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NEW WESTMINSTER DESIGN PANEL Tuesday March 27, 2012 3:00 p.m.

Committee Room No. 2

AGENDATime

1.0 ADDITIONS TO AGENDA 3:00 pm

2.0 ADOPTION OF MINUTES

2.1 Adoption of the Minutes of February 28, 2012

3.0 DESIGN REVIEWS 3:05 pm

3.1 620 Salter Street File: REZ00049 DPQ

An application has been received to rezone the property at 620 Salter Street from Queensborough Neighbourhood Residential Dwelling Districts (RQ-1) to Queensborough Townhouse Districts (RT-3) in order to allow a 54 unit townhouse development. (Matthew Cheng Architects Inc.)

3.2 1308 Ewen Avenue File: REZ00019

An application has been received to rezone the property at 1308 and 1310 Ewen Avenue from Queensborough Neighbourhood Residential Dwelling Districts (RQ-1) to Public and Institutional Districts (Low Rise) (P-1) in order to allow for the construction of a two storey church. (Stanley Paulus Architect Inc)

3.3 295 Francis Way (Parcel O – Victoria Hill) File: DPW00010 REZ00059 OCP00004

Applications have been received for an Official Community Plan amendment, Rezoning and Development Permit for 295 Francis Way (Parcel O – Victoria Hill) in order to allow the construction of 100 non-market residential dwelling units that are required through the Victoria Hill Development Agreement, as well as 85 market rental units dwelling units. (Douglas R. Johnson, Architect)

New Westminster Design Panel March 27, 2012

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4.0 DOWNTOWN DESIGN REVIEWS

5.0 REPORTS AND INFORMATION 4:30 pm

5.1 Proposed Changes to the Sign BylawStaff are exploring changes to the existing Sign Bylaw and are requesting feedback from the New Westminster Design Panel on the proposed changes.

6.0 UNFINISHED BUSINESS

7.0 NEW BUSINESS

8.0 CORRESPONDENCE

9.0 NEXT MEETING

April, 24 2012 at 3:00pm in Committee Room No. 2 as required.

10.0 ADJOURNMENT 4:45 pm

Please contact Michael Watson at (604)-527-4519 or [email protected] to confirm your attendance or if you have any concerns.

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NEW WESTMINSTER DESIGN PANEL Tuesday February 28, 2012 3:00 p.m.

Committee Room No. 2

MINUTES

VOTING MEMBERS PRESENT:Mark Vance - Chair, AIBC Representative Jay Hiscox - AIBC Representative Tom Morton - Development Industry Representative (UDI) Keith Ross - BC Society of Landscape Architects Richard Vallee - AIBC Representative Steve Wong - BC Society of Landscape Architects (arrived at 3:05 p.m.)

REGRETS: Paul Goodwin - AIBC Representative

STAFF: Jim Hurst - Development Planner Donna Martin - Committee Clerk

The meeting was called to order at p.m. 3:00 p.m.

1.0 ADDITIONS TO AGENDA

Committee Orientation – the role of the New Westminster Design Panel (NWDP)

Donna Martin reviewed the following documents with the Panel: � Terms of Reference � Rules of Conduct � Voting� Social Media Policy

Ms. Martin distributed Permission Forms for members to read, sign and return.

1.1 Election of Chair and Acting-Chair: Committee Clerk

By consensus, Mark Vance was chosen to Chair the meetings. Tom Morton was chosen to act as chair in his absence.

New Westminster Design Panel Minutes February 28, 2012

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2.0 ADOPTION OF MINUTES

2.1 Adoption of the Minutes of January 24, 2012

MOVED and SECONDED THAT the minutes of the New Westminster Design Panel meeting held on January 24, 2012 be received and adopted.

CARRIED. All members of the Panel present voted in favour of the motion.

3.0 DESIGN REVIEWS

3.1 1209 – 1211 Fourth Avenue File: REZ00057

An application has been received to rezone the above captioned property from Single Detached Dwelling Districts (RS-2) to a Comprehensive Development District to allow the construction of eight townhouse units.

Jim Hurst reviewed the application process noting this application is before the Panel for formal consideration

Mr. Hurst gave an overview of the site context noting the objectives of this designation are:� Guiding this area toward a multi-family residential development area;� Mitigate the impact of the transportation corridor; and� Implement architectural designs which complement the neighbourhood context.

Brian Hart, Brian Hart and Company, addressed some of the comments the Panel made at the January 24, 2012 meeting: � Lane will be landscaped more like a minor street; � Courtyard changes include articulation of paving through the use of different

coloured materials; � Green elements introduced to divide townhouse driveways.� Restructured roof and enlarged glazing area; � Balconies in interior lane have been modified and some colour has been added; � Balcony separation will be glass;� Siding will be coloured hardiplank and grey corrugated steel; � Existing trees will be removed.

Patricia Campbell, PMG Landscape Architects indicated the landscape will be more contemporary through the use of uniform plant material and the introduction of texture in the courtyard. Stepping planters will be used to accommodate with grade change. A planting bed will be added to the end of driveway. Pavers will be a uniform colour.


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Questions from the Panel: (Response in italics) � Has the applicant considered a non-accessible roof? Focus has been on the stairs to

the roof and how to provide recreational space.� What is the proposed colour of the corrugated metal siding? The corrugated metal

portion will be grey.� Is there an opportunity to use wood? The applicant has integrated wood beams into

the glass canopy. The only other area where wood could be used is on the Fourth Avenue façade.

� Will the type of cladding materials affect how the windows on the top floor are treated? The applicant explained if wood is used, the hardipanel would be installed first with the wood over top of the hardipanel.

� Will there be any detailing on the arbour trellis? The trellis will be a metal green screen for the vines to grow up.

Comments from the Panel: � Like this type of infill project; � Wood is a good secondary element; � Addition of canopies improves the site; � Encourage developer to incorporate the high windows as a part of the main window; � Concern the water will accumulate in the courtyard; � Danger of too many materials appearing too busy; � Suggest a low maintenance roof top solution;� Like industrial scheme and simplicity; � Consider green roof with possibly removable trays with plantings; � Support breaking up the driveway massing with plantings; � Suggest sandblasted finish for paving rather than broom finish; � Nice to have uniformity of trees; � Plant material for trellis should be robust; � Constructing an arbour over garage doors would add some green character; � Like architectural treatments but feel site is lacking in planning � Having an internal roadway seems too much; � Consider more courtyard plantings; � Issues with courtyard grades too bumpy, not useable; � Doorways to the lane are not acceptable; � Would like to have seen the existing trees on Fourth Avenue saved; � Suggest stair design could be more welcoming; � West façade seems a dramatic change to the neighbouring property; � Consider reconfiguration of courtyard; � In general, see an improvement in project.

MOVED and SECONDED THAT the application to rezone the property at 1209-1211 Fourth Avenue to accommodate construction of eight townhouse units be supported with the following conditions:� Improve appearance of roof perhaps by introduction of a green roof system;


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� Reconsider courtyard design with attention to how water moves across it; � Additional landscaping to improve central courtyard � Greater use of wood in design;� Consider more robust species of vines and additional arbour or trellis greenery � Refine materials palette.

CARRIED. One opposed.

3.2 610 Sixth Street File: DPU00044

Jim Hurst reported an application has been received for a development permit in order to allow the addition of a new elevator on the north wall of Royal City Centre Mall which would serve a Fraser Health Authority Kidney Dialysis Clinic. Mr. Hurst requested the Panel comment on off-site impacts as most clients of the Clinic will utilize the HandiDART bus.

Greg Richardson, Omicron, reported the proposed elevator on Princess Street will be incorporated into the existing façade with improvements to the landscaping. Sidewalk improvements will include a loading zone adjacent to the elevator for the Handi DART bus. The elevator will be tucked behind the landscaping.

Patricia Campbell, PMG Landscape Architects, explained the significant landscape changes will be on the centre of the block of Princess Street. The upper level planters will be retained and the lower level planters will be rebuilt. The plantings will be shade tolerant. Existing trees will be retained with the exception of one which needs to be removed.

Questions from the Panel: (Response in italics) � Do you have flexibility in location of planters? The applicant indicated there is not a

lot of flexibility due to the clearance needed for wheelchairs.� What is the sidewalk standard? The sidewalk standard is 5 feet in width.� Is the elevator public? The elevator is private with key card access only.� Will the bus stop be a regular HandiDART stop? It may be possible to board or get

off at that point.� Will the water coming down the building be a problem during a storm? A planter and

a canopy will assure the water is directed away from clients.

Comments from the Panel: � Suggest larger canopy for better rain protection; � May want to increase signage and lighting; � Sidewalk for general pedestrian flow seems narrow; � Check road width to see if the sidewalk could be wider; � Like design and landscaping materials; � Sidewalk passage for wheelchairs seems limited; � Consider ways to maximize passage at curb cut; � Consider low level seating on exterior of building as an amenity with lighting;


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� Could remove planter next to door to expand entry way; � Architecturally support design; � Good fit for neighbourhood;

MOVED and SECONDED THAT the application for a development permit to allow the addition of a new elevator on the north wall of Royal City Centre Mall to serve a Fraser Health Authority Kidney Dialysis Clinic be supported with the following considerations:

� Reconfigure canopy area to offer more coverage from weather; � Reconsider traffic configuration to provide more sidewalk passage and a broader

landing;� Introduction of seating and lighting for waiting clients and neighbouring

community.CARRIED.

All members of the Panel present voted in favour of the motion.

4.0 DOWNTOWN DESIGN REVIEWS

4.1 848 Royal Avenue File: SDP00185 DVP00531

Jim Hurst reported applications for a special development permit and a development variance permit have been received in order to allow the construction of 35 townhouse units, largely in two buildings. The application is considered phase 2 of the developer’s project in this block. Mr. Hurst requested the Panel comment on the considerations outlined in Mr. Waitt’s staff report.

Mathew Cheng, Matthew Cheng Architect Inc, reviewed the proposal to infill the block using a similar form and character and materials to continue what was done in the first phase of this project. There will be two buildings, one facing Royal Avenue and one facing Moody Street with a bridge linking the two. The intent is to improve the appearance of McInnes Street. Entry to the parking will be on McInnes Street. There will also be access from a staircase on Royal Avenue with a secondary access on the east side of the lot.

The developer will use sustainable recycled materials, energy efficient lighting, programmable thermostats, and triple glazed windows to reduce noise from Royal Avenue.

Cameron Woodruff, PMG Landscape Architects, reported on the drought tolerant planting material for the courtyard. The Moody Street side will have a green screen against a fairly substantial concrete wall. The courtyard is designed to have private areas and communal areas with plantings maximizing the private patio spaces. Small trees will be incorporated into courtyard. The McInness Street entrance to the courtyard will have an undercover checkerboard. The courtyard will be terraced to differentiate spaces.


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Questions from the Panel: (Response in italics) � Did you consider running stairs right out to the street? The applicant indicated the

intent of turning the stairs is to give the appearance of a shorter staircase.� Is the site next door the same size? The number of units for this phase have increased

from 29 to 35 in order to offer a more affordable one storey unit.� What is the purpose of the space on the lower level of Royal Avenue? This is flex

space.� Was consideration given to leaving the building open to McInnes Street for solar

orientation? It is believed the bridge adds street presence to McInnes Street.� Did you give consideration to a four storey townhouse on the corner? A four storey

townhouse would make the project short of parking.� Is the courtyard sloped? The courtyard is terraced.

Comments from the Panel:

� Agree with reduction of parking spaces; � The project would benefit from a massing model to better understand the relationship

of the building to the grade of the site. � Do not agree with reduction of sideyard setbacks on east side and Royal Avenue; � Mcinnes Street setback seems too narrow; � Concerned about privacy on street level; � Consider softening high part of project with increased setbacks; � Setback on Moody Street landscaping could be increased in height; � Not supportive of the building width; � Courtyard design definition of private and public space would be more distinct with a

low fence or small barrier for the patio; � Chess board in breezeway is a nice touch; � Suggest more plantings in courtyard; � Consider wider setback along McInnes Street; � Satisfied with stairway to roof deck; � Need something more to define private and public courtyard space; � Enough variation from first phase to be distinctive; � More attention to corner treatments especially at the lower level; � Consider additional half level of parking; � Bridge element will block west side light in courtyard; � Reconsider stacking on Moody Street to get more light into units; � Concerned with a hanging slab landing, suggest varying stairs to encourage

community interaction; � A building model would assist the Panel in the decision making process; � Consider changing bridging as it causes some challenges for landscaping of

courtyard;� Reconsider design of units in building B; � Windows do not fit Neo-Georgian character � Like ground oriented housing; � Massing needs to be mitigated;


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� Suggest reconfiguring parking; � Integrate light into lower unit on Moody Street.

MOVED and SECONDED THAT the application for a Special Development Permit and a Development Variance Permit to allow the construction of 35 townhouse units in two buildings at 848 Royal Avenue be resubmitted to the New Westminster Design Panel after consideration of the following:

� The project would benefit from a massing model; � To achieve the goals of the Downtown Design Guidelines, reconsider parking

configuration in order to mitigate effects of the high walls that detract from liveability of units on McInnes and Moody Streets;

� To achieve the goals of the Downtown Design Guidelines, reconsider the treatment of the prominent corners at Royal Avenue and McInnes Street and Moody Street and McInnes Street;

� Consider more glazing on side streets where there are blank walls; � Review stairway configuration toward Royal and weather protection of the

porches and stairs; � The bridge element does not allow access to sunlight for many units in the

northerly building. The Panel suggests considering a more open courtyard forsunlight purposes;

� Better definition of public and private areas in courtyard; � Circulation to the top level of the three storey building for units F1 and G3; � Assure a greater consistency with the proposed traditional architectural style.

CARRIED. All members of the Panel present voted in favour of the motion.

5.0 REPORTS AND INFORMATION

6.0 UNFINISHED BUSINESS

7.0 NEW BUSINESS

8.0 CORRESPONDENCE

9.0 NEXT MEETING

March 27, 2012 at 3:00pm in Committee Room No. 2 as required.


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10.0 ADJOURNMENT

ON MOTION, the meeting adjourned at 6:07 p.m.

Mark Vance Donna Martin Chair Committee Clerk

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City of New Westminster

R E P O R T

DEVELOPMENT SERVICES DEPARTMENT

To: Members of the New Westminster Design Panel

Date: March 27, 2012

From: James Hurst, Development Planner

File: REZ 049

Subject: Proposed Rezoning of 620 Salter Street – Information Presentation

RECOMMENDATION

THAT this report be received for information

PURPOSE

An application has been received to rezone the property at 620 Salter Street to allow a 54 unit townhouse development. The purpose of this report is to provide information to the New Westminster Design Panel on this rezoning application.

BACKGROUND

Owner: CMS Development Ltd 6220 Kerr Street, Vancouver B.C.

Architect: Matthew Cheng Architects Inc. #202-670 Evans Avenue, Vancouver B.C.

Existing Zoning: Queensborough Neighbourhood Residential Dwelling Districts (RQ-1)

Proposed Zoning: Queensborough Townhouse Districts (RT-3)

Official Community Plan Land Use Designation:

(RM) Residential – Medium Density


March 27, 2012 -2-

Official Community PlanDevelopment Permit Area Designation:

#9 East Queensborough (Queensborough #4)

Site Characteristics: Frontage: 280.3 feet (85.4 metres) Depth: 310.0 feet (94.5 metres)

Site Area: 2.2 acres (0.9 hectares) AREA MAP

CONTEXT

The subject site is zoned Queensborough Neighbourhood Residential Dwelling Districts (RQ-1). The site is one lot and was formerly utilized for arboriculture (tree farm). There are no buildings presently on the site. Wood Street is not developed on the southwest of the subject site.

To the east of the subject site is a 51 unit townhouse development zoned Multiple Dwelling Districts (Low Rise) (RM-2A) developed in 2007 with a density of 20.4 units per acre (8.3 units per hectare). This site is designated (RM) Residential – Medium Density in the Official Community Plan.

SUBJECTSITE�


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To the south of the subject site are two vacant parcels of land addressed as 34 and 36 South Dyke Road. These parcels are zoned Queensborough Neighbourhood Residential Dwelling Districts (RQ-1). These parcels are designated (RM) Residential – Medium Density in the Official Community Plan.

Adjacent to the subject site on the west side is 702 Salter Street, zoned Queensborough Neighbourhood Residential Dwelling Districts (RQ-1). That site was formerly used for arboriculture (tree farm). There is a house on the site. This site is designated (RM) Residential – Medium Density in the Official Community Plan. A rezoning application has been received for that site for a 63 unit townhouse development.

To the north of the subject site are single detached properties zoned Queensborough Neighbourhood Residential Dwelling Districts (RQ-1) with site areas averaging 6,513 square feet (1,985 square metres) with one lot at 13,065 square feet (3,982 square metres). Each lot has one house and the majority were built between 1970 and 1990 with one home being built in 1911. These properties are designated (RL) Residential – Low Density.

Wood Street is not developed on the west side of the property. City staff and the community have identified Wood Street as an important north/south connection in the community. The draft Queensborough Community Plan identifies that this street will be an important link between the South Dyke Road portion of the perimeter trail and the existing trail on the North Arm of the Fraser River.

PROPOSAL

The applicant proposes to acquire a 10,079 square foot (936.8 square metres) portion of Boyne Street from the City to increase the development site from 87,160 square feet (8101.6 square metres) to 97,179 square feet (9032.8 square metres). The value of the property would be determined by an independent appraisal.

All 54 proposed townhouses are three-bedroom units with two off street parking spaces per unit. In addition, the development proposes ten visitor parking spaces. The proposed density is 24 units per acre (59.3 units per hectare), with a floor space ratio of 0.73. The average unit size is 1,327 square feet (123.3 square metres).

This proposal is comparable to other multi-family residential projects in Queensborough, both constructed since 2005 and projects under consideration by council to date (see Appendix #2).


March 27, 2012 -4-

OFFICIAL COMMUNITY PLAN CONSIDERATIONS

In the Official Community Plan the site is designated for Residential Development at Medium Density. The Plan describes this designation as:

(RM) Residential – Medium Density: this area will contain medium density multi-family residential uses such as row houses, stacked townhouses, and low rises. Depending on the provision of public amenities, a density bonus may be provided in order to reach the upper limits of density in this area.

The site is in the #11 East Queensborough (Queensborough #4) Development Permit Area. The intent of this designation is:

#11 East Queensborough (Queensborough #4) The East Queensborough area, identified as Development Permit Area #11 and as Development Permit Area #4 in the Queensborough Official Community Plan, is designated to accommodate a range of multi-family dwelling types. This Development Permit Area protects development from hazardous conditions arising from the floodplain and establishes objectives and guidelines for the form and character of multi-family development.

The full Development Permit Designation is attached as Appendix #1.

DISCUSSION

The Queensborough Community Plan is currently under review. When rezoning applications are received during this review process, direction is then needed from City Council regarding the timing of the consideration of these applications.

The current designation of the property at 620 Salter Street is (RM) Residential – Medium Density. This designation would allow a medium density residential development. During the current plan review process, this designation has not been questioned or raised as a concern by the public, staff or Council.

An information report was presented to Council seeking direction on the processing of this application while the Community Plan process was underway. Council directed Staff to proceed with the typical review process, and to bring the application forward for Council consideration when the technical and Committee review process was complete.


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DEVELOPMENT PROCESS

The next steps in the development review process are outlined below:

1. Information report to Council. - Done 2. The application is circulated for review to all City Departments. - Done 3. The applicant will attend a future Queensborough Residents Association meeting

to discuss this concept and may also hold a public meeting. - Done 4. The site development and architectural design of the project will be reviewed by

the New Westminster Design Panel. Information Presentation March 27 Formal Consideration – April or May

5. The application will be considered by the Advisory Planning Commission. Information Presentation March 20 Formal Consideration April 17

6. Queensborough Residents Association Meeting - May 7. Council consideration – Receipt of Planning Report, Advisory Planning

Commission Report and Zoning Amendment Bylaw – June 8. Public Hearing – July 9, 2012

DESIGN CONSIDERATION

The Planning Department has reviewed the project and has identified one area for comment. The site needs a common area which includes an area for a children’s playground, mailboxes for the development, and a dedicated area for garbage and recycling.

CONCLUSION

An application has been received to rezone the property at 620 Salter Street to allow a 54 unit townhouse development. The purpose of this report is to provide information to the New Westminster Design Panel and seek comments from the panel on the form and character of the building and the site plan of the proposed development.

James Hurst Development Planner

APPENDIX # 1

Development Permit AreaObjectives & Guidelines

New Westminster Official Community Plan Bylaw 6476, 1998 Page 153

#11 East Queensborough The East Queensborough area, identified as Development Permit Area #11 and as Development Permit Area #4 in the Queensborough Official Community Plan, is designated to accommodate a range of multi-family dwelling types. This Development Permit Area protects development from hazardous conditions arising from the floodplain and establishes objectives and guidelines for the form and character of multi-family development.

ObjectivesThe objectives of this designation are:

• Secure public access to the waterfront and other amenities • Preserve or enhance elements of the natural environment in

juxtaposition to development • Implement a unifying architectural approach that continues the

established character of Queensborough as a riverfront village community

• Small commercial uses to serve the neighbourhood may be considered along Ewen Avenue. Home Based Businesses facing the street along Ewen Avenue are encouraged

GuidelinesDevelopment permits issued in this area shall be in accordance with the guidelines indicated in the Queensborough Official Community Plan.

Queensborough Official Community Plan Page 133

Development Permit Area #4The are identified in as Development Permit Area No. 4 on Map 6 is designated to be a residential mixed density area, to accommodate a range of multiple family residential dwellings. This area is designated in order to protect development from hazardous conditions and to establish objectives and provisions of guidelines for the form and character of multiple family development.

For discussion of the multiple family development refer to the section on housing.

The objectives of this designation are:

i) to establish a theme for the area; ii) to establish a fully serviced level of quality; iii) to secure public access to the waterfront and other amenities; and iv) to preserve and enhance elements of the natural environment in

juxtaposition to development.

Development permits shall be required to incorporate the above noted elements into the drawing.

Development permits issued in this are shall be in accordance with the following guidelines:

a) the scale and massing of buildings should relate to each other by following an approved maritime or riverfront village theme.

b) the shape and exterior finishes of buildings should be sufficiently varied to avoid a monotonous appearance when the development is viewed as a whole. Natural materials (e.g., wood shingles, wood siding, wood windows) are encouraged.

c) the shape, slope and finish of the roofs should be such that when viewed from above they appear clean and attractive, and can retain this quality over time.

d) the development should have a sense of unit, but should not be made monotonous thought repetition of building form.

e) exterior lighting and signs should be unobtrusive, in scale with their surroundings and be used to unify the development.

f) Technical approaches to noise abatement shall be employed in building construction in the area.

g) all parking should be beneath or behind buildings and well concealed from public view.

h) all sites shall be well landscaped. i) all commercial areas shall have ornamental sidewalks and street

trees.j) where a development is adjacent to a body of water, the natural

water course is to be enhanced. k) landscaped be placed adjacent to major highways to form visual and

acoustic barriers.

APPENDIX # 2

MULTIFAMILY RESIDENTIALCOMPARISON CHART

Numberof units

UnitsPer Acre

Floor Space Ratio

AverageUnit Size

Status

Current Townhouse

Applications620 Salter St. 54 24 0.73 1327 sq.

ft.Current

Application702 Salter St. 63 23 0.80 1321 sq.

ft.Current

Application

Pending Townhouse Applications

30 South Dyke Road

8 Rezoning pending

34 South Dyke Road

18 Rezoning pending

36 South Dyke Road

18 Rezoning pending

Approved Townhouse Projects

42 South Dyke Rd. 36 23 0.77 1450 sq.

ft.Approved 2011

1100 Block Ewen 61 30 0.86 1250 sq. ft.

Constructed 2011

Windsor Mews 1010 Ewen

68 29 0.91 1360 sq. ft.

Constructed 2005

Coopers Landing 935 Ewen

154 26 0.82 1370 sq. ft.

Constructed 2005

Eagle Estates 150 Pembina

51 20 0.65 1415 sq. ft.

Constructed 2007

Alexander Walk 1211 Ewen

36 24 0.72 1320 sq. ft.

Constructed 2007

303 – 307 Jardine Street

8 28 0.84 1300 sq. ft.

Approved 2008

Approved Mixed

Use Projects 1130 Ewen 33 23 0.78 1400 sq.

ft.Under construction

APPENDIX # 3

PROJECT PLANS

Doc # 200602


R E P O R T

DEVELOPMENT SERVICES DEPARTMENT

To: Members of the New Westminster Design Panel

Date: March 27, 2012

From: Jim Hurst, Development Planner

File: REZ00019

Subject: Proposed Rezoning of 1308/ 1310 Ewen Avenue St Joseph Damascene Church – Information Report

RECOMMENDATION

THAT this report be received for information.

PURPOSE

An application has been received to rezone the property at 1308 and 1310 Ewen Avenue from Queensborough Neighbourhood Residential Dwelling Districts (RQ-1) to Public and Institutional Districts (Low Rise) (P-1). The purpose of this report is to provide information to the New Westminster Design Panel on this rezoning application.

BACKGROUND

Owner: St Joseph Damascene Antiochian Orthodox Church 1308 Ewen Ave New Westminster, BC

Architect: Stanley Paulus Architect Inc 2751 Cultus Ave Coquitlam, BC

Existing Zoning: Queensborough Neighbourhood Residential Dwelling Districts (RQ-1)

Proposed Zoning: Public and Institutional Districts (Low Rise)(P-1).


March 27, 2012 -2-

Official Community Plan Land Use Designation:

(RMC) Residential Medium Density/ Community Facility

Official Community PlanDevelopment Permit Area Designation:

#8 Ewen Avenue (Queensborough #3)

Site Characteristics: Frontage: 116.8 feet (35.6 metres) Depth: 186.0 feet (56.7 metres)

Site Area: 21,724 square feet (2,018 sq metres)

AREA MAP

SUBJECTSITE�


March 27, 2012 -3-

CONTEXT

The subject site is zoned Queensborough Neighbourhood Residential Dwelling Districts (RQ-1). The site is two lots and is currently being utilized by the St Joseph Damascene Antiochian Orthodox Church. There is one existing building on the site that was built in 1954 and is 2,324 square feet. The building was constructed as a church.

Directly to the north of the site is Ewen Avenue, an important east-west transportation connection for the Queensborough Neighbourhood. Ewen Avenue is a Development Cost Charge road and will be constructed to full urban standards over the next 5 years.

The adjacent properties in all directions are zoned Queensborough Neighbourhood Residential Dwelling Districts (RQ-1) and are occupied by single detached dwellings.

PROPOSAL

The applicant proposes to build a two-storey church. The ground floor level would be 5,472 square feet and consist of the parish hall, kitchen, church office, washrooms and Sunday school. The worship area would be on the second floor and would be 3,121 square feet. The project would provide 41 parking spaces accessed from Hume Street. The proposed Floor Space Ratio is 0.40. The proposed site coverage is 25.2%.

OFFICIAL COMMUNITY PLAN CONSIDERATIONS

In the Official Community Plan the site is designated for Residential Development at Medium Density and/ or Community Facility. The Plan describes this designation as:

(RMC) Residential Medium Density/Community Facility: this area will contain medium density multi-family residential uses such as detached townhouses, row houses, and stacked townhouses. Depending on the provision of public amenities, a density bonus may be provided in order to reach the upper limits of density in this area. This area will also contain community amenities such as churches, child care, libraries or community space. (See the Queensborough Official Community Plan for more details on this land designation.)

The proposed site is in the #8 Ewen Avenue (Queensborough #3) Development Permit Area. The proposed use for the site is institutional and therefore would not be required to obtain a Development Permit for the proposed building.


March 27, 2012 -4-

DISCUSSION

The Queensborough Community Plan is currently under review. When rezoning applications are received during this review process, direction is then needed from City Council regarding the timing of the consideration of these applications. The current designation of the property at 1308/ 1310 Ewen Avenue is (RMC) Residential Medium Density/ Community Facility. This designation would allow a church. During the current plan review process, this designation has not been questioned or raised as a concern by the public, staff or Council.

After considering the Staff information report, Council directed staff to bring the application forward for Council consideration after the typical Staff technical and Committee review processes were complete.

DESIGN CONSIDERATIONS

The Church is not subject to the requirements of the Development Permit Area Designation, however as a rezoning application Staff asked the applicant to present to the design panel on an information basis. All of the adjacent buildings are single detached dwellings. The area is designated to allow future medium density residential growth. The most likely form of development in this area would be townhouses. The Development Permit Area Designation would apply to these future residential developments. Staff asks the panel to comment on the form and character of the building and the site plan of the proposed development.

NEXT STEPS

The next steps in the development review process are outlined below:

1. The application is circulated for review to all City Departments. Done Jan 5, 2012 2. The applicant will attend a future Queensborough Residents Association meeting

to discuss this concept and may also hold a public meeting. Done February 2012 3. The site development and architectural design of the project will be reviewed by

the New Westminster Design Panel. Mar 27, 2012 4. The application will be considered by the Advisory Planning Commission.5. The application would be brought forward for consideration by Council.

CONCLUSION

An application has been received to rezone the property at 1308/ 1310 Ewen Avenue to allow a church. The purpose of this report is to provide information to the New Westminster Design Panel and seek comments from the panel on the form and character of the building and the site plan of the proposed development.


March 27, 2012 -5-

James Hurst, Development Planner

Julia Dykstra, Planning Clerk

APPENDIX # 1

PROJECT PLANS

new westminster design panel 1 nwdp 2012 mar... · the new westminster design panel on the ......

Documents