ADVISORY PLANNING COMMISSION

Transcription

1 ADVISORY PLANNING COMMISSION Tuesday, September 17, :30 p.m. Committee Room No ADDITIONS TO AGENDA 2.0 ADOPTION OF MINUTES AGENDA Page 2.1 Adoption of the Minutes of August 20, INFORMATION PRESENTATIONS 5:35 pm Seventh Avenue REZ An application has been received to rezone the property at 57 Seventh Avenue from Single Detached Dwelling Districts (RS-1) to Comprehensive Development District (57 Seventh Avenue) (CD-36) which would allow a child care operation with 45 spaces. The application would bring the existing legally nonconforming child care use into conformity. 4.0 REZONING 5.0 NEW BUSINESS 6.0 REPORTS AND INFORMATION 6.1 Master Transportation Plan Advisory Committee Update Standing Item (Ken Williams) 7.0 CORRESPONDENCE Doc# Page 1

2 Advisory Planning Commission Agenda Sept 17, NEXT MEETING October 15, 2013 (in Committee Room No. 2) 9.0 ADJOURNMENT Please contact Julia Dykstra to confirm your attendance or Doc# Page 2

3 ADVISORY PLANNING COMMISSION Tuesday, August 20, :30 p.m. Committee Room No. 2 City Hall MINUTES VOTING MEMBERS PRESENT: Andrei Filip Peter Goodwin Peter Hall Andrew Orchard Brian Shigetomi Margaret Ross Bart Slotman VOTING MEMBER REGRETS: Ken Williams Maryam Salmani - Community Member (arrived at 5:40 p.m.) - Community Member - Community Member - Community Member - Community Member - Community Member - Community Member - Chair - Community Member GUESTS: Jorden Foss Bernie Decosse STAFF: Jim Hurst Barry Waitt Alison Worsfold Donna Martin - Developer Planner (exited at 6:27 p.m.) - Senior Planner - Committee Clerk - Committee Clerk The meeting was called to order at 5:36 p.m. 1.0 ADDITIONS TO AGENDA There were no additions to the agenda. 2.0 ADOPTION OF MINUTES 2.1 Adoption of the Minutes of July 16, 2013 Doc # Advisory Planning Commission Page #1 August 20, 2013

4 MOVED and SECONDED THAT the minutes of the Advisory Planning Commission meeting held on July 16, 2013 be received and adopted. CARRIED. All members of the Commission present voted in favour of the motion. 3.0 INFORMATION PRESENTATIONS 3.1 Port Royal Unit Count Jim Hurst, Development Planner, provided a verbal report regarding the history of the Port Royal development site and provided information with respect to unit cap and density. Mr. Hurst referred to the maps provided in the On-Table report, and provided the following information: The original Port Royal Development Agreement was developed in 1997 with a cap of 1171 units. In 2002, the agreement was amended to impose a cap of 1040 residential units, which is a decrease of 131 units. There has been one change to the zoning since 2002 which allowed the two small apartment buildings at 215 and 245 Brooke Street Salter Street REZ00069/ DPQ00052/ DVP00556 Jim Hurst, Development Planner, reported that a rezoning application has been received to rezone the property at 260 Salter Street from the existing Cluster House Districts (RT-2F) to Multiple Dwelling Districts Waterfront (Low Rise) (RMW-2A) to allow an 111 unit residential development. Mr. Hurst highlighted the following concerns regarding the application: Density; Traffic Access; Dedication of Salter Street; and, Transit Service which has been decreased to the site due to low ridership Salter Street REZ00098/ DPQ00061 Jim Hurst, Development Planner, reported that a rezoning application has been received to rezone the property at 300 Salter Street from the existing Cluster House Districts (RT-2F) to Multiple Dwelling Districts Waterfront (Low Rise) (RMW-2A) to allow an 265 unit residential development. Doc # Advisory Planning Commission Page #2 August 20, 2013

5 Mr. Hurst advised that the rezoning would ultimately benefit the City with respect to providing additional rental units. It was noted that the City would be required to amend the current unit cap, as the application exceeds the current cap by 54 strata units and 91 market rental units for a total of 145 units. Mr. Hurst advised the Commission of the following issues regarding the application: Secured Market Rental Housing Policy; Density; Adjacency Issues; Emergency and Traffic Access; Dedication of Salter Street; Sustainability Report Card; and Transit Service to Site. Discussion ensued and the following comments were noted: All rental units will be in one building; The Planning Department has not yet drafted any design with respect to the orientation of the rental building; No community feedback has been received to date regarding the application; Transit in the area has recently been decreased; Port Royal area is currently experiencing large increases in employment opportunities; The population of Port Royal does not support commercial development at this time; The local roads are narrowly constructed to minimize and slow traffic; A pedestrian link between Port Royal and the mainland is important to the development of Port Royal; and, The City has DAC funding available for construction of a pedestrian bridge; Staff advised that the application will be brought back at a later date for formal consideration. 4.0 REZONING 5.0 NEW BUSINESS Doc # Advisory Planning Commission Page #3 August 20, 2013

6 6.0 REPORTS AND INFORMATION 6.1 Proposed Zoning Bylaw Amendment - Lounge Endorsement Areas for Breweries, Distilleries and Wineries in Commercial and Industrial Areas Barry Waitt, Senior Planner, indicated that policy changes in March 2013 at the Provincial level initiated this report. Further, there is no allowance in the City s current Zoning Bylaw for the manufacturing and consumption of liquor at the same location. Mr. Waitt explained the main issue is to encourage development of brew pubs in commercial areas with a lounge endorsement area as an accessory in an industrial area. It was suggested that the Advisory Planning Commission could forward both components of the proposed amendment (commercial and industrial) separately to Council for consideration. Procedural Note: Mr. Hurst exited the meeting at 6:27 p.m. Discussion ensued and the following comments were noted: General consensus indicated there is a brighter vision for small scale, rather than large scale, breweries in New Westminster; Encourage manufacturing of product in commercial areas, rather than industrial areas; The City may have to investigate the possibility of requiring more parking; and, High rent costs can be a deterrent to commercial development; Mr. Waitt asked if the Commission wished to comment on the hours of operation, to which they responded that setting hours of operation is not part of their mandate. MOVED and SECONDED THAT the Advisory Planning Commission supports the proposed text amendment to permit lounge endorsement areas for breweries, distilleries and wineries in commercial zoning districts through the rezoning process and as an accessory use to the manufacturing of liquor in industrial zoning districts. CARRIED. One member opposed. 6.2 Master Transportation Plan Advisory Committee Update Standing Item (Ken Williams) In the absence of Ken Williams, this item was deferred to the next meeting. Doc # Advisory Planning Commission Page #4 August 20, 2013

7 7.0 CORRESPONDENCE 8.0 NEXT MEETING September 17, 2013 (in Committee Room No. 2) 9.0 ADJOURNMENT ON MOTION, the meeting adjourned at 6:53 p.m. Brian Shigetomi Vice - Chair Alison Worsfold Committee Clerk Doc # Advisory Planning Commission Page #5 August 20, 2013

8 City of New Westminster R E P O R T DEVELOPMENT SERVICES DEPARTMENT To: Members of the Advisory Planning Commission Date: September 17, 2013 From: John Stark, Senior Social Planner File: REZ00051 Subject: Proposed Group Child Care at 57 Seventh Avenue Preliminary Report PURPOSE A revised proposal has been submitted to the Development Services Department for an expanded child care program at 57 Seventh Avenue. More specifically, this proposal would see the addition of 20 children on the upper floor of the existing building, for a total of 45 children aged 30 months and older. A rezoning application is required to bring the existing legally non-conforming use into conformity. The purpose of this report is to provide information to the Advisory Planning Commission on the proposal and application. This application will return at a later date for a formal motion from the Commission. BACKROUND Applicant: Architect Site Characteristics: OCP Land Use Designation: Existing Zoning: Proposed Zoning David Chen and Joyce Ko, Cambridge Montessori Hazen Sise, MAIBC Frontage: metres (89.99 feet) Depth: metres (93.96 feet) Site Area: square metres (8, sq. ft.) RL Residential Low Density Single Detached Dwelling Districts (RS-1) Comprehensive Development District (Grace Hall) (CD-36) Based on Public and Institutional Districts (Low Rise)(P-1) #463421

9 City of New Westminster September 17, SITE CONTEXT The property in question is located at the corner of First Street and Seventh Avenue and is in the Glenbrook North neighbourhood. A context map is attached in appendix #1. The property currently accommodates Grace Hall, which is a legally non-conforming use within a two storey building. The lower floor is used for a group child care and preschool program with 25 children and the upper floor is occasionally used by community groups for activities, events and meetings. Grace Hall was constructed in The property is bordered on all four sides by single detached dwellings. Herbert Spencer Elementary School is located one block away to the south and multi-unit residential buildings (zoned RM-2 and RM-5) are located one block away to the east. Access to the property is by First Street and by Seventh Avenue. The table below shows estimates of walking distances from the subject site to the nearest transit facilities. Transit Facility Service Level Distance Skytrain Station < 1 km Frequent Transit < 1 km Network Transit Stop 20 minute service 260 m PROPOSAL The applicant is proposing to provide an expanded child care program, through the addition of 20 children on the upper floor, for a total of 45 children aged 30 months and older. The applicant is also proposing to consolidate the two lots which comprise the property and to undertake building upgrades and interior renovations to accommodate the additional children, as well as parking and landscaping improvements to mitigate operational issues on neighbouring properties (full plans attached in appendix #2). To bring the existing legally non-conforming use into conformity and to expand the legal non-conforming use, the applicant has applied to rezone the property from the existing Single Detached Dwelling Districts (RS-1) to a Comprehensive Development District, based on Public and Institutional Districts (Low Rise) (P-1).

10 City of New Westminster September 17, The applicant has also prepared an additional site development option. This was done after staff met with a neighbouring property owner regarding the original proposal. It was suggested that the applicant explore options which: provided on-street drop-off and pick-up areas and limited the off-street parking to child care staff; and reversed the flow of the one-way traffic. This option would see vehicles enter off First Street and exit onto Seventh Avenue. The additional option is attached in Appendix #5 and explored further in the analysis section of this report below. ANALYSIS Previous Proposal In January 2011, the applicant purchased Grace Hall with the intent of expanding the existing child care operation from 25 to 50 children. The applicant subsequently applied to rezone the property. As part of the notification for the Advisory Planning Commission meeting on March 15, 2011, staff received several pieces of correspondence and phone calls citing concerns with the application. The identified concerns related to the previous owner and the transportation assessment. Concerns related to the previous owner included: inadequate screening of the parking area; lack of maintenance of the grounds; parents who idle their cars and park in front of neighbouring properties; poorly contained garbage; and unpaved parking area which contributes to dust during the dryer summer months. Concerns related to the transportation assessment included: the off-street parking as configured was not workable and three of the off-street parking spaces were not in compliance with the Zoning Bylaw. As a result of the concerns raised, the applicant decided to place their application on hold. In the meantime, the applicant reduced the number of pre-school spaces from 20 to 10. Given that pre-school has two drop-off and pick-up times daily, this measure was intended to reduce traffic and parking demand. The applicant also added landscaping, installed paving stones to reduce dust, instituted parking regulations and purchased proper garbage receptacles. Additionally, Zoning Bylaw regulations for off-street parking related to child care in a non-residential building or portion of a non-residential building were reduced from three to two spaces for each 92.9 square metres (1,000 sq. feet) of gross floor space. This change, which was made to bring child care in compliance with

11 City of New Westminster September 17, general commercial, means that the applicant is now better positioned to meet the regulations. Policy Context The City s Official Community Plan (2011) encourages the provision of child care as an essential community-based service and states: Parents need licensed child care choices closer to home and the City needs to facilitate alternatives in child care (e.g., supported and group child care initiatives). The applicant reports that 13 parents currently walk their children to the centre. The City s Child Care Strategy (2009) supports the development of a comprehensive child care system which reflects the needs of all families and children that require care and who can benefit from participation in quality early childhood development and family strengthening programs. Since the development of the strategy, there has been a significant increase in the number of licensed child care spaces serving children 30 months to five years of age. The applicant reports that she currently has 30 full-time and part-time children on the waitlist for a possible placement in September 2013 or January Permitted Uses A rezoning application is being pursued by the applicant in order to bring the existing legally non-conforming land use into conformity with the Zoning Bylaw. Currently, the child care operation would be permitted, along with a wide range of other assembly uses, including art and dance classes and group meetings such as guides and scouts as nonconforming uses under section 911(4) of the Local Government Act. This rezoning application would provide more certainty to the owner, staff and the community as to the uses which would be permitted on the site. Parking and Traffic Options A and B With the submission of the revised application, it is proposed that seven on-site parking spaces be provided and serviced by a one-way drive aisle. This drive aisle would enter off of First Street and exit onto Seventh Avenue. The proposed Comprehensive Development District would likely have to deviate from some of the typical off-street parking requirements in order to accommodate the proposal. A further discussion of parking and traffic is attached in appendix #3.

12 City of New Westminster September 17, Over the summer, the owner of the property on the north side of the subject site (705 First Street) approached the applicant and City staff and suggested that revisions be made to the plans in order to mitigate some of the potential negative externalities arising from the parking arrangement, including vehicle movement and idling. More specifically, the property owner asked that the applicant consider: providing on-street drop-off and pick-up areas and limit the on-site parking to child care staff; and reversing the flow of the one-way traffic. This option would see vehicles enter off First Street and exit onto Seventh Avenue. As a result of the suggestions from the neighbouring property owner, the applicant has provided an additional alterative site development option. The original and additional options are attached in Appendix #5. Option B proposes to reverse the traffic flow through the site, with vehicles entering off Seventh Avenue and exiting onto First Street. This option is only able to provide six onsite parking spaces. These spaces could be a) limited to child care staff use and include on-street loading zones for drop-off and pick-up activity or b) these spaces could be used for staff parking and drop-off and pick-up activity. It should be noted that this option was suggested to reduce the potential for vehicle idling, as child care parents would have a clear view of the parking lot and of the available parking spaces. Regarding on-street loading zones, they are used by other group child care facilities in New Westminster. Given that drop-off and pick-up activity associated with full-day child care occurs over a two-hour window in the morning and afternoon, this serves to balance out demand for parking for these purposes. Additionally, some parents will be droppingoff and picking-up more than one child (i.e., siblings) or walking their child(ren) to the child care centre. The two options were presented at the Glenbrooke North Residents Association. They will also be presented to the public at an applicant lead open house. Feedback from the public will be gathered and summarized prior to the application returning to the Advisory Planning Commission. Staff will also provide a more detailed technical analysis of the preferred option (like appendix #3 provides for Option A) and begin preparation of the Comprehensive Development District at that point. The transportation assessment for the previous proposal, which was conducted by Bunt & Associates and for a child care operation with 50 children, including 20 pre-school children, concluded that the net increase of traffic generated by the proposed development is considered insignificant and can be accommodated by the existing road

13 City of New Westminster September 17, capacity. It should be noted that concerns have been raised regarding the configuration and compliance of the off-street parking component as contained in this assessment. Sustainability Report Card A Sustainability Report Card has been received for this proposal. The report card and a brief summary are attached in Appendix #4. The proposal is supportive of Envision New Westminster 2032 (May 2013). More specifically, it supports the following description of success: There is convenient access to affordable, quality child care which facilitates child development and enables parents to work and contribute to the local economy. PROCESS The next steps in the development application review process are outlined below: 1. Planning Staff Review (Ongoing); 2. Preliminary Report to Council (July 8, 2013); 3. Applicant Held Open House (September/October 2013) 4. Presentation to the Glenbrook North Residents Association (September 12, 2013); 5. Advisory Planning Commission (APC) Land Use Presentation (September 17, 2013); 6. Return to APC for Rezoning Submission (October 15, 2013); 7. Forward to Council for Consideration of 1 st and 2 nd Readings; 8. Public Hearing; 9. Final Adoption. CONCLUSION A revised proposal has been received regarding the application to rezone the property at 57 Seventh Street from Single Detached Dwelling Districts (RS-1) to Comprehensive Development District (Grace Hall) (CD-36). In response to suggestions from a neighbouring property owner, the applicant has also provided an additional site development option for consideration by the public. The applicant proposes to continue to use the site for a child care program.

14 City of New Westminster September 17, Authors: John Stark, Senior Social Planner Michael Watson, Planning Technician :js/mw

15 City of New Westminster September 17, Appendix #1: Area Map 57 Seventh Avenue

16 City of New Westminster September 17, Appendix #2: Project Data and Preliminary Plans (Original Resubmission Option A)

17 City of New Westminster September 17, Appendix #3: Parking and Traffic Considerations (Option A) In Option A, the original resubmission, the applicant is proposing to provide seven offstreet parking spaces which would be served from a one-way driveway. The driveway would enter in off of First Street and exit onto Seventh Avenue. The Zoning Bylaw was recently amended to reduce the number of required off-street parking spaces for a child care use in a non-residential building or portion of a nonresidential building. This reduction was to make the child care parking requirements consistent with the requirements for general commercial. As such, the Zoning Bylaw now requires two parking spaces per 92.9 square metres (1,000 square feet) of gross floor space. Based on the existing building size of square metres (3,576 square feet), eight parking spaces would be required. It should be noted that the existing building just triggers an eighth parking space based on the bylaw requirements. If the existing building was 7.07 square metres (76 square feet) smaller, seven parking spaces would be required and the proposal would be complaint with the existing Zoning Bylaw requirements for number of off-street parking spaces. Two of the seven proposed off-street parking spaces would be compact sized spaces, which meets Zoning Bylaw requirements. The proposal currently does not meet section of the Zoning Bylaw which requires that parking spaces not be located closer than 3.05 metres (10 feet) from a window on an adjacent residential property. The parking spaces proposed are, at the closest, about 1.52 metres (5 feet) from the building located on the adjacent property to the east. This regulation is intended to ensure that vehicle exhaust is kept away from building windows. It should be noted that because of the proposed one-way circulation pattern and angle parking pattern proposed, vehicles would not be able to back into parking spaces and therefore vehicle tailpipes would be at the far end of the parking space furthest from the property line. For properties zoned a traditional institutional districts (P-zoned properties) section c of the Zoning Bylaw would apply and require that no parking be provided within five feet of a rear or side property line abutting a residentially zoned property. This regulation is intended to provide adequate screening between institutional uses and residential properties. Additional requirements regarding this screening are provided in section which provides requirements about the type and height of screening which should be provided. Staff will continue to work with the applicant to ensure that the intent of these regulations are replicated in this proposal.

18 City of New Westminster September 17, Appendix #4: Sustainability Summary and Report Card A Sustainability Report Card has been received for this proposal and is included below. The proposal demonstrates support of the City s environmental sustainability objectives in terms retention of an existing building, retention of existing tree on site, provision of child care as a public amenity and enabling parents to contribute to the local economy. Development Services staff will continue to work with the applicant to look for further sustainable opportunities. The following table summarizes key attributes: Environment Social and Cultural Economic Highlights of the proposal: Retaining existing trees Provision of child care as a public amenity Creation of F/T and P/T jobs Retaining existing building Includes references to historic use Conversion to Energy Star Appliances Items not pursued in the proposal: Various items need to be explored further with the applicant Allows parents to contribute to local economy

19 City of New Westminster September 17, Appendix #5: Site Development Options

20 City of New Westminster September 17, Appendix #1: Area Map 57 Seventh Avenue

21 City of New Westminster September 17, Appendix #2: Project Data and Preliminary Plans (Original Resubmission Option A)

22 12'-0" Adj. Single-Family provide curb cut to suit driveway PL Low Hedge 72" Screened Chainlink Fence Window 84" Conif. Hedge 72" Screened Chainlink Fence PL PROJECT DATA: First Street Turf Blvd. Vehicle Entry Relocate fence new signage 72"w x 72" h SURVEY BG Wood Ret. Wall typ. Relocate Gate Relocate Gate 153sf removed from play area Conc. Curb Chain Link Fence 48" typ. 24'-11" Enclosed Play Area 1768sf <min. 70sf/child X 25 = 1750sf> Ensure location & protect buried gas line relocate fence & gate new paving SITE PLAN 3/32" = 1'-0" Interlock paver finish typ. delete fence & retaining wall, adjust grade typ. 93sf added to play area infill fence 3'-8" 7'-4" GAS Roof Overhang typ. SURVEY BG New Ramp Up: max. 10% slope CALC. BG Drive Aisle STORAGE 207sf OFFICE 94sf CUBBIES 100sf Planter Lawn 24'-3" 3'-10" mh FLOOR Turf Blvd. new wood, metal & glass canopy (9' X 36') Gate STAGE (incl.) 36'-5" Upper Floor ' Landing ACTIVITY AREA 999sf (20 childcare spaces) EXIT Covered Porch UP 5'-1" Main Entry PL to be deleted VEST. FOOD PREP 70sf Reconfigure Handrails Widen walkway Planter Lawn Concrete Sidewalk R= 13.12' LANDING DN DN H/C WC 15'-6" WC EXIT SURVEY BG '-5" 1'-0" Infill paving typ. 12'-0" Planters (new): 17' X 72" typ. Parking Drive Aisle Interlock paver finish typ. Gate 32'-7" Vehicle Exit standard 8.5' X 17.33' mh 7 standard compact 8.0' X 15.0' compact 8.0' X 15.0' New hedge planting typ. standard 8.5' X 17.33' 3 standard standard 8.5' X 17.33' 2 standard standard 8.5' X 17.33' 1 standard 5'-0" 6 compact 5 compact Infill paving typ. New shed roof over bins standard 8.5' X 17.33' 4 standard New 24'-42" high hedge Garbage Bins pole Conc. Curb 72" Wood Fence 10'-0" 32'-0" 21'-0" 72" Screened 96" Conif. Hedge 84" Vine Hedge Chainlink Fence 16'-0" 48" Chainlink Fence SURVEY BG PL Window Window Window Window Adj. Single-Family Legal Address: Legal Description: 57 - Seventh Avenue New Westminster, BC V3L 1V9 Southerly 90 Feet of Lots 1 & 2 of the North Part of Lot 5 Suburban Block 13 NWD Plan 2620 P.I.D: (Lot 1) (Lot 2) Present Zoning: Proposed Zoning: Single-Family CD-36 Lot Size: 8,454 sf Building Area: 1,802sf Storeys: 2 Gross Area: Lower= 1774sf Upper= 1,802sf Total= 3,576sf Net Area: Lower= 1,647sf Upper= 1,675sf Total= 3,322sf F.S.R: = 0.42 Occupancy: A2 Childcare Fire Supression: Alarm only CHILDCARE SPACES: Existing: 25 lower floor Proposed New: 20 upper floor Total 45 spaces OFF-STREET PARKING: Required per : 2 spaces / 1000sf Gross (= 8 spaces) Provided: 7 spaces Parking Note: proposal has been made for City to provide on-street short-term loading spaces (t.b.d.) DRAWING LIST: A100 Site Plan & Project Data A200 Floor Plans A500 Elevations (Street Sides) A800 East PL Photo Elevation A900 Survey (info only) Hazen Sise Architect inc West Hastings St. Vancouver, BC V6B 1G8 hzn@sisearch.ca All drawings, specifications and related documents are the copyright property of the Architect. Use or reproduction of documents in whole or in part is subject to Architect's explicit consent. Do not scale drawings. Confirm all dimensions at site & report any discrepancy to the Architect. TRUE NORTH 6 / / Rezone Rev2. 5 / / Rezoning Rev. 4 / / Rezoning Appl. 3 / / draft revs. 2 / / Rezoning draft 1 / / Schematic Rev. CAMBRIDGE MONTESSORI Grace Hall 57 Seventh Avenue New Westminster, BC SITE PLAN & PROJECT DATA A100

23 DN 32"x80" " New metal & glass canopy on wood support New metal & glass canopy on wood support SURVEY BG delete fence & retaining wall, adjust grade typ. ACTIVITY ROOM A UP FLOOR SURVEY BG TYP. ROOF OVERHANG STORAGE 207sf N STAGE (incl.) N DN LANDING FLOOR EXIT 32"x80" Hazen Sise Architect inc West Hastings St. Vancouver, BC V6B 1G8 hzn@sisearch.ca All drawings, specifications and related documents are the copyright property of the Architect. Use or reproduction of documents in whole or in part is subject to Architect's explicit consent. Do not scale drawings. Confirm all dimensions at site & report any discrepancy to the Architect. infill fence ACTIVITY ROOM B CABINET 6'-4" KITCHEN Mech. Closet 28sf SINK 28sf Gross Area exempt. N OFFICE 94sf ACTIVITY AREA 999sf (20 childcare spaces) FOOD PREP 70sf TRUE NORTH CABINET UP FRIDGE STOVE MOP SINK HOT WATER TANK N 8'-0" N DN 32"x80" 6 / / Rezone Rev2. 5 / / Rezoning Rev. 4 / / Rezoning Appl. 3 / / draft revs. 2 / / Rezoning draft 1 / / Schematic Rev. SURVEY BG STORAGE VOID UNDER PORCH HCWC WC SURVEY BG CUBBIES 100sf FLOOR "x84 Landing EXIT EXIT DN VEST. H/C WC WC TYP. ROOF OVERHANG CAMBRIDGE MONTESSORI Grace Hall 57 Seventh Avenue New Westminster, BC New Ramp Down: max. 10% slope New wood & metal ramp & landing Note: N = new interior wall FLOOR PLANS 1 LOWER FLOOR PLAN 1/8" : 1'-0" 2 UPPER FLOOR PLAN 1/8" : 1'-0" A200

24 PL PL New glass & metal canopy on wood support Stairs & Landing Vehicle beyond Entry Gate 9'-0" GAS METER ' ROOF PEAK Existing tree EAVES MAIN FLOOR CAMBRIDGE MONTESSORI CHILDCARE CENTRE New ramp beyond New sign Existing tree Seventh Avenue Hazen Sise Architect inc West Hastings St. Vancouver, BC V6B 1G8 All drawings, specifications and related documents are the copyright property of the Architect. Use or reproduction of documents in whole or in part is subject to Architect's explicit consent. Do not scale drawings. Confirm all dimensions at site & report any discrepancy to the Architect. SURVEY BG Gate Relocated chainlink gates & fence BSMT. FLOOR 1 WEST ELEVATION 3/32" : 1'-0" 5 / / Rezone Rev2. 4 / / Rezoning Rev. 3 / / Rezoning Appl. 2 / / Rezoning draft 1 / / Schematic Rev. First Street Existing tree 6'-0" PL CAMBRIDGE MONTESSORI CHILDCARE CENTRE New sign Gate ROOF PEAK ' EAVES Chainlink Fence typ. MAIN FLOOR 57 seventh avenue 57 Vehicle Exit Gate PL CAMBRIDGE MONTESSORI Grace Hall 57 Seventh Avenue New Westminster, BC SURVEY BG BSMT. FLOOR CALC. BG H/C Access Ramp: wood ramp + metal handrails Existing chainlink gate & fence BUILDING ELEVATIONS 2 SOUTH ELEVATION 3/32" : 1'-0" A500

25 City of New Westminster September 17, Appendix #3: Parking and Traffic Considerations (Option A) In Option A, the original resubmission, the applicant is proposing to provide seven offstreet parking spaces which would be served from a one-way driveway. The driveway would enter in off of First Street and exit onto Seventh Avenue. The Zoning Bylaw was recently amended to reduce the number of required off-street parking spaces for a child care use in a non-residential building or portion of a nonresidential building. This reduction was to make the child care parking requirements consistent with the requirements for general commercial. As such, the Zoning Bylaw now requires two parking spaces per 92.9 square metres (1,000 square feet) of gross floor space. Based on the existing building size of square metres (3,576 square feet), eight parking spaces would be required. It should be noted that the existing building just triggers an eighth parking space based on the bylaw requirements. If the existing building was 7.07 square metres (76 square feet) smaller, seven parking spaces would be required and the proposal would be complaint with the existing Zoning Bylaw requirements for number of off-street parking spaces. Two of the seven proposed off-street parking spaces would be compact sized spaces, which meets Zoning Bylaw requirements. The proposal currently does not meet section of the Zoning Bylaw which requires that parking spaces not be located closer than 3.05 metres (10 feet) from a window on an adjacent residential property. The parking spaces proposed are, at the closest, about 1.52 metres (5 feet) from the building located on the adjacent property to the east. This regulation is intended to ensure that vehicle exhaust is kept away from building windows. It should be noted that because of the proposed one-way circulation pattern and angle parking pattern proposed, vehicles would not be able to back into parking spaces and therefore vehicle tailpipes would be at the far end of the parking space furthest from the property line. For properties zoned a traditional institutional districts (P-zoned properties) section c of the Zoning Bylaw would apply and require that no parking be provided within five feet of a rear or side property line abutting a residentially zoned property. This regulation is intended to provide adequate screening between institutional uses and residential properties. Additional requirements regarding this screening are provided in section which provides requirements about the type and height of screening which should be provided. Staff will continue to work with the applicant to ensure that the intent of these regulations are replicated in this proposal.

26 City of New Westminster September 17, Appendix #4: Sustainability Summary and Report Card A Sustainability Report Card has been received for this proposal and is included below. The proposal demonstrates support of the City s environmental sustainability objectives in terms retention of an existing building, retention of existing tree on site, provision of child care as a public amenity and enabling parents to contribute to the local economy. Development Services staff will continue to work with the applicant to look for further sustainable opportunities. The following table summarizes key attributes: Environment Social and Cultural Economic Highlights of the proposal: Retaining existing trees Provision of child care as a public amenity Creation of F/T and P/T jobs Retaining existing building Includes references to historic use Conversion to Energy Star Appliances Items not pursued in the proposal: Various items need to be explored further with the applicant Allows parents to contribute to local economy

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37 City of New Westminster September 17, Appendix #5: Site Development Options

38 First Street PL 705 1st Street PL Vehicle Entry Gate Drive Aisle standard 8.5' X 17.33' 7 standard 6 compact Chain Link Fence 48" typ. compact 8.0' X 15.0' compact 8.0' X 15.0' gate D N Rear Entry 5 compact Sidewalk Turf Blvd. Enclosed Play Area 57-7th Avenue CHILD CARE Parking Drive Aisle standard 8.5' X 17.33' 4 standard standard 8.5' X 17.33' 3 standard standard 8.5' X 17.33' 2 standard 53-7th Avenue Lane standard 8.5' X 17.33' 1 standard sign gate New Ramp Up: max. 10% slope UP Main Entry Vehicle Exit Gate PL Sidewalk TRUE NORTH Turf Blvd. Traffic Circle Seventh Avenue 57-7th avenue: parking option a scale 1" : 24'-0"

39 parallel standard 8.5' X 22.0' parallel compact 8.0' X 18.0' parallel standard 8.5' X 22.0' First Street PL 705 1st Street PL Vehicle Exit Gate Drive Aisle compact 8.0' X 15.0' 6 compact gate Chain Link Fence 48" typ. D N Rear Entry compact 8.0' X 15.0' 5 compact Pick-up & drop-off Zone 11.81' Sidewalk Turf Blvd. sign Enclosed Play Area gate New Ramp Up: max. 10% slope 57-7th Avenue CHILD CARE UP Main Entry Parking Drive Aisle Vehicle Entry Gate 4 standard standard 8.5' X 17.33' 3 standard standard 8.5' X 17.33' 2 standard standard 8.5' X 17.33' 1 standard standard 8.5' X 17.33' PL Sidewalk 53-7th Avenue Lane TRUE NORTH Turf Blvd. Traffic Circle 11.81' parallel standard 8.5' X 22.0' Pick-up & drop-off Zone parallel standard 8.5' X 22.0' Seventh Avenue 57-7th avenue: parking option b scale 1" : 24'-0"