation, with offices at 3000 Cuildford Way, Coquitlam in the Province of British Columbia, V3B7N2 (the "City") TO: MOHMMD YOUSEF SHHBEDDIN 3095 Cardinal Court Coquitlam BC V3E 3C4 ND: MEHDI POURGHDRI 7169 Southview Place BurnabyBC V54R6 (the "Permittee") WHERES 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 Lot 7, District Lot 45, Group 1, New Westminster District, Plan (the "Lands") ND WHERES the Permittee has made application for a Development Permit in regard to the Lands; File #: / DP/1 Doc #: V1

9 Page 2 of 5 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, 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 "", which is attached to and forms part of this Development Permit. 4. 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. fter 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. 5. s 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 "" 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 "" hereto, and that an unsafe condition will not result because of a contravention of the provisions of this Permit. 6. Whenever the 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. 7. 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 within thirty (30) days following the meeting at which the decision was made. File #: / DP/1 Doc #: V1

10 Page 3 of 5 UTHORIZED 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. SIGNED, SELED and DELIVERED BY Mohammad Yousef Shahabeddin in the presence of: Signature of Notary ) Mohammad Yousef Shahabeddin Name of Notary ddress of Notary SIGNED, SELED and DELIVERED BY Mehdi Pourghadri in the presence of: Signature of Notary ) Mehdi Pourghadri Name of Notary ddress of Notary The Corporate Seal of CITY OF COOUITLM was hereunto affixed in the presence of: Mayor - Maxine Wilson Clerk - Sonia Santarossa c/s File #: / DP/1 Doc #: V1

11 Page 4 of 5 SCHEDULE "" OF CITY OF COQUITLM DEVELOPMENT PERMIT DP dated the day of, 2007 and issued to TERMS ND CONDITIONS. Development upon the Lands will substantially conform with the following preliminary plans and specifications: 1) set of plans by D.M.S. Enterprises LTD., entitled "915 Harris ve" and stamped "Received DEC CITY OF COQUITLM DEVELOPMENT PLNNING SECTION.," and more particularly being the following: a. Page 1, Front and Right Elevations, Dated JULY.23.06; b. Page 2, Rear and Left Elevations, Dated JULY.23.06; c. Page 3, Main Floor Plans, Dated JULY.23.06; d. Page 4, Upper Floor Plans, Dated JULY.23.06; e. Page 5, Foundation Plans, Dated JULY.23.06; f. Page6, Garage Details and Party Wall Detail, Dated JULY.23.06; g. Page 7, Site Plan and Cross Section, Dated JULY.23.06; 2) Material Sample Board and Coloured Elevation Drawing entitled "915 Harris venue" and stamped "Received UG City of Coquitlam Development Planning Section", and will be completed within two (2) years of the date of the Council resolution authorizing issuance of this Permit. B. s a condition of the issuance of this Permit, the City is holding a security in the form of an Irrevocable Clean Letter of Credit in the amount of Nine Thousand Dollars ($9,000) to ensure that the development specified in Paragraph hereto, and particularly the landscaping works therein, 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 carry out the work by its servants, agents or contractors, and any surplus will be paid over to the Permittee, or should the Permittee carry out the development permitted by this Permit within the time set out in Paragraph hereto, the security and any interest thereon accrued by the City will be returned to the Permittee upon: File #: / DP/1 Doc #: V1

12 Page 5 of 5 1) issuance by the City of an occupancy certificate or certificates, where applicable; and 2) verification by the Manager of Development Services or his designate, that the development set out in Paragraph hereto, and particularly the landscaping works therein, have been completed in accordance with the terms and conditions of this Permit. C. In the event this Permit lapses, the Permittee may request refund of the security described in Paragraph B. D. ll plans and specifications referred to above are subject to any changes required by the Manager of Development Services or designate, where such plans and specifications do not comply with any duly enacted law or Bylaw, and such noncompliance is not specifically permitted by this Development Permit; minor variations which do not substantially alter the work referred to in Schedule "" may be permitted if approved in writing by the Manager of Development Services, or designate. File #: / DP/1 Doc #: V1