3954 Zoning Bylaw Amendment for 1526 Grant Avenue and
ZONING AMENDMENT BYLAW NO. 3954
A Bylaw to amend "Zoning Bylaw, 2008, No. 3630" ____________________________________________________________________________________________
The Council of the Corporation of the City of Port Coquitlam enacts as follows: Citation 1.
This Bylaw may be cited for all purposes as "Zoning Bylaw, 2008, No. 3630, Amendment Bylaw, 2016, No. 3954".
Administration 2.
The Zoning Map of the "Zoning Bylaw, 2008, No. 3630" be amended to reflect the following rezoning: Civic: 1526 Grant Avenue Legal: Lot K, Block 31A, District Lot 466, New Westminster District, Plan NWP 2294 From: RS1 (Residential Single Dwelling 1) To:
RRh (Residential Rowhouse)
all as shown on Schedule 1 attached to and forming part of this Bylaw.
Read a first time by the Municipal Council this 24th day of May, 2016. Read a second time by the Municipal Council this 24th day of May, 2016. Public Hearing held this 13th day of June, 2016.
___________________
_______________________
Mayor
Corporate Officer
3954 1
BYLAW 3954 Schedule 1
3954 2
Report to Council DATE:
April 29, 2016
TO:
Mayor and Council
FROM:
Smart Growth Committee
SUBJECT:
1526 GRANT AVENUE REZONING APPLICATION RZ000098 (Smart Growth Committee Meeting – April 21, 2016)
EXECUTIVE SUMMARY The Smart Growth Committee recommends further consideration of an application to rezone 1526 Grant Avenue to allow for a 4-unit rowhouse development. The project conforms to Council policies for higher density residential development and greater variety in housing form and is designed to meet objectives for tree protection and environmental conservation. RECOMMENDATIONS 1. That the zoning of the property located at 1526 Grant Avenue be amended from RS1 (Residential Single Dwelling 1) to RRh (Residential Rowhouse). 2. That the following conditions be established prior to adoption of the amending bylaw: a. Installation of protective fencing for tree retention acceptable to the Director of Development Services; b. Demolition of the existing building; c. Submission of plans to dedicate two corner cut-offs satisfactory to the Approving Officer; d. Completion of design and submission of securities and fees for off-site works in an amount satisfactory to the Director of Development Services, including works fronting 1542 and 1546 Grant Avenue; and e. Registration of a S.219 Restrictive Covenant to ensure the building is designed and constructed to achieve a minimum EnerGuide rating of 80 as established by Natural Resources Canada. SUMMARY: At its meeting held April 21st, 2016, SGC considered the attached staff report regarding amendment of the Zoning Bylaw to allow for a rowhouse use at 1526 Grant Avenue. The Committee discussed the potential impacts of the proposed development including proposed access to the dwelling units from a lane. The Committee determined it would recommend further consideration of the application with conditions of approval to include extension of offsite improvements (including a sidewalk) in front of the two houses to the west, protection of two trees, and registration of a covenant to achieve a minimum EnerGuide 80 standard.
April 29, 2016 1526 Grant Avenue - Rezoning Application RZ000098 Page 2
OPTIONS: Council may: (1) Proceed with further consideration of the application (as recommended by SGC); (2) Request that SGC provide additional information related to the proposed bylaw amendment or recommended conditions of approval; or, (3) Determine that it does not wish to change its bylaw at this time.
Submitted by Laura Lee Richard, Director of Development Services, with the concurrence of the Chair. Attachment: Report to SGC dated April 15, 2016
Report to Committee DATE:
April 15, 2016
TO:
Smart Growth Committee (SGC)
FROM:
Laura Lee Richard, Director of Development Services
SUBJECT:
1526 GRANT AVENUE REZONING APPLICATION RZ000098
EXECUTIVE SUMMARY: Voda Homes Ltd. proposes to develop a contemporarystyled 4-unit rowhouse on the south side of Grant Avenue and along a lane that parallels Coast Meridian Road. The housing policies of the OCP support consideration of rezoning to allow for multi-family development and the project is designed to have a high architectural quality and to meet environmental conservation objectives. A number of conditions of rezoning are recommended to ensure the proposed energy performance level is met, trees to be retained are protected and additional infrastructure is provided. RECOMMENDATIONS 1. That Council be requested to amend the zoning of the property located at 1526 Grant Avenue from RS1 (Residential Single Dwelling 1) to RRh (Residential Rowhouse). 2. That Council be requested to establish the following conditions prior to adoption of the amending bylaw: a. Installation of protective fencing for tree retention acceptable to the Director of Development Services; b. Demolition of the existing building; c. Submission of plans to dedicate two corner cut-offs satisfactory to the Approving Officer; d. Completion of design and submission of securities and fees for off-site works in an amount satisfactory to the Director of Development Services, including works fronting 1542 and 1546 Grant Avenue; and e. Registration of a S.219 Restrictive Covenant to ensure the building is designed and constructed to achieve a minimum EnerGuide rating of 80 as established by Natural Resources Canada.
April 15, 2016 1526 Grant Ave – Rezoning Application RZ000098 Page 2 1. BACKGROUND 1.1. The Proposal: The owner, Voda Homes Ltd., wishes to develop a 4-unit rowhouse at 1526 Grant Avenue with units accessed from the lane to the east and on-site visitor parking. 2. POLICY & REGULATIONS 2.1. OCP Policy: The Official Community Plan (OCP) designates the site as Apartment (A). The Plan’s housing policies allow for Council consideration of rezoning to a multi-family zone, including the Residential Rowhouse zone, when the remaining lots on the block are of sufficient size to permit further multiple family residential development. 2.2. Zoning Bylaw: The property is currently zoned RS1 (Residential Single Dwelling 1); the proposed zone is RRh (Residential Rowhouse). 2.3. Development Permit: The site is subject to Intensive Residential and Environmental Conservation development permit area objectives and guidelines. 3. COMMENTS AND ANALYSIS 3.1. Site Characteristics and Context: The site is located on the south side of Grant Avenue and adjacent to a lane parallel to Coast Meridian Road. It is occupied by an older single-storey house and several mature conifers. It is within walking distance of the Northside Centre, transit, schools, parks and recreation facilities. The surrounding neighbourhood is slowly transitioning from single family homes to multifamily buildings in keeping with the OCP designation. There are two relatively newer single family homes to the west of 1526 Grant Avenue that are unlikely to redevelop in the near future (built in the early 2000s). 3.2. Project Profile:
Site Area Floor Area Ratio Lot Coverage Cluster Length Setbacks Front (Grant Ave)
RRh Bylaw Regulations1 180 m2 (1,938 ft2) 1.0 55% Min’m 19.5m / max’m 39m
Proposed2 730.4 m2 0.95 41.5 % 26.4 m.
Requested Variances -
3 m.
3 m.
-
1 Refer to Zoning Bylaw No. 3630 and Parking and Development Management Bylaw No. 3525 2 Information provided by applicant
April 15, 2016 1526 Grant Ave – Rezoning Application RZ000098 Page 3
Rear (south lane) Interior side (west) Interior side (east lane) Building Height Useable Open Space Parking Spaces - total Resident Visitor Small Car Impervious surfaces
RRh Bylaw Regulations1 7.5 m. 1.8 m. 1.8 m. 9.5 m. Min’m 40 m2 per unit 8 (2/unit) 8 Not required Max’m 25% (3) n/a
Proposed2 7.71 m. 2.51 m. 4.16 m. 9.5 m. 35-37 m2 / unit 12 8 4 33% (4) 80%
Requested Variances 3 to 5 m2 1 -
3.3. Project Description: The proposed development consists of 3-storey, 3-bedroom units ranging in size from 169m2 (1,819 ft2) to 180m2 (1937 ft2). A walkway located on the east side of the complex along the lane provides for pedestrian entries to the internal units while the end unit is directly accessed from the street. Two parking spaces per unit are located in individual garages and on driveway aprons accessed from the east lane. The applicant has also included four visitor parking spaces adjacent to the south lane to provide additional off-street parking. The project designer describes the proposed development as having a contemporary design featuring articulated façades, varied roof lines and earth tone colours. The buildings utilize high quality cladding materials including fibre-cement horizontal and board and batten siding, cultured stone, and wood trim. Garbage and recycling space is included within the garages. The applicant has proposed retention of the two conifer trees close to the front property line and a landscape plan which includes new on-site trees, hedging, shrubs, grasses and a fence between the adjoin property. Further details of the building design and landscape plan would be reviewed in consideration of the Development Permit.
Trees to be retained
3.4. Off-site Improvements: This development involves off-site infrastructure upgrades to meet the standards of the Subdivision Servicing Bylaw, including works on Grant Avenue and reconstruction of the adjacent lanes. In addition to the curb and gutter, street lighting, street trees and a sidewalk required for the property’s frontage, it is recommended that improvements be made to the road fronting the homes to the east
April 15, 2016 1526 Grant Ave – Rezoning Application RZ000098 Page 4
at 1542 and 1546 Grant Avenue as shown on the diagram below. These works would complete the sidewalk network for this portion of Grant Avenue and eliminate the current informal arrangement of perpendicular parking spaces in front of the adjoining lots.
1546
1542
Development Site
3.5. Variances to Regulations: The proposed development involves two minor variances that would be further considered at the time of development permit issuance as follows: a) Small car parking spaces: This minor variance allows for a 1.5m wide walkway along the eastern lane and facilitates including 33% more stalls than required by bylaw. b) Usable open space: This minor variance is mitigated by the project’s at-grade patios, second floor balconies and proximity to public parks. 3.6. Environmental Conservation: The applicant proposes to achieve an EnerGuide 80 rating which would attain an energy efficiency that is higher than that required by the BC Building Code. Registration of a S.219 Restrictive Covenant is recommended as a rezoning condition to ensure that this rating is met. The applicant has also proposed a number of other measures to promote the reduction of GHG emissions, water conservation and sustainable development including use of permeable landscape pavers for driveway surfaces to promote water percolation, use of durable fibrecement cladding, Energy Star rated appliances and low-flow fixtures to comply with the Environmental Conservation development permit area guidelines. 3.7. Discussion: The apartment designation in the OCP enables Council’s consideration of both the apartment and the rowhouse uses. The OCP also supports rezoning lands where the remaining lots on the block are of sufficient size to permit further multiple family residential development. The two single family lots to the west of the site, if
April 15, 2016 1526 Grant Ave – Rezoning Application RZ000098 Page 5
consolidated, would have a similar lot area as 1526 Grant Avenue. It is believed that this would enable consideration of future multi-family development. The house at 1526 Grant Avenue is reaching the end of its lifecycle and the owner wishes to redevelop the site in accordance with its multifamily OCP designation. Redeveloping to an apartment use is not feasible due to the limited site area and the inability to consolidate the site with the adjacent lands due to the relatively new homes. Rezoning to the RRh zone creates an opportunity for increased density and greater variety of ground-oriented housing forms within the apartment designation. This proposed development provides a good design response that takes advantage of the site’s proximity to two lanes. 3.8. Consultation: The applicant spoke with the adjacent neighbours at 1542 and 1546 Grant Avenue and has provided letters stating they have no concerns with the proposal. A sign notifying local residents of the application is posted on site and to date, no comments have been received. 4. OPTIONS The Smart Growth Committee may: 1. Recommend proceeding to Council to provide for consideration of the rezoning application (recommended); 2. Request additional information or amendments to the application to address specified issues; 3. Recommend rejection of the application. The applicant may then request the application be forwarded to Council for consideration.
_____________________ Laura Lee Richard, MCIP Director of Development Services Attachments: 1. Location Map 2. Proposed Development Drawings
ATTACHMENT 1
CITY OF PORT COQUITLAM DEVELOPMENT APPLICATION LOCATION MAP PROJECT ADDRESS: 1526 Grant Avenue
FILE NO: RZ000098
GRANT AVENUE
GRANT AVENUE w w w . o u t l i n e h o m e d e s i g n . c o m p. 250 818 3981
BOULEVARD IMPROVEMENTS LAWN / SIDEWALKS / LIGHT STANDARDS AS REQ. BY LCP
JULY
PROJECT ADDRESS JULY
LOT K, BLOCK 31A, DL466, GP1 NEW WESTMINSTER DISTRICT PLAN 2294
JAN
JAN
CONCRETE WALKWAY
EXISTING TREES TO REMAIN
e. [email protected]
1526 GRANT AVE.
PROJECT DATA
EXISTING WATER VALVE 3.73m
40'-2" [12.24m]
4.16m
ZONE RRh
E 9.34
E 9.30
0.30m Ø CHERRY
0.25m Ø PINE
0.30m Ø FIR
LOT AREA - 730.4m2 (7862 ft2) LOT DEPTH - 37.2m (122') lOT WIDTH - 20.1m2 (66') FRONTAGE - 20.1m (66')
3.00m
3.00m
3.00m
20.130m
E 9.25 F 9.40
PROPOSED LOT COVERAGE Principal Building - 302.68m2 / 3258 ft2 - 41.5%
E 9.26 F 9.40
3.00m
Walks, Driveways and Parking - 180.23m2 / 1940 ft2 Open Site Space - 252.55m2 - (63.14m2 / unit)
ENTRY
PLANTING AREA RM SS x 10
UNIT A
PROPOSED FLOOR AREAS Finished Unit A 179.34m2 Unit B 169.50m2 Unit C 169.50m2 Unit D 172.51m2
UNIT A 5.50m
5.00m 3.00m
F 9.25
F 9.40
Total Floor Area (Combined) - 775.45m2 (8346 ft2)
DRIVEWAY F 9.40
P1
FAR Calculation - 729.45m2 / 730.40m2 = 1.00/1 {782.16m2 minus 46m2 (Parking Exclusion)}
P9
PLANTING AREA MS x 1 SS x 6
PROPOSED BUILDING HEIGHT - 8.64m
3.00m
F 9.40
F 9.40
P2
P10
PLANTINGS
MAIN FLOOR ELEVATION = 9.50m GEO
UNIT C
ENTRY
5.50m
5.00m 3.00m
6'-0" HIGH FENCING TO FRONT FACE OF BUILDING ALONG GRANT AVE. NOT TO PROTRUDE INTO SETBACK AREA
REQUIRED PARKING @ 2/ UNIT = 8 PROVIDED PARKING = 12
DRIVEWAY
Landscape Material List
LANE
LAWN / GARDEN AREA
5.00m F 9.20
PERMEABLE UNIT PAVER WALKWAYS AT UNIT FRONTS
UNIT C
PROPOSED SETBACKS Front Yard = 3.00m (NORTH) Exterior Sideyard = 4.27m (EAST) Rear Yard = 7.71m (SOUTH) Interior Side Yard = 3.73m (WEST)
F 9.40
DRIVEWAY
Label
Species
Size
Quantity
RM
Red Maple
5cm cal
1
PL
Portuguese Laurel
27cm pot
52
MS
MEDIUM SHRUB to be a selection of: rhododendron japaneze azalea pink escallonia barberry buxus
21cm pot
7
SS
SMALL SHRUB 15cm pot to be a selection of: dwarf rhododendron edward golicher abelia lavender goldflame spirea dwarf japanese azalea newport dwarf escallonia
F 9.15
4'-11" [1.50m]
F 9.40
P3
LANE
PLANTING AREA MS x 1 SS x 6
5.50m
37.191m
PERMEABLE UNIT PAVER DRIVEWAY WITH 12" CONC. BORDERS
86'-6" [26.37m]
PATIO AREA (UNDER DECK)
ENTRY
UNIT B
UNIT B
37.196m
PATIO AREA
PROPOSED WIDTH OF BUILDING - 26.37m (86'-6")
WALKWAY
STAIRS TO MAIN LEVEL
P11
4.27m
PLANTING AREA MS x 1 SS x 6 ENTRY
UNIT D
LANE IMPROVEMENTS
5.50m
5.00m
1.80m 2.51m TO DECK
HEDGE, PLx8
DRIVEWAY P4
3'-6" [1.07m] P7
5.50m 2.70m
2.70m
FENCING Cedar Privacy Fence
145 lin ft
TYPICAL CEDAR FENCE PANEL
2.70m
19'-81
4"
[6.00m]
4" SQUARE GRID LATTICE TO +/- 18" FROM TOP VERTICAL 1X4 CEDAR SOLID PANEL BELOW
3.00m
2.70m
956ft2 564 ft2
P8
PARKING 10'-11" [3.33m]
Lawn Areas Planting Beds
7.71m
LANDSCAPE SCREEN
WALKWAY
P6
387.5ft3
LAWN AND FILL
E 9.20 F 9.40
P5
1550 ft2 3"dp 765 ft2
F 9.10
E 9.18 F 9.40
7.50m
FLOWERING TREE (CHERRY OR SIM)
Concrete Walkways / Patios Unit Paver Pathways
P12
HYDRO KIOSK SUBJECT TO BC HYDRO REVIEW
7.87m
1.5m LANDSCAPE SCREEN PLx14 HEDGE
HARDSCAPE
3.50m
F 9.40
HYDRO KIOSK CONCRETE WALKWAY
1.50m
36
6'-0" [1.83m]
CONCRETE CURBING
3.00m
HEDGING AND 6'-0" HIGH SOLID FENCING CEDAR PANEL FENCE PLx30 HEDGE
5.00m
UNIT D
Garage 21.0m2 21.0m2 21.0m2 21.6m2
E 9.24
8
E 8.97
20.112m
LANE
LANE LAWN AREAS
PLANTING SSx8, MSx4
PARKING
Landscape Plan
Site Plan
1:100
1:100
3.00m
DRAWING LIST A1
SITE AND LANDSCAPE
A2
PLANS AND ELEVATIONS
A3
TYPICAL UNIT PLAN
A4
CONCEPTUAL RENDERINGS
Proposed Rowhouse - Voda Homes 1526 Grant Ave. Port Coquitlam BC TITLE
Site and Landscape Plans
FILE
MR23.16
SCALE
as noted
PROJECT NO.
1218
DATE
MARCH 23, 2016
DRAWN BY
Tim Rodier
SHEET NO.
ISSUE FOR
DP / RZ APP
REV.
4
A1
1
6A
6B
8'-1" [2.46m]
2
9'-1" [2.77m]
28'-4" [8.64m]
UPPER
w w w . o u t l i n e h o m e d e s i g n . c o m p. 250 818 3981
MAIN
e. [email protected]
8'-1" [2.46m]
PROJECT ADDRESS
LOWER
finished 9.40m existing grade
9.20m
3
4
5
7
8
9.50m GEO
9.26m
9
LOT K, BLOCK 31A, DL466, GP1 NEW WESTMINSTER DISTRICT PLAN 2294 1526 GRANT AVE.
East Elevation (Lane)
North Elevation (Grant)
1:100
1:100
PROJECT DATA ZONE RRh LOT AREA - 730.4m2 (7862 ft2) LOT DEPTH - 37.2m (122') lOT WIDTH - 20.1m2 (66') FRONTAGE - 20.1m (66')
8'-1" [2.46m]
PROPOSED LOT COVERAGE Principal Building - 302.68m2 / 3258 ft2 - 41.5% Walks, Driveways and Parking - 180.23m2 / 1940 ft2 Open Site Space - 252.55m2 - (63.14m2 / unit) PROPOSED FLOOR AREAS Finished Unit A 179.34m2 Unit B 169.50m2 Unit C 169.50m2 Unit D 172.51m2
9'-1" [2.77m]
3'-6" [1.07m]
28'-4" [8.64m]
UPPER
3'-0" [0.91m]
8'-1" [2.46m]
MAIN
Garage 21.0m2 21.0m2 21.0m2 21.6m2
Total Floor Area (Combined) - 775.45m2 (8346 ft2) FAR Calculation - 729.45m2 / 730.40m2 = 1.00/1 {782.16m2 minus 46m2 (Parking Exclusion)}
LOWER 10
West Elevation
South Elevation
1:100
1:100
40'-2" [12.24m] 5'-8" [1.73m]
17'-9" [5.41m]
1'-3" [0.38m]
garage
8'-6" X 8'-6"
20'-3" X 10'-10"
R/F
deck
dining
9'-0" X 8'-0"
kitchen
10'-0" X 9'-8"
laundry
8'-0" x 11'-6"
8'-8" x 5'-6" W
MAIN FLOOR AREA = 702.0 ft2 (65.21m2)
8'-6" X 8'-6"
garage
20'-3" X 10'-10"
11'-4" [3.45m]
W/WATER
R/F
deck 9'-0" X 9'-0"
dining
kitchen
10'-0" X 9'-8"
8'-0" x 11'-6"
5'-6" [1.68m] 35'-8" [10.87m]
2'-6" [0.76m]
powder 5'-0" x 5'-6"
laundry
8'-8" x 5'-6" W
BBQ
2'-0" [0.61m]
UP
36"
7'-6" [2.29m]
32'-6" [9.91m]
3'-8" 2'-0" [1.12m] [0.61m]
10'-10" [3.30m] 8'-8" [2.64m]
DN
PREFINISHED METAL SIDING 7/8" CORRUGATED STEEL (24 GUAGE) METALIC SILVER FINISH
4
CULTURED STONE VENEER GREY COBBLESTONE
5
TRIM AND CASING BM AC40 GLACIER WHITE
6A LAMINATED FIBREGLASS SHINGLE MALARKEY MIDNIGHT BLACK OR EQUIV.
wic
KING
TWIN
master
bedroom 2 10'-0" x 10'-0"
ensuite
12'-3" x 11'-0"
9'-0" x 5'-0"
bath
3'-2" [0.97m]
5'-0" x 8'-0"
bedroom 3 10'-0" x 10'-0" TWIN
DN
GARAGE DOOR ALUMINUM FRAME / OBSCURE GLAZING
8
ENTRY DOOR FIBREGLASS FRAME / OBSCURE GLAZING
9
VINYL WINDOW ASSEMBLY
wic
5'-0" x 5'-6" KING
TWIN
master
bedroom 2 10'-0" x 10'-0"
7
10 ALUMINUM & TEMPERED GLASS GUARD
86'-6" [26.37m]
12'-6" [3.81m]
5'-0" x 5'-6"
ensuite
12'-3" x 11'-0"
9'-0" x 5'-0"
bath
3'-2" [0.97m]
5'-0" x 8'-0"
bedroom 3 10'-0" x 10'-0" TWIN
DN
wic
5'-0" x 5'-6" KING
TWIN
master
bedroom 2 10'-0" x 10'-0"
ensuite 9'-0" x 5'-0"
12'-6" x 11'-0"
DRAWING LIST A1
SITE AND LANDSCAPE
A2
PLANS AND ELEVATIONS
A3
TYPICAL UNIT PLAN
A4
CONCEPTUAL RENDERINGS
Proposed Rowhouse - Voda Homes
D
1526 Grant Ave. Port Coquitlam BC
1'-4" [0.41m]
TOTAL FLOOR AREA = 1861.5 ft2 (172.51m2)
8'-6" [2.59m]
GARAGE AREA = 232.0 ft2 (21.55m2)
10'-10" CLR [3.30m]
LOWER FLOOR AREA = 492.5 ft2 (45.75 m2)
DN
3
D
RANGE
14'-0" X 6'-0"
living
16'-6" X 12'-0"
DW
foyer
13'-2" [4.01m]
13'-9" X 12'-0"
8'-6" [2.59m]
BENCH
21'-8" [6.60m]
rec / office
UP
10'-4" [3.15m]
13'-2" [4.01m]
UNIT D UPPER FLOOR AREA = 662.5 ft2 (61.55m2)
HWT
powder 5'-0" x 5'-6"
BBQ
BAR
86'-6" [26.37m]
W/WATER
36"
CEMENT BOARD SIDING, 7" PROFILE UNIT A - BM 2122-20 STEEP CLIFF GRAY UNIT B - BM 2085-10 ARROYO RED UNIT C - BM HC-18 ADAMS GOLD UNIT D - BM HC-145 VAN COURTLAND BLUE
8'-8" [2.64m]
13'-2" [4.01m]
16'-6" X 12'-0"
UP
10'-0" x 10'-0" TWIN
LINEN
RANGE
DW
DN
2
12'-6" [3.81m]
2'-0" [0.61m]
10'-10" CLR [3.30m]
TOTAL FINISHED AREA = 1824.5 ft2 (169.50m2)
8'-0" [2.44m]
GARAGE AREA = 226 ft2 (21.00m2)
11'-01 2" [3.37m]
LOWER FLOOR AREA = 488.5 ft2 (45.38 m2)
living
D
bedroom 3
8'-8" [2.64m]
MAIN FLOOR AREA = 682.5 ft2 (63.41m2)
W
3'-2" [0.97m]
5'-0" x 8'-0"
12'-2" [3.71m]
14'-0" X 6'-0"
8'-8" x 5'-6"
BBQ
CEMENT BOARD PANEL & 1X4 (3 1/2") WOOD BATTON PANEL COLOUR - BM AC35 VALLEY FORGE TAN BATTON COLOUR - BM AC40 GLACIER WHITE
6B 2PLY MODIFIED BITUMINUOUS ROOF MEBRANE
laundry
8'-0" x 11'-6"
12'-3" x 11'-0"
bath
10'-0" [3.05m]
foyer
kitchen
10'-0" X 9'-8"
ensuite
9'-0" x 5'-0"
11'-2" [3.40m]
14'-0" X 12'-0" 13'-9" 13'-3"
9'-0" X 8'-0"
10'-0" x 10'-0"
10'-6" [3.20m]
BENCH
dining
21'-2" [6.45m]
rec / office
UP
powder
5'-0" x 5'-6"
deck
bedroom 2
21'-8" [6.60m]
HWT
36"
RANGE
BAR
10'-10" CLR [3.30m]
20'-3" X 10'-10"
UP
R/F
DW
UPPER FLOOR AREA = 653.5 ft2 (60.71m2)
garage
8'-6" X 8'-6"
10'-11 2" [3.09m]
UNIT C
2'-0" [0.61m]
13'-2" [4.01m]
86'-6" [26.37m]
TOTAL FINISHED AREA = 1824.5 ft2 (169.50m2)
8'-0" [2.44m]
GARAGE AREA = 226 ft2 (21.00m2)
11'-01 2" [3.37m]
LOWER FLOOR AREA = 488.5 ft2 (45.38 m2)
DN
KING
master
1
D
W/WATER
8'-0" [2.44m]
MAIN FLOOR AREA = 682.5 ft2 (63.41m2)
living
16'-6" X 12'-0"
wic
5'-0" x 5'-6"
TWIN
LINEN
W
2'-0" [0.61m]
12'-6" [3.81m]
8'-8" x 5'-6"
Finish Schedule
DN
LINEN
8'-0" x 11'-6"
13'-2" [4.01m]
14'-0" X 6'-0"
8'-0" [2.44m]
foyer
86'-6" [26.37m]
14'-0" X 12'-0" 13'-9" 13'-3"
21'-2" [6.45m]
BENCH
21'-2" [6.45m]
rec / office
UP
10'-11 2" [3.09m]
13'-2" [4.01m]
UNIT B UPPER FLOOR AREA = 653.5 ft2 (60.71m2)
HWT
11'-3" [3.43m]
laundry
10'-0" x 10'-0" TWIN
11'-2" [3.40m]
kitchen
86'-6" [26.37m]
dining
10'-0" X 9'-8"
21'-2" [6.45m]
deck 9'-0" X 8'-0"
10'-0" [3.05m]
5'-0" x 5'-6"
BBQ
BAR
powder
bedroom 3
10'-0" [3.05m]
36"
5'-0" x 8'-0"
LINEN
R/F
bath
11'-2" [3.40m]
16'-6" X 13'-3"
22'-6" [6.86m]
DN
RANGE
20'-3" X 10'-10"
10'-10" CLR [3.30m]
8'-0" [2.44m]
garage
8'-6" X 8'-6"
living
W/WATER
11'-01 2" [3.37m]
GARAGE AREA = 226.0 ft2 (21.00m2)
2'-0" [0.61m]
REQUIRED PARKING @ 2/ UNIT = 8 PROVIDED PARKING = 12
13'-9" [4.19m]
20'-9" [6.32m]
UP
DW
14'-0" X 6'-0"
LOWER FLOOR AREA = 542.0 ft2 (50.35m2)
TOTAL FINISHED AREA = 1930.5 ft2 (179.34m2)
14'-6" [4.42m]
foyer
8'-0" [2.44m]
14'-0" X 12'-0" 13'-9" 13'-3"
UP
22'-6" [6.86m]
MAIN FLOOR AREA = 730.0 ft2 (67.82m2)
rec / office
6'-51 2" [1.97m]
UPPER FLOOR AREA = 658.5 ft2 (61.17m2)
HWT
BENCH
14'-6" [4.42m]
UNIT A
13'-9" [4.19m]
3'-0" [0.91m]
3'-2" [0.97m]
5'-0" [1.52m]
BAR
34'-6" [10.52m]
PROPOSED SETBACKS Front Yard = 3.00m (NORTH) Exterior Sideyard = 4.27m (EAST) Rear Yard = 7.71m (SOUTH) Interior Side Yard = 3.73m (WEST)
1'-3" [0.38m]
13'-9" [4.19m]
3'-0" [0.91m]
PROPOSED BUILDING HEIGHT - 8.64m
34'-6" [10.52m]
1'-3" [0.38m]
17'-9" [5.41m]
PROPOSED WIDTH OF BUILDING - 26.37m (86'-6")
3'-2" [0.97m]
35'-8" [10.87m]
2'-0" [0.61m]
TITLE
Design Plans and Elevations
FILE
MR23.16
SCALE
as noted
PROJECT NO.
1218
DATE
MARCH 23, 2016
Lower Floor Plan
Main Floor Plan
Upper Floor Plan
DRAWN BY
Tim Rodier
SHEET NO.
1:100
1:100
1:100
ISSUE FOR
DP / RZ APP
REV.
4
A2
w w w . o u t l i n e h o m e d e s i g n . c o m p. 250 818 3981
e. [email protected]
3'-5" [1.04m]
PROJECT ADDRESS
EW1
LOT K, BLOCK 31A, DL466, GP1 NEW WESTMINSTER DISTRICT PLAN 2294
ST1
8'-0" [2.44m]
EW1
5/0•4/0
2/6•4/0
2/6•6/0
1526 GRANT AVE.
EW1
2/6•2/4
2/6•6/0
R2
PROJECT DATA
9'-0" X 8'-0"
5/0•3/6
bbq
living
W1
20'-712" [6.29m]
18'-712" [5.68m]
garage
2/6•4/0
2/6•4/0
2/6•4/0
REQUIRED PARKING @ 2/ UNIT = 8 PROVIDED PARKING = 12
10'-10" X 20'-3"
foyer
EW1
ST1
10" [0.25m]
panel 9/0•7/0
2/6•6/0
EW1
14'-0" X 6'-0"
meter
2/6•4/0
5'-0" x 5'-6"
PROPOSED SETBACKS Front Yard = 3.00m (NORTH) Exterior Sideyard = 4.27m (EAST) Rear Yard = 7.71m (SOUTH) Interior Side Yard = 3.73m (WEST)
HWT
3'-5" [1.04m]
ACCESS PANEL
UP
powder
D
12'-3" x 11'-0"
W2
ST1
3'-5" [1.04m]
open to below
master
DN
2/6•6/8
PROPOSED BUILDING HEIGHT - 8.64m
UP
4'-2" [1.27m]
8'-8" x 5'-6"
3'-5" [1.04m]
3'-10" [1.17m]
12'-8" [3.86m]
F4
W3
W
8'-912" [2.68m]
KING
12'-512" [3.80m]
laundry
2/8•6/8
5'-7" [1.70m]
R/F
36"
12'-8" [3.86m]
R2
11'-0" [3.35m]
5'-5" [1.65m]
ST1
5'-1" [1.55m]
2/8•6/8
2/6•6/8
3'-5" [1.04m]
F3
W/WATER
DN
RANGE
3'-5" [1.04m]
FAR Calculation - 729.45m2 / 730.40m2 = 1.00/1 {782.16m2 minus 46m2 (Parking Exclusion)} PROPOSED WIDTH OF BUILDING - 26.37m (86'-6")
W3
F2
1'-8" [0.51m]
5'-1" [1.55m]
15'-10" [4.83m]
5'-2" [1.57m]
3'-10" [1.17m]
6'-6" [1.98m]
10'-10" [3.30m]
W3
5'-0" x 5'-6"
Total Floor Area (Combined) - 775.45m2 (8346 ft2)
3/0•6/8
8'-0" x 11'-6"
wic
9'-0" x 5'-0"
2/6•6/8
Garage 21.0m2 21.0m2 21.0m2 21.6m2
F3
kitchen
ensuite
2/6•6/8
3/0•6/8
DW 3'-9" [1.14m]
R
3'-5" [1.04m]
LINEN
18'-9" [5.72m]
8'-2" [2.49m]
5'-0" x 8'-0"
PROPOSED FLOOR AREAS Finished Unit A 179.34m2 Unit B 169.50m2 Unit C 169.50m2 Unit D 172.51m2
bench
3'-9" [1.14m]
bath
bar
G
PROPOSED LOT COVERAGE Principal Building - 302.68m2 / 3258 ft2 - 41.5% Walks, Driveways and Parking - 180.23m2 / 1940 ft2 Open Site Space - 252.55m2 - (63.14m2 / unit)
120L GARBAGE & RECYCLING BINS
20'-6" [6.25m]
2/6•6/8
5/0•6/8
9'-3" [2.82m]
dining
10'-0" X 9'-8"
2/8•6/8
2'-0" [0.61m]
R1
2/8•6/8
21'-2" [6.45m]
W1
14'-0" X 12'-1"
F1 W1
16'-6" X 12'-0"
W1
rec / office
W1
5/0•6/8
5/0•6/8
LOT AREA - 730.4m2 (7862 ft2) LOT DEPTH - 37.2m (122') lOT WIDTH - 20.1m2 (66') FRONTAGE - 20.1m (66') 14'-1" [4.29m]
10'-2" [3.10m]
2'-0" [0.62m]
10'-012" [3.06m]
8'-9" [2.67m]
12'-5" [3.79m]
10'-0" x 10'-0"
TWIN
10'-1" [3.07m]
6/0•6/8
bedroom 3
10'-0" x 10'-0"
ZONE RRh
W1
TWIN
bedroom 2
6/0•6/8
2/6•4/0
deck
3/0•6/8 5/0•6/0
2/6•6/0 EW1 R1
Roof Plan
Upper Floor Plan
Main Floor Plan
Lower Floor Plan
1:50
1:50
1:50
1:50
Assembly Schedule EW1
TYPICAL EXTERIOR WALL EXTERIOR FINISH (SEE ELEVATIONS) 3/8" P.T. VERTICAL FURRING @ 24" O.C. 2 LYRS BUILDING PAPER 1/2" PLY SHEATHING 2X6@16" O.C. R20 BATT INSULATION 6MIL POLY 1/2" GWB (5/8" TYPE 'X' WHERE NOTED)
W1
W2
W3
TYPICAL PARTY WALL BCBC W15b - 1HR FRR - STC 65 2 LYRS 1/2" TYPE 'X' GWB 2X4@16" O.C. 3 1/2" BATT INSULATION 1" AIR SPACE 3 1/2" BATT INSULATION 2X4@16" O.C. 2 LYRS 1/2" TYPE 'X' GWB
TYPICAL GARAGE / DWELLING WALL 1/2" GWB 6MIL POLY (AIR BARRIER, TO GARAGE SIDE) 2X6@16" O.C. R20 BATT INSULATION 1/2" GWB
TYPICAL INTERIOR PARTITION, 2X4 1/2" GWB 2X4@16" O.C. 1/2" GWB
R1
R2
TYPICAL ROOF ASSEMBLY - 2% SLOPE 2 PLY SBS MODIFIED BITUMINOUS MEBRANE MFR RECOMMENDED UNDERLAY 1/2" PLY SHEATHING 2X3 (MIN.) PURLINS @ 24" O.C. FOR VENTILATION AND FOR SLOPE 2X10 @ 24" O.C. R30C BATT INSULATION 6MIL POLY 1/2" GWB
TYPICAL ROOF ASSEMBLY - 4/12 SLOPE LAMINATED FIBRELASS SHINGLE MFR RECOMMENDED UNDERLAY 1/2" PLY SHEATHING 2X3 (MIN.) PURLINS @ 24" O.C. FOR VENTILATION AND FOR SLOPE 2X10 @ 24" O.C. R30C BATT INSULATION 6MIL POLY 1/2" GWB
F1
F2
F3
TYPICAL LOWER FLOOR SLAB FINISH FLOOR 4" CONCRETE SLAB 6 MIL POLY SOIL GAS / VAPOUR BARRIER R12 RIGID INSULATION TO 2'-0" @ SLAB PERIMETER 4" COMPACTED GRAN. FILL (EXCEPT WHERE NOTED)
ST1
STAIR HANDRAIL @ 36" ABOVE NOSING GUARD TO 36" ON OPEN SIDE TYP. RUN = 10", RISE = 7 1/2", TREAD 10 3/4"
GARAGE SLAB SLOPE TO EXTERIOR 4" CONC. SLAB (W/ 6" X 6" X #10/10 W.W.R.M.) 4" COMPACTED GRANUALR FILL (SAND) FRAMED FLOOR ASSEMBLY. 5/8" PLY SHEATHING 2X10@16" O.C. (SEE PLAN FOR SPACING) C/W BRIDGING MID SPAN 1/2" GWB CEILING FINISH
DRAWING LIST F4
FRAMED FLOOR ASSEMBLY OVER GARAGE 5/8" PLY SHEATHING 2X10@16" O.C. (SEE PLAN FOR SPACING) C/W BRIDGING MID SPAN R-30 BATT INSULATION 6MIL POLY 1/2" GWB CEILING FINISH
A1
SITE AND LANDSCAPE
A2
PLANS AND ELEVATIONS
A3
TYPICAL UNIT PLAN
A4
CONCEPTUAL RENDERINGS
Proposed Rowhouse - Voda Homes 1526 Grant Ave. Port Coquitlam BC TITLE
Typical Unit Plan
FILE
MR23.16
SCALE
as noted
PROJECT NO.
1218
DATE
MARCH 23, 2016
DRAWN BY
Tim Rodier
SHEET NO.
ISSUE FOR
DP / RZ APP
REV.
4
A3
UNIT D
UNIT C
UNIT B
CORRUGATED STEEL (7/8") METALIC SILVER FINISH
UNIT A
BM AC35 VALLEY FORGE TAN
LAMINATED FIBREGLASS SHINGLE MALARKEY "MIDNIGHT BLACK"
BM AC40 GLACIER WHITE
w w w . o u t l i n e h o m e d e s i g n . c o m p. 250 818 3981
e. [email protected]
PROJECT ADDRESS LOT K, BLOCK 31A, DL466, GP1 NEW WESTMINSTER DISTRICT PLAN 2294 1526 GRANT AVE.
PROJECT DATA ZONE RRh LOT AREA - 730.4m2 (7862 ft2) LOT DEPTH - 37.2m (122') lOT WIDTH - 20.1m2 (66') FRONTAGE - 20.1m (66') PROPOSED LOT COVERAGE Principal Building - 302.68m2 / 3258 ft2 - 41.5% Walks, Driveways and Parking - 180.23m2 / 1940 ft2 Open Site Space - 252.55m2 - (63.14m2 / unit) PROPOSED FLOOR AREAS Finished Unit A 179.34m2 Unit B 169.50m2 Unit C 169.50m2 Unit D 172.51m2
Garage 21.0m2 21.0m2 21.0m2 21.6m2
Total Floor Area (Combined) - 775.45m2 (8346 ft2) FAR Calculation - 729.45m2 / 730.40m2 = 1.00/1 {782.16m2 minus 46m2 (Parking Exclusion)} PROPOSED WIDTH OF BUILDING - 26.37m (86'-6") PROPOSED BUILDING HEIGHT - 8.64m
BM HC-145 COURTLAND BLUE
BM HC-18 ADAM'S GOLD
CULTURED STONE VENEER GRAY COBBLEFIELD
BM 2085-10 ARROYO RED
East Elevation (Lane)
BM 2122-20 STEEP CLIFF GRAY
PROPOSED SETBACKS Front Yard = 3.00m (NORTH) Exterior Sideyard = 4.27m (EAST) Rear Yard = 7.71m (SOUTH) Interior Side Yard = 3.73m (WEST) REQUIRED PARKING @ 2/ UNIT = 8 PROVIDED PARKING = 12
1:50
View From Northwest
View From Southeast
DRAWING LIST
View From NSouthwest
View From North East
North 1:50
Elevation (Grant Ave)
A1
SITE AND LANDSCAPE
A2
PLANS AND ELEVATIONS
A3
TYPICAL UNIT PLAN
A4
CONCEPTUAL RENDERINGS
Proposed Rowhouse - Voda Homes 1526 Grant Ave. Port Coquitlam BC TITLE
Conceptual Renderings
FILE
MR23.16
SCALE
as noted
PROJECT NO.
1218
DATE
MARCH 23, 2016
DRAWN BY
Tim Rodier
SHEET NO.
ISSUE FOR
DP / RZ APP
REV.
4
A4
A Bylaw to amend "Zoning Bylaw, 2008, No. 3630" ____________________________________________________________________________________________
The Council of the Corporation of the City of Port Coquitlam enacts as follows: Citation 1.
This Bylaw may be cited for all purposes as "Zoning Bylaw, 2008, No. 3630, Amendment Bylaw, 2016, No. 3954".
Administration 2.
The Zoning Map of the "Zoning Bylaw, 2008, No. 3630" be amended to reflect the following rezoning: Civic: 1526 Grant Avenue Legal: Lot K, Block 31A, District Lot 466, New Westminster District, Plan NWP 2294 From: RS1 (Residential Single Dwelling 1) To:
RRh (Residential Rowhouse)
all as shown on Schedule 1 attached to and forming part of this Bylaw.
Read a first time by the Municipal Council this 24th day of May, 2016. Read a second time by the Municipal Council this 24th day of May, 2016. Public Hearing held this 13th day of June, 2016.
___________________
_______________________
Mayor
Corporate Officer
3954 1
BYLAW 3954 Schedule 1
3954 2
Report to Council DATE:
April 29, 2016
TO:
Mayor and Council
FROM:
Smart Growth Committee
SUBJECT:
1526 GRANT AVENUE REZONING APPLICATION RZ000098 (Smart Growth Committee Meeting – April 21, 2016)
EXECUTIVE SUMMARY The Smart Growth Committee recommends further consideration of an application to rezone 1526 Grant Avenue to allow for a 4-unit rowhouse development. The project conforms to Council policies for higher density residential development and greater variety in housing form and is designed to meet objectives for tree protection and environmental conservation. RECOMMENDATIONS 1. That the zoning of the property located at 1526 Grant Avenue be amended from RS1 (Residential Single Dwelling 1) to RRh (Residential Rowhouse). 2. That the following conditions be established prior to adoption of the amending bylaw: a. Installation of protective fencing for tree retention acceptable to the Director of Development Services; b. Demolition of the existing building; c. Submission of plans to dedicate two corner cut-offs satisfactory to the Approving Officer; d. Completion of design and submission of securities and fees for off-site works in an amount satisfactory to the Director of Development Services, including works fronting 1542 and 1546 Grant Avenue; and e. Registration of a S.219 Restrictive Covenant to ensure the building is designed and constructed to achieve a minimum EnerGuide rating of 80 as established by Natural Resources Canada. SUMMARY: At its meeting held April 21st, 2016, SGC considered the attached staff report regarding amendment of the Zoning Bylaw to allow for a rowhouse use at 1526 Grant Avenue. The Committee discussed the potential impacts of the proposed development including proposed access to the dwelling units from a lane. The Committee determined it would recommend further consideration of the application with conditions of approval to include extension of offsite improvements (including a sidewalk) in front of the two houses to the west, protection of two trees, and registration of a covenant to achieve a minimum EnerGuide 80 standard.
April 29, 2016 1526 Grant Avenue - Rezoning Application RZ000098 Page 2
OPTIONS: Council may: (1) Proceed with further consideration of the application (as recommended by SGC); (2) Request that SGC provide additional information related to the proposed bylaw amendment or recommended conditions of approval; or, (3) Determine that it does not wish to change its bylaw at this time.
Submitted by Laura Lee Richard, Director of Development Services, with the concurrence of the Chair. Attachment: Report to SGC dated April 15, 2016
Report to Committee DATE:
April 15, 2016
TO:
Smart Growth Committee (SGC)
FROM:
Laura Lee Richard, Director of Development Services
SUBJECT:
1526 GRANT AVENUE REZONING APPLICATION RZ000098
EXECUTIVE SUMMARY: Voda Homes Ltd. proposes to develop a contemporarystyled 4-unit rowhouse on the south side of Grant Avenue and along a lane that parallels Coast Meridian Road. The housing policies of the OCP support consideration of rezoning to allow for multi-family development and the project is designed to have a high architectural quality and to meet environmental conservation objectives. A number of conditions of rezoning are recommended to ensure the proposed energy performance level is met, trees to be retained are protected and additional infrastructure is provided. RECOMMENDATIONS 1. That Council be requested to amend the zoning of the property located at 1526 Grant Avenue from RS1 (Residential Single Dwelling 1) to RRh (Residential Rowhouse). 2. That Council be requested to establish the following conditions prior to adoption of the amending bylaw: a. Installation of protective fencing for tree retention acceptable to the Director of Development Services; b. Demolition of the existing building; c. Submission of plans to dedicate two corner cut-offs satisfactory to the Approving Officer; d. Completion of design and submission of securities and fees for off-site works in an amount satisfactory to the Director of Development Services, including works fronting 1542 and 1546 Grant Avenue; and e. Registration of a S.219 Restrictive Covenant to ensure the building is designed and constructed to achieve a minimum EnerGuide rating of 80 as established by Natural Resources Canada.
April 15, 2016 1526 Grant Ave – Rezoning Application RZ000098 Page 2 1. BACKGROUND 1.1. The Proposal: The owner, Voda Homes Ltd., wishes to develop a 4-unit rowhouse at 1526 Grant Avenue with units accessed from the lane to the east and on-site visitor parking. 2. POLICY & REGULATIONS 2.1. OCP Policy: The Official Community Plan (OCP) designates the site as Apartment (A). The Plan’s housing policies allow for Council consideration of rezoning to a multi-family zone, including the Residential Rowhouse zone, when the remaining lots on the block are of sufficient size to permit further multiple family residential development. 2.2. Zoning Bylaw: The property is currently zoned RS1 (Residential Single Dwelling 1); the proposed zone is RRh (Residential Rowhouse). 2.3. Development Permit: The site is subject to Intensive Residential and Environmental Conservation development permit area objectives and guidelines. 3. COMMENTS AND ANALYSIS 3.1. Site Characteristics and Context: The site is located on the south side of Grant Avenue and adjacent to a lane parallel to Coast Meridian Road. It is occupied by an older single-storey house and several mature conifers. It is within walking distance of the Northside Centre, transit, schools, parks and recreation facilities. The surrounding neighbourhood is slowly transitioning from single family homes to multifamily buildings in keeping with the OCP designation. There are two relatively newer single family homes to the west of 1526 Grant Avenue that are unlikely to redevelop in the near future (built in the early 2000s). 3.2. Project Profile:
Site Area Floor Area Ratio Lot Coverage Cluster Length Setbacks Front (Grant Ave)
RRh Bylaw Regulations1 180 m2 (1,938 ft2) 1.0 55% Min’m 19.5m / max’m 39m
Proposed2 730.4 m2 0.95 41.5 % 26.4 m.
Requested Variances -
3 m.
3 m.
-
1 Refer to Zoning Bylaw No. 3630 and Parking and Development Management Bylaw No. 3525 2 Information provided by applicant
April 15, 2016 1526 Grant Ave – Rezoning Application RZ000098 Page 3
Rear (south lane) Interior side (west) Interior side (east lane) Building Height Useable Open Space Parking Spaces - total Resident Visitor Small Car Impervious surfaces
RRh Bylaw Regulations1 7.5 m. 1.8 m. 1.8 m. 9.5 m. Min’m 40 m2 per unit 8 (2/unit) 8 Not required Max’m 25% (3) n/a
Proposed2 7.71 m. 2.51 m. 4.16 m. 9.5 m. 35-37 m2 / unit 12 8 4 33% (4) 80%
Requested Variances 3 to 5 m2 1 -
3.3. Project Description: The proposed development consists of 3-storey, 3-bedroom units ranging in size from 169m2 (1,819 ft2) to 180m2 (1937 ft2). A walkway located on the east side of the complex along the lane provides for pedestrian entries to the internal units while the end unit is directly accessed from the street. Two parking spaces per unit are located in individual garages and on driveway aprons accessed from the east lane. The applicant has also included four visitor parking spaces adjacent to the south lane to provide additional off-street parking. The project designer describes the proposed development as having a contemporary design featuring articulated façades, varied roof lines and earth tone colours. The buildings utilize high quality cladding materials including fibre-cement horizontal and board and batten siding, cultured stone, and wood trim. Garbage and recycling space is included within the garages. The applicant has proposed retention of the two conifer trees close to the front property line and a landscape plan which includes new on-site trees, hedging, shrubs, grasses and a fence between the adjoin property. Further details of the building design and landscape plan would be reviewed in consideration of the Development Permit.
Trees to be retained
3.4. Off-site Improvements: This development involves off-site infrastructure upgrades to meet the standards of the Subdivision Servicing Bylaw, including works on Grant Avenue and reconstruction of the adjacent lanes. In addition to the curb and gutter, street lighting, street trees and a sidewalk required for the property’s frontage, it is recommended that improvements be made to the road fronting the homes to the east
April 15, 2016 1526 Grant Ave – Rezoning Application RZ000098 Page 4
at 1542 and 1546 Grant Avenue as shown on the diagram below. These works would complete the sidewalk network for this portion of Grant Avenue and eliminate the current informal arrangement of perpendicular parking spaces in front of the adjoining lots.
1546
1542
Development Site
3.5. Variances to Regulations: The proposed development involves two minor variances that would be further considered at the time of development permit issuance as follows: a) Small car parking spaces: This minor variance allows for a 1.5m wide walkway along the eastern lane and facilitates including 33% more stalls than required by bylaw. b) Usable open space: This minor variance is mitigated by the project’s at-grade patios, second floor balconies and proximity to public parks. 3.6. Environmental Conservation: The applicant proposes to achieve an EnerGuide 80 rating which would attain an energy efficiency that is higher than that required by the BC Building Code. Registration of a S.219 Restrictive Covenant is recommended as a rezoning condition to ensure that this rating is met. The applicant has also proposed a number of other measures to promote the reduction of GHG emissions, water conservation and sustainable development including use of permeable landscape pavers for driveway surfaces to promote water percolation, use of durable fibrecement cladding, Energy Star rated appliances and low-flow fixtures to comply with the Environmental Conservation development permit area guidelines. 3.7. Discussion: The apartment designation in the OCP enables Council’s consideration of both the apartment and the rowhouse uses. The OCP also supports rezoning lands where the remaining lots on the block are of sufficient size to permit further multiple family residential development. The two single family lots to the west of the site, if
April 15, 2016 1526 Grant Ave – Rezoning Application RZ000098 Page 5
consolidated, would have a similar lot area as 1526 Grant Avenue. It is believed that this would enable consideration of future multi-family development. The house at 1526 Grant Avenue is reaching the end of its lifecycle and the owner wishes to redevelop the site in accordance with its multifamily OCP designation. Redeveloping to an apartment use is not feasible due to the limited site area and the inability to consolidate the site with the adjacent lands due to the relatively new homes. Rezoning to the RRh zone creates an opportunity for increased density and greater variety of ground-oriented housing forms within the apartment designation. This proposed development provides a good design response that takes advantage of the site’s proximity to two lanes. 3.8. Consultation: The applicant spoke with the adjacent neighbours at 1542 and 1546 Grant Avenue and has provided letters stating they have no concerns with the proposal. A sign notifying local residents of the application is posted on site and to date, no comments have been received. 4. OPTIONS The Smart Growth Committee may: 1. Recommend proceeding to Council to provide for consideration of the rezoning application (recommended); 2. Request additional information or amendments to the application to address specified issues; 3. Recommend rejection of the application. The applicant may then request the application be forwarded to Council for consideration.
_____________________ Laura Lee Richard, MCIP Director of Development Services Attachments: 1. Location Map 2. Proposed Development Drawings
ATTACHMENT 1
CITY OF PORT COQUITLAM DEVELOPMENT APPLICATION LOCATION MAP PROJECT ADDRESS: 1526 Grant Avenue
FILE NO: RZ000098
GRANT AVENUE
GRANT AVENUE w w w . o u t l i n e h o m e d e s i g n . c o m p. 250 818 3981
BOULEVARD IMPROVEMENTS LAWN / SIDEWALKS / LIGHT STANDARDS AS REQ. BY LCP
JULY
PROJECT ADDRESS JULY
LOT K, BLOCK 31A, DL466, GP1 NEW WESTMINSTER DISTRICT PLAN 2294
JAN
JAN
CONCRETE WALKWAY
EXISTING TREES TO REMAIN
e. [email protected]
1526 GRANT AVE.
PROJECT DATA
EXISTING WATER VALVE 3.73m
40'-2" [12.24m]
4.16m
ZONE RRh
E 9.34
E 9.30
0.30m Ø CHERRY
0.25m Ø PINE
0.30m Ø FIR
LOT AREA - 730.4m2 (7862 ft2) LOT DEPTH - 37.2m (122') lOT WIDTH - 20.1m2 (66') FRONTAGE - 20.1m (66')
3.00m
3.00m
3.00m
20.130m
E 9.25 F 9.40
PROPOSED LOT COVERAGE Principal Building - 302.68m2 / 3258 ft2 - 41.5%
E 9.26 F 9.40
3.00m
Walks, Driveways and Parking - 180.23m2 / 1940 ft2 Open Site Space - 252.55m2 - (63.14m2 / unit)
ENTRY
PLANTING AREA RM SS x 10
UNIT A
PROPOSED FLOOR AREAS Finished Unit A 179.34m2 Unit B 169.50m2 Unit C 169.50m2 Unit D 172.51m2
UNIT A 5.50m
5.00m 3.00m
F 9.25
F 9.40
Total Floor Area (Combined) - 775.45m2 (8346 ft2)
DRIVEWAY F 9.40
P1
FAR Calculation - 729.45m2 / 730.40m2 = 1.00/1 {782.16m2 minus 46m2 (Parking Exclusion)}
P9
PLANTING AREA MS x 1 SS x 6
PROPOSED BUILDING HEIGHT - 8.64m
3.00m
F 9.40
F 9.40
P2
P10
PLANTINGS
MAIN FLOOR ELEVATION = 9.50m GEO
UNIT C
ENTRY
5.50m
5.00m 3.00m
6'-0" HIGH FENCING TO FRONT FACE OF BUILDING ALONG GRANT AVE. NOT TO PROTRUDE INTO SETBACK AREA
REQUIRED PARKING @ 2/ UNIT = 8 PROVIDED PARKING = 12
DRIVEWAY
Landscape Material List
LANE
LAWN / GARDEN AREA
5.00m F 9.20
PERMEABLE UNIT PAVER WALKWAYS AT UNIT FRONTS
UNIT C
PROPOSED SETBACKS Front Yard = 3.00m (NORTH) Exterior Sideyard = 4.27m (EAST) Rear Yard = 7.71m (SOUTH) Interior Side Yard = 3.73m (WEST)
F 9.40
DRIVEWAY
Label
Species
Size
Quantity
RM
Red Maple
5cm cal
1
PL
Portuguese Laurel
27cm pot
52
MS
MEDIUM SHRUB to be a selection of: rhododendron japaneze azalea pink escallonia barberry buxus
21cm pot
7
SS
SMALL SHRUB 15cm pot to be a selection of: dwarf rhododendron edward golicher abelia lavender goldflame spirea dwarf japanese azalea newport dwarf escallonia
F 9.15
4'-11" [1.50m]
F 9.40
P3
LANE
PLANTING AREA MS x 1 SS x 6
5.50m
37.191m
PERMEABLE UNIT PAVER DRIVEWAY WITH 12" CONC. BORDERS
86'-6" [26.37m]
PATIO AREA (UNDER DECK)
ENTRY
UNIT B
UNIT B
37.196m
PATIO AREA
PROPOSED WIDTH OF BUILDING - 26.37m (86'-6")
WALKWAY
STAIRS TO MAIN LEVEL
P11
4.27m
PLANTING AREA MS x 1 SS x 6 ENTRY
UNIT D
LANE IMPROVEMENTS
5.50m
5.00m
1.80m 2.51m TO DECK
HEDGE, PLx8
DRIVEWAY P4
3'-6" [1.07m] P7
5.50m 2.70m
2.70m
FENCING Cedar Privacy Fence
145 lin ft
TYPICAL CEDAR FENCE PANEL
2.70m
19'-81
4"
[6.00m]
4" SQUARE GRID LATTICE TO +/- 18" FROM TOP VERTICAL 1X4 CEDAR SOLID PANEL BELOW
3.00m
2.70m
956ft2 564 ft2
P8
PARKING 10'-11" [3.33m]
Lawn Areas Planting Beds
7.71m
LANDSCAPE SCREEN
WALKWAY
P6
387.5ft3
LAWN AND FILL
E 9.20 F 9.40
P5
1550 ft2 3"dp 765 ft2
F 9.10
E 9.18 F 9.40
7.50m
FLOWERING TREE (CHERRY OR SIM)
Concrete Walkways / Patios Unit Paver Pathways
P12
HYDRO KIOSK SUBJECT TO BC HYDRO REVIEW
7.87m
1.5m LANDSCAPE SCREEN PLx14 HEDGE
HARDSCAPE
3.50m
F 9.40
HYDRO KIOSK CONCRETE WALKWAY
1.50m
36
6'-0" [1.83m]
CONCRETE CURBING
3.00m
HEDGING AND 6'-0" HIGH SOLID FENCING CEDAR PANEL FENCE PLx30 HEDGE
5.00m
UNIT D
Garage 21.0m2 21.0m2 21.0m2 21.6m2
E 9.24
8
E 8.97
20.112m
LANE
LANE LAWN AREAS
PLANTING SSx8, MSx4
PARKING
Landscape Plan
Site Plan
1:100
1:100
3.00m
DRAWING LIST A1
SITE AND LANDSCAPE
A2
PLANS AND ELEVATIONS
A3
TYPICAL UNIT PLAN
A4
CONCEPTUAL RENDERINGS
Proposed Rowhouse - Voda Homes 1526 Grant Ave. Port Coquitlam BC TITLE
Site and Landscape Plans
FILE
MR23.16
SCALE
as noted
PROJECT NO.
1218
DATE
MARCH 23, 2016
DRAWN BY
Tim Rodier
SHEET NO.
ISSUE FOR
DP / RZ APP
REV.
4
A1
1
6A
6B
8'-1" [2.46m]
2
9'-1" [2.77m]
28'-4" [8.64m]
UPPER
w w w . o u t l i n e h o m e d e s i g n . c o m p. 250 818 3981
MAIN
e. [email protected]
8'-1" [2.46m]
PROJECT ADDRESS
LOWER
finished 9.40m existing grade
9.20m
3
4
5
7
8
9.50m GEO
9.26m
9
LOT K, BLOCK 31A, DL466, GP1 NEW WESTMINSTER DISTRICT PLAN 2294 1526 GRANT AVE.
East Elevation (Lane)
North Elevation (Grant)
1:100
1:100
PROJECT DATA ZONE RRh LOT AREA - 730.4m2 (7862 ft2) LOT DEPTH - 37.2m (122') lOT WIDTH - 20.1m2 (66') FRONTAGE - 20.1m (66')
8'-1" [2.46m]
PROPOSED LOT COVERAGE Principal Building - 302.68m2 / 3258 ft2 - 41.5% Walks, Driveways and Parking - 180.23m2 / 1940 ft2 Open Site Space - 252.55m2 - (63.14m2 / unit) PROPOSED FLOOR AREAS Finished Unit A 179.34m2 Unit B 169.50m2 Unit C 169.50m2 Unit D 172.51m2
9'-1" [2.77m]
3'-6" [1.07m]
28'-4" [8.64m]
UPPER
3'-0" [0.91m]
8'-1" [2.46m]
MAIN
Garage 21.0m2 21.0m2 21.0m2 21.6m2
Total Floor Area (Combined) - 775.45m2 (8346 ft2) FAR Calculation - 729.45m2 / 730.40m2 = 1.00/1 {782.16m2 minus 46m2 (Parking Exclusion)}
LOWER 10
West Elevation
South Elevation
1:100
1:100
40'-2" [12.24m] 5'-8" [1.73m]
17'-9" [5.41m]
1'-3" [0.38m]
garage
8'-6" X 8'-6"
20'-3" X 10'-10"
R/F
deck
dining
9'-0" X 8'-0"
kitchen
10'-0" X 9'-8"
laundry
8'-0" x 11'-6"
8'-8" x 5'-6" W
MAIN FLOOR AREA = 702.0 ft2 (65.21m2)
8'-6" X 8'-6"
garage
20'-3" X 10'-10"
11'-4" [3.45m]
W/WATER
R/F
deck 9'-0" X 9'-0"
dining
kitchen
10'-0" X 9'-8"
8'-0" x 11'-6"
5'-6" [1.68m] 35'-8" [10.87m]
2'-6" [0.76m]
powder 5'-0" x 5'-6"
laundry
8'-8" x 5'-6" W
BBQ
2'-0" [0.61m]
UP
36"
7'-6" [2.29m]
32'-6" [9.91m]
3'-8" 2'-0" [1.12m] [0.61m]
10'-10" [3.30m] 8'-8" [2.64m]
DN
PREFINISHED METAL SIDING 7/8" CORRUGATED STEEL (24 GUAGE) METALIC SILVER FINISH
4
CULTURED STONE VENEER GREY COBBLESTONE
5
TRIM AND CASING BM AC40 GLACIER WHITE
6A LAMINATED FIBREGLASS SHINGLE MALARKEY MIDNIGHT BLACK OR EQUIV.
wic
KING
TWIN
master
bedroom 2 10'-0" x 10'-0"
ensuite
12'-3" x 11'-0"
9'-0" x 5'-0"
bath
3'-2" [0.97m]
5'-0" x 8'-0"
bedroom 3 10'-0" x 10'-0" TWIN
DN
GARAGE DOOR ALUMINUM FRAME / OBSCURE GLAZING
8
ENTRY DOOR FIBREGLASS FRAME / OBSCURE GLAZING
9
VINYL WINDOW ASSEMBLY
wic
5'-0" x 5'-6" KING
TWIN
master
bedroom 2 10'-0" x 10'-0"
7
10 ALUMINUM & TEMPERED GLASS GUARD
86'-6" [26.37m]
12'-6" [3.81m]
5'-0" x 5'-6"
ensuite
12'-3" x 11'-0"
9'-0" x 5'-0"
bath
3'-2" [0.97m]
5'-0" x 8'-0"
bedroom 3 10'-0" x 10'-0" TWIN
DN
wic
5'-0" x 5'-6" KING
TWIN
master
bedroom 2 10'-0" x 10'-0"
ensuite 9'-0" x 5'-0"
12'-6" x 11'-0"
DRAWING LIST A1
SITE AND LANDSCAPE
A2
PLANS AND ELEVATIONS
A3
TYPICAL UNIT PLAN
A4
CONCEPTUAL RENDERINGS
Proposed Rowhouse - Voda Homes
D
1526 Grant Ave. Port Coquitlam BC
1'-4" [0.41m]
TOTAL FLOOR AREA = 1861.5 ft2 (172.51m2)
8'-6" [2.59m]
GARAGE AREA = 232.0 ft2 (21.55m2)
10'-10" CLR [3.30m]
LOWER FLOOR AREA = 492.5 ft2 (45.75 m2)
DN
3
D
RANGE
14'-0" X 6'-0"
living
16'-6" X 12'-0"
DW
foyer
13'-2" [4.01m]
13'-9" X 12'-0"
8'-6" [2.59m]
BENCH
21'-8" [6.60m]
rec / office
UP
10'-4" [3.15m]
13'-2" [4.01m]
UNIT D UPPER FLOOR AREA = 662.5 ft2 (61.55m2)
HWT
powder 5'-0" x 5'-6"
BBQ
BAR
86'-6" [26.37m]
W/WATER
36"
CEMENT BOARD SIDING, 7" PROFILE UNIT A - BM 2122-20 STEEP CLIFF GRAY UNIT B - BM 2085-10 ARROYO RED UNIT C - BM HC-18 ADAMS GOLD UNIT D - BM HC-145 VAN COURTLAND BLUE
8'-8" [2.64m]
13'-2" [4.01m]
16'-6" X 12'-0"
UP
10'-0" x 10'-0" TWIN
LINEN
RANGE
DW
DN
2
12'-6" [3.81m]
2'-0" [0.61m]
10'-10" CLR [3.30m]
TOTAL FINISHED AREA = 1824.5 ft2 (169.50m2)
8'-0" [2.44m]
GARAGE AREA = 226 ft2 (21.00m2)
11'-01 2" [3.37m]
LOWER FLOOR AREA = 488.5 ft2 (45.38 m2)
living
D
bedroom 3
8'-8" [2.64m]
MAIN FLOOR AREA = 682.5 ft2 (63.41m2)
W
3'-2" [0.97m]
5'-0" x 8'-0"
12'-2" [3.71m]
14'-0" X 6'-0"
8'-8" x 5'-6"
BBQ
CEMENT BOARD PANEL & 1X4 (3 1/2") WOOD BATTON PANEL COLOUR - BM AC35 VALLEY FORGE TAN BATTON COLOUR - BM AC40 GLACIER WHITE
6B 2PLY MODIFIED BITUMINUOUS ROOF MEBRANE
laundry
8'-0" x 11'-6"
12'-3" x 11'-0"
bath
10'-0" [3.05m]
foyer
kitchen
10'-0" X 9'-8"
ensuite
9'-0" x 5'-0"
11'-2" [3.40m]
14'-0" X 12'-0" 13'-9" 13'-3"
9'-0" X 8'-0"
10'-0" x 10'-0"
10'-6" [3.20m]
BENCH
dining
21'-2" [6.45m]
rec / office
UP
powder
5'-0" x 5'-6"
deck
bedroom 2
21'-8" [6.60m]
HWT
36"
RANGE
BAR
10'-10" CLR [3.30m]
20'-3" X 10'-10"
UP
R/F
DW
UPPER FLOOR AREA = 653.5 ft2 (60.71m2)
garage
8'-6" X 8'-6"
10'-11 2" [3.09m]
UNIT C
2'-0" [0.61m]
13'-2" [4.01m]
86'-6" [26.37m]
TOTAL FINISHED AREA = 1824.5 ft2 (169.50m2)
8'-0" [2.44m]
GARAGE AREA = 226 ft2 (21.00m2)
11'-01 2" [3.37m]
LOWER FLOOR AREA = 488.5 ft2 (45.38 m2)
DN
KING
master
1
D
W/WATER
8'-0" [2.44m]
MAIN FLOOR AREA = 682.5 ft2 (63.41m2)
living
16'-6" X 12'-0"
wic
5'-0" x 5'-6"
TWIN
LINEN
W
2'-0" [0.61m]
12'-6" [3.81m]
8'-8" x 5'-6"
Finish Schedule
DN
LINEN
8'-0" x 11'-6"
13'-2" [4.01m]
14'-0" X 6'-0"
8'-0" [2.44m]
foyer
86'-6" [26.37m]
14'-0" X 12'-0" 13'-9" 13'-3"
21'-2" [6.45m]
BENCH
21'-2" [6.45m]
rec / office
UP
10'-11 2" [3.09m]
13'-2" [4.01m]
UNIT B UPPER FLOOR AREA = 653.5 ft2 (60.71m2)
HWT
11'-3" [3.43m]
laundry
10'-0" x 10'-0" TWIN
11'-2" [3.40m]
kitchen
86'-6" [26.37m]
dining
10'-0" X 9'-8"
21'-2" [6.45m]
deck 9'-0" X 8'-0"
10'-0" [3.05m]
5'-0" x 5'-6"
BBQ
BAR
powder
bedroom 3
10'-0" [3.05m]
36"
5'-0" x 8'-0"
LINEN
R/F
bath
11'-2" [3.40m]
16'-6" X 13'-3"
22'-6" [6.86m]
DN
RANGE
20'-3" X 10'-10"
10'-10" CLR [3.30m]
8'-0" [2.44m]
garage
8'-6" X 8'-6"
living
W/WATER
11'-01 2" [3.37m]
GARAGE AREA = 226.0 ft2 (21.00m2)
2'-0" [0.61m]
REQUIRED PARKING @ 2/ UNIT = 8 PROVIDED PARKING = 12
13'-9" [4.19m]
20'-9" [6.32m]
UP
DW
14'-0" X 6'-0"
LOWER FLOOR AREA = 542.0 ft2 (50.35m2)
TOTAL FINISHED AREA = 1930.5 ft2 (179.34m2)
14'-6" [4.42m]
foyer
8'-0" [2.44m]
14'-0" X 12'-0" 13'-9" 13'-3"
UP
22'-6" [6.86m]
MAIN FLOOR AREA = 730.0 ft2 (67.82m2)
rec / office
6'-51 2" [1.97m]
UPPER FLOOR AREA = 658.5 ft2 (61.17m2)
HWT
BENCH
14'-6" [4.42m]
UNIT A
13'-9" [4.19m]
3'-0" [0.91m]
3'-2" [0.97m]
5'-0" [1.52m]
BAR
34'-6" [10.52m]
PROPOSED SETBACKS Front Yard = 3.00m (NORTH) Exterior Sideyard = 4.27m (EAST) Rear Yard = 7.71m (SOUTH) Interior Side Yard = 3.73m (WEST)
1'-3" [0.38m]
13'-9" [4.19m]
3'-0" [0.91m]
PROPOSED BUILDING HEIGHT - 8.64m
34'-6" [10.52m]
1'-3" [0.38m]
17'-9" [5.41m]
PROPOSED WIDTH OF BUILDING - 26.37m (86'-6")
3'-2" [0.97m]
35'-8" [10.87m]
2'-0" [0.61m]
TITLE
Design Plans and Elevations
FILE
MR23.16
SCALE
as noted
PROJECT NO.
1218
DATE
MARCH 23, 2016
Lower Floor Plan
Main Floor Plan
Upper Floor Plan
DRAWN BY
Tim Rodier
SHEET NO.
1:100
1:100
1:100
ISSUE FOR
DP / RZ APP
REV.
4
A2
w w w . o u t l i n e h o m e d e s i g n . c o m p. 250 818 3981
e. [email protected]
3'-5" [1.04m]
PROJECT ADDRESS
EW1
LOT K, BLOCK 31A, DL466, GP1 NEW WESTMINSTER DISTRICT PLAN 2294
ST1
8'-0" [2.44m]
EW1
5/0•4/0
2/6•4/0
2/6•6/0
1526 GRANT AVE.
EW1
2/6•2/4
2/6•6/0
R2
PROJECT DATA
9'-0" X 8'-0"
5/0•3/6
bbq
living
W1
20'-712" [6.29m]
18'-712" [5.68m]
garage
2/6•4/0
2/6•4/0
2/6•4/0
REQUIRED PARKING @ 2/ UNIT = 8 PROVIDED PARKING = 12
10'-10" X 20'-3"
foyer
EW1
ST1
10" [0.25m]
panel 9/0•7/0
2/6•6/0
EW1
14'-0" X 6'-0"
meter
2/6•4/0
5'-0" x 5'-6"
PROPOSED SETBACKS Front Yard = 3.00m (NORTH) Exterior Sideyard = 4.27m (EAST) Rear Yard = 7.71m (SOUTH) Interior Side Yard = 3.73m (WEST)
HWT
3'-5" [1.04m]
ACCESS PANEL
UP
powder
D
12'-3" x 11'-0"
W2
ST1
3'-5" [1.04m]
open to below
master
DN
2/6•6/8
PROPOSED BUILDING HEIGHT - 8.64m
UP
4'-2" [1.27m]
8'-8" x 5'-6"
3'-5" [1.04m]
3'-10" [1.17m]
12'-8" [3.86m]
F4
W3
W
8'-912" [2.68m]
KING
12'-512" [3.80m]
laundry
2/8•6/8
5'-7" [1.70m]
R/F
36"
12'-8" [3.86m]
R2
11'-0" [3.35m]
5'-5" [1.65m]
ST1
5'-1" [1.55m]
2/8•6/8
2/6•6/8
3'-5" [1.04m]
F3
W/WATER
DN
RANGE
3'-5" [1.04m]
FAR Calculation - 729.45m2 / 730.40m2 = 1.00/1 {782.16m2 minus 46m2 (Parking Exclusion)} PROPOSED WIDTH OF BUILDING - 26.37m (86'-6")
W3
F2
1'-8" [0.51m]
5'-1" [1.55m]
15'-10" [4.83m]
5'-2" [1.57m]
3'-10" [1.17m]
6'-6" [1.98m]
10'-10" [3.30m]
W3
5'-0" x 5'-6"
Total Floor Area (Combined) - 775.45m2 (8346 ft2)
3/0•6/8
8'-0" x 11'-6"
wic
9'-0" x 5'-0"
2/6•6/8
Garage 21.0m2 21.0m2 21.0m2 21.6m2
F3
kitchen
ensuite
2/6•6/8
3/0•6/8
DW 3'-9" [1.14m]
R
3'-5" [1.04m]
LINEN
18'-9" [5.72m]
8'-2" [2.49m]
5'-0" x 8'-0"
PROPOSED FLOOR AREAS Finished Unit A 179.34m2 Unit B 169.50m2 Unit C 169.50m2 Unit D 172.51m2
bench
3'-9" [1.14m]
bath
bar
G
PROPOSED LOT COVERAGE Principal Building - 302.68m2 / 3258 ft2 - 41.5% Walks, Driveways and Parking - 180.23m2 / 1940 ft2 Open Site Space - 252.55m2 - (63.14m2 / unit)
120L GARBAGE & RECYCLING BINS
20'-6" [6.25m]
2/6•6/8
5/0•6/8
9'-3" [2.82m]
dining
10'-0" X 9'-8"
2/8•6/8
2'-0" [0.61m]
R1
2/8•6/8
21'-2" [6.45m]
W1
14'-0" X 12'-1"
F1 W1
16'-6" X 12'-0"
W1
rec / office
W1
5/0•6/8
5/0•6/8
LOT AREA - 730.4m2 (7862 ft2) LOT DEPTH - 37.2m (122') lOT WIDTH - 20.1m2 (66') FRONTAGE - 20.1m (66') 14'-1" [4.29m]
10'-2" [3.10m]
2'-0" [0.62m]
10'-012" [3.06m]
8'-9" [2.67m]
12'-5" [3.79m]
10'-0" x 10'-0"
TWIN
10'-1" [3.07m]
6/0•6/8
bedroom 3
10'-0" x 10'-0"
ZONE RRh
W1
TWIN
bedroom 2
6/0•6/8
2/6•4/0
deck
3/0•6/8 5/0•6/0
2/6•6/0 EW1 R1
Roof Plan
Upper Floor Plan
Main Floor Plan
Lower Floor Plan
1:50
1:50
1:50
1:50
Assembly Schedule EW1
TYPICAL EXTERIOR WALL EXTERIOR FINISH (SEE ELEVATIONS) 3/8" P.T. VERTICAL FURRING @ 24" O.C. 2 LYRS BUILDING PAPER 1/2" PLY SHEATHING 2X6@16" O.C. R20 BATT INSULATION 6MIL POLY 1/2" GWB (5/8" TYPE 'X' WHERE NOTED)
W1
W2
W3
TYPICAL PARTY WALL BCBC W15b - 1HR FRR - STC 65 2 LYRS 1/2" TYPE 'X' GWB 2X4@16" O.C. 3 1/2" BATT INSULATION 1" AIR SPACE 3 1/2" BATT INSULATION 2X4@16" O.C. 2 LYRS 1/2" TYPE 'X' GWB
TYPICAL GARAGE / DWELLING WALL 1/2" GWB 6MIL POLY (AIR BARRIER, TO GARAGE SIDE) 2X6@16" O.C. R20 BATT INSULATION 1/2" GWB
TYPICAL INTERIOR PARTITION, 2X4 1/2" GWB 2X4@16" O.C. 1/2" GWB
R1
R2
TYPICAL ROOF ASSEMBLY - 2% SLOPE 2 PLY SBS MODIFIED BITUMINOUS MEBRANE MFR RECOMMENDED UNDERLAY 1/2" PLY SHEATHING 2X3 (MIN.) PURLINS @ 24" O.C. FOR VENTILATION AND FOR SLOPE 2X10 @ 24" O.C. R30C BATT INSULATION 6MIL POLY 1/2" GWB
TYPICAL ROOF ASSEMBLY - 4/12 SLOPE LAMINATED FIBRELASS SHINGLE MFR RECOMMENDED UNDERLAY 1/2" PLY SHEATHING 2X3 (MIN.) PURLINS @ 24" O.C. FOR VENTILATION AND FOR SLOPE 2X10 @ 24" O.C. R30C BATT INSULATION 6MIL POLY 1/2" GWB
F1
F2
F3
TYPICAL LOWER FLOOR SLAB FINISH FLOOR 4" CONCRETE SLAB 6 MIL POLY SOIL GAS / VAPOUR BARRIER R12 RIGID INSULATION TO 2'-0" @ SLAB PERIMETER 4" COMPACTED GRAN. FILL (EXCEPT WHERE NOTED)
ST1
STAIR HANDRAIL @ 36" ABOVE NOSING GUARD TO 36" ON OPEN SIDE TYP. RUN = 10", RISE = 7 1/2", TREAD 10 3/4"
GARAGE SLAB SLOPE TO EXTERIOR 4" CONC. SLAB (W/ 6" X 6" X #10/10 W.W.R.M.) 4" COMPACTED GRANUALR FILL (SAND) FRAMED FLOOR ASSEMBLY. 5/8" PLY SHEATHING 2X10@16" O.C. (SEE PLAN FOR SPACING) C/W BRIDGING MID SPAN 1/2" GWB CEILING FINISH
DRAWING LIST F4
FRAMED FLOOR ASSEMBLY OVER GARAGE 5/8" PLY SHEATHING 2X10@16" O.C. (SEE PLAN FOR SPACING) C/W BRIDGING MID SPAN R-30 BATT INSULATION 6MIL POLY 1/2" GWB CEILING FINISH
A1
SITE AND LANDSCAPE
A2
PLANS AND ELEVATIONS
A3
TYPICAL UNIT PLAN
A4
CONCEPTUAL RENDERINGS
Proposed Rowhouse - Voda Homes 1526 Grant Ave. Port Coquitlam BC TITLE
Typical Unit Plan
FILE
MR23.16
SCALE
as noted
PROJECT NO.
1218
DATE
MARCH 23, 2016
DRAWN BY
Tim Rodier
SHEET NO.
ISSUE FOR
DP / RZ APP
REV.
4
A3
UNIT D
UNIT C
UNIT B
CORRUGATED STEEL (7/8") METALIC SILVER FINISH
UNIT A
BM AC35 VALLEY FORGE TAN
LAMINATED FIBREGLASS SHINGLE MALARKEY "MIDNIGHT BLACK"
BM AC40 GLACIER WHITE
w w w . o u t l i n e h o m e d e s i g n . c o m p. 250 818 3981
e. [email protected]
PROJECT ADDRESS LOT K, BLOCK 31A, DL466, GP1 NEW WESTMINSTER DISTRICT PLAN 2294 1526 GRANT AVE.
PROJECT DATA ZONE RRh LOT AREA - 730.4m2 (7862 ft2) LOT DEPTH - 37.2m (122') lOT WIDTH - 20.1m2 (66') FRONTAGE - 20.1m (66') PROPOSED LOT COVERAGE Principal Building - 302.68m2 / 3258 ft2 - 41.5% Walks, Driveways and Parking - 180.23m2 / 1940 ft2 Open Site Space - 252.55m2 - (63.14m2 / unit) PROPOSED FLOOR AREAS Finished Unit A 179.34m2 Unit B 169.50m2 Unit C 169.50m2 Unit D 172.51m2
Garage 21.0m2 21.0m2 21.0m2 21.6m2
Total Floor Area (Combined) - 775.45m2 (8346 ft2) FAR Calculation - 729.45m2 / 730.40m2 = 1.00/1 {782.16m2 minus 46m2 (Parking Exclusion)} PROPOSED WIDTH OF BUILDING - 26.37m (86'-6") PROPOSED BUILDING HEIGHT - 8.64m
BM HC-145 COURTLAND BLUE
BM HC-18 ADAM'S GOLD
CULTURED STONE VENEER GRAY COBBLEFIELD
BM 2085-10 ARROYO RED
East Elevation (Lane)
BM 2122-20 STEEP CLIFF GRAY
PROPOSED SETBACKS Front Yard = 3.00m (NORTH) Exterior Sideyard = 4.27m (EAST) Rear Yard = 7.71m (SOUTH) Interior Side Yard = 3.73m (WEST) REQUIRED PARKING @ 2/ UNIT = 8 PROVIDED PARKING = 12
1:50
View From Northwest
View From Southeast
DRAWING LIST
View From NSouthwest
View From North East
North 1:50
Elevation (Grant Ave)
A1
SITE AND LANDSCAPE
A2
PLANS AND ELEVATIONS
A3
TYPICAL UNIT PLAN
A4
CONCEPTUAL RENDERINGS
Proposed Rowhouse - Voda Homes 1526 Grant Ave. Port Coquitlam BC TITLE
Conceptual Renderings
FILE
MR23.16
SCALE
as noted
PROJECT NO.
1218
DATE
MARCH 23, 2016
DRAWN BY
Tim Rodier
SHEET NO.
ISSUE FOR
DP / RZ APP
REV.
4
A4
