advisory planning commission - new westminster...(rmw-2a) to allow an 111 unit residential...

Doc# 458449

ADVISORY PLANNING COMMISSION

Tuesday, September 17, 2013 5:30 p.m. Committee Room No. 2

AGENDA Page

1.0 ADDITIONS TO AGENDA

2.0 ADOPTION OF MINUTES

2.1 Adoption of the Minutes of August 20, 2013 3

3.0 INFORMATION PRESENTATIONS 5:35 pm 3.1 57 Seventh Avenue REZ00051 8

An application has been received to rezone the property at 57 Seventh Avenue from Single Detached Dwelling Districts (RS-1) to Comprehensive Development District (57 Seventh Avenue) (CD-36) which would allow a child care operation with 45 spaces. The application would bring the existing legally non-conforming child care use into conformity.

4.0 REZONING 5.0 NEW BUSINESS

6.0 REPORTS AND INFORMATION 6.1 Master Transportation Plan Advisory Committee Update – Standing Item

(Ken Williams) 7.0 CORRESPONDENCE

Advisory Planning Commission Agenda Sept 17, 2013

Doc#458449

8.0 NEXT MEETING

October 15, 2013 (in Committee Room No. 2) 9.0 ADJOURNMENT

Please contact Julia Dykstra to confirm your attendance 604-515-3767 or [email protected]

Doc #458123 Advisory Planning Commission Page #1 August 20, 2013

ADVISORY PLANNING COMMISSION

Tuesday, August 20, 2013 5:30 p.m. Committee Room No. 2

City Hall

MINUTES

VOTING MEMBERS PRESENT: Andrei Filip - Community Member (arrived at 5:40 p.m.) Peter Goodwin - Community Member Peter Hall - Community Member Andrew Orchard - Community Member Brian Shigetomi - Community Member Margaret Ross - Community Member Bart Slotman - Community Member VOTING MEMBER REGRETS: Ken Williams - Chair Maryam Salmani - Community Member GUESTS: Jorden Foss Bernie Decosse STAFF: Jim Hurst - Developer Planner (exited at 6:27 p.m.) Barry Waitt - Senior Planner Alison Worsfold - Committee Clerk Donna Martin - Committee Clerk The meeting was called to order at 5:36 p.m.

1.0 ADDITIONS TO AGENDA

There were no additions to the agenda.

2.0 ADOPTION OF MINUTES 2.1 Adoption of the Minutes of July 16, 2013


MOVED and SECONDED THAT the minutes of the Advisory Planning Commission meeting held on July

16, 2013 be received and adopted. CARRIED. All members of the Commission present voted in favour of the motion. 3.0 INFORMATION PRESENTATIONS 3.1 Port Royal Unit Count

Jim Hurst, Development Planner, provided a verbal report regarding the history of the Port Royal development site and provided information with respect to unit cap and density.

Mr. Hurst referred to the maps provided in the On-Table report, and provided the following information:

The original Port Royal Development Agreement was developed in 1997 with

a cap of 1171 units. In 2002, the agreement was amended to impose a cap of 1040 residential

units, which is a decrease of 131 units. There has been one change to the zoning since 2002 which allowed the two

small apartment buildings at 215 and 245 Brooke Street. 3.2 260 Salter Street REZ00069/ DPQ00052/ DVP00556

Jim Hurst, Development Planner, reported that a rezoning application has been received to rezone the property at 260 Salter Street from the existing Cluster House Districts (RT-2F) to Multiple Dwelling Districts Waterfront (Low Rise) (RMW-2A) to allow an 111 unit residential development. Mr. Hurst highlighted the following concerns regarding the application: Density; Traffic Access; Dedication of Salter Street; and, Transit Service which has been decreased to the site due to low ridership.

3.3 300 Salter Street

REZ00098/ DPQ00061

Jim Hurst, Development Planner, reported that a rezoning application has been received to rezone the property at 300 Salter Street from the existing Cluster House Districts (RT-2F) to Multiple Dwelling Districts Waterfront (Low Rise) (RMW-2A) to allow an 265 unit residential development.


Mr. Hurst advised that the rezoning would ultimately benefit the City with respect to providing additional rental units. It was noted that the City would be required to amend the current unit cap, as the application exceeds the current cap by 54 strata units and 91 market rental units for a total of 145 units. Mr. Hurst advised the Commission of the following issues regarding the application: Secured Market Rental Housing Policy; Density; Adjacency Issues; Emergency and Traffic Access; Dedication of Salter Street; Sustainability Report Card; and Transit Service to Site.

Discussion ensued and the following comments were noted: All rental units will be in one building; The Planning Department has not yet drafted any design with respect to the

orientation of the rental building; No community feedback has been received to date regarding the application; Transit in the area has recently been decreased; Port Royal area is currently experiencing large increases in employment

opportunities; The population of Port Royal does not support commercial development at

this time; The local roads are narrowly constructed to minimize and slow traffic; A pedestrian link between Port Royal and the mainland is important to the

development of Port Royal; and, The City has DAC funding available for construction of a pedestrian bridge;

Staff advised that the application will be brought back at a later date for formal consideration.

4.0 REZONING 5.0 NEW BUSINESS


6.0 REPORTS AND INFORMATION 6.1 Proposed Zoning Bylaw Amendment - Lounge Endorsement Areas for

Breweries, Distilleries and Wineries in Commercial and Industrial Areas Barry Waitt, Senior Planner, indicated that policy changes in March 2013 at the

Provincial level initiated this report. Further, there is no allowance in the City’s current Zoning Bylaw for the manufacturing and consumption of liquor at the same location.

Mr. Waitt explained the main issue is to encourage development of brew pubs in

commercial areas with a lounge endorsement area as an accessory in an industrial area. It was suggested that the Advisory Planning Commission could forward both components of the proposed amendment (commercial and industrial) separately to Council for consideration.

Procedural Note: Mr. Hurst exited the meeting at 6:27 p.m.

Discussion ensued and the following comments were noted: General consensus indicated there is a brighter vision for small scale, rather

than large scale, breweries in New Westminster; Encourage manufacturing of product in commercial areas, rather than

industrial areas; The City may have to investigate the possibility of requiring more parking;

and, High rent costs can be a deterrent to commercial development;

Mr. Waitt asked if the Commission wished to comment on the hours of operation, to which they responded that setting hours of operation is not part of their mandate. MOVED and SECONDED

THAT the Advisory Planning Commission supports the proposed text amendment to permit lounge endorsement areas for breweries, distilleries and wineries in commercial zoning districts through the rezoning process and as an accessory use to the manufacturing of liquor in industrial zoning districts.

CARRIED. One member opposed.

6.2 Master Transportation Plan Advisory Committee Update – Standing Item (Ken Williams)

In the absence of Ken Williams, this item was deferred to the next meeting.


7.0 CORRESPONDENCE

8.0 NEXT MEETING

September 17, 2013 (in Committee Room No. 2) 9.0 ADJOURNMENT

ON MOTION, the meeting adjourned at 6:53 p.m.

Brian Shigetomi Alison Worsfold Vice - Chair Committee Clerk

#463421

City of New Westminster

R E P O R T

DEVELOPMENT SERVICES DEPARTMENT

To: Members of the Advisory Planning Commission

Date: September 17, 2013

From: John Stark, Senior Social Planner

File: REZ00051

Subject: Proposed Group Child Care at 57 Seventh Avenue – Preliminary Report

PURPOSE A revised proposal has been submitted to the Development Services Department for an expanded child care program at 57 Seventh Avenue. More specifically, this proposal would see the addition of 20 children on the upper floor of the existing building, for a total of 45 children aged 30 months and older. A rezoning application is required to bring the existing legally non-conforming use into conformity. The purpose of this report is to provide information to the Advisory Planning Commission on the proposal and application. This application will return at a later date for a formal motion from the Commission. BACKROUND Applicant: David Chen and Joyce Ko, Cambridge Montessori

Architect Hazen Sise, MAIBC

Site Characteristics:

Frontage: 27.43 metres (89.99 feet)

Depth: 28.64 metres (93.96 feet)

Site Area: 785.60 square metres (8,456.08 sq. ft.)

OCP Land Use Designation:

RL – Residential Low Density

Existing Zoning: Single Detached Dwelling Districts (RS-1)

Proposed Zoning Comprehensive Development District (Grace Hall) (CD-36) Based on Public and Institutional Districts (Low Rise)(P-1)

City of New Westminster September 17, 2013 -2- SITE CONTEXT The property in question is located at the corner of First Street and Seventh Avenue and is in the Glenbrook North neighbourhood. A context map is attached in appendix #1. The property currently accommodates Grace Hall, which is a legally non-conforming use within a two storey building. The lower floor is used for a group child care and pre-school program with 25 children and the upper floor is occasionally used by community groups for activities, events and meetings. Grace Hall was constructed in 1954. The property is bordered on all four sides by single detached dwellings. Herbert Spencer Elementary School is located one block away to the south and multi-unit residential buildings (zoned RM-2 and RM-5) are located one block away to the east. Access to the property is by First Street and by Seventh Avenue. The table below shows estimates of walking distances from the subject site to the nearest transit facilities.

Transit Facility Service Level Distance Skytrain Station

< 1 km

Frequent Transit Network

< 1 km

Transit Stop

20 minute service 260 m

PROPOSAL The applicant is proposing to provide an expanded child care program, through the addition of 20 children on the upper floor, for a total of 45 children aged 30 months and older. The applicant is also proposing to consolidate the two lots which comprise the property and to undertake building upgrades and interior renovations to accommodate the additional children, as well as parking and landscaping improvements to mitigate operational issues on neighbouring properties (full plans attached in appendix #2). To bring the existing legally non-conforming use into conformity and to expand the legal non-conforming use, the applicant has applied to rezone the property from the existing Single Detached Dwelling Districts (RS-1) to a Comprehensive Development District, based on Public and Institutional Districts (Low Rise) (P-1).

City of New Westminster September 17, 2013 -3- The applicant has also prepared an additional site development option. This was done after staff met with a neighbouring property owner regarding the original proposal. It was suggested that the applicant explore options which:

provided on-street drop-off and pick-up areas and limited the off-street parking to

child care staff; and reversed the flow of the one-way traffic. This option would see vehicles enter off

First Street and exit onto Seventh Avenue. The additional option is attached in Appendix #5 and explored further in the analysis section of this report below. ANALYSIS Previous Proposal In January 2011, the applicant purchased Grace Hall with the intent of expanding the existing child care operation from 25 to 50 children. The applicant subsequently applied to rezone the property. As part of the notification for the Advisory Planning Commission meeting on March 15, 2011, staff received several pieces of correspondence and phone calls citing concerns with the application. The identified concerns related to the previous owner and the transportation assessment. Concerns related to the previous owner included: inadequate screening of the parking area; lack of maintenance of the grounds; parents who idle their cars and park in front of neighbouring properties; poorly contained garbage; and unpaved parking area which contributes to dust during the dryer summer months. Concerns related to the transportation assessment included: the off-street parking as configured was not workable and three of the off-street parking spaces were not in compliance with the Zoning Bylaw. As a result of the concerns raised, the applicant decided to place their application on hold. In the meantime, the applicant reduced the number of pre-school spaces from 20 to 10. Given that pre-school has two drop-off and pick-up times daily, this measure was intended to reduce traffic and parking demand. The applicant also added landscaping, installed paving stones to reduce dust, instituted parking regulations and purchased proper garbage receptacles. Additionally, Zoning Bylaw regulations for off-street parking related to child care in a non-residential building or portion of a non-residential building were reduced from three to two spaces for each 92.9 square metres (1,000 sq. feet) of gross floor space. This change, which was made to bring child care in compliance with

City of New Westminster September 17, 2013 -4- general commercial, means that the applicant is now better positioned to meet the regulations. Policy Context The City’s Official Community Plan (2011) “encourages the provision of child care as an essential community-based service” and states: “Parents need licensed child care choices closer to home and the City needs to facilitate alternatives in child care (e.g., supported and group child care initiatives).” The applicant reports that 13 parents currently walk their children to the centre. The City’s Child Care Strategy (2009) supports the development of “a comprehensive child care system which reflects the needs of all families and children that require care and who can benefit from participation in quality early childhood development and family strengthening programs.” Since the development of the strategy, there has been a significant increase in the number of licensed child care spaces serving children 30 months to five years of age. The applicant reports that she currently has 30 full-time and part-time children on the waitlist for a possible placement in September 2013 or January 2014. Permitted Uses A rezoning application is being pursued by the applicant in order to bring the existing legally non-conforming land use into conformity with the Zoning Bylaw. Currently, the child care operation would be permitted, along with a wide range of other assembly uses, including art and dance classes and group meetings such as guides and scouts as non-conforming uses under section 911(4) of the Local Government Act. This rezoning application would provide more certainty to the owner, staff and the community as to the uses which would be permitted on the site. Parking and Traffic – Options A and B With the submission of the revised application, it is proposed that seven on-site parking spaces be provided and serviced by a one-way drive aisle. This drive aisle would enter off of First Street and exit onto Seventh Avenue. The proposed Comprehensive Development District would likely have to deviate from some of the typical off-street parking requirements in order to accommodate the proposal. A further discussion of parking and traffic is attached in appendix #3.

City of New Westminster September 17, 2013 -5- Over the summer, the owner of the property on the north side of the subject site (705 First Street) approached the applicant and City staff and suggested that revisions be made to the plans in order to mitigate some of the potential negative externalities arising from the parking arrangement, including vehicle movement and idling. More specifically, the property owner asked that the applicant consider:

providing on-street drop-off and pick-up areas and limit the on-site parking to child care staff; and

reversing the flow of the one-way traffic. This option would see vehicles enter off First Street and exit onto Seventh Avenue.

As a result of the suggestions from the neighbouring property owner, the applicant has provided an additional alterative site development option. The original and additional options are attached in Appendix #5. Option B proposes to reverse the traffic flow through the site, with vehicles entering off Seventh Avenue and exiting onto First Street. This option is only able to provide six on-site parking spaces. These spaces could be a) limited to child care staff use and include on-street loading zones for drop-off and pick-up activity or b) these spaces could be used for staff parking and drop-off and pick-up activity. It should be noted that this option was suggested to reduce the potential for vehicle idling, as child care parents would have a clear view of the parking lot and of the available parking spaces. Regarding on-street loading zones, they are used by other group child care facilities in New Westminster. Given that drop-off and pick-up activity associated with full-day child care occurs over a two-hour window in the morning and afternoon, this serves to balance out demand for parking for these purposes. Additionally, some parents will be dropping-off and picking-up more than one child (i.e., siblings) or walking their child(ren) to the child care centre. The two options were presented at the Glenbrooke North Residents’ Association. They will also be presented to the public at an applicant lead open house. Feedback from the public will be gathered and summarized prior to the application returning to the Advisory Planning Commission. Staff will also provide a more detailed technical analysis of the preferred option (like appendix #3 provides for Option A) and begin preparation of the Comprehensive Development District at that point. The transportation assessment for the previous proposal, which was conducted by Bunt & Associates and for a child care operation with 50 children, including 20 pre-school children, concluded that “the net increase of traffic generated by the proposed development is considered insignificant and can be accommodated by the existing road

City of New Westminster September 17, 2013 -6- capacity.” It should be noted that concerns have been raised regarding the configuration and compliance of the off-street parking component as contained in this assessment. Sustainability Report Card A Sustainability Report Card has been received for this proposal. The report card and a brief summary are attached in Appendix #4. The proposal is supportive of Envision New Westminster 2032 (May 2013). More specifically, it supports the following description of success: “There is convenient access to affordable, quality child care which facilitates child development and enables parents to work and contribute to the local economy.” PROCESS The next steps in the development application review process are outlined below: 1. Planning Staff Review (Ongoing); 2. Preliminary Report to Council (July 8, 2013); 3. Applicant Held Open House (September/October 2013) 4. Presentation to the Glenbrook North Residents’ Association (September 12, 2013); 5. Advisory Planning Commission (APC) Land Use Presentation (September 17, 2013); 6. Return to APC for Rezoning Submission (October 15, 2013); 7. Forward to Council for Consideration of 1st and 2nd Readings; 8. Public Hearing; 9. Final Adoption. CONCLUSION A revised proposal has been received regarding the application to rezone the property at 57 Seventh Street from Single Detached Dwelling Districts (RS-1) to Comprehensive Development District (Grace Hall) (CD-36). In response to suggestions from a neighbouring property owner, the applicant has also provided an additional site development option for consideration by the public. The applicant proposes to continue to use the site for a child care program.

City of New Westminster September 17, 2013 -7- Authors:

John Stark, Senior Social Planner

Michael Watson, Planning Technician

:js/mw

City of New Westminster September 17, 2013 -8-

Appendix #1: Area Map

57 Seventh Avenue


Appendix #2: Project Data and Preliminary Plans

(Original Resubmission – Option A)


Appendix #3: Parking and Traffic Considerations (Option A)

In Option A, the original resubmission, the applicant is proposing to provide seven off-street parking spaces which would be served from a one-way driveway. The driveway would enter in off of First Street and exit onto Seventh Avenue. The Zoning Bylaw was recently amended to reduce the number of required off-street parking spaces for a child care use in a non-residential building or portion of a non-residential building. This reduction was to make the child care parking requirements consistent with the requirements for general commercial. As such, the Zoning Bylaw now requires two parking spaces per 92.9 square metres (1,000 square feet) of gross floor space. Based on the existing building size of 332.22 square metres (3,576 square feet), eight parking spaces would be required. It should be noted that the existing building just triggers an eighth parking space based on the bylaw requirements. If the existing building was 7.07 square metres (76 square feet) smaller, seven parking spaces would be required and the proposal would be complaint with the existing Zoning Bylaw requirements for number of off-street parking spaces. Two of the seven proposed off-street parking spaces would be compact sized spaces, which meets Zoning Bylaw requirements. The proposal currently does not meet section 150.42 of the Zoning Bylaw which requires that parking spaces not be located closer than 3.05 metres (10 feet) from a window on an adjacent residential property. The parking spaces proposed are, at the closest, about 1.52 metres (5 feet) from the building located on the adjacent property to the east. This regulation is intended to ensure that vehicle exhaust is kept away from building windows. It should be noted that because of the proposed one-way circulation pattern and angle parking pattern proposed, vehicles would not be able to back into parking spaces and therefore vehicle tailpipes would be at the far end of the parking space furthest from the property line. For properties zoned a traditional institutional districts (P-zoned properties) section 150.46.c of the Zoning Bylaw would apply and require that no parking be provided within five feet of a rear or side property line abutting a residentially zoned property. This regulation is intended to provide adequate screening between institutional uses and residential properties. Additional requirements regarding this screening are provided in section 150.60 which provides requirements about the type and height of screening which should be provided. Staff will continue to work with the applicant to ensure that the intent of these regulations are replicated in this proposal.


Appendix #4: Sustainability Summary and Report Card

A Sustainability Report Card has been received for this proposal and is included below. The proposal demonstrates support of the City’s environmental sustainability objectives in terms retention of an existing building, retention of existing tree on site, provision of child care as a public amenity and enabling parents to contribute to the local economy. Development Services staff will continue to work with the applicant to look for further sustainable opportunities. The following table summarizes key attributes: Environment Social and Cultural Economic Highlights of the proposal:

Retaining existing trees Provision of child care as a public amenity

Creation of F/T and P/T jobs

Retaining existing building

Includes references to historic use

Allows parents to contribute to local economy

Conversion to Energy Star Appliances

Items not pursued in the proposal: Various items need to be explored further with the applicant


Appendix #5: Site Development Options


Appendix #1: Area Map

57 Seventh Avenue


Appendix #2: Project Data and Preliminary Plans

(Original Resubmission – Option A)

CAMBRIDGEMONTESSORI

REZONING

@Grace Hall

57 Seventh AvenueNew Westminster, BC

Hazen Sise Architect inc.210 - 128 West Hastings St.Vancouver, BC V6B 1G8

[email protected]

All drawings, specifications and relateddocuments are the copyright property of the

Architect. Use or reproduction ofdocuments in whole or in part is subject to

Architect's explicit consent.Do not scale drawings.

Confirm all dimensions at site & reportany discrepancy to the Architect.

2 / 2013-05-03 / Rezoning draft

4 / 2013-06-03 / Rezoning Appl.

standard 8.5' X 17.33'

New Ramp Up: max. 10% slope

EXIT

EXIT

Firs

t Stre

et

Vehicle Exit

EnclosedPlay Area1768sf<min. 70sf/childX 25 = 1750sf>

Chain Link Fence 48" typ.

Gate

PL

GA

S

Ensure location &protect buried gas line

Win

dow

Win

dow

Win

dow

Win

dow

Window

Main Entry

CoveredPorch

7'-4"

SURVEY BG

274.0

5

SURVEY BG

276.6

7 270.90

SURVEY BGCALC. B

G

275.3

3

FLOOR277.89

Planter

Turf Blvd.

Concrete Sidewalk

Turf

Blv

d.

Lawn Lawn

3'-8"

16'-0

"48

" Cha

inlin

kFe

nce

72" S

cree

ned

Cha

inlin

k Fe

nce

96" C

onif.

Hed

ge84

" Vin

e H

edge

72" W

ood

Fenc

e10

'-0"

32'-0

"21

'-0"

72" ScreenedChainlink Fence84" Conif. Hedge72" Screened

Chainlink FenceLow Hedge

mh

pole

mh

UpperFloor+277.89'

Roo

f Ove

rhan

g ty

p.

36'-5"

Gate

Park

ing

Driv

e A

isle

Vehi

cle

Ent

ryDrive Aisle

DN

Adj. Single-Family

Adj

. Sin

gle-

Fam

ily

H/C WC

WC

Interlock paverfinish typ.

relocate fence & gate

DN

PL

PL

CUBBIES100sf

R= 13.12'

Conc. Curb

24'-3

"

12'-0"

153sf removedfrom play area

93sfadded toplay area

Woo

d R

et. W

all t

yp.

Relocate fence

Relocate Gate

Relocate Gate

FOOD PREP70sf

OFFICE94sf

STORAGE207sf

STAGE(incl.)

ACTIVITY AREA999sf

(20 childcare spaces)

24'-11"

ReconfigureHandrails

delete fence &retaining wall,

adjust gradetyp.

UP

new signage72"w x 72" h

VEST

.

15'-6

"

5'-1"

infillfence

provide curb cutto suit driveway

Interlock paverfinish typ.

PL to

be

dele

ted

new paving

Landing

Widenwalkway

3'-1

0"

Planter

7standard

12'-0"

1'-0

"

New 24'-42"high hedge

LANDING

new wood, metal & glass canopy(9' X 36')

New hedgeplanting typ.

Infill paving typ.

standard 8.5' X 17.33'1standard

Con

c. C

urb



3standard

2standard

1'-5"

SURVEY BG

272.18

Planters (new):17' X 72" typ.

compact 8.0' X 15.0'

5compact


6compact


4standard

Gar

bage

Bin

s

32'-7"

New shed roofover bins

5'-0

"

Infill paving typ.

PROJECT DATA:

Legal Address: 57 - Seventh AvenueNew Westminster, BCV3L 1V9

Legal Description: Southerly 90 Feet ofLots 1 & 2 of theNorth Part of Lot 5Suburban Block 13NWD Plan 2620

P.I.D: 013-484-435 (Lot 1)013-484-443 (Lot 2)

Present Zoning: Single-Family Proposed Zoning: CD-36

Lot Size: 8,454 sf Building Area: 1,802sf Storeys: 2

Gross Area: Lower= 1774sfUpper= 1,802sfTotal= 3,576sf

Net Area: Lower= 1,647sfUpper= 1,675sfTotal= 3,322sf

F.S.R: = 0.42

Occupancy: A2 Childcare Fire Supression: Alarm only

CHILDCARE SPACES:

Existing: 25 spaces @ lower floor Proposed New: 20 spaces @ upper floor Total 45 spaces

OFF-STREET PARKING:

Required 2 spaces / 1000sf Gross per 150.28: (= 8 spaces)

Provided: 7 spaces Parking Note: proposal has been made

for City to provide on-street short-term loading spaces (t.b.d.)

DRAWING LIST: A100 Site Plan & Project Data A200 Floor Plans A500 Elevations (Street Sides) A800 East PL Photo Elevation A900 Survey (info only)

SITE PLAN &PROJECT

DATA

1107- A100

1 / 2013-04-23 / Schematic Rev.

TRUE

NORTH

3/32" = 1'-0"1

SITE PLAN

3 / 2013-05-16 / draft revs.

5 / 2013-06-14 / Rezoning Rev.6 / 2013-06-20 / Rezone Rev2.

CAMBRIDGEMONTESSORI

REZONING

@Grace Hall



[email protected]





DN

HOTWATERTANK

VOID UNDERPORCH

STORAGE WC

HCWC

MOPSINK

STOVEFRIDGE

SIN

KM

ech.

Clo

set

28sf

CAB

INET

KITCHEN

CAB

INET

32"x

80"

FLOOR

268.7

3

SURVEY BG271.85

SURVEY BG

271.16

SURVEY BG

274.0

5SURVEY BG

272.18

ACTIVITYROOM A

ACTIVITYROOM B

UP

6'-4"

UP

28sf GrossArea exempt.

delete fence &retaining wall,

adjust gradetyp.

infillfence

New metal & glasscanopy on wood support

1/8" : 1'-0"1

LOWER FLOOR PLAN

DN

DN

EXIT

72"x

84"

32"x

80"

TYP

. RO

OF

OVE

RH

ANG

32"x

80"

FLOOR

277.8

9

FLOOR277.89

TYP

. RO

OF

OVE

RH

ANG

8'-0"

DN LANDING

New Ramp Down: max. 10% slope

Landing

EXIT

EXIT

H/C WC

WC

CUBBIES100sf

FOOD PREP70sf

OFFICE94sf

STORAGE207sf

STAGE(incl.)

ACTIVITY AREA999sf

(20 childcare spaces)

VEST

.

N

N

N

N N

New wood &metal ramp &

landing

New metal & glasscanopy on wood support

1/8" : 1'-0"2

UPPER FLOOR PLAN

FLOORPLANS

1107- A200

TRUE

NORTH

1 / 2013-04-23 / Schematic Rev.2 / 2013-05-03 / Rezoning draft

4 / 2013-06-03 / Rezoning Appl.3 / 2013-05-16 / draft revs.

NNote:

= new interior wall

5 / 2013-06-14 / Rezoning Rev.6 / 2013-06-20 / Rezone Rev2.

CAMBRIDGEMONTESSORI

REZONING

@Grace Hall



[email protected]





WEST ELEVATION

CAMBRIDGE MONTESSORICHILDCARE CENTRE

GASMETERSURVEY BG271.85

BSMT. FLOOR

268.73

MAIN FLOOR

277.89

EAVES287.40

ROOF PEAK

296.10'

Sev

enth

Ave

nue

PL

PL

Existingtree

New sign

Existingtree

Gate

Vehicle Entry Gate

Relocated chainlinkgates & fence

Stairs &Landingbeyond

New ramp beyond

New glass & metalcanopy on wood support

9'-0"

3/32" : 1'-0"1

BUILDINGELEVATIONS

1107- A500

1 / 2013-04-23 / Schematic Rev.2 / 2013-05-03 / Rezoning draft

3/32" : 1'-0"2 SOUTH ELEVATION

CAMBRIDGE MONTESSORICHILDCARE CENTRE

CALC. B

G

275.3

3SURVEY BG

276.6

7

BSMT. FLOOR268.73

MAIN FLOOR

277.89

EAVES287.40

ROOF PEAK296.10'

57

57seventhavenueFi

rst S

treet

ChainlinkFence typ.

PL PL

Gate

H/C Access Ramp:wood ramp +metal handrails

Existingtree

New sign

Existing chainlink gate & fence

6'-0"

VehicleExit Gate

3 / 2013-06-03 / Rezoning Appl.4 / 2013-06-14 / Rezoning Rev.5 / 2013-06-20 / Rezone Rev2.


Appendix #3: Parking and Traffic Considerations (Option A)

In Option A, the original resubmission, the applicant is proposing to provide seven off-street parking spaces which would be served from a one-way driveway. The driveway would enter in off of First Street and exit onto Seventh Avenue. The Zoning Bylaw was recently amended to reduce the number of required off-street parking spaces for a child care use in a non-residential building or portion of a non-residential building. This reduction was to make the child care parking requirements consistent with the requirements for general commercial. As such, the Zoning Bylaw now requires two parking spaces per 92.9 square metres (1,000 square feet) of gross floor space. Based on the existing building size of 332.22 square metres (3,576 square feet), eight parking spaces would be required. It should be noted that the existing building just triggers an eighth parking space based on the bylaw requirements. If the existing building was 7.07 square metres (76 square feet) smaller, seven parking spaces would be required and the proposal would be complaint with the existing Zoning Bylaw requirements for number of off-street parking spaces. Two of the seven proposed off-street parking spaces would be compact sized spaces, which meets Zoning Bylaw requirements. The proposal currently does not meet section 150.42 of the Zoning Bylaw which requires that parking spaces not be located closer than 3.05 metres (10 feet) from a window on an adjacent residential property. The parking spaces proposed are, at the closest, about 1.52 metres (5 feet) from the building located on the adjacent property to the east. This regulation is intended to ensure that vehicle exhaust is kept away from building windows. It should be noted that because of the proposed one-way circulation pattern and angle parking pattern proposed, vehicles would not be able to back into parking spaces and therefore vehicle tailpipes would be at the far end of the parking space furthest from the property line. For properties zoned a traditional institutional districts (P-zoned properties) section 150.46.c of the Zoning Bylaw would apply and require that no parking be provided within five feet of a rear or side property line abutting a residentially zoned property. This regulation is intended to provide adequate screening between institutional uses and residential properties. Additional requirements regarding this screening are provided in section 150.60 which provides requirements about the type and height of screening which should be provided. Staff will continue to work with the applicant to ensure that the intent of these regulations are replicated in this proposal.


Appendix #4: Sustainability Summary and Report Card

A Sustainability Report Card has been received for this proposal and is included below. The proposal demonstrates support of the City’s environmental sustainability objectives in terms retention of an existing building, retention of existing tree on site, provision of child care as a public amenity and enabling parents to contribute to the local economy. Development Services staff will continue to work with the applicant to look for further sustainable opportunities. The following table summarizes key attributes: Environment Social and Cultural Economic Highlights of the proposal:

Retaining existing trees Provision of child care as a public amenity

Creation of F/T and P/T jobs

Retaining existing building

Includes references to historic use

Allows parents to contribute to local economy

Conversion to Energy Star Appliances

Items not pursued in the proposal: Various items need to be explored further with the applicant


Appendix #5: Site Development Options

New Ramp Up: max. 10% slope

Seventh Avenue

Firs

t Stre

etEnclosedPlay Area


PL

MainEntry

Turf Blvd.

Sidewalk

57 - 7th AvenueCHILD CARE

DDNN

PL

PL

UPsign

gate

53 - 7thAvenue

705 1stStreet

TrafficCircle

Rear Entrygate

Turf

Blv

d.

Sid

ewal

k

Lane


Par

king

Driv

e A

isle

VehicleEntryGate

Drive Aisle7

standard

standard 8.5' X 17.33'1standard



3standard

2standard


5compact


6compact


4standard

VehicleExitGate

TRUE

NORTH

scale 1" : 24'-0"

57- 7th avenue:parking option a

para

llel

com

pact

8.0

' X 1

8.0'

para

llel

stan

dard

8.5

' X 2

2.0'

para

llel

stan

dard

8.5

' X 2

2.0'

11.81'New Ramp Up: max. 10% slope

Seventh Avenue

Firs

t Stre

etEnclosedPlay Area


PL

MainEntry

Turf Blvd.

Sidewalk

57 - 7th AvenueCHILD CARE

DDNN

PL

PL

UPsign

gate

53 - 7thAvenue

705 1stStreet

TrafficCircle

Rear Entrygate

Turf

Blv

d.

Sid

ewal

k

Lane

parallel standard 8.5' X 22.0'

11.81'parallel standard 8.5' X 22.0'

Pic

k-up

& d

rop-

off Z

one

Pick-up & drop-off Zone

Par

king

Driv

e A

isle

VehicleExitGate Drive Aisle

stand

ard 8.

5' X 17

.33'

stand

ard 8.

5' X 17

.33'

1standard

stand

ard 8.

5' X 17

.33'

stand

ard 8.

5' X 17

.33'

3standard

2standard

4standard

compa

ct 8.0

' X 15

.0'

5compact

compa

ct 8.0

' X 15

.0'

6compact

VehicleEntryGate

TRUE

NORTH

scale 1" : 24'-0"

57- 7th avenue:parking option b

advisory planning commission - new westminster...(rmw-2a) to allow an 111 unit residential...

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