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CoQuitlam
.ItjiiMliiaiii'iili
The intent of Bylaw 4555, 2015 is to amend City ofCoquitlam
Zoning Bylaw No. 3000,1996 to rezone the subject property
outlined in black on the map marked Schedule 'A' to Bylaw
4555, 2015 from RS-2 One-Family Suburban Residential to RS-8
Large Village Single-Family Residential and P-5 Special Park.
If approved, the RS-8 and P-5 zones would facilitate a
subdivision comprising six (6) single-family residential lots and a
streamside protection area.
Item 4
File#: 01-0635-20/505/2015-1 Doc#: 1951548.V1
CoQuitlam
For Council
March 31, 2015
Our file: 08-3360-20/14 007222 RZ/1
Doc#;
I932727.VI
To:
From:
CityManager
General Manager Planning and Development
Subject:
Zoning Amendment Bylaw No. 4555, 2015 (14 007222 RZ) for Proposed
Subdivision at 1238 Rocklin 5treet
For:
Council
Applicant/Owner:
Applicant/Owner Address:
Address of Property:
Present OCP Designation:
JustCo Holdings Ltd. (Ron Fox)
1288 Sadie Crescent, Coquitlam, BC V3B 7M9
1238 Rocklin Street
Baycrest Low Penslty Residential and
Environmentally Sensitive Area
Requested OCP Designation: No Change
Present Zoning:
RS-2 One-Family Suburban Residential
Requested Zoning:
RS-8 Large Village Single-Family Residential and
P-5 Special Park
Proposed Development:
Approximately six (6) single-family residential lots
and a streamside protection area.
Recommendation:
That Council:
1. Give first read'mgto City of Coquitlam Zoning Amendment Bylaw No. 4555,
2015; and,
2. Refer Bylaw No. 4555,2015 to Public Hearing.
Report Purpose:
This report presents for Council's consideration a rezoning application that would
facilitate a proposed residential subdivision in the Partington Creek Neighbourhood
Plan (PCNP) area in Northeast Coquitlam.
Strategic Goal:
This application pertains to the City's strategic objective of supporting neighbourhoods.
Background:
Site Context
The subject property, 1238 Rocklin Street, totals O.52 hectares (1.28 acres) and is
located on the west side of Rocklin Street between Victoria Drive and Baycrest
Avenue in the PCNP area (Attachmentl& 2). A shallow ravine containing a small
tributary watercourse to Smiling Creek bisects the eastern half of the property
and a BC Hydro right-of-way occupies the northeastern corner.
The site is currently vacant, has a mix of tree cover and is surrounded on all sides
by suburban single-family lots.
Page 2
March 31, 2015
Background: cont'd/
Site Context cont'd/
Table 1: Site and Adjacent Property Characteristics See Attachments 1and 2)
Existing Land
Zone(s)
OCR Land Use Designation(s)
Site
Vacant
RS-2 Suburban One-Family
Residential
North
Single-family
Dwelling
RS-2 Suburban One-Family
Residential
South
Single-family
Dwelling
Single-farnily
Dwelling
Single-family
Dwelling
RS-2 One-Family Suburban
Residential
RS-2 One-Family Suburban
Residential
RS-2 One-Family Suburban
Residential
East
West
Baycrest Low Density Residential,
Open Space and Environmentally
Sensitive Area
Baycrest Low Density Residential,
Open Space and Environmentally
Sensitive Area
Townhousing Residential and
Environmentally Sensitive Area
Townhousing Residential, Open
Space and Parks and Recreation
Baycrest Low Density Residential
Proposed Development
The applicant is seeking to rezone the subject property to facilitate a proposed
subdivision (Attachment 3). The subdivision has been found technically feasible
by the Subdivision Advisory Committee (SAC), and includes:
•
•
•
Creation of six (6) lots meeting the minimum 400m^ lot size andminimum
12.0 metre lot width requirements of the RS-8 zone. The majority of these
lots will be accessed from the new local road meeting Subdivision and
Development Servicing Bylaw local street standards (174 m wide
right-of-way (RoW) with an 8.5 m pavement width). Parking would be
permitted on both sides of this road and driveway letdowns will be paired to
maximize available on-street parking. One lot will have direct access to
Rocklin Street which will be constructed to a Collector Street standard
(ultimate 23 3 m wide RoW with.a minimum 11.0 m pavement width).
Creation of one (l) approximately 356m^ (3,834ft^) irregular shaped P-5
Special Park zonedlot under the BC Hydro RoW. The owner is proposing to
transfer this lot within the BC Hydro RoW to City ownership without
compensation. While the majority of this lot contains the on-site
watercourse to be protected, it may form part of a future recreational/
pedestrian pathway system to be located within the existing BC Hydro RoW
corridor in the Baycrest area;
Protection of the on-site watercourse and its associated riparian area
utilizing permanent fencing and the registration of a restrictive covenant on
the three (3) affected lots. In addition, permanent fencing and small scale
information signage will be required to be installed, and a portion of the
SPEA located at the rear yards of three (3) proposed lots will require a
no-disturbance restrictive covenant to be registered at the time of
subdivision approval. These lots have been confirmed to accommodate
adequate building envelopes outside of the SPEA boundaries.
File #: 08-3360-20/14 007222 RZ/l Doc#: 1932727.V1
Page 3
March 31, 2015
Discussion/Analysis:
Official Community Pian (OCR)
The subject property is situated within the Partington Creek Neighbourhood Plan
(PCNP) area and contains two land use designations - Baycrest Low Density Residential
and Environmentally Sensitive Area (Attachment 2). The proposed rezoningto RS-8
Large Village Single-family Residential and P-5 Special Park is consistent with the
current PCNP land use designations and is supported by staff as it responds to a
number of planning and OCP policies and objectives, including the following:
•
accommodates Large Village Single-family residential development in
compliance with the PCNP;
•
subdivision supports future development of lands to the west, through
the provision of a new local road going west that will ultimately connect
to Mitchell Street and Baycrest Avenue;
•
protects the environmentally sensitive area adjacent to the on-site
watercourse;
•
secures City ownership of lands under the BC Hydro RoW for a possible
future recreational/pedestrian pathway system; and
•
the proposed development is of a modest size that does not directly
impact any planned school sites.
Environmental Protection Measures
The applicant engaged a qualified environmentarprofessional (OEP) to assess
the existing watercourse located on the subject property based on the riparian
areas regulation (RAR) assessment The RAR report, which has been filed and
accepted by the Provincial Ministry of Environment (MOE), recommends a
10 metre wide Streamside Protection and Enhancement Area (SPEA) with
protective chain link fencing on each side of the vyatercourse and the provision
small scale information signage.
,
The applicant proposes to transfer a portion of the SPEA and the area occupied
by the BC Hydro right-of-way into City ownership at the time of subdivision
approval. In addition, the balance of the SPEA will be secured through the
registration of a restrictive covenant on affected lots, and will be outlined in a
watercourse protection Development Permit to be processed should the
rezoning application be approved by Council.
Five Percent (5%) ParklancI Provisions
Under Section 941 of the Loco/Covernme/ltAcf, local governments can require
persons subdividing land to provide 5% of the land for parkland purposes or provide
money equivalent to 5% of the market value. Council has delegated to the City
Subdivision Approving Officer(s) the authority to administer the selection of the 5%
parkland dedication or 5% money option.
In the case of this application, the OCP does not show active parkland to be
acquired at this location and Parks, Recreation & Culture Services staff concurs that
no parkland dedication is required. As such, where parkland is not anticipated
within the subject property as per the OCP, the City Subdivision Approving Officer
will be recommending that the 5% money option under Section 941 of the Local
File#: 08-3360-20/14007222 RZ/l Doc#; 1932727.vl
Page 4
March 31, 2015
Discussion/Analysis: cont'd/
Five Percent (5%) Parkland Provisions cont'd/
Government Act be applied, utilizing an independent market appraisal. The funds
collected will be placed in a reserve to fund parkland elsewhere in the City
identified for acquisition.
Bylaw No. 4555, 2015
Zoning Amendment Bylaw No. 4555, 2015 (Attachment 4) has been prepared for
Council's consideration. Adoption of this Bylaw would rezone the areas outlined
in black as noted.
Financiallmplications:
There are no immediate financial impacts associated with this report, though
the proposed subdivision will generate development cost charge funds for each
of the additional lots to be created. This application will also generate funds
from the required 5% parkland provisions under Section 941 of the/.ocfl/
Government Act.
Conclusion:
Staff supports the proposed application for the following reasons:
• The proposed rezoning to RS-8 Large Village Single-family Residential and P-5
Special Park is consistent with the OCR;
• The associated subdivision has been found technically feasible by the SAC; and
• The on-site watercourse and its associated riparian area will be protected.
Staff therefore recommends that Council give first reading to Bylaw No. 4555,
2015 and refer this bylaw to a Public Hearing.
J.L MclntVre, MClP, RPP
TH/lmc/ms
Attachments:
1.
2.
3.
4.
Ortho Photo and Adjacent Zoning (Doc # 1947302)
Existing OCR Land Use.Designations (Doc# 1947314)
Proposed Subdivision Layout sketch 14 007223 SD (Doc #1912532)
BylawNo.4555, 2015 (Doc #1931747) Schedule "A" (Doc# 1947321)
This report was prepared by Tom Hawkins, Subdivision Coordinator and reviewed
by Erica Tiffany, Development Planning Supervisor and Carl Johannsen, Acting
Manager of Development Services.
File#: 08-3360-20/14 007222 RZ/l Doc#: 1932727.V1
ATTACHMENT 1
LOCATION AND ADJACENT ZONING
1238 Rocklin
N
Zoning Boundary
W
r:
0
Application No.: 14 007222 RZ
Map Date: 3/13/2015
15
30
BC Hydro ROW
60
Meters
Cooultlam
14 007222 RZ ORTHO
ATTACHMENT 2
iifOWER^Vie-TORIA^DR^
City of Port Coquitlam
EXISTING OCP LAND USE DESIGNATIONS
N
15
Townhousing
Parks and Recreation
Open Space
Application No.: 14 007222 RZ
Map Date: 3/27/2015
Environmentally Sensitive Area
s
0
Baycrest Low Density Residential
30
60
•Meters
CoQuitlam
14 007222 RZ OCP
ATTACHMENT
%W\mOH Of 10^22, %C1.W AO22154,
OWNER: • JU5fC0 HOEPIN05 LTP
APPUCANf: JUSrCO WOJOmb LTf
2, L-ct5 b be a minimum oi 400m aseuminq
Cofncil'5 approval of
zqiinq,
••••
- fc55ible future road,
4, Lot to be transferred to CHx| at no oost,
14_007223sd.dwg
ATTACHMENT
CoQuitlam
City of Coquitlam
BYLAW
BYLAW NO. 4555, 2015
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. 4555, 2015.
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. 4555, 2015, shall be rezoned from RS-2 One-Family Suburban Residential to
RS-8 Large Village Single Family Residential and P-5 Special Park.
(This property is situated at 1238 Rocklin Street and is legally described as
Lot 22, Section 7, township 40, New Westminster District Plan 22154; PID# 009-155-511)
READ A FIRST TIME this
CONSIDERED AT PUBLIC HEARING this
READ A SECOND TIME this
READ A THIRD TIME this
day of
day of
day of
day of
, 2015.
, 2015.
,2015.
,2015.
GIVEN FOURTH AND FINAL READING and the Seal of the Corporation affixed this
day of
, 2015.
MAYOR
CLERK
File#: 09-3900-20/4555/1 Doc#: 1931747.V1
14 007222 RZ - 1238 Rocklin Street
3505
3515
3525
3535
a545
3545
3553
mcv^5-\ m
SCHEDULE 'A' TO
BYLAW 4555, 2015
NOT TO SCALE
MAP PAGE H09
14_007222rz.dwg