Subject: Preliminary Report on Zoning Amendment Bylaw No. 3983, Como Lake Avenue RZ

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1 CoQuitlam October 24, 2008 Ourfile: / RZ/1 Doc#: VI For Committee ^2 To: From: City Manager General Manager Planning and Development Subject: Preliminary Report on Zoning Amendment Bylaw No. 3983, Como Lake Avenue RZ For: Committee of the Whole Name of Applicant: Name of Owner: Address of Applicant; Address of Owner: Legal Description of Property: Address of Property: Present CWOCP Designation: Proposed CWOCP Designation: Present Zoning Category: Requested Zoning Category: Proposed Development: DYS Architecture YWCA Vancouver Burrard Street, Vancouver BC V6J 3G7 535 Hornby Street, Vancouver BC V6B 2EB Lot 1 District Lot 9 Group 1 NWD Plan LMP 14103; and Lot 233, Plan Como Lake Avenue Transit Village Commercial No Change CS-1 Service Commercial RM-6 Multi-Storey High Density Apartment Residential Four-storey, 30-unit residential development, providing affordable housing for single mothers Recommendation: 1. ThatCouncil give first reading to the "CityofCoquitlam Zoning Amendment Bylaw No. 3983, 2008"; 2. That Bylaw No. 3983, 2008 and application RZ be referred to Public Hearing. Executive Summary: An application has been received to rezone the property at 528 Como Lake Avenue from CS-l Service Commercial to RM-6 Medium High Density Apartment Residential. The proposed rezoning if approved by Council will accommodate the development of a four-storey, 30-unit affordable housing residential developmentfor single mothers. The proposed zoning is in keeping with the Citywide Official Community Plan (CWOCP), and the Burquitlam Neighbourhood Plan land use designation for this site. A Development Permit application to address form and character ofthe development has also been received and includes several proposed variances. Should the rezoning application proceed to fourth reading, staff would bring the Development Permit forv^^ard to Council for its consideration. Presently, staff is recommendingfirst readingof Zoning Amendment Bylaw No. 3983, 2008 and referral ofthe application to Public Hearing. This application upholds the corporate objective of supporting neighbourhoods.

2 Page 2 October 24, 2008 Background: On November 20, 2006, Council passed a resolution to lease the property at 528 Como Lake for 60 years at a nominal pre-paid cost of $1.00 to the Provincial Government's Homelessness Initiative for the development of non-market housing. In addition. Council on November 20,2006, passed a resolution for staff to work with BC Housing and the successful proponent(s) to ensure that the property is able to accommodate a future affordable housing project. On April 16, 2007, Council passed a resolution selectingthe YWCA of Vancouver to pursue the development of non-market housing on the City-owned property located at 528 Como Lake Avenue. Site and Context: The subject site (528 Como Lake Avenue) is presently zoned CS-l Service Commercial and is situated on the south sideof Como Lake Avenue and Claremont Street. The area has been designated as Transit Village Commercial in the CWOCP. The site area is l,74l.27m2 (Attachments 1-3). The site is currently vacant. The surrounding properties are zoned for commercial, medium density apartment residential and high density apartment residential and one-family residential and the surrounding land uses include: North: one family residential homes; East: automotive services, retail/service commercial; South: low density retail/service commercial; and West: automotive services and high-rise residential apartment. Proposed Development: The applicant seeks to develop the subject site to accommodate an apartment development with 22 two-bedroom units and eight three-bedroom units, for a total ofthirty units. The proposed development will have a four-storey facade facing Como Lake Avenue with twenty underground parking stalls and thirty bicycle storage stalls (Attachments 5-7). The development will be designed based on sustainable principles and the developer has committed to developing the building to achieve LEED Gold certification. The project is registered with the Canadian Green Building Council and will focus on optimizing energy performance. Some ofthe key green building design features to be incorporated in the development are: solar panels, stormwater detention, heat recovery ventilation and drought tolerant native planting. File #: / RZ/1 Doc #: V1

3 Page 3 October 24, 2008 Staff Review: Citywide Official Community Plan (CWOCP) Policies With respect to the overarching policies ofthe CWOCP, this application responds to a number of key planning objectives, including the following: Continue to respond to land constraints by facilitating attractive forms of compact housing types. Encourage multi-family housing that appeals to people seeking features traditionally associated with single family housing. Such features may include an area to garden, play or enjoy the outdoors; direct access to grade, workshop space, larger units; locations in familyoriented neighbourhoods; Create tree-lined, safe, pedestrian-friendly streets; Use energy-efficient building technologies that are sensitive to air quality emissions; Recognize the benefitsof vegetation and landscaping treatments in improving air quality and regulating temperature. Reinforce and enhance measures to retain and augment native plant materials; Provide structured and unstructured open play spaces for residents; Passive and open space creation for residents; Provide safe tree retention where appropriate; Help enhance the perception of neighbourhood street safety; Reaffirm Coquitlam's existing commitmentto accepting special needs housing in appropriate locations and as an appropriate share of Coquitlam's housing stock; Provide for residential intensification through sensitive development that integrates with community character; and Respond to land constraints by facilitating attractive forms of compact housing. Southwest Coquitlam - Town Centre Area Plan (SWCTCAP) The subject site is designated Town Centre Commercial in the Southwest Coquitlam - Town Centre Area Plan and the application conforms to the policies in the Plan as follows: Provide a pleasant and convenient living environmentfor present and future residents; Toensurethat new development is of good quality and in character with its surroundings; and To preserve and, where possible, enhance areasof unique character or environmental sensitivity. Burquitlam Neighbourhood Plan (BNP) With respect to the BNP policies, this application responds to a number of planning objectives including: Provide a variety of different housing forms in the Burquitlam neighbourhood; and Provide transit-oriented development. File #: / RZ/1 Doc #: vl

4 Page 4 October 24, 2008 Zoning: The proposed zoning complies with the existing CWOCP land use designation of Transit Village Commercial and the proposed development meets most ofthe requirements ofthe RM-6 Multi-Storey High Density Apartment Residential zone. It should be noted that for the proposed development to proceed, a few possible variances may be necessary. The possible variances which are currently being addressed by the applicant and staff would be further detailed atthe Development Permit stage and include: Building Setbacks North (Como Lake Avenue): The building setback is to be varied from 7-6m by 4.0m to 3.6m; South (Lane): The building setback is to be varied from 7.6m by 3.0m to 4.6m; East (Lane): The building setback is to be varied from 7.6m by 3.0m to 4-6m. Encroachment Setbacks Roof overhangs: Encroachment ofthe north, east and west roof overhangs from 0.0m to 0.6m; and North balconies: Encroachment ofthe balconies from 0.0m to 1.2m. Site coverage maximum is to be varied from 40% by 1.3% to 41.3%. Parking is to be varied from 38 to 20 parking stalls. Development Permit: A Development Permit application has also been submitted with the rezoning application. Should Council advance this rezoning to fourth reading, the Permit would also be presented to Council for its consideration, at that time. Public Consultation: Initial meetings were held with the Tri-Cities Housing Coalition on June 4, 2007, the Oakdale Heritage Society Executive on June 5, 2007, and the Burquitlam Community Association on June 7, A neighbourhood newsletter to explain the project and to respond to questions raised by community groups was sent out through Canada Post to 3,200 households and businesses in the area surroundingthe site during the first week of August A follow up newsletter was sent in mid-september 2007 with additional information on the project and inviting residents to attend upcoming open houses. Open houses were held on September 26 and September 27, 2007 for area residents, businesses and Tri-Cities residents to learn about the project. Approximately 75 people attended and 54 people completed a comment form. Of the 54 responses, two did not support the project. File #: / RZ/1 Doc #: V1

5 Pages October 24, 2008 Public Consultation cont'd/ A follow up open house was held September 25, 2008 for area residents, area businesses and residents ofthe general Tri-Cities area interested in the proposed YWCA's new affordable housing units for single mothers in Coquitlam. The open house was held at Banting Middle School and 28 people signed in. The open house received very positive responses overall and in particular regarding design and LEED implementation; however four people did express concern regarding the location and preferred the City to designate the site as a park. Bylaw No. 3983,2008: Bylaw No. 3983, 2008 (Attachment 9) has been prepared for the consideration of Council. Adoption ofthis bylaw would rezone the areas outlined in black as noted. Conclusion: Staff is recommending that Council give first readingto BylawNo. 3983, 2008 and referthe application to Public Hearing. Staff contends that the application is consistent with the policy, intent and vision set out for the Southwest Coquitlam- Town Centre Area Plan and Burquitlam Neighbourhood Plan. y J.L. Mtlntyre, MCIP MD/lmc Attachments: 1. Location Plan 2. OCP Land Use Designation 3. Adjacent Zoning 4. Orthographic Photo 5. Site Plan 6. North & South Building Elevations 7. East & West Building Elevations 8. Landscape Plan 9. Bylaw No. 3983, 2008 (Doc #685994) This report has been prepared by Michael Dhaliwal, Development Planner and reviewed by Erica Tiffany, Supervisor Development Planning and Stephen Richardson, Manager Development Services. File #: / RZ/1 Doc #: V1

6 192 1^ IO Attachment 1 Location Plan T CD, K RZ 528 Como Lake Avenue 08/09/17 Applicant; Dysarchltecture Owner: YWCA Vancouver Legal: Lot 1, DL 9, NWD, PLan LMP 14103; & Lot 233. Plan PID: ; & Zoning: CS-1 r rz.dwg

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8 Attachment 3 Adjacent Zoning RZ 528 Como Lake Avenue 08/09/17 Subject Property ADJACENT ZONING rz_c.dwg

9 Attachment 4 Orthographic Photo 528 Como Lake Avenue Q y Q Zoning Addresses Street Names Road Centra Lines Water BofUes r~\ Q,.r Schoola - Post Sacondary Schools Public Road ROW Q Parcels Q aty Map Sheets I ^ City Boundary Orthophotos, 2006 Colour, 10cm Scale 1: /17/2008

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14 CoQuitlam Attachment 9 Bylaw No. 3983, 2008 BYLAW NO. 3983, 2008 A Bylaw to amend the "CityofCoquitlam Zoning Bylaw No. 3000,1996", and amending Bylaws WHEREAS: A. Certain changes are necessary for the clarification and effective and efficient operation of BylawNo. 3000,1996 and amending Bylaws, in accordance with the/.oca/covernme/?mcf, 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; NOWTHEREFORE, the Council of thecity of Coquitlam, in open meeting lawfully assembled, ENACTS AS FOLLOWS: 1. Name of Bylaw This Bylawmay be cited for all purposes asthe "City of Coquitlam Zoning Amendment BylawNo. 3983, 2008." 2. Schedule "A" to Bytaw No. 3000,1996 shall be amended as follows: The properties within the area outlined in black on the map attached hereto and marked "Schedule 'A' to Bylaw 3983, 2008", shall be rezoned from CS-l Service Commercial to RM-6 Multi-Storey High Density Apartment Residential. (The property is situated at 528 Como Lake Avenue and is legally described as Lot 1 District Lot 9 Group 1 New Westminster District LMP 14103; and Lot 233 Plan 63496). READ A FIRST TIME this day of, CONSIDERED AT PUBLIC HEARING this day of, READ A SECOND TIME this day of, READ A THIRD TIME this day of, GIVEN FOURTH AND FINAL READING and the Seal ofthe Corporation affixed this day of, MAYOR CLERK File #: /3983/1 Doc #: V RZ

15 CM IO S NOT TO SCALE SCHEDULE 'A' TO BYLAW MAP PAGE(S) A06 & B rz_s.dwg