CoQuitlam For Council October 30, 2015 Our file: 08-3060-20/15 112090 DV/1 Doc#: 2108952.V1 To: From: Subject: For: City Manager General Manager Planning and Development Development Variance Permit Authorization (15 112090 DV) - 3531-3553 Harper Road, 1440-1442 and 1456-1468 Strawiine Hiii Street Councii Recommendation: That Council approve the signing and sealing of Development Variance Permit 15 112090 DV (3531-3553 Harper Road, 1440-1442 and 1456-1468 Strawiine Hill Street) and the Mayor and City Clerk be authorized to execute this Permit on behalf of the City of Coquitlam. Report Purpose: This report presents a Development Variance Permit (DVP) application to increase the permitted garage area from a maximum of two enclosed parking spaces to three spaces for twenty-one (21) proposed single-family dwellings at 3531-3553 Harper Road, 1440-1442 and 1456-1468 Strawiine Hill Street. Strategic Goal: This application pertains to the City's strategic goal of strengthening neighbourhoods. Background: Site Context The twenty-one (21) undeveloped lots, that are the subject of this DVP application, are zoned RS-9 Large Single Family Residential and are located within the Partington Creek Neighbourhood Plan (PCNP) and the Northeast Coquitlam Area Plan (NECAP) areas. The properties are situated along the north side of Harper Road and the west side of Strawiine Hill Street (Attachment l). Table l: Subject Properties and Adjacent Property Characteris ICS Location Subject Properties Existing Land Uses Undeveloped Land Zone(s) RS-9 Large Single Family Residential OCP Land Use Deslgnatlon(s) Compact Low Density Residential North Undeveloped Land A-3 Agriculture and Resource Development Reserve West Burke Mountain Creek A-3 Agriculture and Resource Environmentally Sensitive Area East Undeveloped Land A-3 Agriculture and Resource Parks and Recreation, and Compact Low Density Residential South Undeveloped Lots RS-9 Large Single Family Residential and RS-8 Large Village Single Family Residential Compact Low Density Residential
Page 2 October 30, 2015 Background cont'd/ " Proposed Development The applicant seeks a DVP to vary the Zoning Bylaw to increase the permitted garage area from a maximum of two (2) enclosed parking spaces to three (3) spaces for twenty-one (2l) proposed single-family dwellings at 3531-3553 Harper Road, 1440-1442 and 1456-1468 Strawline Hill Street. Proposed Zoning Variances The applicant has requested the following Zoning Bylaw variances: 1. Section 1009 (9)(c)(i) Increase the maximum width of the garage from 50% of the width of the first storey of the principal building to the following: Garage Width (%) Address 65 1466 Strawline Hill Street 57 3531-3551 Harper Road; 1442 and 1456-1464 Strawline Hill Street 56 3553 Harper Road 70 1440 and 1468 Strawline Hill Street 2. Section 1009 (9)(d) Increase the number of accessory off-street parking spaces that may be contained within the principal building from two (2) to three (3) spaces. Discussion/Analysis: Thirteen (13) of the twenty-one (21) properties have lot areas of 650m^ (7,000 sq.ft.) which is the minimum required lot area for RS79 zoned properties. The remaining eight (8) properties are larger, with lot areas between 656m^ (7,06l sq.ft.) and 971.7m^ (10,459 sq.ft.). Nineteen (19) of the properties are over 20.5 metres (67 feet) in width, which is 7 metres wider than the minimum required 13.5 metres for RS-9 zoned properties. The properties at the northeast end of Strawline Hill Street are 13-5 metres wide at the front property line and widen to over 30 metres at the rear property line. The maximum floor area in the RS-9 zone is 545 m^ (8,866 sq. ft.) for a singlefamily dwelling with an attached garage and it should be noted that the garage floor area is included in the calculation of the dwelling's floor area. Therefore, the addition of the garage area would be in exchange for habitable area in a dwelling where it is proposed to be built to its maximum floor area. Official Community Plan The subject properties are designated Compact Low Density Residential within the PCNP. The NECAP sets out design principals used to guide the formation of the land use: Allow vehicular access from the street where driveway crossing widths are minimized to reduce negative impacts on the pedestrian environment; Share driveway accesses to minimize the visual impact of driveways and the number of crossings impeding the pedestrian environment; Recess the garage door slightly to allow the modest projection of covered porches and articulation in the front facade; and, Minimizetheextentofthe frontfacadeoccupied by garage doors. File#: 08-3060-20/15 112090 DV/1 Doc#: 2108952.vl
Pages October 30, 2015 Discussion/Analysis cont'd/ Application Rationaie The applicant has provided the following rationale regarding how potential impacts of the requested variances will be mitigated: Most of the properties have lot frontages over 20.5 metres (67 feet) in width. Given the wider lot widths, they can accommodate the additional garage and the associated vehicle maneuvering; While the third garage will provide additional on-site parking, the existing driveway apron locations and widths will not be altered (tapering to a standard opening at the street); The front porch would be 1.0 metre (3.2 feet) in front of the two-car garage portion of the dwelling to reduce the visual impact of the garage doors from the street (Attachment 2); The one-car (additional) garage door would be located l.o metre (3.2 feet) behind the two-car garage door to further articulate the front face of the building; Landscape treatments would be enhanced in front of the house/driveway apron to improve the streetscape and mask one of the garage doors from the street (Attachment 2); Where possible the driveway letdowns have been paired to maximize onstreet parking; and, The proposed dwellings will be of a high quality design with the following architectural features proposed to enhance the streetscape (Attachment 3): - The portion of the front facing facade above the proposed garages is to have a combination of recessed decks, balconies and building articulation; - The garage doors will be of a high quality design with lite panels; The dwellings are proposed to be designed with split-level front entries which visually tie the garage level to the main house level. With the landscape plans and streetscape design submitted in support of the requested variances to the Zoning Bylaw, the applicant has worked to address the noted criteria of the Compact Low Density Residential designation by minimizing the visual impact of driveways and the front facade area occupied by garage doors (Attachments 2 and 3). Development Variance Permit; The DVP15 112090 DV (Attachment 4) has been prepared for Council's consideration. Notice to nearby property owners and tenants, as required under, the Local Government Act, has been completed. Financial Implications: There are no immediate financial impacts with this report. File #: 08-3060-20/15 112090 DV/1 Doc #: 2l08952.vl
Page 4 October 30, 2015 Conclusion: Staff supports the requested variances for the following reasons: Most of these properties are wider than the minimum 13.5 metre RS-9 frontage, thereby allowing for a wider house design which can facilitate the addition of a third enclosed parking space in keeping with the scale and overall proportions of the proposed dwellings; Pedestrians will not be impacted by wider driveway letdowns to cross as the applicant is proposing to keep the existing driveway letdown design; Enhanced landscaping, high quality house design with articulation and architectural features will help mitigate aesthetic concerns of three garage doors in each dwelling along a streetscape. Staff recommend that Council authorize issuance of DVP15 112090 DV as the proposed development addresses the objectives of the NECAP. r\ AA J.L Mclntyre^MCIP, RPP KD/lmc Attachments: 1. Location and Adjacent Zoning 2. Landscape Plan 3. Streetscape 4. 15 112090 DV (Doc# 2109759) This report was prepared by Kim Davelaar, Planning Technician and reviewed by Erica Tiffany, Supervisor Development Planning and Rick Elligott, Acting Manager Development Services. File#:08-3060-20/15 112090 DV/l Doc#: 2108952.V1
ATTACHMENT 1 N LOCATION AND ADJACENT ZONING 3531-3553 Harper Rd, 1440-1442 and 1456-1468 Strawline Hill St Zoning Boundary Application No.: 15 112090 DV Map Date: 10/27/2015 25 50 100 Meters 15 112090 DV ORTHO NL
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ATTACHMENT 4 CoQuitlam City of Coquitlam DEVELOPMENT VARIANCE PERMIT DEVELOPMENT VARIANCE PERMIT NO. 15 112090 DV 3531-3553 Harper Road 1440-1442 and 1456-1468 Strawline Hill Street Doc#: 2109759 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: DOUBLE KAPPA HOLDINGS LTD., Inc. No. BC1041285 a company duly incorporated pursuant to the laws of the Province of British Columbia and having its registered and records office at Suite 2650 Park Place, 666 Burrard Street Vancouver BC V6C 2X8 (the "Permittee") This Development Variance Permit applies to and only to those lands, within the City, described below, and any and all buildings and structures thereon. Lot 94 of Section 18 Township 40 New Westminster District Plan EPP50859 (1440 Strawline Hill, Parcel Identifier: 029-653-665); and,'' Lot 95 (1442 Strawline Hill, Parcel Identifier : 029-653-894); Lot 106 (3531 Harper Road, Parcel Identifier: 029-654-271); Lot 107 (3533 Harper Road, Parcel Identifier: 029-654-991); Lot 108 (3535 Harper Road, Parcel Identifier: 029-654-009); Lot 109 (3537 Harper Road, Parcel Identifier: 029-654-017); Lot 110 (3539 Harper Road, Parcel Identifier: 029-654-025); Lot 111 (3541 Harper Road, Parcel Identifier: 029-654-033); Lot 112 (3543 Harper Road, Parcel Identifier: 029-654-041); Lot 113 (3545 Harper Road, Parcel Identifier: 029-654-050); Lot 114 (3547 Harper Road, Parcel Identifier: 029-654-068); Lot 115 (3549 Harper Road, Parcel Identifier: 029-654-076); Lot 116 (3551 Harper Road, Parcel Identifier: 029-654-084); Lot 117 (3553 Harper Road, Parcel Identifier: 029-654-092); File #; 08-3060-20/15 112090 DV/1 Doc #: 2109759.vl
DEVELOPMENT VARIANCE PERMIT NO. 15 112090 DV Lot 131 (1468 Strawline Street, Parcel Identifier; 029-654-190) Lot 132 (1466 Strawline Street, Parcel Identifier; 029-654-203) Lot 133 (1464 Stravyline Street, Parcel Identifier; 029-654-211) Lot 134 (1462 Strawline Street, Parcel Identifier; 029-654-220) Lot 135 {1460 Strawline Street, Parcel Identifier; 029-654-238) Lot 136 (1458 Strawline Street, Parcel Identifier; 029-654-246) Lot 137 (1456 Strawline Street, Parcel Identifier; 029-654-254); All of Section 18 Township 40 New Westminster District Plan EPP5086O. (the "Lands") AND WHEREAS the Permittee has made application for a Development Variance 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 Variance Permit in respect of the Lands to the Permittee as follows; 1. Subject to Bylaws. This Development Variance Permit is issued subject to all requirements contained in the City's Bylaws except where specifically varied or supplemented by this Development Variance Permit. ^ 2. Compliance with 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 La nds wi 11 be developed by the Permittee, including his successors and assigns, in conformity with the attached plans and specifications (Appendices A and B) which are hereby incorporated into and form part of this Development Variance Permit. 4. Variances are Authorized Only for the Development Associated with this Permit The variances contained in this Permit are only applicable to the development associated with this Development Variance Permit and applies to only that portion of the buildings and structures identified under Section 3. This Permit does not apply to any future alterations, additions or replacement of the buildings and structures. 5. Security. Pursuant to s. 925(1) 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 Two Hundred Sixty-Two Thousand Five Hundred Dollars ($262,500.00), to ensure that the development specified in this Development Variance Permit, and particularly the landscaping works therein, is carr^ied out in accordance with the terms and conditions of this Development Variance 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 Variance Permit. File #: 08-3060-20/15 112090 DV/1 Doc #: 2109759.V1 Page 2 of 5
DEVELOPMENT VARIANCE PERMIT NO. 15 112090 DV 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 Variance 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 Manager of Development Services of the City or designate, that the development permitted by the Development Variance Permit, and particularly the landscaping works, have been completed in accordance with the terms and conditions of this Development Variance 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 Variance 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.) In the event the permit lapses, the Permittee may request a refund of the security. 7. Reconsideration of Council Decision. Under the Community Charter, a reconsideration of the 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. 8. Conc//f/ons. 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 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. 9. Variances. Pursuant to s. 922(l) of the toco/government Act, the City of Coquitlam Zoning Bylaw No. 3000,1996 as amended, is hereby varied and supplemented as follows: 1. Section 1009 (9)(c)(i) of the RS-9 zone, to reduce the minimum width from 50% of the width of the first storey of the principal building (excluding garage) facing the front lot line, to the following: File#;08-3060-20/15 112090 DV/l Doc#: 2109759.VI Page 3 of 5
DEVELOPMENT VARIANCE PERMIT NO. 15 112090 DV Minimum Width {% of first storey of principal building facing the front lot line) Address 35 1466 Strawline Hill Street 43 3531-3551 Harper Road; 1442 and 1456-1464 Strawline Hill Street 44 3553 Harper Road 30 1440 and 1468 Strawline Hill Street 2. Section 1009 (9)(d) of the RS-9 Large Single Family Residential zone to increase the number of accessory off-street parking spaces that may be contained within the principal building from two (2) to three(3) spaces. File #: 08-3060-20/15 112090 DV/l Doc #: 2109759.V1 Page 4 of 5
DEVELOPMENT VARIANCE PERMIT NO. 15 112090 DV Authorized by the City, on the. day of^ (Authorized date is the date of the Council Resolution), 2015. In witness whereof this Development Variance 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 COOUIJLAM was hereunto affixed in the presence of: c/s Mayor - Richard Stewart City Clerk - James Gilbert I/we acknowledge that I/we have read and understand the terms and conditions upon which this Development Variance Permit is issued. DOUBLE KAPPA HOLDINGS LTD., Inc. No. BC1041285 Name of Permittee Signature of Permittee (or Authorized Representative of Permittee) Printed name of Signatory (if different from above) File #: 08-3060-20/15 112090 DV/l Doc #: 2109759.V1 Page 5 of 5