Strategic Goal: This application upholds the corporate objective of supporting neighbourhoods.

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1 CoQuitlam For Council August 20, 2012 Our File: / RZ/l / DP/1 Doc#: V1 To: From: Subject: For: City Manager General Manager Planning and Development Consideration of Fourth and Final Reading of Zoning Amendment Bylaw No. 4280, 2012 (ll RZ) and Authorization for Issuance of Development Permit 11OO8115 DP at 3368 Mason Avenue Council Recommendation: 1. ThatCouncil give fourth and final read'mgto City of Coquitlam Zoning Amendment Bylaw No. 4280, 2012; and, 2. That Council approve the signing and sealing of Development Permit DP (3368 Mason Avenue) and the Mayor and City Clerk be authorized to execute this Permit on behalf of the City of Coquitlam. Report Purpose: To seek Council's approval for fourth and final readingto Bylaw No. 4280, 2102, and authorization for Development Permit 11OO8115 DPto construct sixteen (16) street-oriented village homes at 3368 Mason Avenue. Strategic Goal: This application upholds the corporate objective of supporting neighbourhoods. Background: Site Context This application involves the rezoning of a m^ (1.22 acre) site located between Mason Avenue to the north, Carmelo Avenue to the south and in close proximity to Coast Meridian Road to the east and Hollybrook Street to the northwest (Attachment 2). Council gave second and third readings to Zoning Amendment Bylaw No. 4280, 2012 on April 16, Table l: Adjacent Property Characteristics Existing Land Uses. Zone(s) OCP Land Use. Designation(s) North One Family RS-2 One Family Parks and Recreation Mason Ave. Residential Suburban Residential South One Family RTM-1 Street-Oriented Street Oriented Village Carmelo Ave. Residential Village Home Residential Home East One Family RTM-1 Street-Oriented Street Oriented Village Residential Village Home Residential Home West One Family RS-8 Large Village Single Large Village Single Residential Family Residential Family

2 Page 2 August 20, 2012 Proposed Development: The proposal provides forthe subdivision of one lot into 16 fee-simple lots and the development of 16 street-oriented village homes with garages and parking accessed from a rear lane. The existing house will be demolished. The village homes are proposed to be on fee-simple lots (Attachment 3) ranging in size from m^to m^ (2743 sq.ft. to 3076 sq.ft). The street-oriented units will be organized in four buildings, with four units in each building. A total of eight (8) units will front on both Carmelo and Mason Avenues. Although on fee-simple lots, the development will appear as a street-oriented, row house multi-family development The individual units each contain a small front yard and larger rear yards, and each fee-simple lot contains its own detached garage with a paver apron between'the garage and the lane to park additional vehicles. Discussion/Analysis: Project Design and Landscaping The two storey buildings contain individual unit entries that create individualized units within the overall project and provide breaks in the mass of the buildings (Attachment 4). The main exterior building materials Include stucco, hardi-board with painted wood trim, and vinyl accents. A steep (12:12) roof pitch is proposed to enhance the overall building character. Two colour schemes are proposed. Buildings #1 and #4 are in natural beiges and Buildings #2 and 3 are in greyish-green. The colour scheme is natural with the use of white for decorative trims and window/door frames; black for asphalt shingle roofing material and metal fencing/guard rails; and blue and plum coloured entry doors as accent colours. Each of the units contains a small area of formal planting between the front of the unit and the public street, as well as between the garages and permeable surface parking areas to the rear of the lots. A small private green space is located at the rear between the units and the garages (Attachment 5). The landscaping plan includes a variety of planting areas, layered shrubbery, ground cover and a total of 68 new trees to be planted on-site. A uniform decorative fence, featuring brick piers and prefinished metal (picket) treatment, is proposed alongthefront of the units facing the public street. Development Permit Guidelines The development is subject to the Development Permit Guidelines for Street- Oriented Village Homes in the Northeast Coquitlam Area Plan (A ). The proposed development meets the Development Permit Guidelines including: row houses provide an appropriate form and character compatible with surrounding low-density, residential uses; individual buildings have no more than six dwelling units; front entrances directly face the street and vehicle access is from the rear; provision of notable roof pitches (i.e., higher than 5:12) and secondary projections and architectural elements to ensure expression of residential character; variation in colour, materials and architectural detailing; and proposed units have an individual expression, defined by distinct entrances, porches, and private outdoor spaces. Fileff: / RZ/l Doc #: vi

3 Page 3 August 20, 2012 Zoning Bylaw The proposed development complies with most of the provisions of the RTM-i Zoning Bylaw requirements (Attachment 6) however, the following variances are requested: Building and Siting Exception Setbacks Decrease the building setbacks from the principal building to the interior side lot lines from 1.4 m to 1.2 m; and Decrease the setback distance from the roof overhang of the principal buildings to the interior side lot lines from 0.8 m to 0.6 m. Staff can support the proposed sideyard setback variances, as these are modest, and it is noted that the adjacent developments (RS-8 to the west; future RTM-1 to the east) have very similar side yard requirements, therefore staff note that these variances will have limited impact on surrounding properties. Garage Wall Dimensions Increase the allowable garage depth from 6.3 m to 6.4 m and the width from 6-3 m to 6.8 m. Staff support the increased garage dimensions In this case, which is a result of the increased lot depth forthis property, and will enable garages that can better accommodate most vehicle types. The proposal meets all other aspects of the RTM-1 Zone and provides parking stalls in excess of the bylaw, as well as private outdoor amenity space for each unit (none required under the bylaw). Legal Conditions The proposed development will have all vehicular access to the units from a new municipal lane, which will ultimately connect Ravensdale Street to Coast Meridian Road. As this development can only complete a portion of the lane, a temporary right-of-way will be registered over a portion of the driveway apron of proposed lots 7, 8, 9 and 10 to facilitate a temporary turn-around, thus prohibiting parking on the driveways of these four lots. The right-of-way will be discharged once the lane is completed. Registration of a party-wall agreements, exterior maintenance easements, and utility easement between rowhouse fee-simple units is required to ensure appropriate management and maintenance of the development. Including all common building elements (roof, drainage, party walls, etc.) between future owners. Financial Implications: There are no direct financial implications associated with this report. File #: / RZ/l Doc ff: V1

4 Page 4 August 20, 2012 Bylaw No. 4280, 2012: Bylaw No. 4280, 2012 (Attachment 7) has been prepared for Council's consideration. Conclusion: The proposal for a i6-unit development of street-oriented village homes complies with the approved Development Permit guidelines in the OCP for this form of development, and is of appropriate scale, design, and overall quality forthis neighbourhood. Staff therefore recommends that Council give fourth and final readingto Bylaw No. 4280, 2012 and approve issuance of Development Permit DP (Attachment 8). J.L. Mclntvfre, MClP DLC/lmc This report was prepared by Darlene Cheveldeaw, Planning Technician 3 and reviewed by Erica Tiffany, Supervisor Development Planning and Raul Allueva, Manager Development Services. Attachments: Site Orthophoto Location Sketch/Adjacent Zoning Subdivision sketch ll SD Elevations (All to A14) and Site Plans (Al.l and Al.2) Landscape Plans (Ll and L2) Development Application Data Sheet (Doc# vl] Bylaw No. 4280, 2012 {Doc# II67897.VI) Development Permit 11 OO8II5 DP (Doc# I2888l4.vl) File #: / RZ/l Doc #: V1

5 ATTACHMENT Mason Avenue ^Qpyrig"hyc)2Q12^ity^of Coquitjar^ -.y.- - Q ^ n Zoning Addresses Street Names Road Centre Lines Water Bodies r-1 Schools - Post Secondary Q Schools-Public Road Allowance Parcels -- aty Map Sheets City Boundary Orthophotos Colour, 10cm Scale 1:2087

6 25 ATTACHMENT 2 h- cn O CC m _ i O I 337/ Q CC < 9 CC LU MASON AVE o RS-2 RTM-1 RS ] o CM 4 CM T ' JO CM CM CM O CM C/3 LU -J < Q C/5 Z LU CC Rem. of E * of Pel. A E ' of Pel. A OXTON AVE CARMt LOAVE C\J 13 3 Ci RZ 3368 MASON AVENUE 08/08/11 Subject Property ADJACENT ZONING RZ C

7 5ww\moH a ea3r ^76.2pr 'A' C m. PLAN 6^71). iigft 5mm5m 9, sec 12,TWP ekcepf;«ik^ 2i45pr, NW, C^WN^P: ^HOJIJ5 & AA^IA VAN Ctm /APPUCANT: N^W MAIN5115AM ttevelc^pment LTP. ATTACHMENTS AVE, > /\RK EE 5^ i 8 ^ m LANE JLJL 6.75m ROAD CmiVO AVENUE "f"^ r2? <o E ' of Pel. A 5ce l_OI 5t? Si/ Si/ \i_i P^INAVE, CM \ CM CM CM t CM 44 CM '. Lot* t<j be a mnfaw (TT 2iOm'a««*fiirq Ccuicil'* appr<7»al c^tptm- zcrrw 2 All stnifiuri;* ate to he removed 5. Put»re Lot L»ie* 4. Lot l»vr«, adju^tfd July V- :z 1235^ CM 21 J3Z9^ \ CM CM CITY OF CQQUItlAM PRAWMPY ' 005 '4 5P

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12 MASON AVENUE [ttoqct] LOT, lot - LOT 2 3 ; ( ii lot S lot 6 tor 7 tor O O < " z 5 D O < sib o <=? cr 2 ^ p D. 1-1 O Hb_. 1 // an PLAN ^ ' I^WCVX I N MCyx I Al AW 7 Al.l

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16 CoQuitlam ATTACHMENT 7 City of Coquitlam BYLAW BYLAW NO. 4280, 2012 A Bylaw to amend the "City of Coquitlam Zoning Bylaw No, 3000,1996", and amending Bylaws 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 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. Name of Bylaw This Bylaw may be cited for all purposes as the "City of Coquitlam Zoning Amendment Bylaw No. 4280, 2012". 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. 4280, 2012", shall be rezoned from RS-2 One-Family Suburban Residential to RTM-1 Street-Oriented Village Home Residential. (This property is situated at 3368 Mason Avenue and is legally described as East Feet Parcel "A" (Reference 6371) Legal Subdivision 9, Section 12, Township 39 Except: The East Feet, New Westminster District, Parcel Identifier No ). READ A FIRST TIME this NSIDERED AT PUBLIC HEARING this READ A SEND 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 ff: /4280/1 Doc S: ll67897.vl (ll RZ)

17 \3349 '\ y MASON AVENUE LU UJ a: I- w O Q: >- -A -^ O r of road 4 725S LU LU cr LU _/ < Q C/5 LU RTM-1 Rem. of E ' of Pel. A E ' of Pel. A CN a < o < Q a: LU a: < o u 1 i CN!t244l CARMELO AVENUE CN 00 o CN to c^ c*) cn CD t of road \ ) SCHEDULE "A* TO BYLAW 4280, 2012 NOT TO SCALE MAP PAGE H RZC

18 ATTACHMENTS CoQuitlam City of Coquitlam DEVELOPMENT PERMIT DEVELOPMENT PERMIT NO. 11OO8II5 DP 3368 Mason Avenue Doc #: vl ISSUED BY: CITY OF OUITLAM a municipal corporation, with offices at 3000 Guildford Way, Coquitlam in the Province of British Columbia, V3B7N2 (the "City") ISSUED TO: NEW MAINSTREAM DEVELOPMENTS LTD. a company duly incorporated pursuant to the laws of the Province of British Columbia and having its registered and records office at 8261 Victoria Drive, Vancouver, BC V5P 4A7 (the "Purchaser/Permittee") AND ALPHONSUS AND MARIA VAN GEMST 3368 Mason Avenue. Coquitlam, BC V3B 7M9 (the "Seller') This Development Permit applies to and only to those lands, within the City, described below, and any and all buildings and structures thereon Mason Avenue East Feet Parcel "A" (Reference 6371) Legal Subdivision 9, Section 12 Township 39 Except: the East ^^^^ New Westminster District Parcel Identifier: (the "Lands") AND WHEREAS the Permittee has made application for a Development Permit in regard to the Lands pursuant to Part 26 of the Local Government Act R.S.B.C, c. 323 as amended; NOW THEREFORE, 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:

19 DEVELOPMENT PERMIT NO DP 1. Subject to Bylaws^ 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. Compliance with Building 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 V) which are hereby incorporated into and form part of this Permit. 4. Changes. Minor changes to the attached plans that do not affect the intent of this Development Permit and general appearance of the buildings and character of the development may be permitted, subject to the approval of the City. 5. Security. Pursuant to s. 925(l) and (2) of the Local Government Act, the Permittee has been required to pay and the City is holding a security in the amount of $ , One Hundred and Fifty Thousand Dollars to ensure that the development specified in this Development Permit, and particularly the landscaping works therein, is carried out in accordance with the terms and conditions of this Development Permit, and to ensure that an unsafe condition, or damage to the natural environment, will not result from a contravention of the provisions of this Development Permit. A. The condition of posting of the security is that should the Permittee fail to carry out the works or services hereby authorized according to the terms and conditions of this Development 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. 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 work exceeds the amount of the security and interest, the Permittee will pay such excess amount to the City immediately upon receipt of the.city's invoice for the same. B. Should the Permittee carry outthe development permitted by this Permit the security and any interest thereon accrued by the City will be returned to the Permittee upon verification by the Manager of Development Services of the City or designate, that the development permitted by this Development Permit, and particularly the landscaping works, have been completed in accordance with the terms and conditions of this Development Permit, and that no unsafe condition or damage to the natural environment has resulted. 6. Completion of Development/Lapse of Permit Pursuant to s. 926 of the Local Government Act. this Development Permit will lapse if substantial construction does not commence within two (2) years of the authorized date of this permit. (Authorized date is the date of the Council Resolution or date of Council's Delegate signing.) In the event the permit lapses, the Permittee may request a refund of the security. File tt: / DP/1 DoC #: 12888l4.vl Page 2 of 4

20 DEVELOPMENT PERMIT NO DP 7. Reconsideration of Council Decision. Under the Community Charter, a reconsideration of the decision of Council that led to the issuance of this Development Permit may be initiated by the Mayor or Council within thirty (30) days following the meeting at which the decision was made. 8. Conditions. Pursuant to s. 920(8) and (9) of the Loccj/Covern/nent Act the following conditions are hereby imposed: A. Encumbrances in Favour of the City. The Permittee will, prior to any financial encumbrances, and prior to the issuance of a Building Permit for the Lands, register on title to the Lands the following encumbrances in favour of the City in a form acceptable to, and with such changes as may be required by the City Solicitor: 1. A temporary statutory right-of-way, to the satisfaction of the Manager of Development Services, to prevent parking and enable temporary public access over a portion of the rear driveways on Lots #7, #8, #9 and #10 to provide for vehicles to turnaround until the lane is completed to the east of the properties. 2. An Exterior Maintenance Easement, Utilities Easement, and a Party Wall Easement Agreement forthe fee-simple ownership of the units shall be registered on each of the lots, to the satisfaction of the Manager Development Services. B. Prior to Issuance of a Building Permit for the Lands: 1. Landscaping Plan. Three copies of a final, detailed landscaping plan, prepared by a landscape architect registered in British Columbia, shall be submitted for review and approval by the Manager Development Services, or designate. The plan must include: a. a.detailed plant list showing species, quantities and plant sizes; and, b. details of decorative paving. 2. 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 W'. 9. Variances. Pursuant to s. 920(2)(a) of the Local Government Act, the City of Coquitlam Zoning Bylaw No, 3000,1996, as amended, is hereby varied and supplemented: 1. Section 1012 (8) and Section 514 (2): The siting distance of buildings and structures and their allowable siting exceptions to an interior property line shall be varied from the minimum 1.4 m to 1.2 metres from the principal building and from the minimum 0.8 m to 0.6 m from the roof overhang of the principal building forthe future Lots #1, #4, #5, #8, #9, #12, #13 and #16. 2, Section 1012 (ll): The maximum length of any wall of a detached building used_ for an accessory off-street parking use shall be increased from 6.3 m to: 6.8 m for the wall length, and to 6.4 m forthe wall width. File it: / DP/1 Doc #: V1 Page 3 of 4

21 DEVELOPMENT PERMIT NO. 11 OO8II5 DP Authorized by the City, on the day of_, (Authorized date is the date of the Council Resolution or date of Council's Delegate signing.) In witness whereof this Development 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 CITY OF QUITLAM was hereunto affixed in the presence of: c/s Mayor - Richard Stewart City Clerk - James Gilbert Council Delegate (For Council delegated Development Permits) I/we acknowledge that 1/we have read and understand the terms and conditions upon which this Development Permit is issued. NEW MAINSTREAM DEVELOPMENTS LTD. Name of Buyer/Permittee Signature of Permittee (or Authorized Representative of Permittee) Printed name of Signatory (if different from above) Signature of Seller - Alphonsus Van Gemst (or Authorized Representative of Seller) Printed name of Signatory (if different from left) Signature of Seller - Maria Van Gemst (or Authorized Representative of Seller) Printed name of Signatory (if different from left) File /11 OO8II5 DP/l Doc 4: V1 Page 4 of 4