CoQuitlam For Council April 28, 2014 Our file: 08-3060-20/14 004915 AM/1 Doc#: I679357.VI To: From: Subject: For: City Manager General Manager Planning and Development Development Amendment Permit Authorization for Retractable Awning at Unit #'s 100,102,104 Urban Gate - 11S8 The High Street (14 00491S AM) Council Recommendation: That Council decline Development Amendment Permit (14 004915 AM) at Unit Nos. 100,102,104-1158 The High Street. Report Purpose: This report presents a Development Amendment Permit application to amend the approved Development Permit (06 003802 DP) for Grand Central 1 to permit the addition of a retractable awning. Strategic Goal: This application upholds the corporate objective of supporting neighbourhoods. Background: Site Context The subject site, which is zoned C-4 City Centre Commercial, is located within the City Centre Area Plan and located atthe northwest corner of The High Street and Atlantic Avenue. Table l: Adjacent Property Characteristics liilliiiiliiim^ g 0 ii^r ifl sg North Multi-storey commercial building C-4 City Centre Commercial West, East High-density mixed-use building C-4 City Centre Commercial South Undeveloped lot C-4 City Centre Commercial Approved Development Council atthe March 07, 2007 Regular Council meeting approved Development Permit 06 003802 DP authorizing the development ofthe Grand Central Phases 1, 11 and III project. All three phases ofthe approved mixed-use project were designed to complement one another and to ensure the development met the applicable Development Permit Guidelines. This included glass canopies to provide weather protection adjacent to the buildings and alongthe street. The glass canopy design was incorporated as part of the overall building design as it utilized the same high-quality building materials as the rest ofthe building.
Page 2 April 28, 2014 Proposed Amendment The applicant is proposing to amend the approved Development Permit 06 003802 DP, in order to add a retractable fabric awning (Attachment l) that attaches underneath the fixed glass canopies that were originally approved as part of the Development Permit. The Strata Council of Grand Central I, has written in support ofthe proposed retractable awning (Attachment 2). Should Council support the proposed Development Amendment Permit, other commercial units within the overall Grand Central project would also be in a position to apply to amend the original Development Permit to add on permitted retractable awnings with a consistent design and colour. Retractable fabric awnings approved at this location may also get a precedent for similar add-on awnings for other City Centre developments. Discussion/Analysis: Development Permit Guidelines The proposed retractable awning meets the following Development Permit Guideline: provides continuous weather protection and is sufficient to shelter outdoor display and seating, as well as protect walking space on the sidewalk. However, the proposed retractable awning does not meet the following Development Permit Guidelines: buildings should be designed with high quality and durable materials; and form and character of development should consider established adjacent developments. Design The proposed retractable awning is a fabric awning that will be attached under the existing fixed glass and steel awnings that were approved as part ofthe original Development Permit. It would span the length of three ofthe commercial units that Urban Gate grocery store now occupies. Fabric awnings have generally not been supported in new development in the City Centre, as staff have been encouraging developers to develop high quality canopies to provide weather protection. The consistent design preference that has been applied to the City Centre is, canopies made of steel and glass (Attachment 3). The subject site is located on the pedestrian spine (Attachment 4). The pedestrian spine is a north-south pedestrian-oriented link that goes through the City Centre and continues north, connecting to Town Centre Park. The pedestrian spine was to be designed to create a strong sense of place, a distinct and recognizable, high quality character and a pedestrian-oriented environment and to encourage continuity of form and materials. If approved, the fabric awning would be inconsistent with the adjacent commercial units that are part of Grand Central 1 and other adjacent recently developed high-density developments within the City Centre. Further, the awning would encroach overthe public right-of-way and an Encroachment Agreement would be required. City staff have met with the applicant on a number of occasions, including onsite, in an effort to facilitate arriving at a mutually acceptable solution. File #: 08-3060-20/14 004915 AM/1 Doc#: l679357.vl
Page 3 April 28, 2014 Design cont'd/ In staff's view a more permanent solution would be desirable, that is consistent with the design ofthe existing building. Staff have suggested that the applicant consider a glass awning (Attachment 5), a design solution that is utilized in many other urban centres within Metro Vancouver and consistent with the design elements and existing glass awnings of Grand Central 1. Overall, the intent and vision for the City Centre was to develop the area as a high quality urban centre. Staff are aware ofthe applicant's desire to address the need to protect their outdoor display of fruit, and considering our region's climate, the need is present for much ofthe year. As a result, staff believe the retractable awning would be in use for the majority of time the business is open. Ongoing appearance and upkeep could become concerns if the add-on, nonstandard awning was approved and remained in place for some time. Development Amendment Permit: Development Amendment Permit 14 004915 AM (Attachment 6) has been prepared forthe Council's consideration. Financial Implications: There are no immediate financial impacts with this report. Conclusion: While staff appreciate the applicant's interest in having an expanded, weather protected sidewalk area, staff are unable to support the proposed amendment to approved Development Permit 06 003802 DP. The proposed retractable awning is not consistent with the approved Development Permit and design aesthetics of the existing canopies. Staff have suggested an alternative and a more permanent approach, which would provide the needed weather expansion forthe existing outdoor display area and be in keeping with the approved design and existing awnings and meet the applicable Development Permit Guidelines. On this basis, staff recommend that Council decline authorization of Development Amendment Permit 14 004915 AM for Unit Nos.lOO, 102 and 104-1158 The High Street. r J.L. Mclntyre, MClP, RPP Attachments: 1. Proposed Awning 2. Strata Council Support Letter dated April 14, 2014 3. Approved Grand Central Awnings 4. Pedestrian Spine 5. Alternative Solution 6. Development Amendment Permit 14004915 AM This report was prepared by Michael Dhaliwal, Development Planner and reviewed by Erica Tiffany, Supervisor Development Planning and Jim Mclntyre, General Manager Planning and Development. File #: 08-3060-20/14 004915 AM/1 Doc #: I679357.VI
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ATTACHMENT 2 April 14, 2014 ASCENT BCS 3495 Coquitlam Holdings Ltd. c/o Peyman Majidi 622 Kamsley Avenue Coquitlam, BC V3J 3Z3 Dear Owner; RE; UNIT ALTERATIONS We are writing you on behalf of the owners, Strata Plan BCS 3495 - "Grand Central". Please be advised that Council has approved the installation of a fifty foot retractable awning. The colour of the awning is from Main Street Awnings -black -code 214MST. Please be advised that all commercial owners have signed a document advising that they approve of the awning choice and that they will install the same awning In the future if they elect to do so. Counci! understands that the purpose of the awning being installed by Coquitlam Holdings is for the fruit stand area located adjacent to the building outside of the grocery store area; Council has no concerns with the location of the fruit stand. Please be advised that you will be responsible for the upkeep of the awning and any damage that may result to the exterior of the building due to the installation of such awning. Please execute and return a copy of the enclosed Assumption of Liability agreement. Please also be advised that you must provide a copy of this agreement to any future purchasers. Should you have any questions regarding the above, please do not hesitate to contact the undersigned in writing. Yours truly, Ascent Real Estate Management Corporation Managing Agents On Behalf of Owners' Strata Plan BCS 3495 General Manager Direct Line: 604-293-2418 Email: abenoit@ascentpm.com 2176 WilUngdon Ave., Burnaby, BC Canada V5C 5Z9 phone: (604) 43M800 Fax: (604) 43M818 www. ascentpm.com
STRATA PLAN # STRATA LOT # WHEREAS the owner (s) of the above«noted strata lot has requested from the Strata Corporation of tfie above-noted Strata flan permission to construct^ Install^ or place within or annexed to the above-noted strata lot or the common property of the Strata Corporation a T?? ^\<^m O'lmw '^ViMsi <.ft>re (Ueo^ (Itn'M jyvihm {''The Installation^. AND WHEREAS the duly authorized representative(s) of the Strata Corporation have agreed to grant permission to tlie Owner(s} to effect The Installation subject to the Owner(s) agreeing to comply with the requirements and to provide the undertaking, releases, and Indemnities hereinafter provided. NOW THEREFORE in consideration of the premises and the granting of permis^on as aforesaid as Owner of the above-noted Strata Lot I/We covenant and agree with the Strata Corporation as follows: 1. To comply with the requirements of any and all relevant Munidpat Bylaws or building codes effecting The Installation. 2. To comply with any rules or regulations adopted by the Strata Corporation with respect to such installation, 3. To engage the services of firms or tradesmen who are licensed, knowledgeabie, and well qualified to perform all services related to The Installation. 4. To rcniiuire that those performing such services first make appropriate inquiries of lune maintenance staff or other designated representation of the Strata Corporation and, if required, of the architect, engineer or construction manager of the firm that constructed the building witdiin which The Installation is to be made, as to considerations to be foliowexi in protecting the building and its utility systems from damage through performance of such work t» effect The Installation. 5. To indemnify and save harmless forthwitji upon demand the Strata Corporation and ottier owners of property within tiie Strata Development from any and ail costs, damage, loss or liability which may occur to such parties by reason of the carrying out of work related to The Installation. Without restricting the generality of the foregoing in the case of an installation requiring a shutdown of all or a portion of tiie water distribution services within the building It is recognized that damages may occur as a result of the shutdown and reactivation of such system and that the owner speclficaily agrees that this agreement shall apply to any such damages. Signed this Owner(s) S i g n a t u r e ' Owner(s) Name (Print) Strata Plan # B/^4> 3 H ^ ^ Strata Lot # J:\ADMrNISTRATlON\FormsSAssumption of Resp..doc
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I- Ul o I N A 0 25 50 100 Metres 1158 THE HIGH STREET Pedestrian Spine * -y T: - e Subject Property 23/04/2014 Prepared By: City of Coquitlam Community Planning Division Coouitlam
ATTACHMENT 6 CoQultlam City of Coquitlam AMENDMENT DEVELOPMENT PERMIT AMENDMENT NO. 14 004915 AM to 06 003802 DP Unit Nos. 100,102 and 104 1158 The High Street Doc#; 1682560 ISSUED BY: CITY OF COOUITLAM a municipal corporation, with offices at 3000 Guildford Way, Coquitlam in the Province of British Columbia, V3B 7N2 (the "City") ISSUED TO: PEYMAN MAJIDI 622 Kemsley Avenue Coquitlam BC V3J 3Z3 (the "Permittee") This Development Permit Amendment applies to and only to those lands, within the City, described below, and any and all buildings and structures thereon. Unit Nos. 100,102 and 104-1158 The High Street Lot 9 District Lot 384A Group 1 New Westminster District Plan LMP 44671 PID: 027-973-310 (the "Lands") AND WHEREAS the Permittee has made application for a Development Permit Amendment in regard to the Lands pursuant to Part 26 ofthe Local Government Act R.S.B.C, c. 323 as amended; AND WHEREAS the City is prepared to approve certain changes to the Permit providing all other terms and conditions of Development Permit 06 OO3802 DP remain unchanged;
DEVELOPMENT PERMIT AMENDMENT NO. 14 004915 AM To 06 0038902 DP NOW THEREFORE, the City in consideration ofthe conditions contained herein hereby issues this Development Permit Amendment in respect ofthe Lands to the Permittee as follows: 1. Subjectto Bylaws. This Development Permit Amendment is issued subjectto alt 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 approved Development Permit 06 003802 DP plans and the attached plans and specifications (Appendices A through D) 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 Amendment and general appearance ofthe buildings and character ofthe development may be permitted, subjectto the approval ofthe City. 5. Reconsideration of Council Decision. Under the Community Charter, a reconsideration ofthe decision of Council that led to the issuance of this Permit may be initiated by the Mayor or Council within thirty (30) days following the meeting at which the decision was made. File #: 08-3060-20/14 004915 AM/l Doc #: 1682560.V1 Page 2
DEVELOPMENT PERMIT AMENDMENT NO. 14 004915 AM To 06 0038902 DP Authorized by the City, on the day of_, 2014. In witness whereof this Permit in triplicate 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 COOUITLAM was hereunto affixed in the presence of: c/s Mayor - Richard Stewart City Clerk - James Gilbert 1/we acknowledge that 1/we have read and understand the terms and conditions upon which this permit is issued. Peyman Maiidi Name of Permittee Signature of Permittee (or Authorized Representative of Permittee) Printed name of Signatory (if different from above) File #: 08-3060-20/14 004915 AM/l Doc#: l682560.vl Page 3