Coouitlam For Council June 27, 2016 Our file: 08-3060-20/15 114263 DP/1 Doc#: 2304272.V1 To: From: Subject: For: City Manager General Manager Planning and Development Development Permit Authorization for Five Proposed Attached Street-Oriented Homes at 1392 Trafalgar Street (is 114263 DP) Council Recommendation: That Council approve the signing and sealing of Development Permit 15 114263 DP (1392 Trafalgar Street) and that the Mayor and City Clerk be authorized to execute this Permit on behalf of the City of Coquitla m. Report Purpose: To present for Council's consideration authorization of Development Permit 15 114263 DP to construct five {5) street-oriented village home units. Strategic Goal: This application supports the strategic objective of strengthening neighbourhoods by encouraging a suitable mix of housing in neighbourhoods. Background: Site Context The 0.27 acre (iioo.bm^) subject property is located on the west side of Trafalgar Street between Millard Avenue and Princeton Avenue (Attachment l). The property's north boundary is adjacent to Princeton Park and a lane adjoins the south boundary. The site is currently zoned RTM-1 Street-Oriented Village Home and designated for Street-Oriented Village Homes in the Upper Hyde Creek Village Neighbourhood Plan (UHCVNP) (Attachments l and 2). Table 1: Adjacent Property Characteristics iiiiii Existing Land Uses Zone(s) OCR Land Use Designation(s) Site Vacant RTM-1 Street-Oriented Street Oriented Village Homes Homes Residential North Park P-5 Special Park Parks and Recreation West East and South Street-Oriented Homes Single Family Dwellings RTM-1 Street-Oriented Homes Residential RS-7 Small Village Single Family Residential; RS-8 Large Village Single Family Residential Street Oriented Village Homes Small Village Single Family; Large Village Single Family Residential. J
Page 2 June 27,2016 Background: History On February 28, 2011, Council approved rezoningof the subject property to RTM-l. This rezoning facilitated a subdivision to create two adjacent parcels for streetoriented village homes with frontage on Princeton Park. The park is scheduled for construction by October this year and the adjacent parcel to the west, at 1395 Marguerite Street, has five (s) attached street-oriented home units fronting Princeton Park with vehicle access to detached garages from the lane to the south. This adjacent development included several variances to facilitate a Street Oriented Village Home development with detached garages and backyards due to the site's narrow depth (from north to south). Proposed Development The applicant is proposing to construct five attached units fronting Princeton Park (Attachment 3). The three-storey, four-bedroom units vary in size from approximately 194.3m2 (2,092 sq.ft.) to 200.9m^ (2163 sq.ft.). Each unit would have two side-by-side parking spaces with one enclosed within a garage and the second parking space on a pad (Attachment 4)i South facing backyard space would be provided for each unit between the principal building, detached garages and surface parking spaces. The applicant is proposing a similar development typology to the adjacent site (at 1395 Marguerite) and faces similar site configuration constraints related to the north-south depth of the lot. This has resulted in a request by the applicant for variances to the RTM-l zoning requirements as discussed further below. Discussion/Analysis: Design Review The proposed development achieves the intent and policies of the Northeast Coquitlam Area Plan, the UHCVNP and Urban Design & Development Permit guidelines as follows: no more than six units would be attached to one building; the units have been brought closer to the public sidewalk along Princeton Park and Trafalgar Street with elevated front entries creating a strong street wall and framingthe adjoining park and street (Attachment 5); monotonous massing would be avoided through design with architectural projections and an articulated roofline (Attachment 6) the units would be stepped vertically and horizontally in order to avoid repetition, maintain open sightlines from Trafalgar Street and to reduce the amountof site regrading; the exterior side yard unit facing Trafalgar Street has been architecturally treated in a manner consistent with the front facade; and private open space is provided for each unit. The proposed development uses a variation of materials and colours to ensure each unit is easily identifiable and distinctive. The exterior materials include hardi-board siding and shingles, stone veneer columns, wood trims, gable brackets, railings and fences. File#:08-3060-20/15 114263 DP/1 Doc#: 2304272.vl
Pages June 27, 2016 Discussion/Analysis cont'd/ Zoning Bylaw To accommodate the proposed development with the narrow north-south configuration of the site, the applicant is requesting the following variances (Attachment 7): decrease the minimum front yard setback (north) from 4.0 metres to 3.3 metres; decrease the minimum exterior side yard setback (east) from 3.0 metres to 2.2 metres; decrease the minimum separation between the principal building and accessory off-street parking structures (garage) from 6.0 metres to 3.3 metres; decrease the minimum setback from the accessory off-street parking structure from 1.2 metres to l.o metres to the south property line; and, increase the lot coverage maximum from 45% to 48%. The proposed building setbacks would equally reduce the minimum setbacks for allowable siting exceptions (bay windows, steps, roof eaves and porches and support columns). Staff supports the proposed variances for the following reasons: the narrow north-south configuration creates design challenges related to maintaining unit depth, off-street parking requirements, and private outdoor space; the large open park space provides an opportunity for the units to be brought closertothe park without impacting adjacent neighbours; Parks, Recreation and Culture Services reviewed the proposal and have no concerns with moving the units closer to the park; the reduced building setbacks would create more architectural articulation to the building facade, including prominent front entry porches; and private outdoor space would be maintained and two off-street parking spaces per unit achieved. Development Permit: Development Permit 15 114263 DP (Attachment 8) has been prepared for Council's consideration. Financial Implications: The project will generate Development Cost Charges (DCCs) at the time of Building Permit issuance. Conclusion: Staff supports the proposed application for the following reasons: the policy objectives of the UHCVNP and the City's Urban Design and Development Permit Area guidelines would be achieved; the exterior finishes are of a high quality and the development is designed to integrate with the adjacent park; and the proposed development would ensure the redevelopment of a small Street-Oriented Village Home site with unique site conditions. File#:08-3060-20/15 114263 DP/1 Doc#: 2304272.V1
Page 4 June 27,2016 Conclusion cont'd/ Staff recommends that Council approve authorization of Development Permit 15 114263 DP. J.L Mcln yre, MClP, RPP DLC/lmc Attachments: 1. Location and Adjacent Zoning (Doc# 2300700) 2. Existing OCP Land Use Designations (Doc# 2300958) 3. Site Plan (Doc# 2306136) 4. Landscape Plan (Doc# 2312742) 5. Coloured Perspective (Doc# 2314801) 6. Coloured Elevations (Doc# 2306595) 7. Development Application Data Sheet (Doc# 2306483) 8. Development Permit 15 114263 DP (Doc# 2303539) This report was prepared by Darlene Cheveldeaw, Planning Technician 3 and reviewed by Jonathan Jackson, Acting Supervisor Development Planning, and George Fujii, Director Development Services. File#:08-3060-20/15 114263 DP/1 Doc#: 2304272.VI
ATTACHMENT 1 LOCATION AND ADJACENT ZONING N 1392 Trafalgar Street Application No.: 15 114263 DP Map Date: 6/7/2016 0 12.5 25 50 Meters Zoning Boundary CoQultiam Ad AAA'id'i no rtdtur* vc
ATTACHMENT 2 N EXISTING OCP LAND USE DESIGNATIONS Street Oriented Village Home Parks and Recreation Application No.: 15 114263 DP Map Date: 6/22/2016 S 12.5 25 50 Meters Small Village Single Family Large Village Single Family One Family Residential CoQuitlam 15 114263 DP YS
ATTACHMENT 3 PRINCETON PARK VARIANCE # 3 VARIANCE# I VARIANCE # 4 VARIANCE# I VARIANCE # I VARIANCES REQUESTED: UNIT I - FRONT YARD SETBACR REDUCTION FROM 4.0 M TO 3.3 M PLUS A.6 M ROOF OVERHANG - A.3 M BOXED OUT WINDOW PROJECTION IN THE 3.3 M SETBACR - GARAGE TO DWELLING REDUCTION FROM 6.0 M TO 3.3 M - PORCH GABLE ROOF SETBACK. OF 1.5 M - GARAGE TO LANE 5ETBACR REDUCTION FROM 1.2 M TO 1.0 M WITH WITH 0.3 M ROOF EAVE PROJECTION UNIT 2 - FRONT YARD SETBACK. REDUCTION FROM 4.0 M TO 3.3 M PLUS A.6 M ROOF OVERHANG - GARAGE TO DWELLING REDUCTION FROM 6.0 M TO 4.1 M - PORCH GABLE ROOF SETBACK. OF 1.82 M UNIT 3 - FRONT YARD SETBACK REDUCTION FROM 4.0 M TO 3.3 M PLUS A.6 M ROOF OVERHANG - A.45 M BAYWINDOW PROJECTION IN THE 3.3 M SETBACK. - GARAGE TO DWELLING REDUCTION FROM 6.0 M TO 4.1 M - PORCH GABLE ROOF SETBACK. OF 1.62 M c 3 1/05/1 e fsp CALCULATION 5 3 1/05/1 G WINDOW SEAT NOTE 4 i 3/05/1 G RE- ISSUE FOR DEV. PERMIT 3 26/02/1 6 RE- ISSUE FOR DEV. PERMIT 2 IG/06/lf ISSUE FOR DEV. PERMIT 1 29/04/1 5 DP REVIEW : COMMENTS 25/03/15 DP REVIEW Na Date Description Dijin. Revisions Copyright Reserved This plan and design ore, and at all thes remain the exclusive property of HR. Hatch ArcNtect Ltd. and nay not be used or reproduced ihthout tritten consent Written dimensions shall have precedence over scaled dnenslons. Contractor shall verify and be responswe for all dimensions and conditions on the Job and this office shall be Informed of any variations from the dimensions and conditions shorn on the dratlng. H.R,HATCH,ARCHITECT,LTD Design - Planning - Research 601-1587 Vest 8th Avenue Vojncouver, BC V6J 1T5 Consultant Tel. <604) 261-2347 Fox. (604) 261-2349 UNIT 4 VARIANCE # I - FRONT YARD SETBACK REDUCTION FROM 4.0 M TO 3.3 M PLUS A.6 M ROOF OVERHANG - GARAGE TO DWELLING REDUCTION FROM 6.0 M TO 4.1 M - PORCH GABLE ROOF SETBACK OF 1.62 M UNITS VARIANCE # - FRONT YARD SETBACK REDUCTION FROM 4.0 M TO 3.3 M PLUS A.6 M ROOF OVERHANG VARIANCE # 3 VARIANCE # 2 VARIANCE # 4 - A.3 M BOXED WINDOW PROJECTION IN THE 3.3 M SETBACK - FRONT YARD PORCH ROOF SETBACK OF 1.5 M - GARAGE TO DWELLING REDUCTION FROM 6.0 M TO 3.3 M - EXTERIOR SIDE YARD REDUCTION FROM 3.0 M TO 2.2 M - GARAGE TO LANE SETBACK REDUCTION FROM 1.2 M TO 1.0 M WITH A.3 M EAVE PROJECTION Project 5 UNIT RESIDENTIAL DEVELOPMENT I 392 TRAFALGER AVE COQUITLAM, B.C. LANE LOT COVERAGE ALLOWED: 45% LOT COVERAGE PROPOSED: 46% VARIANCE # 5 Dra*lng Title SITE PLAN Dra#n Chkd. Issued Date Date DEC 2015 Scale 1/8" = l'-0«project Na 201 4-1 9 >a lllng Na DP-I Reproduction Scale 1 1 1 1 1 1 ONI II a x 4( 9
ATTACHMENT 4 - ACER RUBRUM 'BOWHALL' 6CM PARK Suite C100-4185 Still Creek Drive Bumaby, British Columbia, V5C 8G9 p: 804 294-0011 ; f; 604 294-0022. WCXJD PICKET FENCE feates I LO LJJ O < < 17 SEV.rea CITY COMMENTS/NEW SITt HEV. PER NEwii-il "PUW NO. DATE REVISION DESCRIPTION DR. CLIENT: EXISTING BOULEVARD "AND STREET TREES TOWNHOUSE DEVELOPMENT LANE 1392 TRAFALGAR AVENUE COQUITIAM, BC DRAWING TITLE; LANDSCAPE PLAN DATE: SCALE: DRAWN: DESIGN: CHICD: 1S.SEP.24 1/8'»I'-O" BA BA DRAWING NUMBER: LI OF 2 PMG PROJECT NUMBER: 15-158
RECEIVED JUN 24 2016 Ciry OF COQUiTLAM DEVELOPMFNT PLANNING RFfiTiniy wn
ATTACHMENT 6 Horih Elevation UPFT.R FLOOR 4" HORiZONTAL MARDJE SONG (INCLUDING CORN K5) : MAIN BASEMENT FLOOR 6" HCMyZONTAL hardie SIDING (INCLUDING CORNERS) : " WEATHERED WOOD * - SANDSTONE BSGE" WOODSTOCK BROWN* ' TRADITIONAL RED ' Copyr T->is s'an onci c»esifir: -ire. aod at all ti<ies r^er^ain ti-? e'cl.<5ive property of H V. Notch Architect Ltd o-iu roy ' ot be ^seci rep:"0 iwc c< wt>^out cwser^" Vritvcn dip-pn<;:r,r.<-. shovi havf n''"p<"pdf»r-"p ovi»r «;rfi is"i dnyi-s-ens Cor trail I-T ihal- verify aro toe fei»pofii tok' f ur as! oirers'ors and conohticrrs or -he job and this offtce sho'l he Infomed of cry vc'ctio-^s fror the howr cn the o-^oeirg. WOODSTOCK BROWN- H.R,HATCH.ARCHITECT.LTI WOOD BASE» eeav BOARDS: #S464 'UTILTIYWEAR- Design - Planning - :?esearcn WOOD FASOAS wnr^f WINDOW DOOR TRIMS. POSTS DFCORATIVE KNEE BRACES: WHrre- WOOD PICKET RA1UNG3: VINTL WINDOW f=ramc5. WHITE "WHITE' 'WHITE" 6CI-I587 Vest 8th Avenue Vorco-jvor, B.C. V6J Tel: (S04) ^61 2347 Fox: <bg4) 261 2349 FRONTDOORS: V/HITF CorS'.^l'tc.nt REAR DOORS * FRENCH DOORS: whrrr GARAGE ixxdrs: WHITE" East Elevation IDedt Elevation STONE VENEER; ALUMINUM GUARDRAILS: WOOD FENCING GATES: CULTURED STONE CHARDONNAY COUNTRY LEDGESTONE- WHrrr d465 ' HOMESPUN LINEN' 5 UNIT RESIDENTIAL DEVELOPMENT I 392 TRAFALGAR AVE COQUITLAM, B.C. m [ COLOURED ELEVATIONS i^ro jec t ^io 2014-19 South Elevation DEC 20I5 Reprodi..-c tion I>co.le 1 1 1 1 1 DP-
1 ATTACHMENT? Development Application Data Sheet Application No.: 15 114263 DP Site Address: 1392 Trafalgar Street PID; 028-987-250 Development Proposal - Five-Unit Street-Oriented Village Home Development iiiabiiiiiiiiii Existing Proposed Land Uses Vacant Lot 5 Street-Oriented Village Homes CWOCP Designation Street-Oriented Village Home No Change Zoning RTM-l No Change Numberof Units Four-bedroom 0 5 Total Units 0 5 lllliiilllllliiiil* Bylaw Requirement Proposed Variance Lot area Max. 210 m^ 1100.8 m^ Gross Floor Area Max. 0.9 (990.7 m^) 989 m^ Lot coverage Max. 45 % 48% 3% Setbacks - Front (Park - North) Min. 4.0 m 3.3 m 0.7 m Interior Side (West lot line) Mi n. 1.4 m 2.7 m Exterior Side (Trafalgar St.) Min. 3.0 m 2.2 m 0.8 m Rear (Lane - South) Min. 6.2 m. 10.4 m Accessory building from rear lot line (garage) Min. 1.2 m 1.0 m 0.2 m Accessory building from rear of Principal building Min. 6.0 m 3.3 m 2.7 m Building Height Max. 11.0 m 10.5 m Off-street Parking Residential Min. 5 spaces 10 spaces Visitor N/A 0 spaces Private Outdoor Space N/A 39 m^ per unit (min) File#: 08-3060-20/15 114263 DP/1 Doc#: 2306483.vl
ATTACHMENT 8 City of Coquitlam DEVELOPMENT PERMIT DEVELOPMENT PERMIT NO. 15 114263 DP 1392 Trafalgar Street Doc.# 2303539.VI ISSUED BY: CITY OF COQUITLAM a municipal corporation, with offices at 3000 Guildford Way, Coquitlam in the Province of British Columbia, V3B 7N2 (the "City") ISSUED TO: NOURA CONSTRUCTION LTD, Inc. No. BC0587361 a company duly incorporated pursuant to the laws of the Province of British Columbia and having its registered and records office at 201-3387 David Avenue, Coquitlam BC V3EOK4 (the "Permittee") This Development Permit applies to and only to those lands, within the City, described below, and any and all buildings and structures thereon. 1392 Trafalgar Street Lot 12 Section 13 Township 39 New Westminster District Plan EPP25329 Parcel Identifier: 028-987-250 (the "Lands") AND WHEREAS the Permittee has made application for a Development Permit in regard to the Lands pursuant to Part 14 of the Local Cavern me nt Act R.S.B.C. 2015, c. 1 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: 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. File#: 08-3060-20/15 114263 DP/1 Doc#: 2303539.VI
DEVELOPMENT PERMIT NO. 15 114263 DP 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 l through 8) 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. 502(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 Thirty Seven Thousand Five Hundred Dollars ($37,500.00) 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 out the 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 Director 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. 504 of the Local Governmerit 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. 7. Reconsideration ofcouncii 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. File#:08-3060-20/15 114263 DP/1 Doc#: 2303539.V1 Page 2 of 4
DEVELOPMENT PERMIT NO. 15 114263 DP 8. Conditions. Pursuant to s. 491 the Local Government Act, the following conditions are hereby imposed: A. 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 Director 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. 9. Variances. Pursuant to s. 490(l)(a) of the Local Government Act, the City of Coquitlam Zoning Bylaw No. 3000,1996 as amended, is hereby varied and supplemented: A. Zoning Bylaw. The provisions of the City of Coquitlam Zoning Bylaw No. 3000, 1996 as amended are varied or supplemented as follows: 1. Section 514 (l) Siting exceptions for bay windows are permitted to project into the allowable building setback as permitted in Section 1012 (8) and as varied below, while in keeping with the dimensions indicated on the drawings attached as Appendixes 1 through 8. 2. Section 514 (2) Siting exception for steps, eaves and porches and support columns that project beyond the face of a building are permitted to project into the allowable building setback as permitted in Section 1012 (8) and as varied below, while in keeping with the dimensions indicated on the drawings attached as Appendixes 1 through 8. 3. Section 1012 (6) Lot coverage of all buildings and structures together is to be increased from maximum 45 percent to 48 percent. 4. Section 1012 (8) (a) and (b) Building setbacks are proposed to be reduced as follows: a) from 4.0 metres to 3.3 metres from the first storey of the entire principal building and to 3.6 metres from the second storey of Units #l and #5 to the front (north) property line; b) from 3.0 metres to 2.2 metres from the first storey enclave and to 2.5 metres from the second storey enclave of Unit #5 to the exterior (east) property line; and c) from 1.2 metres to l.o metres from the detached accessory off-street parking buildings for Units #l and #5 to the rear (south) property line. 5. Section 1012 (f) The separation distance between the principal buildings and the detached accessory off-street parking buildings where sited 1.6 metres or more from the residential use building is proposed to be reduced from 6.0 metres to 3.0 metres for Units #l and #5 and to 4.1 metres for Units #2, #3 and #4. File#:08-3060-20/15 114263 DP/1 Doc#: 2303539.V1 Page 3 of4
DEVELOPMENT PERMIT NO. 15 114263 DP Authorized by the City, on the day of_, 2016. (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 CITYOFCOOUITLAM 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 I/we have read and understand the terms and conditions upon which this Development Permit is issued. NOURA CONSTRUCTION LTD. Inc. No. BC0587361 Name of Permittee Signature of Permittee (or Authorized Representative of Permittee) Printed name of Signatory (if different from above) File#:08-3060-20/15 114263 DP/1 Doc#: 2303539.V1 Page 4 of4