FILE NO. CITY OF BURNABY ADVISORY PLANNING COMMISSION … · AMENDMENT BYLAW NO. 41,2014 - BYLAW...

FILE NO. 2410-20

CITY OF BURNABY

ADVISORY PLANNING COMMISSION

NOTICE OF MEETlNG

DATE: THURSDAY, 2014 NOVEMBER 27

TIME: 6:00 P.M. (DINNER 5:00 P.M IN CAFETERIA)

PLACE: COMMITTEE ROOMS 1 & lA, CITY HALL

1. MINUTES

a) Meeting of the Advisory Planning Commission held on 2014 November 13

2. ZONING BYLAW AMENDMENTS

a) BURNABY ZONING BYLAW 1965, AMENDMENT BYLAW NO. 38, 2014 - BYLAW NO. 13418

Rez. #07-49 .

5092,5108,5120,5132,5146,5168,5180,5192 Canada Way and 4981,4991 Claude Avenue

From: R4 Residential District and C2 Community Commercial District

To: CD Comprehensive Development District (based on RM2 Multiple Family Residential District, Canada Way and Claude Avenue Area Plan guidelines and in accordance with the development plan entitled "Deer Lake Townhomes" prepared by GBL Architects Inc.)

The purpose of the proposed zoning bylaw amendment is to permit the construction of a 161 unit townhouse development with under-building and underground parking.

PAGE

1-4

5 -17

-------------------.

Advisory Planning Commission 2014 November 27 Meeting of3

b)

c)

BURNABY ZONING BYLAW 1965, AMENDMENT BYLAW NO. 39, 2014 - BYLAW NO. 13419

Rez. #11-54

5695 Lougheed Highway

From: C6 Gasoline Service Station District

To: CD Comprehensive Development District (based on RM3 MultipleFamily Residential District, C2 Neighbourhood Commercial District and Brentwood Town Centre Development Plan guidelines and in accordance with the development plan entitled "5695 Lougheed Highway" prepared by Wilson Chang Architect Inc.)

The purpose of the proposed zoning bylaw amendment is to permit the construction of a four-storey mixed use development with retail at grade, second floor office and residential uses above, including surface and underground parking.

BURNABY ZONING BYLAW 1965,

18 - 27

AMENDMENT BYLAW NO. 41,2014 - BYLAW NO. 13421 28 - 38

d)

Rez. #14-15

4305 and 4349 Dawson Street

From: Ml Manufacturing District

To: CD Comprehensive Development District (based on C9 Urban Village Commercial District and Brentwood Town Centre Development Plan guidelines and in accordance with the development plan entitled "Mixed Use Development" prepared by GBL Architects Inc.)

The purpose of the proposed zoning bylaw amendment is to permit the construction of a six-storey mixed use development with retail at-grade and residential uses above, with full underground parking.

BURNABY ZONING BYLAW 1965, AMENDMENT BYLAW NO. 42,2014 - BYLAW NO. 13422 39 - 46

Rez. #13-11

4780 Byrne Road and 7447 North Fraser Way

Advisory Planning Commission 2014 November 27 Meeting of3

e)

From: CD Comprehensive Development District (based on M2 General Industrial District, M5 Light Industrial District and Big Bend Development Plan)

To: Amended CD Comprehensive Development District (based on M2 General Industrial District, M5 Light Industrial District and Big Bend Development Plan guidelines and in accordance with the development plan entitled, "MultiTenant Industrial Building" prepared by Chip Barrett Architect) and Amended CD Comprehensive Development District (based on M2 General Industrial District, M3 Heavy Industrial District, M5 Light Industrial District and Big Bend Development Plan guidelines and in accordance with the development plan entitled, "CPC South Burnaby Depot" prepared by Gustavson Wylie Architects) .

The purpose of the proposed zoning bylaw amendment is to permit the construction of a multi-tenant industrial building and a Canada Post Distribution Facility.

BURNABY ZONING BYLAW 1965, . 47 -55 AMENDMENT BYLAW NO. 37, 2014 - BYLAW NO. 13417

Text Amendment

The purpose of the proposed zoning bylaw text amendment is to amend the rezoning application fees in the Burnaby Zoning Bylaw.

3. NEW BUSINESS

4. INQUIRIES

5. ADJOURNMENT

---------- ---,---- --~ ----- ----------------

FILE NO.: 2410-20

CITY OF BURNABY

ADVISORY PLANNING COMMISSION

MINUTES

A meeting of the Advisory Planning Commission was held in the Clerk's Committee Room, Burnaby City Hall, 4949 Canada Way, Burnaby, BC on Thursday, 2,014 November 13 at 6:00

11/1i111!"

p.m. I,') '1,

PRESENT: Mr. Valentin Ivancic, Vice Chajr '!lllllll!. I!llili Mr. Matt Foley, Parks, RecreatIOn & Culture cr:.ommlsslqljlll(ArriVed 6: 19 p.m,)

Dh 'I· <Ii " '1111 Mr. Harman att ljliilli l I, II II Mr. Craig Hensche1,jlOj·.. li,IIIIII', Mr. Larry Myers '11111'1 'I. II 11111' II Mr. Arsenio Chua II' I, 111'1 11111 IliI Ms. Stella Tsiknis lilli' IIIIIII I", 1

Ms. Jasmine Sodhi II IIIIII1 Ms. Sarah Campbell ,11111111'11' , IIII11 J

. • II I 1111111111111. . 1111111111 Mr. Ed Kozak, ASSistant Dlfe,c~or, (9m.tentIPlannmg Ms. Eva Prior, ,Administrative

l ~ffiC~f;illllll lilllllllWI ,I . ,.,lllIIllllllll llilll I

The Chair called the meetmg to. order at 6:02 p.m. I 'IIii' "ill II 'II,

MINUTES "Iil dlllill ill ill 11111111'

IIIII1 1IIIIIIlllil''''", do J (a) 1'lMinutes oftlie Wtlvisory,mannirig Commission

'1I II lmlllf·llllllh Id UiZ014 S t ''''fill' 18

",iI mee m~III"11 on' '11111 eD em er

.11 ! I k ,h.. A MOViElD BY COMMISSICDNER HENSGnEL:

ABSENT:

STAFF:

1.

SECONI'>'EiD.BY COMMISSIONER ibHATT:

"THAT th ·'1II1.!lli:.. fth Ad

lllll P'l . C .. . h Id 2014 S b 18 e mmutes 0 e . flsory annmg ommlSSlOn meetmg e on eptem er

be adopted." '1111!l:'I'" If "; Ill'jllll .

'I ,II. CARRIED UNANIMOUSLY 01'

2. ZONING BYLAW AMENDMENTS

MOVED BY COMMISSIONER DHATT: SECONDED BY COMMISSIONER HENSCHEL:

"THAT the Zoning Bylaw Amendments be received."

CARRIED UNANIMOUSLY

Advisory Planning Commission Minutes - 2014 November 13

a) BURNABY ZONING BYLAW 1965, AMENDMENT BYLAW NO. 34, 2014 - BYLAW NO. 13408

Text Amendment

Page 2

The purpose of the proposed bylaw text amendment is to create a new P12 Utility Corridor District, add a definition for 'utility corridor' and make minor amendments to two sections of the supplemental regulations.

MOVED BY COMMISSIONER MYERS: 'Ill, SECONDED BY COMMISSIONER TSIKNIS: ii/III .!I",

"THAT the Advisory Planning Commission SUPPORT ZOning,~~h~ffiIEXT AMENDMENT, Bylaw No. 13408. . '1111 'I 111111

111111111 I, 1111

11.11' II1II Cl\RRIED UNAlijiiMOUSL Y

,Idllllllll' '1111 111111111111111'

b) BURNABY ZONING BYLAW 1965, 1111111",1111 iii" ,I

AMENDMENT BYLAW NO. 35, 2014 - BYL.4WINO. 13409

'111jr1P , "'Iilllhi Rez. #14-37 'i,llllllilllllli . 11.1111111111

BC Hydro Corridor Properties '111 11111111111111' , ,I I-"i"''', ,111",/111

1 111111111

6760, 6763, 6772II¢rdl6,Yi7:~IArcola Stree~j~6780, 6792} 6808, 6809, 6823, 6831 and 6843 Balmoral Stree!t;16844 (Lofsi

l[ 7 and 18), 6856, 6868, 6869, 6885 and 6891 Elwell Street;

l'I'h HII 111 7085 and 7086 Bur.ford Street; 7051 and 7061 Halligan Street; 6908 Imperial Street;. 6559 "ililfii ,Ill "IWi' and 6560 Leibly A!¥lenue; 6558,,6568 and 65;69 Malvern Avenue; 6617,6637,6647,6667 and 668nlSIalisbury J\!~litiHM!!6mmISil<ithl~;tf~et and 6570 Walker Avenue

,11111111 11111111111111 "11111111' "'111111 ' Glib" Owned PrdpJlities ' IIIIII

.lllil!IIIII, ''1I!1111I I .llliP,1 69~~f'16,984 and 699l:Vlnperi~IStreet; 7409 Morley Drive; 6595 Walker Avenue

F IllllRlhl" R 'd 'aIlll!lD' . R2 R 'd . I D' . 'R3 R 'd 'al D' . R5 rom: ',iilil,.esl. entl".', .IStrlct, es~ entia .Istnct,. . eSI e.ntl. Istnct, Res\ai;jltlal m}stnct, RM2 Multiple Family ReSidential Dlstnct, and RM3 M I "'lllio'fi .,11"1 R 'd . I D' . u tIP,nl, tpnl y eSI entia Istnct

Jill To: P12 Utility Corridor District

The purpose of the proposed zoning bylaw amendment is to maintain. the Newell Transmission Corridor as a utility corridor consistent with the Official Community Plan (OCP) and other community plans.


MOVED BY COMMISSIONER DHA TT: SECONDED BY COMMISSIONER FOLEY:

"THAT the Advisory Planning Commission SUPPORT Rez. #14-37, Bylaw No. 13409."

CARRIED

Page 3

OPPOSED: CRAIG HENSCHEL

. 111 1111111 •

c) BURNABY ZONING BYLAW 1965, , !illil:" '. AMENDMENT BYLAW NO. 36, 2014 - BYLAW N.d. 13410

'Iilr "1111'11 Rez. #12-38 111111111:" I" 111111111

.1 1111 11111111 4205,4213,4223 and 4227 Canada Way; 41°

18, 4206, 4214 and 4224 Novfolk Street;

3249 Gilmore Diversion ,,111 111 11111' .'111111'11111111' I III. II' "" ,II

F P5 C . I . , I D" d R'5i1~"III'd 'a! D' , rom: ommuruty nstitutlOna IStrlct an !i eSI entl IStrICt

1III1 'I IIIIII T CD C h · Dill,... D" (b 1lid RM3 Mul' I F '1 0: ompre enslve eVe pp,ment IStrlct a~el Ion,. tip e amI y

Residential District, P5 'qpwmll#iitl.' Institutioh'~llllibistrict, and Broadview Community Plan as guidelides and'l,inlpaccordance l with the development plan

. II. • " ',.IIIIIIII"t " , entitled "Chartwell Carlton Gar,densl'Retuemen IlResldence" prepared by Craven, '11111'1' II II' '1'iF

Huston, PII~wer&l~flclhl.itects) II I '

,1 111)' II, III ' , The purpose1oflltne,proposeu zonmg bylaw amendment IS to permIt the development of a 105 '. "111\,. . III I b'II·'lld"· (' d d . I" d new unIt senf,ots renta'I"'lapartrnent);l1 mg m epen ent supportIve Ivmg an

. d I' . . )11111. ,1111111' IlI'''t,th .". , , I d I asslste I l'lllm.g uruts tp'lclomp emen" el1exlstmg semors comp ex care eve opment. 11111111 1I111'~1 ' III' .... , ilill p _,II III!~ 11111.

MOVEDIBY COMMSS10NER <SHUA: SEC0"Nill>ED BY COMMlSSIONERi!HENSCHEL:

, ''!IIIIII. 'II!!II ,Iii' "THATthe Warisory PlanniH~:Commission SUPPORT Rez. #12-38, Bylaw No. 13410,"

'l!dPI . I'll 'illlllllll 1111i. CARRIED UNANIMOUSLY

I 11111111 3. NEW BUSINESS

d'

Mr. Ed Kozak, Assistant Director, Current Planning, advised that he will be the permanent staff representative for the Advisory Planning Commission,

4. INOUIRIES

There were no inquiries brought before the Commission at this time.


5. ADJOURNMENT

MOVED BY COMMISSIONER TSIKNIS: SECONDED BY COMMISSIONER CHUA:

"THAT this meeting do now adjourn."

The meeting adjourned at 6:30 p.m.

Page 4

• ~ City of ~Burnaby

PROPOSED DEVELOPMENT SUMMARY

FOR ADVISORY PLANNING COMMISSION (APe)

REZONING REFERENCE # 07-49 Meeting Date: 2014 November 27

ADDRESS: 5092/5108/5120/5132/5146/5168/5180/5192 Canada Way and 4981/4991 Claude Avenue

DEVELOPMENT PROPOSAL:

The purpose of the proposed rezoning bylaw amendment is to permit the construction of a 161 unit townhouse development with under-building and underground parking.

1. Site Area: Gross Site Area 18,510.00 m2 - Road Dedication 324.05 m2 = Net Site Area 18,185.95 m2 (For Calculation of Density)

2. Existing Use: Single-family dwellings and vacant lots

Adjacent Use: Deer Lake Brook (west), tributary creek (east), single-family dwellings, and commercial

3.

4.

5.

6.

7.

8.

9.

10.

tf!Jr

Proposed Use: Multi-family residential

Permitted/Required

Gross Floor Area: 16,367.38 m2 (176,177 sq.ft.)

Site Coverage: 35%

Building Height: 3 Storeys

Vehicular Access from: Claude Avenue

Parking Spaces: 242

Loading Spaces: 1

Communal Facilities: Fitness facility, children's play area

Proposed development consistent with adopted plan? (i.e. Development Plan, Community Plan, or OCP)

Note: N/A where not applicable

P:\REZONING\FORMS\APC STAT SHEET

Proposed/Provided

16,367.38 m2 (176,177 sq.ft.)

35%

3 Storeys

Claude Avenue

250

1

Fitness facility, children's play area

lEI YES [] NO

05

~ City of ~Burnaby

Item ........................................................... qtf Meeting ............................. 2014 November 24

COUNCIL REPORT

TO: CITY MANAGER 2014 November 19

FROM: DIRECTOR PLANNING AND BUILDING

SUBJECT: REZONING REFERENCE #07-49 Townhousing Canada Way and Claude Avenue Area Plan (Rayside)

ADDRESS: 5092, 5108, 5120, 5132, 5146, 5168, 5180, 5192 Canada Way and 4981, 4991 Claude Avenue (see Sketches #1 and #2 attached)

LEGAL:

FROM:

TO:

See attached Schedule A

R4 Residential District and C2 Community Commercial District

CD Comprehensive Development District (based on RM2 MUltiple Family Residential District, Canada Way and Claude Avenue Area Plan guidelines and in accordance with the development plan entitled "Deer Lake Townhomes" prepared by GBL Architects Inc.)

APPLICANT: Woodbridge NW (Deer Lake) Homes Ltd. 200 - 1450 Creekside Drive Vancouver, BC V6J 5B3 (Attention Reid Thompson)

PURPOSE: To seek Council authorization to forward this application to a Public Hearing on 2014 December 09.

RECOMMENDATIONS:

1. THAT the predecessor Rezoning Bylaw, Amendment Bylaw No. 36/13, Bylaw #13255, be abandoned contingent upon the granting by Council of Second Reading of the subject Rezoning Bylaw.

2. THAT a Rezoning Bylaw be prepared and advanced to First Reading on 2014 November 24 and to a P~blic Hearing on 2014 December 09 at 7 :00 p.m.

3. THAT the following be established as prerequisites to the completion of the rezoning:

a. The submission of a suitable plan of development.

b. The deposit .of sufficient monies including, a 4% Engineering Inspection Fee, to cover the costs of all services necessary to serve the site and the completion of a

06

To: City Manager From: Director Planning and Building Re: REZONING REFERENCE #07-49

Townhouse Development 2014 November 19 ...................................... , .................. Page 2

servicing agreement covering all requisite services. All services are to be designed to City standards and constructed in accordance with the Engineering Design. One of the conditions for the release of occupancy permits will be the completion of all requisite services.

c. The installation of all electrical, telephone and cable servicing, and all other wiring underground throughout the development, and to the point of connection to the existing service where sufficient facilities are available to serve the development.

d. The removal of all existing improvements from the site prior to Final Adoption of the Bylaw. Demolition of any improvements will be permitted after Second Reading of the Rezoning Bylaw has been granted, provided that the applicant acknowledges that such permission does not fetter Council's ability to grant or not to grant Third Reading and/or Final Adoption of the Rezoning Bylaw. In addition, the demolition of any improvements will be permitted at any time if they are vacant and considered by staff to be subject to misuse and vandalism.

e. The approval of the Ministry of Transportation to the rezoning application.

f. The dedication of any rights-of-way deemed requisite.

g. The consolidation of the net project site into two legal parcels.

h. The undergrounding of existing overhead wiring abutting the site.

I. The granting of any necessary statutory rights-of-way, easements andlor covenants.

j. Compliance with the Council-adopted sound criteria.

k. . The granting of Section 219 Covenants including:

• restricting enclosure of balconies; • indicating that project surface driveway access will not be restricted by

gates; • protecting the streamside protection and enhancement areas (SPEA); • to ensure compliance with the approved geotechnical report; • providing that all disabled parking is to remain as common property; and, • to ensure compliance with the accepted acoustical evaluation.

I. Compliance with the guidelines for underground parking for visitors.

m. The provision of covered car wash stalls and adequately sized and appropriately located garbage handling and recycling material holding space and a commitment to implement the recycling provisions.

07


Townhouse Development 2014 November 19 ....................................................... :.Page 3

n. The review of a detailed Sediment Control System by the Director Engineering.

o. The submission of a suitable Solid Waste and Recycling Plan to the approval of the Director Engineering. .

p. The review of on-site residential loading facilities by the Director Engineering.

q. The submission of a suitable on-site stormwater management system to the approval of the Director Engineering, the deposit of sufficient monies for its provision, and the granting of a Section 219 Covenant to guarantee its provision and continuing operation.

r. The provision of facilities for cyclists in accordance with Section 4.5 of the rezoning report.

s. The deposit of the applicable Parkland Acquisition Charge.

1. The deposit of the applicable GVS & DD Sewerage Charge.

u. The deposit of the applicable School Site Acquisition Charge.

v. The submission of a written undertaking to distribute area plan notification forms, prepared by the City, with disclosure statements; and, to post area plan notification signs, also prepared by the City, on the development site and in the sales office in prominent and visible locations prior to Third Reading, or at the time marketing for the subject development commences, whichever is first, and remain posted for a period of one year, or until such time that all units are sold, whichever is greater.

REPORT

1.0 REZONING PURPOSE

The purpose of the proposed rezoning bylaw amendment is to permit the construction of a 161 unit townhouse development with under-building and underground parking.

2.0 BACKGROUND

2.1 Council, on 2004 January 23, adopted a community plan amendment to establish specific townhouse development guidelines for the subject site and the surrounding properties in line with the RM2 District as a guideline.

2.2 Council, on 2007 November 26, received the report of the Planning and Building Department concerning the rezoning of the subject site, and authorized the Department to

08

To: City Manager From: Director Planning and Bui/ding Re: REZONING REFERENCE #07-49

Townhouse Development 2014 November 19 ......................................................... Page 4

work with the applicant in the preparation of a suitable plan of development with the understanding that a further and more detailed report would be submitted at a later date.

2.3 Under a former applicant, the subject rezoning amendment was advanced to a Public Hearing on 2013 November 26, and was granted Second Reading on 2014 February 17. The current applicant, Woodbridge Northwest, has undertaken a detailed review of the development concept and pursued a detailed engineered road design for the Canada Way frontage. Arising from this further design work, nlinor amendments to the concept for the development are being pursued, requiring a new Public Hearing to be held.

2.4 The subject site is located within the Council adopted Sperling and Claude Avenue Area Plan, formerly part of the broader Canada Way / Burris Street / Trans Canada Highway / Sperling-Freeway Interchange Area Plan. The subject site encompasses ten (10) lots between Canada Way and Claude Avenue, just east of Sperling Avenue.

Directly to the northeast are six large single-family lots identified for consolidation and redevelopment in line with the RM2 District as a guideline. This future assembly includes the realignment of Claude Avenue and the improvement of Deer Lake Brook Tributary #1 and its riparian setback/conservation area. To the north across Claude Avenue is a public open space/conservation area with the Trans Canada Highway beyond. Directly to the east is a single-family enclave developed under the adopted pl.an . .To the south across Canada Way is a mix of single-family dwellings and commercial uses. Directly to the west are two large single family lots identified for consolidation and redevelopment in line with RM2 District as a guideline.

The development being pursued is for a 161 unit townhouse development with underbuilding and underground parking to a maximum density of 0.9 F.A.R., utilizing the CD Comprehensive Development District (with the RM2 District as a guideline) in line with the adopted Canada "'(ay and Claude Avenue Area Plan.

The applicant has now submitted a plan of development suitable for presentation to a Public Hearing.

3.0 GENERAL COMMENTS

3.1 The development proposal is for a 161 unit townhouse development with under-building and underground parking. Vehicular access is restricted to Claude Avenue. The maximum density of the project under the RM2 District guidelines is 0.9 F.A.R. with full underground parking. As noted, parking is provided underground and under-building. Full underground parking is not able to be achieved on the northern portion of the site given the high water table and poor soil conditions. The southern portion of the site fronting Canada Way is developed with underground parking. The proposed parking provision is therefore considered suitable to support the full 0.9 F.A.R. density.

09

,--------- --------- ----



The subject proposal consists of twenty-three individual townhouse buildings separated from each other by landscaped courtyards, pedestrian walkways and driveways. A broad mix of unit fonns and types have been pursued 'for the site to both react to the varying topography and market conditions within the area, resulting in a diverse townhouse community unique to Burnaby. The proposal is for a total of 161 units as compared to the previous 132 unit concept. Whereas the previous proposal consisted of 131 three bedroom units and 1 four bedroom unit, the revised proposal consists of 129 three bedroom units, 20 two bedroom units and 12 studio units. The addition of two-bedroom and studio townhouse/flat units to the concept provides a more diverse community makeup and promotes affordability for a highly sought after ground oriented housing, The revised concept also reoriented many of the units, reducing the number of back to back townhomes, providing greater light and cross ventilation for residents. Every unit has access to a private ground floor patio area, upper level decks and common green areas throughout the site, including a large area suitable for children's play. A further addition to the site concept includes the provision of a common amenity space, including a fitness facility arid multipurpose entertainment room. In order to engage with bounding streets, units fronting Canada Way have individual access to the City sidewalk, creating a landscaped row house concept to soften Canada Way and connect the development to the broader community, with a further pedestrian access to the lane east of the site.

Below is a brief summary of the previous and current development proposal for the subject site.

Net Site Area Buildings Units Total FAR Height Previous Proposal 189,692 sq.ft. 16 132 0.9 FAR 3 storeys Current Proposal 195,752 sq.ft. 23 161 0.9 FAR 3 storeys*

• The rear side of buildings facing Canada Way are 4 storeys at the courtyard !evel. All other buildings and frontages are a maximum of 3 storeys.

A detailed geotechnical report, prepared by a Certified Professional Engineer, is required for the site prior to issuance of a Building Permit to ensure that there are no adverse effects to adjacent properties, road rights-of-way, and riparian areas a result of the proposed development. All development on the site is required to meet the BC Building Code. Further a Section 219 Covenant will be registered against title to ensure that any future development conforms to the recommendations of the report.

3.2 The ten individual lots comprising the development site will be consolidated and resubdivided into the net development site and a City lot comprising the landscaped riparian setback from Deer Lake Brook. In the future, with the development of the properties to the west, a portion of 4951 Claude Avenue will also be dedicated for park and riparian setback purposes to complete the Deer Lake Brook Park and Conservation area lands. Given the

10

To: City Manager From: Director Planning and BUilding Re: REZONING REFERENCE #07-49

Townhouse Development 2014 November /9 ......................................................... Page 6

area of the proposed park dedication required from the site in relation to its net area, it is proposed that the development density associated with this park portion, equal to 186.73 m2

(2,010 sq. ft.) be contributed to the net development site.

3.3 The Director Engineering will be requested to prepare an estimate for all services necessary to serve this site. The servicing requirements will include, but not necessarily be limited to:

• the construction of Claude Avenue, with concrete curb and gutter and separated sidewalks on the south side, complete with boulevard grass, street trees and street lighting across the development frontage;

• the construction of Canada Way to its final standard, with relocated concrete curb and gutter and separated sidewalks on the north side, complete with boulevard grass, street trees and street lighting across the development frontage; and,

• environmental enhancement of a portion of Deer Lake Brook Tributary I.

As a result of a detailed civil design for Canada Way, the road dedication for Canada Way has been confirmed of between 1.8m (6ft.) and 2.7m (9ft.) for the provision of separated sidewalks.

3.4 A detailed review of proposed road designs and traffic patterns was undertaken as a result of the previous Public Hearing held for this application. It has been determined that in support of future multiple-family development on the subject site, the surrounding road network and its final design has been appropriately planned and designated to meet projected vehicle demand. Furthermore, as a result of comments made at the previous public hearing, improvements to the intersection at Rayside Street and Canada Way were installed, restricting movements to right-in and right-out.

3.5 Any necessary easements, Section 219 Covenants and statutory rights-of-way for the site are to be provided? including, but not necessarily limited to:

• Section 219 Covenant restricting enclosure of balconies; • Section 219 Covenant providing that all disabled parking is to remain as common

property; • Section 219 Covenant to ~nsure the provision and ongoing maintenance of on-site

stormwater best management practices; • Section 219 Covenant for the retention of identified existing trees within riparian setback

areas on site; • Section 219 Covenant to ensure compliance with the accepted acoustical evaluation; • Section 219 Covenant to ensure compliance with the approved geotechnical report; • Section 219 Covenant and Statutory right-of-way for the protection and ongoing

maintenance of the Deer Lake Brook - Tlibutary I Streamside Protection and Enhancement Area (SPEA);

11



• Statutory right-of-way for sanitary sewer between Canada Way and Claude Avenue; and,

• Easement for vehicular access in favour of 4951 Claude Avenue and 5070 Canada Way.

3.6 In light of the proximity to Canada Way and the Trans Canada Highway, a noise study is required to ensure compliance with the Council-adopted sound criteria.

3.7 Provision of an adequately sized and sited garbage handling and recycling material holding space, as well, separate car wash stalls are required.

3.8 A very large portion of the site will be excavated for development. As such, an arbourist's report, tree survey and nesting raptors survey will be required prior to Final Adoption. A detailed landscape and tree planting plan has been provided as part of the suitable plan of development. The applicant will be required to obtain a tree removal permit for all trees over 20 cm (8 inches) in diameter. All trees to be retained on site, will require a Section 219 Covenant to ensure their protection and ongoing maintenance.

3.9 . The developer is responsible for the undergrounding of the overhead wiring abutting the site on Claude Avenue and Canada Way across the development frontage.

3.10 Engineering Environmen'tal Services Division will need to review a submission ofa detailed plan of an engineered Sediment Control System prior to Final Adoption.

3.11 A suitable engineered design to the approval of the Director Engineering will be required for the on-site stormwater management system as well as a Section 219 Covenant to guarantee its provision and continuing operation. The deposit of sufficient monies to guarantee the provision of the stormwater drainage and landscape features will be required.

3.12 Given the poor condition of existing soils there is a need to preload and excavate existing peat soils. To support the site preparation and construction process, in order to protect the nearby Deer Lake Brook and Deer Lake Brook Tributary I a detailed construction management plan will be required for the site.

3.13 Bicycle storage space and surface parking racks are to be provided for the residential tenants and visitors of the development.

3.14 Development Cost Charges:

a) Parkland Acquisition Charge of$3.84 per sq.ft. of gross floor area b) School Site Acquisition Charge of $800.00 per unit c) GVS&DD Sewerage Charge of$I,515.00 per townhouse unit

12


Townhouse Development 2014 November 19 ............................................. " .......... Page 8

4.0 DEVELOPMENT PROPOSAL

4.1 Site Area

Site Area: Road Dedication Area: Park Dedication Area (Density Transfer): Net Site Area: Net Site Area for Calculation of Density:

4.2 Density

4.3

F.A.R. Permitted and Provided Floor Area (G.F.A.) Permitted

F.A.R. Amenity Exclusion

Site Coverage

Height

4.4 Unit Mix

12 studio 20 two-bedroom

129 three-bedroom Total 161 Units

4.5 Parking:

Vehicle Parking: Required Resident Parking 1.5/ unit (Tandem @ 1.5 for 2 tandem)

Required Visitor Parking 0.25/unit

Covered Car Wash Stalls Provided

Bicycle Parking: Secure Residential @ 1 /unit

Visitors racks @ 0.2 spaces/unit

18,510.00 m2

324.05 m2

186.73 m2

'17,999.22 m2

18,185.95 m2

0.9 F.A.R.

(199,240 sq.ft.) (3,488 sq.ft.) (2.010 sq.ft.)

(193,742 sq.ft.) (195,752 sq.ft.)

16,367.38 m2 (176,177 sq.ft.)

137.50 m2 (1,480 sq.ft.)

35%

3 storeys

41.06 m2 (442 s~.ft.) 82.13 -107.77 m (884 -1,160 sq. ft.)

102.94 - 120.59 m2 (1,108 - 1,298 sq.ft.)

Required Provided

242 spaces 250 spaces (29 tandem = 44)

40 spaces 40 spaces

2 2

161 lockers 99 in lockers 62 in garage

32 in racks 32 in racks

13



4.6 Communal Facilities:.

Communal facilities include common greenspace courtyards, naturalized riparian planting areas, public seating and pathways, children's play area, fitness facility and mUlti-purpose room. The proposed 137.50 m2 (1,480 sq.ft.) of gross floor area to be exempted from F.A.R. calculations, is below the permitted maximum exemption of 5% of the total Gross Floor Area permitted in the Zoning Bylaw.

JBS:spfltn Attachmellts

cc: Director Parks, Recreation and Cultural Facilities Director Engineering City Solicitor City Clerk

P:\REZONING\Applications\2007\Rez 07-49\Rezoning Reference 0749 5092-5192 Canada Way (Second Public Hearing Rpt) 20141124.doc

14

5092 Canada Way

5108 Canada Way

5120 Canada Way

5132 Canada Way

5146 Canada Way

5168 Canada Way

5180 Canada Way

5192 Canada Way

4981 Claude Avenue

4991 Claude Avenue

Schedule A Rezoning Reference #07-49

Lot 1, D.L. 85, Group 1, NWD Plan 7571


Lot B Except: the northerly 205.5 ft., D.L. 85, Group 1, NWD Plan 4946


Lot 11 Except: Easterly 60 ft. having a frontage of 60 ft. on Douglas Road with a uniform width the full depth of said lot and adjoining Lot 10, NWD Plan 3304

The Easterly 60 ft. of Lot 11, D.L. 85, Group 1, having a frontage of 60 ft. on Douglas Road with a uniform width the full depth of said lot and adjoining lot 10, NWD Plan 3304

Lot A, D.L. 85, Group 1, NWD Plan 5049

Lot B, D.L. 85, Group 1, NWD Plan 5049


Lot 171, D.L. 85, Group I, NWD Plan 40315

P:\Gulzar\Fiona\Rezonings 20Q7\Rez 07-49\Scheduie A.doc

15

SUBJECT PROPERTIES

~BCitYOfb ~ urna y

DATE:

NOV 04 2014

SCALE:

1:2,000

DRAWN By: AY

16

Blk,9

51)37 51)57 51)67

PLANNING & BUILDING DEPARTMENT

REZONING REFERENCE #07-49 PORTION OF CANADA WAY - CLAUDE AVENUE AREA PLAN

I:_"'j Subject Properties ~ City-Owned Property

Plan Boundary ,---

I To Be Dedicated

Sketch #1

", ',">,

\ , \ !

Rayside

~ Cityo~1.. ~Burnauy

-r-i


Printed November 4, 2014

m Single and Two Family Residential

(II Low Density Multiple Family Residential

m Medium Density Multiple Family Residential

ffQj Administration and Public Assembly

~ Park and Pubfic Use

Sketch #2

1'7

~ City of ~Burnaby

PROPOSED DEVELOPMENT SUMMARY FOR ADVISORY PLANNING COMMISSION (APC)

REZONING REFERENCE # 11-54

ADDRESS: 5695 Lougheed Highway


Meeting Date: 2014 November 27.

The purpose of the proposed rezoning bylaw amendment is to permit the construction of a four

storey mixed-use development with retail at grade, second floor office and residential uses above, including surface and underground parking.

1. Site Area: Gross Site 1,575.0B m2 (16,954 sq.ft.) - Dedication 132.B5 m2 (1,430 sq.ft.) " Net Site 1,442.23 m2 ( 15,524 sq.ft.)

2. Existing Use: Vacant (previously occupied by a gasoline service station)

Adjacent Use: Multi-family residential

Prapased Use: Mixed-use (commercial, office and residential)

Permitted/Required·

3. Gross Floor Area: C 1,430.15 m2 (15,394 sq.ft.) R 1,546.37 m2 (16,645 sq. ft.)

4. Site Coverage: 60%

5. Building Height: 4 Storeys

6. Vehicular Access from: Holdom Avenue

7. Parking Spaces: C 31 spaces R 32 spaces

B. Loading Spaces: 1 Space

9. Communal Facilities: Meeting room, courtyard

10. Proposed develapment consistent with adopted plan? (i.e. Development Plan, Community Plan, or OCP)

~ ..J:,{0te: NIA where not applicable

~G\FORMS\APCSTATSHEET

Proposed/Provided

C 1,430.15 m2 (15,394 sq.ft.) R 1,546.37 m2 (16,645 sq. ft.)

60%

4 Storeys

Holdom Avenue

C 31 spaces R 32 spaces

1 Space

Meeting room, courtyard

IIEl YES [] NO

18

• ~ City of ~Burnaby

Item· .. •••·•••• .. · .... • .. •••••• ........ ··· .... ·•• .... ··; ...... • .. u Meeting .............................. 2014 November 24

TO: CITY MANAGER

FROM: DIRECTOR PLANNING AND BUll-DING

sUBJECT: REZONING REFERENCE #11-54 Four-storey mixed-use development Brentwood Town Centre Development Plan

ADDRESS: 5695 Lougheed Highway (see attached Sketches #1 and #2)

COUNCll- REPORT

2014 November 19

LEGAL: Parcel "A" (Reference Plan 17221), Lot 17, DL 125, Group I, NWD Plan 3520

FROM: C6 Gasoline Service Station District

TO: CD. Comprehensive Development District (based on RM3 Multiple-Family Residential District, C2 Neighbourhood Commercial· District and Brentwood Town Centre Development Plan guidelines and in accordance with the development plan entitled "5695 Lougheed Highway" prepared by Wilson Chang Architect Inc.)

APPLICANT: Wilson Chang Architect Inc. 288 W 8th Avenue Vancouver, BC V5Y IN5 (Attention: Wilson Chang)


RECOMMENDATIONS:

I. THAT a Rezoning Bylaw be prepared and advanced to First Reading on 2014 November 24, and to a Public Hearing on 2014 December 09 at 7:00 p.m.


19


b. The deposit of sufficient monies including, a 4% Engineering Inspection Fee, to cover the costs of all services necessary to serve the site and the completion of a servicing agreement covering all requisite services. All services are to be designed to City standards and constructed in accordance with the Engineering Design. One of the conditions for the release of occupancy permits will be the completion of all requisite services.

To: City Manager From: Direcror Planning and Building Re: Rezoning Reference #11-54

Four Storey Mixed-Use Development 2014 November 19 ........................................................ Page 2


d. The dedication of any rights-of-way deemed requisite.

e. The undergrounding of existing overhead wiring abutting the site.

f. The granting of any necessary statutory rights-of-way, easements andlor covenants.

g. The granting of any necessary Section 219 Covenants including restrIctmg enclosure of balconies, providing that all disabled parking remain as common property and ensuring compliance with the submitted acoustical analysis.

h. Compliance with the Council-adopted sound criteria.

i. The submission of a Comprehensive Sign Plan.

j. Compliance with the guidelines for underground parking for residential visitors and commercial patrons.

k. The provision of a covered car wash stall, and adequately sized and appropriately located garbage handling and recycling material holding space, to the approval of the Director Engineering and a commitment to implement the recycling provisions.

1. The pursuance of Storm Water Management Best Practices in line with established guidelines.

m. The submission of a Site Profile and resolution of any arising requirements.

n. The review of a detailed Sediment Control System by the Director Engineering.

o. The provision of facilities for cyclists in accordance with Section 4.5 of the rezoning report.

p. The deposit of the applicable Parkland Acquisition Charge.

q. The deposit of the applicable GVS & DD Sewerage Charge.

r. The deposit of the applicable School Site Acquisition Charge.

20

~~~-------

To: City Manager From: Director Planning and Building Re: Rezoning Reference #11-54

Four Storey Mixed-Use Developmelll 2014 November 19 ........................................................ Page 3

s. The submission of a written undertaking to distribute area plan notification forms, prepared by the City, with disclosure statements; and, to post area plan notification signs, also prepared by the City, on the development site and in the sales office in prominent and visible locations prior to Third Reading, or at the time marketing for the subject development commences, whichever is first, and remain posted for a period of one year, or until such time that all units are sold, whichever is greater.

REPORT


The purpose of the proposed rezoning bylaw amendment is to permit the construction of a fourstorey mixed use development with retail at grade, second floor office and residential uses above, including surface and underground parking.

2.0 BACKGROUND

2.1 On 2012 January 30, Council received the report of the Planning and Building Department regarding the rezOli.ing of the subject site and authorized the Department to work with the applicant in preparing a suitable plan of development with the understanding that a further and more detailed report would be submitted at a later date. The applicant has now submitted a plan of development suitable for presentation to a Public Hearing.

2.2 The 'subject site is located on the northwest corner of Holdom A venue and Lougheed Highway within the Brentwood Town Centre Development Plan. Directly to the north is a strata townhouse development constructed in 1970. To the east across Holdom Avenue is an older commercial retail building. To the south across Lougheed Highway is the Holdom SkyTrain Station, and Legacy high-rise mixed-use development (Rezoning Reference #03-38).

Given the site's prominent location on the eastern edge of the Brentwood Town Centre, an expressive modern design was encouraged to act as a counterbalance to the Holdom SkyTrain station and Legacy development to the south across Lougheed Highway. Together, these developments will act as a gateway to the Brentwood Town Centre from the east.

2.3 The development proposal is for a 20 uriit four-storey mixed-use building with commercial uses at grade, second floor office uses and two levels of residential above. The proposal is in accordance with the CD Comprehensive Development District utilizing the C2 Neighbourhood Commercial District and RM3 Residential MultipleFamily District as guidelines. Access to the site is provided from Holdorn Avenue, with commercial and residential parking provided underground. The Holdom Station Area

21

-------- ---.--~


Four Storey Mixed- Use Development 2014 November 19 ........................................................ Page 4

Plan component of the Brentwood Town Centre Development Plan, adopted by Council in 2003, notes that the subject site shall have no greater than one to two levels of residential above commercial. The proposed two levels of residential meets this objective as outlined in the adopted plan.

2.4 The. applicant has now submitted a plan of development suitable for presentation to a Public Hearing.


3.1 The development proposal is for a four-storey mixed-use building with retail uses on the ground floor fronting Holdom Avenue and Lougheed Highway, second floor office, and 20 residential units located on the third and fourth floors. Vehicular access to the site is from Holdom Avenue.


• the construction of Holdom A venue to its final standard with concrete curb and gutter on the west side, a 1.5 m cast in place brick front boulevard with street trees in grates, street lighting and pedestrian lighting, a 3.0 m natural coloured sawcut concrete sidewalk across the development frontage;

• the construction of Lougheed Highway to its final standard with concrete curb and gutter, separated urban trail, bus boarding and alighting area complete with bus shelter, street lighting and pedestrian lighting across the development frontage;

• the installation of sanitary sewer, storm sewer and waterline upgrades, as necessary; • the installation of electrical, gas, telephone and cable services, as necessary; and, • the undergrounding of BC Hydro overhead wiring across the Lougheed Highway

frontage.

A 0.35 m (1.16 ft.) dedication, 3m x 3m comer truncation, and 1.2 m (4.0 ft.) statutory right-of-way are required on Holdom Avenue for the provision of separated sidewalks. A 2.7m (9ft.) dedication is required from Lougheed Highway for the provision of a separated urban trail. A 3m x 3m comer truncation at Holdom Avenue and Lougheed Highway is also required.

3.3 In accordance with the City's policy for adaptable units (20% of the total number of residential units), a total of four units have been provided meeting adaptable standards. As permitted under the adopted policy, 20 sq.ft. for each adaptable unit is exempt from F.A.R., resulting in a total adaptable unit F.A.R. exemption of 80 sq.ft. As required by the Burnaby Zoning Bylaw and BC Building Code, one handicapped parking stall is to be provided (one handicapped stall per 100 stalls). Handicap parking stalls will be protected

22



by a Section 219 Covenant as common property to be administered by the Strata Corporation.

3.4 Any necessary easements, covenants and statutory rights-of-way for the site are to be provided, including, but not necessarily limited to: • Section 219 Covenant restricting enclosure of balconies; • Section 219 Covenant providing that all disabled parking is to remain as common

property; • Section 219 Covenant ensuring compliance with the submitted acoustical analysis;

and, • 1.2 m (4.0 ft.) statutory right-of-way on Holdom Avenue for the provision of

separated sidewalks. '

3.5 In light of the proximity to Lougheed Highway and Millennium SkyTrain line, a noise study is required to ensure compliance with the Council-adopted sound criteria.

3.6 One car wash stall and an appropriately screened garbage handling and recycling holding area will be provided on site.

3.7 The approval of a detailed residential and commercial loading plan by the Director Engineering is required in conjunction with this rezoning application.

3.8 The approval of a solid waste and recycling facility plan by the Director Engineering is required in conjunction with this rezoning application.

3.9 Given the ground oriented commercial component, approval of a Comprehensive Sign Plan (CSP) is required in conjunction with this rezoning application.

3.1 0 The developer is responsible for the undergrounding of the overhead wiring abutting the site on Lougheed Highway.


a) Parkland Acquisition Charge of$3.84 per sq.ft. of residential gross floor area. b) School Site Acquisition Charge of$800.00 per unit. c) GVS&DD Sewerage Charge of$I,082.00 per apartment unit and $0.811 per sq. ft. of

commercial floor area.

3.12 Engineering Environmental Services Division will need to review a submission of a detailed plan of an engineered Sediment Control System prior to Final Adoption.

3.13 Given the size of the site, best management practices are acceptable in lieu of a formal storm water management plan. A letter from the applicant's Civil or Landscape Consultant detailing the Best Management practices is required.

23

---------

To: City Manager From: Director Planning and Building Re: Rezoning Reference #11 -54


3.14 Due to the C6 Gasoline Service Station zoning of the site, submission ofa site profile will be required, as well as resolution of any arising requirements.


4.1 Site Area

Gross Site Dedication Net Site

4.2 Density

4.3

F.A.R.

Residential Commercial TOTAL

Gross Floor Area (G.F.A.)

Residential Commercial

Adaptable Unit exemption (20sq.ft.lunit)

Residential Amenity/Lobby/Corridor

Site Coverage

Height

4.4 Unit Mix

16 one-bedroom 2 two-bedroom 2 three-bedroom + den

20 Units Total

1,575.08 m2 (16,954 sq.ft.) 132.85 m2 (1,430 sq.ft.)

1,442.23 m2 (15,524 sq. ft.) (subject to survey)

Permitted and Provided

1.lF.A.R. 1.0 F.A.R. 2.1 FAR

2,976.43 m2 (32,038 sq. ft.)

1,546.37 m2 (16,645 sq.ft.) 1,430.15 m2 (15,394 sq. ft.)

(80 sq.ft.)

76.6 m2 (825 sq.ft.) (not included in F.A.R. calculations)

60%

4 storeys

56.3 - 58.7 m2 (606-632 sq.ft.) 70.0 m2 (754 sq. ft.) 72.4 m2 (779 sq. ft.)

24

,---- ~~-- -~----- ----


Four Storey Mixed-Use Deve[opment 20[4 November 19 ........................................................ Page 7

4.5 Parking and Loading:

Vehicle Parking Required and Provided

Residential 20 units @ 1.6 spaces/unit Commercial 1,430.15 m2 @ 1 space /46m2

Total Parking:

Car Wash Stall

Bicycle Parking Required and Provided

Secure Residential @ 1 locker/unit Visitor racks @ 0.2 spaces/unit + 10% of Commercial off-street parking

Residential/Commercial Loading Provided

4.6 Communal Facilities: (Excludedfrom F.A.R. Calculations)

32 space (inc!. 5 visitors) 31 spaces

63 spaces

I space

20 7

1 space

Communal facilities are proposed for the third and fourth residential levels and include a mUlti-purpose meeting/entertainment room, central amenity courtyard, and glass canopy covered solarium. On the ground floor an amenity lobby, seating area and mail room is also provided. In total the proposed 76.6 m2 (825 sq.ft.) of gross floor area to be exempted from F.A.R. calculations, is below the permitted maximum exemption of 5% of the total Gross Floor Area permitted in the Zoning Bylaw.

ou pelletil,~ .7

PLANNING AND BUILDING

JBS:spf Attachments

cc: Director Engineering City Solicitor City Clerk

P:\REZONfNG\Applications\2011\Rez; II-S4\Rezoning Reference 11-545695 Lougheed (Public Hearing) 20141 L24.rloc

25

18.39 <on ~ (5 0) ~id 1'.~ 21.34 n.&T ~

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P2 (RM5,P2,C2,Rf!;D

" • ~ Citv"f

OTfFBulnaby

DATE:

NOV 12 2014

SCAL.E:

1:2,000

DRAWN By: AY

SS01 • !lcs~n

BCP/9IJ/1

~ :E o C ...J o ::c M2


r--L_J Subject Site

REZONING REFERENCE #11 -- 54

5695 LOUGHEED HWY

lUt

5831 5841

'I' 'I' SUMASST

lUi

5834

J9 lUg

". 5844

" " " " " " " " , '

Sketch #1

26

I

! I L I I

WMedium Density Multiple Family Residential

~Hlgh Density Multiple Family Residential

WCommercial

WMedium Density Mixed Use

[ZJ High Density Mixed Use

• *Btif';-;'~by I and Building Dept


27

[iJ Medium or High Density Multi Family Residential

ffQ) Insmutlanal

ruJ Business Centre

~ Park and Public Use/Public School

!HI Cemetery

Brentwood Plan 1:5,79&

Sketch #2

~ City of ~Burnaby

PROPOSED DEVELOPMENT SUMMARY FOR ADVISORY PLANNING COMMISSION (APC)

REZONING REFERENCE # 14-15

ADDRESS: 4305 and 4349 Dawson Street


Meeting Date: 2014 November 27

The purpose of the proposed rezoning bylaw amendment is to permit the construction of a six

storey mixed use development with retail at-grade and residential uses above, with full

underground parking.

1. Site Area:

2. Existing Use:

Adjacent Use:

Proposed Use:

3. Gross Floar Area:

4. Site Coverage:

5. Building Height:

Gross Site Area 4,295.7 m2 (46,239 sq.ft.) - Dedications 37.9 m2 (408 sq.ft.) = Net Site 4,257.8 m2 (45,831 sq.ft.)

Industrial, car lot (storage)

Multi-family residential, industrial

Mixed-use (commercial and residential)

Permitted/Required Proposed/Provided

C 733.0 m2 (7,890 sq.ft.) C 733.0 m2 (7,890 sq.ft.) R 8,634.2 m2 (92,238 sq.ft.) R 8,634.2 m2 (92,238 sq.ft.)

37% 37%

6 Storeys 6 Storeys

6. Vehicular Access from: Rear Lane Rear Lane

7. Parking Spaces: 163 178

8. Loading Spaces: C 1 Space & R 1 Space C 1 Space & R 1 Space

9. Communal Facilities: Exercise Room and Amenity Lobby Exercise Room and Amenity Lobby

10. Proposed development consistent with adopted plan?

/I n J I (i.e. Development Plan, Community Plan, or OCPj

V ~ Note: N/A where not applicable

~ING\fORMS\APCSTATsHEeT

!8VES CI NO

28

------------------------------- ------

------ --------

iItIi City of . iJf" Burnaby

Item ............................................................ /0 Meeting ............................. 2014 November 24

COUNCIL REPORT



SUBJECT: REZONING REFERENCE #14-15 Six-storey mixed-use development Brentwood Town Centre Development Plan

ADDRESS: 4305 and 4349 Dawson Street (see attached Sketches #1 and #2)

LEGAL: Lot 19 Except: Part on Bylaw Plan 52808: DL 119, Group 1, NWD Plan 25081; Lot "J", Block 8, DL 119, Group 1, NWD Plan 2855

FROM: Ml Manufacturing District

TO: CD Comprehensive Development District (based on C9 Urban Village Commercial District and Brentwood Town Centre Development Plan guidelines and in accordance with the development plan entitled "Mixed Use Development" prepared by GBL Architects Inc.)

APPLICANT: Porte Development Corp. 380-1655 West Broadway Vancouver, BC V6J lXl (Attention: Kerry Kukucha)


RECOMMENDATIONS:

1. THAT a Rezoning Bylaw be prepared and advanced to First Reading on 2014 November 24, and to a Public Hearing on 2014 December 09 at 7:00 p.m.


29


b. The deposit of sufficient monies including, a 4% Engineering Inspection Fee, to cover the costs of all services necessary to serve the site and the completion of a servicing agreement covering all requisite services. All services are to be designed to City standards and constructed in accordance with the Engineering Design. One of the conditions for the release of occupancy permits will be the completion of all requisite services.

To: City Manager From: Director Planning and Building Re: REZONING #14-15

Six Storey Mixed Use Development 2014 November 19 ......................................................... Page 2


d. The submission of an undertaking to remove all existing improvements from the site within six months of the rezoning bylaw being effected, but not prior to Third Reading of the Bylaw. Demolition of any improvements will be permitted after Second Reading of the Rezoning Bylaw has been granted, provided that the applicant acknowledges that such permission does not fetter Council's ability to grant or not to grant Third Reading and/or Final Adoption of the Rezoning Bylaw. In addition, the demolition of any improvements will be permitted at any time if they are vacant and considered by staff to be subj ect to misuse and vandalism.

e. . The approval of the Ministry of Transportation to the rezoning application.

f. The consolidation ofthe net site into one legal lot.

g. The undergrounding of existing overhead wiring abutting the site.

h. The granting of any necessary statutory rights-of-way, easements and/or covenants.

1. The granting of any necessary Section 219 Covenants including restricting· enclosure of balconies, providing that all disabled parking remain as common property, provision and maintenance of Electric Vehicles, and to ensure compliance with the approved acoustical study.

J. Compliance with the Council-adopted sound criteria.

k. Compliance with the guidelines for underground parking for residential visitors and commercial patrons.

1. The provision of a covered car wash stall and· adequately sized and appropriately located garbage handling and recycling material holding space to the approval of the Director Engineering and a commitment to implement the recycling provisions.

m. The submission of a suitable Solid Waste and Recycling Plan to the approval of the Director Engineering.

n. The pursuance of Storm Water Management Best Practices in line with established guidelines.

30



o. The submission of a Site Profile and resolution of any arising requirements.

p. The submission of a Comprehensive Sign Plan.

q. The review ofa detailed Sediment Control System by the Director Engineering.

r. The provision of facilities for cyclists in accordance with Section 4.5 of the rezoning report.

s. The review of on-site residential and commercial loading facilities by the Director Engineering.

t. The deposit of the applicable Parkland Acquisition Charge.

u. The deposit of the applicable GVS & DD Sewerage Charge.

v. The deposit of the applicable School Site Acquisition Charge.

w. The submission of a written undertaking to distribute area plan notification forms, prepared by the City, with disclosure statements;' and, to post area plan notification signs, also prepared by the City, on the development site and in the sales office in prominent and visible locations prior to Third Reading, or at the time marketing for the subject development commences, whichever is first, and remain posted for a period of one year, or until such time that all units are sold, whichever is greater.

REPORT


The purpose of the proposed rezoning bylaw amendment is to permit the construction of a sixstorey mixed use development with retail at-grade and residential uses above, with full underground parking.

2.0 BACKGROUND

2.1 Council, on 2014 June 09, received the report of the Planning and Building Department concerning the rezoning of the subject site and authorized the Department to work with the applicant in the preparation of a suitable plan of development with the understanding that a further and more detailed report would be submitted at a later date.

31

To: City Manoger From: Director Planning ond BUi/ding Re: REZONING #/4-/5

Six Storey MIXed Use Development 2014 November 19 ........................................................ : Page 4

2.2 The subject site, which comprises the properties at 4305 and 4349 Dawson Street, is located .on the northeast corner of Dawson Street and Madison Avenue within the Council adopted Brentwood Town Centre Development Plan area. Directly to the east, to the south across Dawson Street, and to the west across Madison Avenue are existing older industrial buildings designated for multiple-family and mixed-use redevelopment under the adopted plan. To the north across the rear lane is a newer high-rise multiplefamily development constructed in 2008 approved under Rezoning Reference # 02-03.

2.3 The development being pursued is for a 92 unit six-storey mixed-use development with street fronting retail, underground parking, and publicly accessible open space.

The applicant has now submitted a plan of development suitable for presentation to a Public Hearing. .


3.1 The development proposal is for a six storey mixed-use building with ground floor commercial-retail fronting Dawson Street, and 92 residential units located above and behind the commercial units. The ground level residential component of the development fronting the lane is a result of the site's downward slope from the lane to Dawson Street, and the desire to engage the existing public open space across the lane to the north with a residential frontage. The remaining residential uses on the growld level consist of a residential lobby and internal amenity space oriented off of Madison Avenue. Pruking is generally provided underground, with a component of fully enclosed convenience surface parking for the proposed commercial uses located off the rear lane. Vehicular and loading access is from the rear lane. As noted in the initial report dated 2014 June 09, the proposed six-storey form is a result of the site's location atop an underground rail tunnel, which is located within the eastern portion of the site. As the rail tunnel imposes significant challenges on the site in terms of building siting and underground parking, the site's available density needs to be coalesced west of the rail tunnel, at the corner of Madison Avenue and Dawson Street.

The proposed six-storey form, comprised of five-storeys of wood frame construction above one level of concrete, is considered supportable and in keeping with the plan's intent for street oriented mixed-use development. This scale of development is also considered suitable due to its location on the north side of Dawson Street where it would not shadow the street and its associated public realm. The remainder of the site to the east, including the area above the rail tunnel, is proposed to be used for both semi-private and public open space, prot~cted by statutory right-of-way.


32

To: City Manager From: Director Planning and Building Re: REZONING #/4-15


• constructi9n of Dawson Street to its final standard with concrete curb and gutter on the north side, and a separated sidewalk along the development frontage including a 1.5m cast in place brick front boulevard with street trees in grates, street lighting and pedestrian lighting; a 3.0m natural coloured saw cut concrete sidewalk;

• construction of Madison Avenue to its final standard with a concrete curb and gutter, separated sidewalks and enhanced boulevards along the development frontage including, a 1.5m landscaped boulevard with curb bulges, street lighting and pedestrian lighting, and a 3.0m saw cut concrete sidewalk; and,

.• repaving the rear lane as necessary.

Dedications from Dawson Street ofO.3m (1ft), and a statutory right-of-way of l.2m (4ft) are required for the provision of separated sidewalks.

3.3 In accordance with the City's policy for adaptable units (20% of the total number of residential units), a total of 18 units have been provided meeting adaptable standards. As permitted under the adopted policy, 20 sq.ft. for each adaptable unit is exempt from F.A.R., resulting in a total adaptable unit F.A.R. exemption of 360 sq.ft. As required by the Burnaby Zoning Bylaw and BC Building Code, two handicapped parking stalls are to be provided (one handicapped stall per 100 stalls). Handicap parking stalls will be protected by a Section 219 Covenant as common property to be administered by the Strata Corporation.

3.4 Any necessary easements, covenants and statutory rights-of-way for the site are to be provided, including, but not necessarily limited to:

• Section 219 Covenant restricting enclosure of balconies; • Section 219 Covenant providing that all disabled parking is to remain as common

property; • Section 219 Covenant to ensure compliance with the apprQved acoustical study; and, • Statutory Right-Of-Way (l.2m) for separated sidewalks.

3.5 In light of the proximity to Dawson Avenue, a noise study is required to ensure compliance with the Council-adopted sound criteria.

3.6 One car wash stall and an appropriately screened garbage handling and recycling holding area will be provided on site.

3.7 Given the ground oriented commercial component, approval of a Comprehensive Sigu Plan (CSP) IS required in conjunction with this rezoning application.

33

To: City Manager From: Director Planning and Building Re: REZONING #/4-/5

Six Storey Mixed Use Development 2014 November /9 .................................................... ,: ... Page 6

3.8 The approval of a detailed residential and commercial loading plan by the Director Engineering is required in conjunction with this rezoning application.

3.9 The approval of a solid waste and recycling facility plan by the Director Engineering is required in conjunct\on with this rezoning application.

3.10 The developer.is responsible for the undergrounding of the overhead wiring abutting the site within the rear lane.

3.11 Engineering Environmental Services Division will need to review a submission of a detailed plan of an engineered Sediment Control System prior to Final Adoption. The proposed Sediment Control system will then be the basis after Final Adoption for the necessary Preliminary Plan Approval and Building Permit.

3.12 A suitable engineered design to the approval of the Director Engineering will be required for the on-site stormwater management system as well as a Section 219 Covenant to guarantee its provision and continuing operation. The deposit of sufficient monies to guarantee the provision and maintenance of the stormwater management and landscape features will be required.

3.13 Due to the existing Ml Manufacturing District zoning of the site, a site profile and resolution of any resultant conditions is required.


a) Parkland Acquisition Charge of$3.84 per sq.ft. ofresidential gross floor area. b) School Site Acquisition Charge of$700.00 per unit. c) GVS&DD Sewerage Charge of $590.00 per apartment unit and $0.433 per sq.ft. of

commercial floor area.


4.1 Site Area

Gross Site Area: Dedications: Net Site:

4,295.7 m2 (46,239 sq.ft.) 37.9 m2

( 408 sq.ft.) 4,257.8 m2 (45,831 sq.ft.) (subject to detailed survey)

34

To: City Manager From: Director Planning and BUilding Re: REZONING #14-15


4.2 Density

4.3

F.A.R. Permitted and Provided

Gross Floor Area (G.F.A.) Residential Commercial

Adaptable Unit exemption (20sq.ft.lunit)

Residential AmenitylLobby/Corridor

Site Coverage

Height

4.4 Unit Mix

21 60 11

one-bedroom + den two-bedroom + den three-bedroom + den

92 Total Units

4.5 Parking and Loading:

35

Vehicle Parking Required and Provided

Residential 92 units @ 1.6 spaces/unit

Commercial 724.9 m2 @ 1 space /46m2

Total Parking:

Car Wash Stall

Bicycle Parking Required and Provided

Secure Residential @ 1 locker/unit Visitor racks @ 0.2 spaces/unit + 10% of Commercial off-street parking

2.2 F.A.R.

9,367.2m2

8,634.2 m2

733.0 m2

(100,828 sq. ft.) (92,938 sq. ft.) ( 7,890 sq.ft.)

(360 sq. ft.)

361.9 m2 ( 3,895 sq.ft.)

(not included in F.A.R. calculations)

37%

6 storeys

56.9 - 63.5 m2 (612-683 sq.ft) 78.0 - 91.6 m2 (840-986 sq.ft.)

117.7 -126.3 m2 (1,267-1,359 sq.ft.)

Required Provided

147 spaces 161 spaces (including 24 visitors)

16 spaces

163 spaces

1 space

92 21

17 spaces

178 spaces

1 space

97 21



Commercial Loading Provided

Residential Loading Provided

4.6 Communal Facilities: (Excludedfrom F.A.R. Calculations)

1 space 1 space

1 space 1 space

Communal facilities are proposed for the ground floor fronting Madison A venue and on the second floor facing the rear courtyard area and include a multi-purpose meeting room, entertainment room, exercise room and amenity lobby. The proposed 361.9 m2 (3,895 sq.ft.) of gross floor area to be exempted from F.A.R. calculations, is below the permitted maximum exemption of 5% of the total Gross Floor Area permitted in the Zoning Bylaw.

pelletier,~ LANNING AND BUILDING

JBS/spf Attachments

cc: Director Engineering . City Solicitor

City Clerk

P;\REZONING\Applicalions\2014\14-1S Dawson and Madison\Rezoning Reference 14-15.4305.49 Dawson Street 20141124.docx

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REZONING REFERENCE #14-15 4305 AND 4349 DAWSON STREET

r--L I Subject Site --

Sketch #1

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ill Medium or High Density Multi Family Residential

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*BCilYO~t. Ul11ctUY

and Building Dept

Printed November 18. 2014

!31l Business Centre

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38

~ City of ~Burnaby

PROPOSED DEVELOPMENT SUMMARY FOR ADVISORY PLANNING COMMISSION (APe)

REZONING REFERENCE # 13-11 Meeting Date: 2014 November 27 ADDRESS: 4780 Byrne Road and 7447 North Fraser Way

DEVELOPMENT PROPOSAL: The purpose of the proposed rezoning bylaw amendment is to permit the construction of a multitenant industrial building and Canada Post Distribution Facility.

1. Site Area: Lot 1- 2.81 hectares (6.96 acres) and Lot 2 - 1.70 hectares (4.20 acres)

2. Existing Use: Vacant

Adjacent Use: Agricultural, industrial, business centre

Prapased Use: Industrial, business centre

Permitted/Required

3. Grass Flaar Area: Lot 1-13,079 m2 (140,783 sq.ft.) Lot 2 -1,867.3 m2 (20,100 sq.ft.)

Lot 1-41% 4. Site Caverage: Lot 2 -11%

S. Building Height: Lot 1 - 2 Storeys Lot 2 - 1 Storey

6. Vehicular Access from: Byrne Road & North Fraser Way

7. Parking Spaces: Lot 1 - 140 spaces Lot 2 - 179 spaces

8. Loading Spaces: Lot 1- 5 bays Lot 2 - 2 bays

9. Communal Facilities: N/A

10. Proposed development consistent with adopted plan? (i.e. Development Plan, Community Plan, ar OCPj

Note: N/A where not applicable

P:\REZONING\FORMS\APC STAT SHEET

Proposed/Provided

Lot 1-13,079 m2 (140,783 sq.ft.) Lot 2 -1,867.3 m2 (20,100 sq.ft.)

Lotl-41% Lot 2 -11%

Lot 1 - 2 Storeys Lot 2 - 1 Storey

Byrne Road & North Fraser Way

Lot 1 - 140 spaces Lot 2 - 179 spaces

Lot 1 - 29 bays Lot 2 - 4 bays

N/A

II!l YES [] NO

39

• ~ City of Item ......................................................... .

iTf" Burnaby Meeting ............................. 2014 November 24

COUNCIL REPORT



SUBJECT: REZONING REFERENCE #13-11 Multi Tenant Industrial Development and Canada Post Distribution Facility Big Bend Development Plan

ADDRESS: 4780 Byrne Road and 7447 NDrth Fraser Way (see attached Sketches #1 and #2)

LEGAL: Lot I, D.L. 166A, Group 1, NWD Plan BCP52054; Lot 4, D.L. 166A, Group I, NWD Plan BCP29939

FROM: CD Comprehensive Development District (based on M2 General Industrial District, M5 Light Industrial District and Big Bend Development Plan)

TO: Amended CD Comprehensive DevelDpment District (based on M2 General Industrial District, M5 Light Industrial District and Big Bend DevelDpment Plan. guidelines and in accordance with the development plan entitled, "Multi-Tenant Industrial Building" prepared by Chip Barrett Architect) and Amended CD Comprehensive Development District (based on M2 General Industrial District, M3 Heavy Industrial District, M5 Light Industrial District and Big Bend· DevelDpment Plan guidelines and in accDrdance with the develDpment plan entitled, "CPC South Burnaby Depot" prepared by Gustavson Wylie Architects)

APPLICANT: Marinelli Investments (NFW) Ltd. 250 - 131 I KODtenay Street VancDuver, BC V5K 4Y3 (Attn: Deana Grinnell)

PURPOSE: TD seek Council authorizatiDn to forward this applicatiDn to a Public Hearing on 20 I 4 December 09.

RECOMMENDATIONS:

1. THAT a RezDning Bylaw be prepared and advanced to First Reading Dn 2014 November 24 and to a Public Hearing Dn 2014 December 09 at 7:00 p.m.

2. THAT the follDwing be established as prerequisites tD the cDmpletiDn Df the rezoning:

a) The submissiDn Df a suitable plan of develDpment.

40

PLANNING AND BUILDING . REZONING REFERENCE #13-11 2014 November 19 ..... , ... '" .......... PAGE 2

b) The deposit of sufficient monies, including a 4% Engineering Inspection Fee, to cover the costs of all services necessary to serve the site and the completion of a servicing agreement covering all requisite services. All services are to be designed to City standards and constructed in accordance with the Engineering Design.

c) The submission of a suitable on-site stormwater management plan for the site to the approval of the Director Engineering and in accordance with the guidelines established under Rezoning Reference #10-13 and Subdivision Reference 11-41. The granting of a Section 219 Covenant and deposit of sufficient monies to guarantee the plan's provision and continued operation are required.

d) The submission of a geotechnical review confirming that the site may be used safely (stability) for the intended use for review by the Chief Building Inspector and granting of a Section 219 Covenant respecting the submitted report.

e) The granting of Section 219 Covenants restricting uses on the site and respecting flood proofing requirements.

f) The granting of any necessary statutory rights-of-way, easements andlor covenants.

g) The submission of a Site Profile and resolution of any arising requirements.

h) The undergrounding of existing overhead wiring abutting the site.

i) The subdivision of the site into two legal parcels.

REPORT


The purpose of this rezoning is to permit the construction of a multi-tenant industrial building and a Canada Post Distribution Facility.

2.0 NEIGHBOURHOOD CHARACTERISTICS

The subject site is located at the southeast corner of North· Fraser Way and Byrne Road (see aitached Sketch #1 and Sketch #2) and is currently vacant. To the northeast, across North Fraser Way are agricultural lands zoned AI Agricultural District, to the south are M2 and M3 industrial developments and contractor's yards, to the northwest across Byrne Road are M2 Industrial Developments.

3.0 BACKGROUND INFORMATION

3.1 The subject site is located in the Big Bend Development Plan are and is identified for Business Centre and Industrial Development.

41

PLANNING AND BUILDING REZONING REFERENCE #13-11 2014 November 19 ...................... PAGE 3

3.2 At its 2013 May 26 meeting, Council adopted the Initial Report for Rezoning Reference #13-II and authorized the department to work with the applicant in the preparation of a suitable plan of development for an industrial/office development.

At its 2014 October 27 meeting, Council authorized the inclusion of 7447 North Fraser Way into the development site and authorized the department to work with the applicant in the preparation of a suitable plan of development for the expanded site.

The applicant has now submitted a plan of development considered suitable for presentation to Public Hearing.

4.0 GENERAL INFORMATION

4.1 The applicant is requesting rezoning to CD Comprehensive Development District (utilizing the M2 General Industrial District, M3 Heavy Industrial District, M5 Light Industrial District and the Big Bend Development Plan as guidelines) in. order to permit the development of two discrete sites.

The applicant is proposing to develop the western portion of the site (Proposed Lot I) with a multi-tenant industrial building that will accommodate office, warehousing and . light industrial uses. The eastern portion of the site (Proposed Lot 2) will accommodate a facility for Canada Post that will include offices, a small post office and warehousing/mail sorting uses. The proposed Lot 2 will also accommodate a storage yard to permit the overnight storage of Canada Post's corporate/delivery vehicles.

4.2 Primary servicing for the subject site has been provided for through Subdivision Reference #11-41, however, the Director Engineering wiIl be requested to provide an estimate for any further services necessary to serve this site. Servicing requirements will include, but not necessarily be limited to: the provision of a new bus shelter and two bus pads on North Fraser Way.

4.3 A geotechnical review of the subject site's soil stability and registration of a Section 219 Covenant regarding the findings of the approved report will be required ..

4.4 A 3.0m wide statutory right-of-way along the southwest property line of Lot 2 is required in order to provide for a future pedestrian connection between North Fraser Way and Lowland Drive.

4.5 The storage yard use requires the inclusion of the M3 Heavy Industrial District for Lot 2. The M3 uses permitted on Lot 2 will be limited to storage yard uses only and wiIl be specific to the needs of Canada Post. A Section 219 Covenant wiIl be registered on the property to limit the storage use to Canada Post operations only.

4.6 The developer is responsible for the submission of a stormwater management plan for the future installation and ongoing maintenance of storm water management facilities. A Section 219 Covenant wiIl be registered on the subject property to ensure the future installation and

42

PLANNING AND BUILDING REZONING REFERENCE #13-11 2014 November 19 ...................... PAGE 4

ongoing use and maintenance in accordance with the accepted conceptual stormwater management plan.

4.7 The site will need to be subdivided into two legal lots.

4.8 The developer is responsible for the undergrounding of the overhead wiring along the southeast side of Byrne Road and the southwest side of North Fraser Way, abutting the site.

4.9 A site piofile and the resolution of any arising issues are required.

4.1 0 The site will need to achieve flood proofing elevation and the registration of a Section 219 Covenant will be required.


5.1 Site Area

5.2

5.3

5.4

5.5

5.6

Lot I Multi-Tenant Industrial Development: -Lot 2 Canada Post Site:

Site Coverage Lot I Multi-Tenant Industrial Development: -Lot 2 Canada Post Site:

Floor Area: Lot I Multi-Tenant Industrial Site Office Manufacturing Warehouse Total

Lot 2 Canada Post Site Office Retail Warehouse Total

Floor Area Ratio: Lot I Multi-Tenant Industrial Development: -Lot 2 Canada Post Site:

Building Height: Lot I Multi-Tenant Industrial Development: -Lot 2 Canada Post Site:

Parking: Lot I Multi-Tenant Industrial Development: 3,285.2 m2 office @ 1146 m2

2.81 hectares (6.96 acres) 1.70 hectares (4.20 acres)

41 % 11%

3,285.2 m2

2,927.8 m2

6,866.1 m2

13,079 m2

115.0m2

81.0 m2

1,671.3 m2

1,867.3 m2

0.46 F.A.R. 0.1 I F.A.R

2 Storeys I Storey

71 spaces

(35,362 sq.ft.) (3 1,5 I 5 sq.ft.) (73,906 sq.ft.)

(140,783 sq.ft.)

(1,238 sq.ft.) (872 sq.ft.)

(17,990 sq. ft.) (20,100 sq.ft.)

43

PLANNING AND BUILDING REZONING REFERENCE #13-Il 2014NovemberI9 ...................... PAGE5

2,927.8 m2 manufacturing@ 1193 m2_

6866. I m2 warehousing @ III 86 m2

Total Parking Required and Provided

Lot 2 Canada Post Site 115.0 m2 office @ 1146 m2

81 m2 retail @ 1146 m2

1,671 m2 warehousing@ 11186 m2

Corporate vehicle storage/flex parking

Total Parking Required Total Parking Provided

5.7 Loading:

5.8

Lot 1 Multi-Tenant Industrial Development: Required Provided

Lot 2 Canada Post Site Required Provided

Bicycle Provisions: Lot 1 Multi-Tenant Industrial Development Required and Provided:

Lot 2 Canada Post Site Required and Provided:

ou Pelletier, ~-----... PLANNING AND BUILDING

DR:spf Attachments

cc: Director Engineering City Clerk City Solicitor

32 spaces 37 spaces

140 spaces

3 spaces 2 spaces 9 spaces

165 spaces

14 spaces 179 spaces

5 loading bays 29 loading bays

2 loading bays 4 loading bays

15 spaces

6 spaces

P;\REZONING\Applicatiolis\2013\Rcz 13-11 Byrne and NFW\Rezonins Reference 13-11 Public Hearing Repon 20-141124.doc

44

• ~ CitY-Clf or.pBurnaby

DATE:

NOV 17 2014

SCALE:

1:2,500

DRAWN BV: AY

;I> (M2,M5)

" ij\ ~ (M2,M5)

<0 :>-.,


REZONING REFERENCE #13-11

(M2,M5)

4780 BYRNE ROAD AND 7447 NORTH FRASER WAY

r--L I Subject Site _ ..

Sketch #1

45

SUBJECT SITES

[I] Single and Two Family ReSidential

[!] Low Density Multiple Family Residential

[!] Commercial

[!] Industrial



46

I1QJ Insmutional

~ Park and Public Use

I1!lAgricultural

~ Big Bend Business Centre

1125

Big Bend Community Plan

23

~ N

DO .. ~ ..

"15,(0)

Sketch

• i.I.I.I..; City of iI'f1" Burnaby

ltem ......................................................... 07· Meeting ............................. 2014 November 24

COUNCIL REPORT

TO: CITY MANAGER DATE: 2014 November 19

FROM: DIRECTOR PLANNING AND BUILDING FiLE: 7000 04 Reference: Review oj App Fees

SUBJECT: 2015 FEES FOR PLANNING AND BUILDING PERMITS, APPLICATIONS AND OTHER SERVICES

PURPOSE: To provide Council with recommendations for the Planning and Building Department's 2015 fee schedule for vario'us applications for the purpose of cost recovery.

RECOMMENDATIONS:

1. THAT Council approve the proposed fee adjustments and text changes, as outlined in this report. '

2. THAT Council authorize the preparation of a bylaw amending the rezoning application fees in the Burnaby Zoning Bylaw, as outlined in Item I of Appendix A, and that the bylaw be introduced and advanced to First Reading on 2014 November 24, and to a Public Hearing on 2014 December 09 at 7:00 pm.

3. THAT Council authorize the preparation of the necessary bylaw amendments to effect the remaining fee adjustments and text changes, as outlined in Appendix A to G of this report.

REPORT

The Local Government Act provides for the imposition of fees and charges for applications and various types of permits and services under Part 26 (Plarming and Land Use Management) and Division 9 (Permits and Fees) for the purpose of recovering the costs of administration, inspection, advertising and processing. Over the years, fees and charges have been established for a number of processes, works and services: permits for building construction, including electrical, plumbing and gas inspections; rezoning, strata titling and subdivision of land; and a variety of other Plarming and Building services. To help ensure that fees recover the basic costs of City processes, works and services, staff conduct an annual review of the fee schedule.

Staff have completed the armual review offees for 2015. Attachment 1 and Appendix A to G outline the recommended adjustments. Generally, the Plarming and Building Department's fees are proposed to increase by 2.5% to ensure cost recovery and a median fee position relative to other municipalities in the region with similar processes, services, and development conditions.

/I 1-'" 'j; (

To: City Manager From: Director Planning and Building Re: 2015 Fees/or Planning and Building Permits,

Applications and Other Services 2014 November 19 .......................................................... Page 2

As described in Attac/lment 1, some proposed fees have been adjusted further, or maintained at current rates, to more accurately reflect processing costs.

Some minor changes are also proposed to the text of the Building Bylaw, as detailed in Section 4.3 of Attachment 1. While the proposed text changes do not apply directly to the fees charged by the City, it is practical to amend the bylaw concurrently with the proposed changes to the fees charged.

It is recommended that a bylaw amending the rezoning application fees which are set out in the Burnaby Zoning Bylaw be given First Reading on 2014 November 24 and forwarded to the Public Hearing of 2014 December 09. All other fees that are not part of the Burnaby Zoning Bylaw do not require presentation to a Public Hearing. Upon Council approval of the recommendations of this report, staff will arrange for the introduction of the remaining bylaw amendments to effect the proposed fee adjustments and related text amendments. Staff expect all proposed fees including the ones in the Burnaby Zoning Bylaw would come into effect on 2015 February 01, following Council adoption of the necessary bylaw amendments .

•

elletier, Director LANNING AND BUILDING

JLlLF:sla Attachments

cc: Director Engineering Director Finance Director Parks, Recreation and Cultural Services Chieflnformation Officer Chief Building Inspector City Solicitor . City Clerk

R:I./"oJlg &nil« Cltrirail/X)C.'" JI.IOllltlcil Reporll]OI j rh's fo,. PJrvlllillg A"d Bulldillg Pcrmits (lOu'II.l-1}.Docit

48

Attachment 1

Review of Fees for 2015 for Planning and Building Permits, Applications and Other Services .

1.0 GENERAL

. It is intended that the structure and schedules for Planning and Building Departinent fees account for the full range of costs (administration, processing, record keeping, responding to enquiries, inspections, etc.) that are accrued for each type of application, permit, service, or work. This approach recognizes that. these costs are commonly incurred, to varying degrees, by a variety of different departments. For example, while the bulk of the administrative costs for processing a rezoning application may be incurred in the Current Planning Division, considerable staff effort is often expended in the Clerk's Office, Legal and Lands Department, Engineering Department, Fire Prevention Office, and Building Division, as well as, to some extent, by the RCMP, the Parks, Recreation and Cultural Services Department, the Licence and Property Management Office, and the Tax Office. The degree to which other departments may be involved varies considerably with the type of application and from case to case. The overriding consideration in the Local Government Act, which govems fees imposed for planning related services, is that the fee must not exceed the estimated average costs of processing, inspection, advertising and administration for the associated service. The approach taken by the City is to recover the estimated average cost of processing across a wide range of application, permit, service and work types.

Metro Vancouver municipalities with similar processes and services were surveyed to determine the average fee charged for such processes and services in the region. In general, Burnaby's Planning and Building fees continue to maintain a median fee position, with some variation by fee types, relative to other Metro Vancouver municipalities with similar development conditions.

2.0 COST OF SERVICE ADJUSTMENT

2.1 General 2.5% Increase

In May 1997, Council completed a comprehensive review of fees and directed staff to prepare an annual fee report for each subsequent year. The intent of the annual fee review is to establish a more systematic fee increase process and to avoid substantial increases at anyone point in time. Under this system, fees are adjusted each year to ensure that the costs associated with each type of application, permit, service, or work is recovered. Using the established fees as a benchmark, it is proposed that an average fee increase of 2.5% be applied to recover costs for the various permits and other services offered by the Planning and Building Department in 2015.

3.0 PLANNING DIVISION

3.1 Proposed 2015 Planning Fees (Appendix A)

Rezoning fees (Item 1) are set out in the Zoning Bylaw and therefore any change to them must be presented at a Public Hearing. The other proposed changes to the Planning Division fees may be adopted without a Public Hearing, along with the proposed changes to the Building Division fees detailed in Section 4.0 below. .

49

Allachment 1 Re: Review of Fees for 2015for Planning and Building

Permits, Applications and Other Services 2014 November 19 .......................................................... Page 2

3.2 General 2.5% increase

Staff have reviewed the existing cost recovery structure of the present fee schedule for rezoning, subdivision, development approvals (PPA), strata titling and various other approval services that are provided by the Planning Department. As required by the Local Government Act, the proposed fees are intended to recover the estimated average cost of processing, inspection, . advertising and administration. As outlined in Appendix A, an increase of 2.5%. is generally proposed for Planning Division fees. In addition, new fees are proposed to recover costs for land title related searches through the BC Land Title and Survey Authority (L TSA), as described below:

• Land Title Related Searches: On 2014 May 01, LTSA established a new online land title information system along with an updated fee schedule. The fee schedule established new fees for title, document and plan image searches. Searches fee range from $9.57 per transaction for a land title search to $14.64 and $14.86 per transaction for document image and plan image searches, respectively.

Given the complexity- of many development proposals, staff often require several L TSA documents and plans in order to evaluate applications. While the City currently absorbs this cost, it is appropriate to recover L TSA fees generated as part of the applications related to Subdivision, Rezoning, Preliminary Plan Approval, and Building Permits. Planning Division staff therefore recommend that a $15 fee per search for land titles and $20 fee per search for land title document and plan images be introduced to the Subdivision Control Bylaw and Planning and Building fee schedules. The proposed fees would help recover the costs of ordering documents and plans, as well as administrative costs for processing online searches (Item 2 in Appendix A).

As in previous years, the proposed fees represent a modest increase in existing fees based on the rate of inflation. However, it is recognized that some development in Burnaby is significantly larger in size, scope, and complexity than anticipated by the current fee structure. Therefore, for 2016, staff intends to evaluate alternative fee structures for rezoning processes that may permit appropriate cost recovery, particularly for the larger and more complex development applications.

All Planning Division fees have been rounded to the nearest dollar, with the exception of the Preliminary Plan Approval "on construction value" fee (Item 4), which has been rounded to the nearest $0.05.

4.0 BUILDING DIVISION

4.1 Proposed 2015 Building Fees (Appendix B to G)

The proposed Building Division fees are outlined as follows:

50

Attachment I Re: Review oJ Fees Jor 2015 Jor Planning and Building


• Plumbing Pennit and Inspection Fees

• Gas Pennit and Inspection Fees • Building Pennit and Inspection Fees ~ Refund of Fees ~ Damage Deposits and Inspection Fees

• Electrical Pennit and Inspection Fees • Tree Pennit Fees • Sewer Connection Pennit Fees

4.2 General 2.5% increase

(Appendix B) (Appendix C) (Appendix 0.1) (Appendix 0.2) (Appendix 0.3) (Appendix E) (Appendix F) (Appendix G)

A fee increase of 2.5% is proposed for Building Division fees, with the following exceptions:

• Plumbing, Gas, and Electrical Permit Fees - Permit Refunds: Due to the adjustment made in 2013, which increased the minimum non-refundable amount from $100 to $150, no change is proposed for the following bylaws for 2015 with regards to the minimum nonrefundable amount:

~ Plumbing Permit Fees (Item 13 in Appendix B) ~ Gas Permit Fees (Item 8 in Appendix C) ~ Electrical Permit Fees (Item 8 in Appendix E)

• Building Permit Fees - Refund of Fees: Staff propose an increase from $100 to $150 on the minimum non-refundable amount for Building Pennit applications prior to plan checking has commenced to recover staff time and administrative costs incurred for Building Department services. The current rate of $1 00 does not correctly reflect costs for processing the application and the refund, and this rate has not been adjusted since 2008. In addition, staff recommend the minimum non-refundable amounts for Building Pennits (Item 1 in Appendix 0.2) to be consistent with the sub-trade pennits (Plumbing, Gas, and Electrical) listed above.

For the same reasons, staff also propose an increase from $200 to $300 on the minimum non-refundable amount for Building Pennit fees before construction has started. The current rate of$200 has not been adjusted since 2011 (Item 2 and 3 in Appendix 0.2).

• Building Permit Fees - Permit Extensions: Due to the adjustment made in 2013, which increased this fee from $102.60 to a three-tiered system with fees ranging from $200 to . $400, no change is proposed for 2015 (Item 3 in Appendix 0.1).

• Building Permit Fees - Special Inspections: Due to the adjustment made in 2013, which increased the base fee from $82.10 to $250, no change to the base fee is proposed for 2015. However, the general 2.5% increase is proposed for the supplemental hourly fee (Item 8(a) in Appendix D.l).

• Building Permit Fees - File Research and Letter: As discussed in Section 3.2 above, the Planning Division proposes new fees in order to recover the increased costs of land title

51

Attachment I Re: Review of Fees for 2015 for Planning and Building


related searches. For the same reasons, the Building Division is also proposing a $15 fee per search for land titles and $20 fee per search for land title document and plan images be introduced to the Building Bylaw fee schedule (Item 11 in Appendix D.l).

• Damage Deposit and Inspection Fees: Damage deposit and inspection fees are collected by the City's Engineering Department and the pre- and post-construction inspections of adjacent City property are carried out by Engineering Inspectors. However, damage deposit amounts and related inspection fees are listed under Schedule D of the Building Bylaw. The Engineering Department proposes a general 2.5% increase on inspection fees, while proposing a $500 increase on damage deposits for single- or two-family dwelling addition or demolition. The latter increase is intended to cover the cost of boulevard tree fencing in the case of non-compliance. For instance, when applicants conduct demolitions, applicants are responsible for fencing the boulevard trees located on public properties as specified by Parks, Recreation and Cultural Services (PRCS) Department arborists. If they fail to comply with this requirement, PRCS Department will protect and fence those trees on behalf of the Engineering Department, which involves a cost to Engineering Department of about $500 to $700. The current damage deposit fee of$I,OOO for single- or two-family dwelling addition or demolition, minus the cost of fencing the trees by the PRes Department, is insufficient to cover the cost of other potential damages to the City's streetscape elements such as sidewalks, light poles, street furniture, etc. It is noted that the damage deposit is 100% refundable uI?on completion of City inspections (Item 2 in Appendix D.3).

• . Copies of Departmental Records and Drawings: The followings specify fees for attaining copies of departmental records and drawings:

~ Plumbing Permit Fees (Item 14 in Appendix B) ~ Gas Permit Fees (Item 9 in Appendix C) ~ Building Permit Fees (Item 16 in Appendix D.1) ~ Electrical Permit Fees (Item 15 in Appendix E) ~ Tree Permit Fees (Item 4 in Appendix F)

The current fees of $1.20 per page for copies in 8.5xll inches and $5.65 per page for copies in 11x17 inches or larger are intended to recover the basic costs of paper, ink, and machine maintenance. However, staffrecommends a revised fee structure that reflects the significant staff time required to respond to requests and the new options that exist for providing electronic copies. Specifically, staff recommend a flat rate fee of$15.00 for file research, consistent with the estimated 20 to 30 minutes of staff time required for each records request which is comparable with the file research fees charged in other Metro Vancouver municipalities. In addition, staff propose to offer copies in electronic formats. The proposed fee for electronic copies is $2.00 per image. For paper copies, the proposed cost per page is $3.25 per page for copies in 8.5xll inches and $7.80 per page for copies in 11 x 17 inches or larger. In order to reflect the cost of converting microfiche images to electronic format prior to printing the paper copies, the proposed fee for paper copies incorporates the new $2.00 per image fee in addition to the 2.5% increase on current rates of $1.20 and $5.65 respectively. This new fee structure is being proposed to encourage

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Attachment / Re: Review of Fees for 20/5 for Planning and BlIilding

Permits. Applications and Other Services 2014 November /9 .......................................................... Page 5

electronic document requests, which allow City staff to provide more efficient service delivery.

• Sewer Connection Permit Fees: Sewer connection permit fees are collected by the City's Engineering Department on behalf ofthe Building Department. Engineering Department is currently reviewing changes to the Sewer Connection Bylaw, and the proposed fees for 20 I 5 will be introduced along with the changes. Therefore, no change is proposed in this report (Item I to 4 in Appendix G).

The fee increases for the Building Division have been rounded to the nearest $0.05, with the exception of the per k V A fees for electrical permits, which have not been rounded, and the following fees, which have been rounded to the nearest $1.00: re-inspection fees, Prelimimiry Plan Approval (PP A) base fees and sign fees, land title search fees, minimum non-refundable amounts on Building Permits, damage deposit related inspection fees, Tree Permit fees, and Sewer Connection Permit fees.

From an administrative standpoint, it is noted that changes to the Building Division fee schedule does not require a presentation at Public Hearing, but rather, the relevant bylaw amendments can be adopted by Council in the usual manner.

4.3 Proposed Text Revisions to tile Building Bylaw

While the following amendments do not apply directly to the fees charged by the City for permits, it is practical to make the following changes to the Building Bylaw concurrent with the proposed changes to the fee schedules.

Currently under Section 18(1)(c) and (d) of the Building Bylaw, a property owner has two years from the date of issuance of a permit to complete construction. At the end of the two year period, construction must be completed or the permit holder must apply for an extension.

Where construction has started or completed before a permit is issued, there may be bylaw infractions and/or safety concerns that should be corrected in a more timely manner, rather than having to wait two years for the project to be completed.

In order to eliminate the opportunity for permit holders to unnecessarily postpone construction work that could easily be completed in lesser time than the two years provided by the bylaw, staff recommend that Council approve an amendment to Section 18 of the Building Bylaw to allow the Chief Building Inspector to impose an expiry date less than the two years, as specified in Subsections (c) and (d).

The following Appendix A to G outline the current and proposed schedules of fees in detail.

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I I

Proposed 2015 Planning Fees:

(18,300 sq.ft.) of site area or part thereof

or part

For a rezoning or Preliminary Plan Approval application that does not include a subdivision

Where there is only one servicing requirement

(FAR means "floor area ratio" as defined in Burnaby

(a) FAR ofless than 2.0

or greater

$1,031.00

$500.00

$10,558.00

(a) two-family and industrial/commercial conversions $636.00

First phase 107.00

phases $144.00

Amendment to Form P

• Subdivision application other than Airspace Parcel $2,639.00· and Strata Title subdivision applications above

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Appendix A

$2,705.00

$1,057.00

$513.00

$10,822.00

$652.00

$1,135.00

$148.00

$2,705.00

Appendix A Proposed 2015 Planning Fees 2014 November 19 .......................................................... Page 2

• Road ClosurelHighway ExchaD.ge

(a) Single family

and servicing for PPA's

• Personal Preference Address Change

(No charge when included in application for subdivision)

• Land Title Searches:

taxes

(b) Land

to

(a) For signs (per. sign application)

(b)

(c) For Comprehensive Sign Plans for Master Plan Rezonings

value (per

Minimum Fee

( e) For each extension

$2,167.00 $2,221.00

$562.00

$736.00

$15 .. 00 per search

,,",", •. vv per

$787.00

$89.00

$953.00 $977.00

$2.40

$241.00 $247.00

$145.00

J Fees for PPAs fall under the Building Bylaw and are included in the Building Permit Fee Schedule .. They are listed in the schedule of Planning Fees for convenience.

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FILE NO. CITY OF BURNABY ADVISORY PLANNING COMMISSION … · AMENDMENT BYLAW NO. 41,2014 - BYLAW...

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