file no. city of burnaby advisory planning commission … · 2014. 5. 8. · file no. 2410-20 city...

FILE NO. 2410-20

CITY OF BURNABY

ADVISORY PLANNING COMMISSION

NOTICE OF MEETING

DATE: THURSDAY, 2014 MAY 15

TIME:

PLACE:

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

COMMITTEE ROOMS 1 & lA, CITY HALL

AGENDA

1. MINUTES

a) Meeting of the Advisory Planning Commission held on 2014 April 17

PAGE

1 - 4

2. ZONING BYLAW AMENDMENTS

a) BURNABY ZONING BYLAW 1965, AMENDMENT BYLAW NO. 14, 2014 BYLAW NO. 13343 5 - 14

Rez. #11-21

7604 Sixth Street

Lot A, D.L. 28, Group 1, NWD Plan 5406

From: C2 Community Commercial District and R5 Residential District

To: CD Comprehensive Development District (based on RM3 Multiple-Family Residential District, C1 Neighbourhood Commercial District and Sixth Street Community Plan guidelines and in accordance with the development plan entitled "Mixed Use Building" prepared by Joseph Park Architecture)

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

Advisory Planning Commission 2014 May 15 Meeting of3

b)

c)

BURNABY ZONING BYLAW 1965, AMENDMENT BYLAW NO. 15, 2014 BYLAW NO. 13344 15 - 22

Rez. #12-48

4700 Imperial Street

Lot 1, DL 99, Group 1, NWD Plan BCP6963

From: CD Comprehensive Development District (based on the P2 Administration and Assembly District)

To: CD Comprehensive Development District (based on the C2 Community Commercial District and in accordance with the development plan entitled "Presentation Centre, 4700 Imperial Street, Burnaby, British Columbia" prepared by Ramsay Worden Architects, to be superseded on 2018 January 01 by the development plan entitled "4700 Imperial St, Burnaby, B.C." prepared by Matthew Cheng Architect Inc.)

The purpose of the proposed zoning bylaw amendment is to permit the construction of a residential sales centre, and the subsequent construction of a one-storey commercial building once the residential sales centre use ceases.

BURNABY ZONING BYLAW 1965, 23 - 47 AMENDMENT BYLAW NO. 16,2014 - BYLAW NO. 13345

Rez. #12-18

8255/8360 Wiggins Street and 5279 Riverbend Drive

Lot 48 Except: Firstly: Parcel "A" (Bylaw Plan 70015); Secondly: Part Subdivided by Plan 72187; DL 167, Group 1, NWD Plan 48061; Lot 49, DL 167, Group 1, NWD Plan 48061; Lot 1, DL 167, Group 1, NWD Plan 18016

From: CD Comprehensive Development District (based on M2 General Industrial District, M3 Heavy Industrial District and M5 Light Industrial District)

To: Amended CD Comprehensive Development District (based on M2 General Industrial District, M3 Heavy Industrial District and M5 Light Industrial District, C2 Community Commercial District and Big Bend Development Plan guidelines, and in accordance with the development plan entitled "Riverbend Business Park Conceptual Development Plan" prepared by Christopher Bozyk Architects Ltd. and PFS Studio)

Advisory Planning Commission 2014 May 15 Meeting of3

d)

The purpose of the proposed zoning bylaw amendment is to establish a Conceptual Development Plan for the subject site, which would guide further individual site specific rezoning applications for the development of a multi-phased industrial business park and riverfront amenity area. No specific development or new construction is being sought under the subject rezoning application.

BURNABY ZONING BYLAW 1965, 48 - 53 AMENDMENT BYLAW NO. 13, 2014 - BYLAW NO. 13335

Text Amendment

The purpose of the proposed zoning bylaw text amendment is to allow for implementation of exemption provision in the revised Adaptable Housing Policy.

3. NEW BUSINESS

4. INOUIRIES

5. ADJOURNMENT

FILE NO.: 2410-20

CITY OF BURNABY

ADVISORY PLANNING COMMISSION

MINUTES

A meeting of the Advisory Planning Commission was held in the Clerk's Committee Room, Burnaby City Hall, 4949 Canada Way, Burnaby, BC on Thursday, 2014 April 17 at 6:00 p.m.

PRESENT: Mr. Valentin Ivancic, In the Chair Mr. Craig Henschel, Vice Chair Ms. Sarah Campbell Mr. Arsenio Chua Mr. Larry Myers Ms. Jasmine Sodhi Ms. Stella Tsiknis

ABSENT: Mr. Harman Dhatt Mr. Matt Foley, Parks, Recreation & Culture Commission Representative

STAFF: Mr. Ed Kozak, Assistant Director, Current Planning Ms. Eva Prior, Administrative Officer

The Chair called the meeting to order at 6:00 p.m.

1. MINUTES

(a) Minutes of the Advisory Planning Commission meeting held on 2014 March 13

MOVED BY COMMISSIONER HENSCHEL: SECONDED BY COMMISSIONER MYERS:

"THAT the minutes of the Advisory Planning Commission meeting held on 2014 March 13 be adopted."

CARRIED UNANIMOUSLY

Advisory Planning Commission Minutes - 2014 April 17

2. ZONING BYLAW AMENDMENTS

MOVED BY COMMISSIONER CAMPBELL: SECONDED BY COMMISSIONER CHUA:

"THAT the Zoning Bylaw Amendments be received."

a) BURNABY ZONING BYLAW 1965,

Page 2

CARRIED UNANIMOUSLY

AMENDMENT BYLAW NO. 11, 2014 BYLAW NO. 13327

Rez. #14-05

4501 Kingsway

Lot 1, D.L. 153, Group 1, NWD Plan BCP47481

From: CD Comprehensive Development District (based on C3 General Commercial District and RM5 Multiple Family Residential District)

To: Amended CD Comprehensive Development District (based on C3 General Commercial District, RM5 Multiple Family Residential District and Metrotown Development Plan as guidelines, and in accordance with the development plan entitled "4501 Kingsway Sovereign Element Hotel Exterior Sky Sign" prepared by Bosa Properties Inc.)

The purpose of the proposed zoning amendment is to permit the installation of a skysign on the Willingdon Avenue (west) frontage of a residential/commercial mixed-use building (under construction) on the subject site.

The Commission expressed concern regarding the proposed size of the skysign and potential impact on future residential development in the area.

MOVED BY COMMISSIONER MYERS: SECONDED BY COMMISSIONER CHUA:

"THAT the Advisory Planning Commission SUPPORT Rez. #14-05, Bylaw No. 13327."

FOR: L. MYERS S.CAMPBELL V. IVANCIC A.CHUA

OPPOSED: C. HENSCHEL J. SODHI S. TSIKNIS

CARRIED


b) BURNABY ZONING BYLAW 1965, AMENDMENT BYLAW NO. 12, 2014 - BYLAW NO. 13328

Rez. #14-08

4451 Still Creek Drive

Lot 4, D.L.'s 70 & 119, Group 1, NWD Plan BCP25458

Page 3

From: CD Comprehensive Development District (based on M1 Manufacturing District, M5 Light Industrial District and C1 Neighbourhood Commercial District)

To: Amended CD Comprehensive Development District (based on M1 Manufacturing District, M5 Light Industrial District and C1 Neighbourhood Commercial District and in accordance with the development plan entitled "Burnaby Automall Phase 1 Toyota Dealership 4451 Still Creek Development" prepared by CEI Architecture)

The purpose of the proposed zoning bylaw amendment is to permit revisions to the proposed Phase 1 automobile dealership building on the site.

MOVED BY COMMISSIONER CHUA: SECONDED BY COMMISSIONER TSIKNIS:

"THAT the Advisory Planning Commission SUPPORT Rez. #14-08, Bylaw No. 13328."

CARRIED UNANIMOUSLY

3. NEW BUSINESS

There was no new business brought before the Commission at this time.

4. INQUIRIES

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

5. ADJOURNMENT

MOVED BY COMMISSIONER MYERS: SECONDED BY COMMISSIONER HENSCHEL:

"THAT this meeting do now adjourn."

CARRIED UNANIMOUSLY


The meeting adjourned at 6:30 p.m.

Ms. Eva Prior Administrative Officer

Commissioner Valentin Ivancic Chair

Page 4

• ~ City of 0TfF Burnaby PROPOSED DEVELOPMENT SUMMARY

FOR ADVISORY PLANNING COMMISSION (APe)

REZONING REFERENCE # 11-21

ADDRESS: 7604 Sixth Street

DEVELOPMENT PROPOSAL:

Meeting Date: 2014 May 15

Construction of a 4-storey mixed-use development with retail at grade and residential uses above,

including surface and underground parking.

1. Site Area: 1,669.65 m2 (17,972 sq. ft.)

2. Existing Use: Commercial

Adjacent Use: Commercial, mixed-use, single- and two-family dwellings

Proposed Use: Commercial, multi-family residential

Permitted/Required

3. Gross Floor Area: 2,650.02 m2 (28,525 sq.ft.)

4. Site Coverage: 55%

S. Building Height: 4 storeys

6. Vehicular Access from: 15th Avenue

7. Parking Spaces: 51

8. Loading Spaces: 1

9. Communal Facilities: N/A

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

Note: N/A where not applicable

P:\REZONING\fORMS\APC STAT SHEET

Proposed/Provided

2,650.02 m2 (28,525 sq. ft.)

55%

4 storeys

15th Avenue

51

1

N/A

I!!l YES IJ NO

05

• ~ City of ,+T-Burnaby Item ............................................................ ~ Meeting ...................................... 2014 April 28

COUNCIL REPORT

TO: CITY MANAGER

FROM: DIRECTOR PLANNING AND BUILDING

sUBJECT: REZONING REFERENCE #11-21 Four-storey mixed-use development Sixth Street Community Plan

ADDRESS: 7604 Sixth Street (see attached Sketches #1 and #2)

LEGAL: Lot A, D.L. 28, Group 1, NWD Plan 5406

FROM: C2 Community Commercial District and R5 Residential District

2014 April 23

TO: CD Comprehensive Development District (based on RM3 Multiple-Family Residential District, C1 Neighbourhood Commercial District and Sixth Street Community Plan guidelines and in accordance with the development plan entitled "Mixed Use Building" prepared by Joseph Park Architecture)

APPLICANT: Joseph Park Architecture 207 - 508 Clarke Road Coquitlam, BC V3J 3X2 (Attention: Joseph Park)

PURPOSE: To seek Council authorization to forward this application to a Public Hearing on 2014 May 27.

RECOMMENDATIONS:

L THAT a Rezoning Bylaw be prepared and advanced to First Reading on 2014 May 05, and to a Public Hearing on 2014 May 27 at 7:00 p.m.

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

a. The submission of a suitable plan of development.

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

06

To: City Manager From: Director Planning and Building Re: Rezoning Reference #11-21

Four Storey Mixed-Use Development 2014 April 23 ................................................................ Page 2

07

c. The installation of all electrical, telephone and cable servlcmg, and all other wiring underground throughout the development, and to the point of connection to

. the existing service where sufficient facilities are available to serve the development.

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

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

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

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

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

i. Compliance with the Council-adopted sound criteria.

j. The submission of a Comprehensive Sign Plan.

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

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

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

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

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


Four Storey Mixed-Use Development 2014 April 23 "" .. " .. ""."""."." ... " .. "" ...... "".".""." .. ,,. Page 3

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

q. The deposit of the applicable Parkland Acquisition Charge.

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

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

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

REPORT

1.0 REZONING PURPOSE

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

2.0 BACKGROUND

2.1 The subject rezoning application would be the first 'mixed-use' application within the Sixth Street Community Plan to advance to Public Hearing since the Plan's adoption. The Sixth Street Community Plan, adopted by Council on 2013 June 10, consists of four elements: the Village Street, the Multiple-Family Residential District, the Neighbourhood Commercial Hub, and the Commercial Gateway. The subject site is located within the Neighbourhood Commercial Hub. The Neighbourhood Commercial Hub is intended to create a walkable concentrated commercial focus for Sixth Street to support the surrounding Multiple-Family Residential District and single- and two-family residential neighbourhoods beyond. The Neighbourhood Commercial Hub is to be developed with ground level commercial, retail and restaurant uses with up to three levels of multiplefamily residential uses above. The subject rezoning application will include servicing requirements involving separated sidewalks and on-street parking on Sixth Street to contribute to a revitalized streetscape, as envisioned in the Plan.

2.2 The subject site is located on the southeast corner of Fifteenth Avenue and Sixth Street within the Council adopted Sixth Street Community Plan area. Directly to the south is an older commercial building and a single-family residential dwelling. Directly to the east is

08

To: . City Manager From: Director Planning and Building Re: Rezoning Reference #11-21

Four Storey Mixed-Use Development 2014 April 23 "" ... "" .... "."""""." ...... """""""",, .. ,,.,," Page 4

an established single- and two-family residential community outside of the Plan area boundary. To the west, across Sixth Street, are older commercial buildings fronting Sixth Street with an established single- and two-family residential community beyond. To the north, across Fifteenth Avenue, are older commercial buildings with a newer three-storey mixed-use development beyond, pursued under Rezoning Reference #03-39.

2.3 The development proposal is for a 20 unit four-storey mixed-use building with commercial uses at grade and three levels of residential above. The proposal is in accordance with the CD Comprehensive Development District utilizing the C I Neighbourhood Commercial District and RM3 Residential Multiple-Family District as guidelines. Access to the site is provided from Fifteenth Avenue, with commercial parking at grade to the rear, and residential parking provided underground.

2.4 On 2011 May 30, Council received the report of the Planning and Building Department regarding the rezoning of the subject site and authorized the Department to work with the applicant in preparing a suitable plan of development with the understanding that a further and more detailed report would be submitted at a later date. The applicant has' now submitted a plan of development suitable for presentation to a Public Hearing.

3.0 GENERAL COMMENTS

3.1 The development proposal is for a four storey mixed-use building with commercial uses on the ground floor fronting Sixth Street and Fifteenth Avenue, with 20 residential units located on the second to fourth floors.

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

09

• the construction of a separated sidewalk across the development frontage on Sixth Street including a 1.8 m coloured sawcut concrete front boulevard with street trees in grates, street lighting and pedestrian lighting, a 1.5 m natural sawcut concrete sidewalk and a 1.2 m coloured sawcut concrete rear boulevard;

• the construction of a separated sidewalk across the development frontage on Fifteenth Avenue including a 1.8 m coloured sawcut concrete front boulevard with street trees in grates, street lighting and pedestrian lighting, a 1.5 m natural sawcut concrete sidewalk and a 1.2 m coloured sawcut concrete rear boulevard; and,

• the repaving of Sixth Street and Fifteenth Avenue across the development frontage, as necessary;

• the installation of sanitary sewer, storm sewer and waterline upgrades, as necessary; and,

• the installation of electrical, gas, telephone and cable services, as necessary; .•. the undergrounding of BC Hydro overhead wiring across the Sixth Street and

Fifta.enth Avenue frontage.

To: From: Re:

City Manager Director Planning and Building Rezoning Reference # J J -2 j Four Storey Mixed-Use Development

2014 April 23 ................................................................ Page 5

A 0.35 m (1.16 ft.) dedication, 3m x 3m comer truncation, and 1.2 m (4.0 ft.) statutory right-of-way are required on Sixth Street for the provision of separated sidewalks.

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

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

and, • 1.2 m (4.0 ft.) statutory right-of-way on Sixth Street for the provision of separated

sidewalks.

3.4 In light of the proximity to Sixth Street, a noise study is required to ensure compliance with the Council-adopted sound criteria.

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

3.6 One combined residential and commercial loading space will be provided on site.

3.7 The developer is responsible for the undergrounding of the overhead wiring abutting the site on Fifteenth Street and Sixth Street.

3.8 Development Cost Charges:

a) Parkland Acquisition Charge of $3 .84 per sq.ft. of residential gross floor area. b) School Site Acquisition Charge of $700.00 per unit. c) GVS&DD Sewerage Charge of $1,082.00 per apartment unit and $0.811 per sq.ft. of

commercial floor area.

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

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

3.11 Due to the existing C2 Community Commercial zoning of the site, submission of a site profile will be required, as well as resolution of any arising requirements.

.~ 0 1


Four Storey Mixed-Use Development 2014 April 23 ................................................................ Page 6

4.0 DEVELOPMENT PROPOSAL

4.1 Site Area

Gross Site Dedication Net Site

4.2 Density

4.3

F.A.R.

Commercial Residential

Gross Floor Area (G.F.A.)

Residential Commercial

Site Coverage

Height

4.4 Unit Mix

18 two-bedroom + den 2 three-bedroom

20 Units Total

4.5 Parking and Loading:

Vehicle Parking Required and Provided

Residential 20 units @ 1.6 spaceslunit

Commercial 812.81 m2 @ 1 space 146m2

Total Parking:

11

1,669.65 m2 (17,972 sq.ft.) 13.38 m2 (144 sq.ft.)

1,656.27 m2 (17,828 sq. ft.) (subject to survey)

Permitted and Provided

0.5 F.A.R. 1.1 F.A.R.

2,650.02 m2 (28,525 sq. ft.)

1,821.89 m2 (19,611 sq. ft.) 828.13 m2 (8,914 sq. ft.)

55%

4 storeys

75.2 - 81.8 m2 (809-880sq.ft.) 86.7 m2 (933 sq.ft.)

32 space (inc!. 5 visitors)

19 spaces

51 spaces


Four Storey Mixed-Use Development 2014 April 23 ............ """.".""."" .................. "."" .. ".,,. Page 7

Car Wash Stall

Bicycle Parking Required and Provided

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

Residential/Commercial Loading Provided

~~~~ PLANNING AND BUILDING

JBS:spf Attachments

cc: Director Engineering City Solicitor City Clerk

P:\REZONING\Applications\2011\Rez 11w21\PL w Public Hearing Report RZ 11-21.doc

I space

20 6

I space

12

~ Citv"f :r.pBurnaby

DATE:

APR 14 2014

SCALE:

1:2.000

DRAWN By: AY

13

PLANNING & BUILDING DEPARTMENT

--, L _" Subject Site

REZONING REFERENCE #11 ··21

7604 6th STREET

~ City of or.pBurnaby

and

Printed on April14, 2014

General Land Use Designation Key

W Medium Density Multiple Family Residential

[§J Commercial

[II Medium Density Mixed Use

I1QJ Institutional

Sixth Street Community Plan , .... "='.' .... 10~ltels

1:7,000

Sketch #2

14 . '

• ~ City of ~Burnaby

PROPOSED DEVELOPMENT SUMMARY FOR ADVISORY PLANNING COMMISSION (APe)

REZONING REFERENCE # 12-48

ADDRESS: 4700 Imperial Street

Meeting Date: 2014 May 15

DEVELOPMENT PROPOSAL:

The purpose of the proposed rezoning bylaw amendment is to permit the construction of a residential sales centre, and the subsequent construction of a one-storey commercial bUilding once the residential sales centre use ceases.

1. Site Area: Gross 1,443 m2 (15,532 sq.ft.) - Dedication 26 m2 (280 sq.ft.) = Net 1,417 m2 (15,252 sq. ft.)

2. Existing Use: Vacant

Adjacent Use: Commercial, gas station, single-family residential and multi-family residential

Proposed Use: Commercial

Permitted/Required

3. Gross Floor Area: Ph 1-Sales Centre 0.28 FAR Ph 2-Comm. Bldg. 0.46 FAR

Ph 1-Sales Centre 28.0% 4. Site Coverage: Ph 2-Comm. Bldg. 46.0%

5. Building Height: Ph 1-Sales Centre 1 Storey (22 ft) Ph 2-Comm. Bldg. 1 Storey (19 ft)

6. Vehicular Access from: Waverley Avenue & Lane

7. Parking Spaces: Ph 1 - 9 spaces

Ph 2 - 14 spaces

8. Loading Spaces: Ph 1 - 1 space Ph 2 - 2 spaces

9. Communal Facilities: N/A

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

Note: N/A where not opplicable

\f~' P:\REZONING\FORMS\APC STAT SHEeT

Proposed/Provided

Ph 1-Sales Centre 0.28 FAR Ph 2-Comm. Bldg. 0.46 FAR

Ph 1-Sales Centre 28.0% Ph 2-Comm. Bldg. 46.0%

Ph 1-Sales Centre 1 Storey (22 ft) Ph 2-Comm. Bldg. 1 Storey (19 ft)

Waverley Avenue & Lane

Ph 1 - 9 spaces Ph 2 - 14 spaces

Ph 1- 0 spaces Ph 2 - 2 spaces

N/A

IE! YES CI NO

15

Item ........................................................... .

Meeting ....................................... 2014 May 05

COUNCIL REPORT

TO: CITY MANAGER 2014 April 30


SUBJECT: REZONING REFERENCE #12-48 Proposed Two-Phase Rezoning for a Residential Sales Centre and OneStorey Commercial Building

ADDRESS: 4700 Imperial Street (see attached Sketch#l)

LEGAL:

FROM:

TO:

Lot 1, DL 99, Group 1, Nwb Plan BCP6963

CD Comprehensive Development District (based on the P2 Administration and Assembly District)

CD Comprehensive Development District (based on the C2 Community Commercial District and in accordance with the development plan entitled "Presentation Centre, 4700 Imperial Street, Burnaby, British Columbia" prepared by Ramsay Worden Architects, to be superseded on 2018 January 01 by the development plan entitled "4700 Imperial St, Burnaby, B.C." prepared by Matthew Cheng Architect Inc.)

APPLICANT: Da-Yi Refrigeration & Air Conditioning Ltd. 7036 Frederick Avenue Burnaby, BC V5J 3X9 (Attn: Allen Tang)


RECOMMENDATIONS:

1. THAT a Rezoning Bylaw be prepared and advanced to First Reading on 2014 May 05, and to a Public Hearing on 2014 May 27 at 7:00 p.m.

2. THAT the predecessor Rezoning Bylaw, Amendment Bylaw No. 27/2013, Bylaw #13237, be abandoned contingent upon the granting by Council of Second Reading of the subject rezoning bylaw.


lG

To: City Manager From: Director Planning and Building Re: REZONING REFERENCE #12-48

Proposed Two-Phase Rezoning/or a Residential Sales Centre and One-Storey Commercial Building

2014 Apri/30 ................................................................. Page 2

a) The submission of a suitable plan for each phase of development.

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

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

d) The undergrounding of existing overhead wiring abutting the site on Waverley A venue, and pre-dueting with a cash deposit for future undergrounding of overhead wiring abutting the site along Imperial Street.

e) The dedication of any rights-of-way deemed requisite.

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

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

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

i) The submission of a detailed Comprehensive Sign Plan.

j) The deposit of the applicable GVS & DD Sewerage Charge.

REPORT


The purpose of the proposed rezoning is to permit the construction of a residential sales centre, and the subsequent construction of a one-storey commercial building once the residential sales centre use ceases.

17

To: City Manager From: Director Planning and BUilding Re: REZONING REFERENCE #12-48


2014 April 30 ................................................................. Page 3

2.0

2.1

2.2

3.0

3.1

18

BACKGROUND

The subject property is located at the southeast comer of Imperial Street and Waverley Avenue, adjacent to the Metrotown Development Plan area to the north across Imperial Street (see attaclted Sketch #1). One and two-storey commercial buildings, zoned C2 Community Commercial District, are located directly to the east along Imperial Street, and a gas station is located to the west across Waverley Avenue, with one and two-storey commercial buildings beyond. To the south across a lane is an established R5 Residential District neighbourhood. To the north, across Imperial Street, are low-rise apartments and Central Boulevard, within the Metrotown Development Plan area.

On 2001 August 25, Council gave Final Adoption to Rezoning Reference #01-36 to rezone the subject site from its previous C2 Community Commercial District designation to its current zoning, CD Comprehensive Development District (based on the P2 Administration and Assembly District as guidelines), in order to permit the development of the Taiwan Economic & Cultural Centre. On 2004 November 01, Council gave Final Adoption to Rezoning Reference #04-05, which provided for a revised development plan for the proposed centre. However, construction of the centre was not pursued and the lot has since remained vacant. On 2009 June 23, the Planning and Building Department received an application to rezone the site to the C2 Community Commercial District (Rezoning Reference #09-12), in order to permit the development of a commercial building. That application, which was presented to Public Hearing on 2009 September 22, and given Second Reading on 2009 October 05, was subsequently withdrawn.

The current application (Rezoning Reference #12-48) was submitted on 2012 December 24. The proposal originally was limited to a one-storey commercial building containing five commercial retail units. This proposal was presented to Public Hearing on 2013 September 24, and received Second Reading on 2013 October 07. The applicant has since revised the proposal to consist oftwo sequential plans of development: a residential sales centre; and the one-storey commercial building originally proposed, which would be pursued once the residential sales centre use is ceased and the improvements are removed.

GENERAL COMMENTS

The applicant proposes to rezone the subject site from CD Comprehensive Development District (based on the P2 Administration and Assembly District) to CD Comprehensive Development District (based on the C2 Community Commercial District) to permit development of the site based on two sequential plans: 1) the construction ofa 404 m

2

(4,358 if) residential sales centre, and 2) the construction ofa 647.1 m2 (6,965 ft2) onestorey commercial building containing five commercial units once the residential sales centre use ceases. The scale of development under both proposed plans is compatible with the surrounding C2 District uses.

To: City Manager From: Director Planning and Building Re: REZONING REFERENCE #12-48


2014 April 30 ................................................................. Page 4

3.2 The intent of the proposed residential sales centre use is to facilitate sales of a nearby high density residential multiple family development in the Metrotown Town Centre area. The interim use will also enable earlier development of the subject site than would otherwise be feasible. Given the commercial character of Imperial Street in this area, it is believed that the subject site is well suited for a residential sales centre. As such, the interim residential sales centre use is appropriate to support new development occurring in the Metrotown area.

3.3 The proposed residential sales centre is a single storey modular building with a wood frame, glass paneled feature entry and a modem design. The building is raised approximately 2.5 ft. above grade with a concrete base, entry steps, and a side ramp for disabled access. The proposed building is flanked on the east by an approximately 35 ft. wide side yard featuring landscaping and a pylon sign. The proposed one-storey commercial building also features a modem design with suspended metal awnings and fully glazed storefronts along Imperial Street. The proposed building contains five commercial retail units and extends the width of the parcel, with the exception of a 2 m (6.56 ft.) side yard along Waverley Street.

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

• upgrading of water mains, sanitary sewers, and storm sewers as required; • construction of a separated sidewalk along Imperial Street and upgrading

of the sidewalk on Waverley Avenue, with street trees, boulevard treatment, and provision for a future curb approximately 1.4 m south of the existing curb on Imperial Street; and,

• upgrading of traffic signals as required.

3.5 Road dedication is required along Imperial Street for a separated sidewalk and a future left tum lane of approximately 26 rna (284 sq.ft.).

3.{) Any necessary easements, 219 Covenants and statutory rights-of-way for the site are to be provided, including, but not necessarily limited to a Section 219 Covenant to ensure the provision, operation and continuing operation of stormwater management facilities.

3.7 Given the size of the site, best management practices are acceptable in lieu of a formal storm water management plan.

3.8 Detailed plans for an engineered Sediment Control System for review by the Director Engineering are required.

To: City Manager From: Director Pla1lning and Building Re: REZONING REFERENCE #12-48

Proposed Two-Phase Rezoning for a Residential Sales Centre and Ol1e~Storey Commercial Building

2014 April 30 ............................................................ ..... Page 5

REVISED

3.9 Due to the past use and history of the subject property, the submission of a Site Profile and resolution of any arising requirements, or submission of a valid Certificate of Compliance issued by the Ministry of Environment, is required.

3.10 Approval by the Engineering Environmental Services Division of a suitable solid waste and resource storage facility plan will be required.

3.11 Undergrounding of overhead wiring abutting the site along Waverley A venue is required. Pre-ducting and a cash deposit for future undergrounding of overhead wiring abutting the site along Imperial Street is also required.

3.12 A Comprehensive Sign Plan is required for each phase of development.

3.13 The GVS & DD Sewerage Development Cost Charge of $8.73 per m2 ($0.811 per fe) of commercial gross floor area applies.

4.0 DEVELOPMENT PROPOSAL

4.1

4.2

Site Area (subject to detailed survey) Gross Dedication Net

Site Coverage Phase 1 (Residential sales centre) Phase 2 (Commercial building)

4.3 Density and Gross Floor Area Phase 1 (Residential sales centre) Phase 2 (Commercial building)

4.4

4.5

Building Height Phase 1 (Residential sales centre) Phase 2 (Commercial building)

Vehicle Parking Phase 1 (Residential sales centre) Required spaces for 404.0 m2 @ I space per 46 m2

Provided:

20

1,443 m2 (15,532 ft2)

26 m2 (280 ft2)

1,417 m2 (15,252 fe)

28.0% 46.0%

0.28 FAR / 404.0 m2 (4,358 ft2)

0.46 FAR / 647.1 m2 (6,965 ft2)

I storey, 6.71 m (22 ft) I storey, 5.79 m (19 ft)

9 spaces 9 spaces

To: From: Re:

City Manager Director Planning and Building REZONING REFERENCE #12-48 Proposed Two-Phase Rezoning for a Residential Sales Centre and One-Storey Commercial Building

2014 April 30 ............................................................. .... Page 6

Phase 2 (Commercial building) Required spaces for 647.1 m2

@ I space per 46 m2

Provided:

4.6 Bicycle Parking Phase 1 and 2:

4.7

Total Required and Provided

Loading Phase 1 (Residential sales centre) Total Required Total Provided

Phase 2 (Commercial building) Total Required and Provided

Lou Pelletier, Director PLANNING AND BUILDING

LF/SMN:spf Attachmellt

cc: Director Engineering City Solicitor City Clerk

P:\REZONING\Applications\2012\Rez 12-48\Second PL - PH report 12-4Kdocx

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REZON ING REFERENCE #12 ··48 4700 IMPERIAL STREET .... -• I Subject Site ........

Sketch #1

• ~ City of ~Burnaby

PROPOSED DEVELOPMENT SUMMARY FOR ADVISORY PLANNING COMMISSION (APe)

REZONING REFERENCE # 12-18 Meeting Date: 2014 May 15

ADDRESS: 8255/8360 Wiggins Street and 5279 Riverbend Drive

DEVELOPMENT PROPOSAL: The purpose of the proposed rezoning bylaw amendment is to establish a Conceptual Development Plan to develop a multi-phased industrial business park and riverfront amenity area. No specific development or new construction is being sought under the subject rezoning application.

1. Site Area: 26 hectares (64 acres)

2. Existing Use: industrial

Adjacent Use: industrial, manufacturing, park

Proposed Use: industrial, manufacturing, warehouse and office

Permitted/Required

3. Gross Floor Area: n/a

4. Site Coverage: n/a

5. Building Height: n/a

6. Vehicular Access from: n/a

7. Parking Spaces: n/a

8. Loading Spaces: n/a

9. Communal Facilities: n/a

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

Note: N/A where not applicable

P:\REZONING\fORMS\APC 51 AT SHEET

Proposed/Provided

n/a

n/a

n/a

n/a

n/a

n/a

n/a

IIBl YES [] NO

23

Item ............................................................. o3 • ~ Cityo~1-~Burnauy

Meeting ...................................... 2014 April 28

COUNCIL REPORT

TO: CITY MANAGER 2014 April 23


SUBJECT: REZONING REFERENCE #12·18 Riverbend Business Park Conceptual Development Plan Big Bend Development Plan Area

ADDRESS: 8255/8360 Wiggins Street and 5279 Riverbend Drive (see attached Sketches #1 and #2)

LEGAL:

FROM:

TO:

Lot 48 Except: Firstly: Parcel "A" (Bylaw Plan 70015); Secondly: Part Subdivided by Plan 72187; DL 167, Group I, NWD Plan 48061; Lot 49, DL 167, Group I, NWD Plan 48061; Lot I, DL 167, Group I, NWD Plan 18016

CD Comprehensive Development District (based on M2 General Industrial District, M3 Heavy Industrial District and M5 Light Industrial District)

Amended CD Comprehensive Development District (based on M2 General Industrial District, M3 Heavy Industrial District and M5 Light Industrial District, C2 Community Commercial District and Big Bend Development Plan guidelines, and in accordance with the development plan entitled "Riverbend Business Park Conceptual Development Plan" prepared by Christopher Bozyk Architects Ltd. and PFS Studio)

APPLICANT: Christopher Bozyk Architects Ltd. 414·611 Alexander Street Vancouver, B.C. V6A lEI (Attention: Chris Bozyk)


RECOMMENDATIONS:

1. THAT a Rezoning Bylaw be prepared and advanced to First Reading on 2014 May 05, and to a Public Hearing on 2014 May 27 at 7:00 p.m.


a. The submission of a suitable plan of development.

24

To: City Manager From: Director Planning and Building Re: Rez #12-18,825518360 Wiggins Street and

5279 Riverbend Drive 2014April23 ............................................................... .. Page 2

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

c. The consolidation/subdivision of the net project site.

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

e. The granting of any necessary easements, covenants, and Statutory Rights-ofWay including, but not necessarily limited to:

• Section 219 Covenant for the retention of identifying existing trees within the riparian setback areas;

• Section 219 Covenant and Statutory Right-of-Way for the protection and ongoing maintenance of the Fraser River Foreshore and Sturgeon Slough streamside protection and enhancement areas (SPEA);

• Section 219 Covenant respecting floodproofing requirements; • Section 219 Covenant respecting the submitted geotechnical report; • Section 219 Covenant restricting development (no build) until a

Certificate of Compliance is issued by the Ministry of Environment, by phase of development;

• Section 219 Covenant restricting all development (no build) until servicing has been achieved and the individual site specific rezoning has been granted Final Adoption;

• Statutory Rights-of-Way guaranteeing vehicular access across private driveways;

• Statutory Rights-of-Way guaranteeing pedestrian and cycling access across on-site pathways;

• Easement guaranteeing reciprocal access for vehicles across property lines; and,

• Section 219 Covenant restricting uses to those permitted within the Conceptual Development Plan.

f. The submission of a suitable conceptual on-site stormwater management system to the approval of the Director Engineering, and the granting of a Section 219 Covenant to guarantee its provision and continuing operation, with detailed storm water management plans to be required as part of individual site specific rezoning applications.

g.. The approval of a master servicing concept for the site by the Director , ~neering.

25


5279 Riverbend Drive 2014 April 23 .... __ ........................................................... Page 3

h. The pursuance of design guidelines, including a conceptual comprehensi ve sign plan for the site in accordance with Section 3.7 of this report.

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

REPORT


The purpose of the proposed rezoning bylaw amendment is to establish a Conceptual Development Plan for the subject site, which would guide further individual site specific .rezoning applications for the development of a multi-phased industrial business park and riverfront amenity area. No specific development or new construction is being sought under the subject rezoning application.

2.0 BACKGROUND

2.1 On 2006 August 21, Council granted Final Adoption of a City initiated rezoning application (Rezoning Reference #06-13), which established CD Comprehensive Development District zoning (based on the M2 General Industrial District, M3 Heavy Industrial District, M5 Light Industrial District and Big Bend Development Plan guidelines) for the properties at 5150,5279,5324 Riverbend Drive, 8255, 8355 and 8360 Wiggins Street, to institute conditions of use and options for future redevelopment for the properties. The application allowed for the continuation of existing conforming uses, while providing a basis for future amendment CD rezoning approval by Council for development or change of use proposals on the subject lands.

2.2 On 2012 July 30, Council received the report of the Planning and Building Department regarding the rezoning of the subject site and authorized the Department to work with the applicant toward the preparation of a suitable plan of development with the understanding that a further and more detailed report would be submitted at a later date.

2_3 The subject rezoning application is intended to rezone the subject properties at 8255/8360 Wiggins Street and 5279 Riverbend Drive formerly occupied by Norampac, which ceased operations in December 2011. The subject sites are currently undergoing demolition. The properties at 8355 Wiggins Street and 5324 Riverbend Drive, occupied by BC Roofing and Burnco Rock Products are not being rezoned as part of this appliCation; however, the guidelines established in this conceptual development plan will serve to guide the future development of those sites as well. The total area under the conceptual development plan is approximately 45 hectares (111 acres), with the subject sites comprising 26 hectares (65 acres) of the overall plan area.

26


5279 Riverbend Drive 2014 April 23 ................................................................. Page 4

2.4 The applicant is proposing to develop the lands for higher order industrial uses that will provide a substantial employment base and higher quality development similar to other developments within the Big Bend Development Plan area (Figure 1). The subject properties are designated as Industrial in the City's OCP, the Big Bend Development Plan and by Metro Vancouver's Regional Growth Strategy (RGS). The proposed concepts for industrial, warehousing, manufacturing, and office uses are consistent with the prevailing designations for the site_

BIG BEND MIXED-USE AREA

_.-__ .... --

.......... _--Figure 1 - Big Bend Development Plan

As noted above, the subject rezoning area is located within the Big Bend Development Plan, which designates the site as General Industrial, allowing for a mix of industrial, manufacturing, warehousing, and commensurate office uses. Specifically the site is designated for industrial development using the M2 General Industrial District, M3 Heavy Industrial District and M5 Light Industrial District as guidelines. Some key elements that make this site unique are its relationship and proximity to the Fraser River and the adjacent Burnaby Fraser Foreshore Park. These elements help to connect the site and the broader area's exceptional public amenities, as well as providing an opportunity for river access for industrial activities. In addition to the manufacturing, warehouse/distribution, and commensurate office uses proposed, given the site's unique location in proximity to the Fraser River waterfront, and the high amenity value derived from it, the addition of 5,000 sq.ft. of commercial restaurant is also proposed to serve the proximal employment base and the general public.

27

To: City Manager From: Director Planning and BUilding Re: Rez #12·18,825518360 Wiggins Street and


2.5 In terms of the governing allowable form and use, it is proposed that the Conceptual Plan establishes development guidelines for specific areas of the site for future development under the CD Comprehensive Development District (utilizing the M2 General Industrial District, M3 Heavy Industrial District, M5 Light Industrial District, C2 Community Commercial, and Big Bend Development Plan as guidelines).

2.6 The pursuance of subsequent individual amendment rezoning applications and related subdivision applications will be necessary in order to permit specific development of any of the components of the Riverbend Business Park Conceptual Development Plan. Such further detailed applications will address the following;

• preparation of a suitable plan of development for each individual development site;

• servicing of the site, provision of any necessary Statutory Rights-of-way, easements and covenants, and the completion of a servicing agreement;

• environmental provisions including Environment Review Committee (ERC) and Department of Fisheries and Oceans (DFO) approvals for environmental protection measures, retention of identified existing vegetation, site profile requirements, on-site stormwater management, protection and/or improvement of existing watercourses, and protection of the Fraser River;

• flood proofing and geotechnical analysis of the sites; and, • provision of applicable fees including the GVS&DD Sewerage Charge.

2.7 After considerable design and development review, the applicant has now submitted a plan of development in the form of a Conceptual Development Plan document with integrated companion Design Guidelines suitable for presentation to a Public Hearing. The document is referenced as the Riverbend Business Park Conceptual Development Plan.

3.0 PROPOSED DEVELOPMENT CONCEPT

3.1 Guiding Purpose, Vision and Principles

In order to guide the Conceptual Development Plan process for the subject site, statements providing for a purpose, vision and key principles have been established. The purpose of the Conceptual Development Plan is to establish the development framework for the Riverbend Business Park, located along the north arm of the Fraser River, within the Big Bend area of Burnaby. This plan outlines the background and history of the area and provides specific guidelines to articulate the form and use proposed for the site. The Plan addresses permitted land uses, infrastructure and servicing requirements, landscape treatment, architectural form, environmental goals, and open space concepts, with the purpose of guiding future individual site specific Comprehensive Development Rezoning applications. The vision supports this purpose with the following statement:

28

To: City Manager From:, .Director Planning and Building Re: Rez #12-18,825518360 Wiggins Street and

5279 Riverbend Drive . 2014 April 23 ................................................................ .Page 6

"To develop a high quality business park that compliments and adds to area amenities, including the Fraser River and Burnaby Fraser Foreshore Park, and contributes towards the industrial and employment goals of the Big Bend Development Plan and Burnaby's Official Community Plan"

This vision has had a substantive effect on the concept, with the process beginning by establishing the public open space followed by the definition of the site layout and built form. This is to guide future phases of site-specific redevelopment, with a view of creating a highamenity industrial business park that provides for a wide range of manufacturing, warehousing, light industrial and office uses, with opportunities for water dependent uses. Overall, the plan is intended to foster a distinctive sense of place with a particular emphasis on the public realm.

A summary of the supporting principles contained in the Plan are as follows.

• To encourage a broad range of manufacturing, warehouse, distribution, light industrial, and office uses.

• . To provide the opportunity for Fraser River access for water dependent uses. • To provide recreational linkages across the Burnaby Fraser Foreshore Park

frontage and to the adjacent riverfront park. • To establish a strong architectural character, commensurate with other business

park developments within the Big Bend. • To advance environmental initiatives for a sustainable industrial development in

Burnaby and the Greater Vancouver Region.

3.2 Site History and Context

The Riverbend Business Park is located within the Big Bend Development Plan area south of the Riverbend Drive and Wiggins Street intersection. Prior to 1950, the overall site was comprised of naturally vegetated and agricultural lands. After the 1950s, the area was developed for industrial uses. The overall plan area is comprised of seven legal parcels, as shown in Figure 2.

The site is bounded by the eN Rail line to the north, with the Burnaby Business Park and Glenwood Industrial Estates Business Parks beyond. To the west is the Burnaby Fraser Foreshore Park. To the east is an established industrial area. To the south is the north arm of the Fraser River. The site also has a number of adjacent water lots, which have historically been used for log boom storage. As noted, the site is served by two main road rights-of-WilY, Riverbend Drive and Wiggins Street. Both are developed to an interim standard with a majority of Wiggins Street from Riverbend Drive to the Fraser River being unopened. The Wiggins Street right-ofway at this location is twice the standard width (46m (150 ft.)) for an industrial road right-ofway. At the time of original subdivision, Wiggins Street was identified as a potential Fraser River crossing location. In light of the proximity to the Queensborough crossing in New Westminster and the Knight Street crossing in Vancouver, a future crossing of the Fraser at this locatio!) is no l'ill~elj envisioned.

29

To: City Manager From: Director Planning and Building Re: Rez #12-18, 825518360 Wiggins Street and


""

o

Parcell - Waste to Energy Facility

Figure 2 - Site Parcels

Parcell at 5150 Riverbend Drive currently accommodates the Metro Vancouver Waste to Energy Facility. Developed in 1988, this facility converts municipal waste into electricity, heat and bottom ash.

Parcels 2, 4 and 6 - Norampac / Oxford Lands

Parcels 2, 4 and 6, located at 8255/8360 Wiggins Street and 5279 Riverbend Drive, are currently owned by Oxford Properties and were the location of the former Norampac paperboard mill, warehouse space and associated waste landfill activities. The mill was decommissioned in 2011. Demolition of improvements on Sites 2, 4 and 6 were completed in 2013. Removal of the waste landfill was initiated in 2012 and was completed by the owner in 20 l3.

30



Parcels 3 and 7 - Burnco

Parcels 3 and 7, located at 5324 Riverbend Drive and 5324 Thorne Avenue, were formerly used as a lumber storage and distribution yard, warehouse and recycling plant. The site is currently, owned by Burnco Rock Products, and accommodates a warehouse and concrete plant that is currently in operation.

Parcel 5 - BC Roofing

Parcel 5, located at 8355 Wiggins Street, was formerly used as a roofing materials manufacturing facility. The current owner of the site, BC Roofing, now operates the site as a roofing underlay manufacturing facility. It is noted that Parcel 4 accommodates an existing rail spur line and easement that serves Parcel 5. The rail spur is currently not in operation and it is anticipated that this rail spur will be decommissioned as part of future development under the subject plan.

3.3 Land Use Concept

The proposed land use concept is shown in Figure 3. The land use concept includes zones to identify the range of uses that could be accommodated on the site and the most suitable locations for such uses. A proposed range of uses from business centre to river dependent industrial are considered appropriate for the site and are consistent with the vision and guidelines established under Rezoning Reference #06-13, as well the site's General Industrial designation under the Burnaby Official Community Plan and the Metro Vancouver Regional Growth Strategy.

The following is a brief overview of potential uses that could be accommodated within each zone.

Zone 1 - Business CentrelLight Industrial

Zone 1 is intended· to accommodate a higher order of office, research, media production and technology based industrial uses, with associated warehouse and manufacturing space. Buildings and individual units are intended to be slightly smaller to provide greater opportunity for new and growing businesses. This zone is located along the front of the Business Park along Riverbend Drive and Wiggins Street.

Zone 2 - General Industrial/Accessory Office

Zone 2 is intended to accommodate light-industrial, warehousing, distribution and accessory office uses. Buildings within this zone have the opportunity to be larger to suit the needs of highly integrated businesses that have office, manufacturing and warehousing functions. This zone is located central to the site.

31

To: From: Re:

City Manager Director Planning and Building Rez #12-18,825518360 Wiggins Street and 5279 Riverbend Drive

2014 April 23 ................................................................. Page 9

Figure 3 - Land Use Zones

Zone 3 - General to Heavy IndustriallManuJacturing

Zone 3 is intended to accommodate both light industrial, as well as more intensive manufacturing and processing uses. This area also recognizes the continuing operation of the existing roofing materials manufacturing and concrete plant uses. It is noted that the existing operatons are not part of the subject conceptual rezoning application, but are a part of this planning exercise. Any proposed future outdoor storage or future expansion of these existing heavy industrial uses are required to meet all requirements of the Buranby Zoning Bylaw and would be guided by the design and landscape setback guidelines established as part of this conceptual plan.

32


5279 Riverbend Drive 2014April23 ............................................................... Page 10

Zone 4 - River Dependent Industrial

Zone 4 is intended to provide opportunities for water dependent uses including those that ship and receive products by barge, manufactured products related to boating and shipping and those businesses that wish to have access to the proposed waterfront amenity_

Zone 5 - Public Amenity

Zone 5 is intended to provide opportunities for recreation and public engagement for users of both the industrial park and the general public. In concert with the site's Open Space Concept, the Public Amenity zone will provide a public access trail along the riverfront connecting to, in the future, the existing and proposed river front trail connections to the east, as well as to the west through Burnaby Fraser Foreshore Park. A new public amenity pier is proposed as a lookout over the Fraser River to connect the public with the role and function of the river as an active shipping route, and an area of ecological significance. Along the riverfront, a designated restaurant use is proposed to serve both industrial and area wide business centre employees, as well as recreational users of the riverfront trail and the adjacent Burnaby Fraser Foreshore Park. To support this use, approximately 5,000 square feet of C2 Community Commercial District floor space restricted to restaurant use only, will be provided in this area. The restaurant area will be oriented towards the river. As with other industrial uses, the details of the restaurant use will be outlined in a future site specific rezoning application.

3.4 Development Concept

Although a number of site configurations have been presented, it is anticipated that the site would be subdivided into four to eight main parcels accessed by Wiggins Street, Riverbend Drive and a new internal road parallel to Wiggins Street Each site could accommodate a number of potential building forms dependent upon the potential uses and intended phases of development The following Figures 4 to 7 provide a brief overview of potential building layouts.

In terms of form, buildings and their entrances are intended to front streets and public rights-ofway. Loading is required to be behind or between buildings and screened from public view. Front yards are to be suitably landscaped and accommodate stormwater management bioswales to reduce surface runoff and improve water quality to adjacent creeks and the Fraser River. All proposed development within the Business Park is required to be approved through specific individual Comprehensive Development Rezoning Applications.

33

To: From: Re:


2014 April 23 ............................................................... Page 11

Figure 4·

,

! ! :

i··· .... --.::.:~~~~""."":,=,,,!i! i ~ '.

_"DfMWmWI(.r:l1ll'I'IIJl. Figure 5

This plan shows a half cul-de-sac on Wiggins This plan shows a large river dependent industrial use

1'IIl/IIIf'~!ll'In'l"'c Figure 6

This plan shows the retention of the current industrial uses at Byrne Co. and BC Roofing

3.5 Open Space Concept

~""'r.t."_ ~--- ... -

_1~Si'II'lUII' Figure 7

This plan shows more distribution/warehouse type uses

As noted, the proposed development concept was framed by the open space concept. The open space concept centres around the site's adjacency to the Fraser River, with the goal of providing numerous points of access t6 this public amenity. Figure 8 indicates the proposed open space concept and linkages.

34


5279 Riverbend Drive 2014 April 23 ............................................................... Page 12

Figure 8

,," """",","

Some of the key elements include a 30m riparian zone from the Fraser River top of bank, which is to be naturally vegetated to provide wildlife habitat. Atop a flood proofing dyke will be a 4.0m crushed granite trail that will link into a future boardwalk through the Burnaby Fraser Foreshore Park to the west and crushed granite trail to the east. This area is also within the proposed Public Amenity zone, which will encourage a riverfront restaurant to provide an energy and vitality to the riverfront on weekdays and weekends that is currently not present within the Big Bend Fraser Foreshore area. This riverfront trail and riparian area, as shown in Figure 9, will allow for both pedestrians and cyclists.

At the centre of the Fraser Foreshore Trail is a proposed amenity pier which will allow for a public outlook and seating area. An existing pier is already located within this area. However, it is not suitable for public access. Notwithstanding, it is identified to be retained as a reference feature and suitably renovated to preclude public access. The proposed new pier is directly linked to the broader Big Bend area through the main access into the Business Park via the proposed new road off Riverbend Drive. Figure 10 below indicates a proposed concept of the amenity pier.

35

To: City Manager From: Director Planning alld Building Re: Rez #12-18,825518360 Wiggins Street and


Figure 9

I

r ... :-:, ~;I

S8lGE ffiASER R!lIER

""""""

Three urban trail connections are also proposed within the Industrial / Business Park linking the proposed riverfront trail and existing trail within Burnaby Fraser Foreshore Park to the constructed urban trail along Wiggins Street. The three new urban trail connections are located along the north side of Riverbend Drive, within the Wiggins Street right-of-way, and along the western edge of the site in-line with the former Wheaton Street right-of-way. The City's standard 4.0m asphalt urban trail standard will apply for these routes. The route located within the former Wheaton Street right-of-way will be constructed atop a new flood proofing dyke. The existing Sturgeon Slough watercourse within this location may be affected due to dyke

Figure 10



construction. As such, a specific design for the creek's relocation and complexing would be required to the approval of the City's Environmental Review Committee. The following Figure 11 indicates the proposed Wheaton Street urban trail section.

Figure 11

3.6 Servicing and Phasing

/ r' f. \

'--;,. I

Site Servicing is intended to be undertaken on a phased basis, w.ith each lot and phase undertaking the necessary services, across its frontage or to the point of logical connection, to serve the lot. A conceptual subdivision plan is shown in Figure 12 below. Servicing attributed to each lot will be determined by a Master Conceptual Servicing Plan. The proposed servicing for the entire Riverbend Business Park Area includes:

Riverbend Drive

Riverbend Drive is currently developed to an interim standard. It is intended to be developed to its final industrial standard with a 14.0m pavement, separated concrete sidewalk with street trees, boulevard grass and street lighting along the south side and a separated 4.0m asphalt urban trail with street trees, boulevard grass, and street lighting along the north side. Completion of the culde-sac at the end of Riverbend Drive adjacent the Burnaby Fraser Foreshore Park and the Metro

37


5279 Riverbend Drive 2014April23 ............................................................. .. Page 15

LOT 2 LOT 1 , /' It". --I----{" ... J-----t---'

LOT 3 LOT 4

Figure 12

Vancouver Waste to Energy Facility is required. Funds on deposit have been obtained for use toward this cul-de-sac, which will be contributed towards its construction. Riverbend Drive is proposed to be realigned to straighten it at Wiggins Street. The realignment will require a land exchange with the City of Burnaby for the properties directly east and west of the Wiggins Street and Riverbend Drive intersection. It is proposed that this realignment be pursued on a phased basis with the portion west of Wiggins Street to be advanced in the near term and the section east of Wiggins Street to be advanced with the redevelopment of 5324 Riverbend Drive (Parcel 3 on Figure 2) at a future date.

Wiggins Street

Wiggins Street is constructed to an undeveloped standard within a 46.0m right-of-way. It is intended to be developed to its final 23m industrial standard with a 14.0m pavement, separated concrete sidewalk with street trees, boulevard grass, and street lighting along the west side; and separated 4.0m urban trail with street trees, boulevard grass, and street lighting on the east side. Given the reduction of the proposed right-of-way, proportionate servicing of Wiggins Street will be undertaken by each adjacent property owner. The design and construction of the future Wiggins Street cul-de-sac and Wiggins urban trail extension connecting to the riverfront trail

38

To: City Manager From: Director Planning and Building Re: Rez #12-18, 825518360 Wiggins Street and

5279 Riverbend Drive 2014 April 23 ................................................................ Page 16

would be determined at the time of site specific rezoning for 8355 Wiggins Street (Parcel 5 on Figure 2) and 5324 Riverbend Drive (Parcel 3 on Figure 2).

New Road (Fraser Reach Court)

The proposed new road is to be constructed to a final 23m industrial standard, with a 14.0m pavement standard within a 23.0m right-of-way. Separated sidewalks with street trees, boulevard grass, and street lighting are proposed on the east and west side of the roadway. Midway between Riverbend Drive and the Fraser River the public component of the road will end in a cul-de-sac, with a statutory right-of-way road linkage continuing toward the,river complete with separated sidewalks culminating a central public amenity pathway connecting to proposed riverfront trail.

Flood Elevation and Dyking

In order to meet City of Burnaby, Metro Vancouver and Provincial requirements for flood proofing, the site needs to be raised to a minimum flood elevation of 3.9 m geodetic. The final flood elevations will be determined at the time of site specific rezoning application. Furthermore, a new dyke is required to be constructed along the perimeter of the site to protect the site and the broader area from a 1 in 200 year flood event. The dyke must be constructed to a minimum elevation of 4.2 m geodetic, with the potential for increase to 5.0m geodetic in future. The proposed dyke along the Fraser River is intended to be setback from the river's bank to allow for natural tidal action and improve waterfront habitat. The proposed dyke along the western edge of the site will be constructed within the former Wheaton Street right-of-way. Specific dyke designs are to be approved by the Director Engineering.

Phasing

The overall plan area is intended to be redeveloped in several phases. Each phase of development would be pursued through a site specific Comprehensive Development rezoning application to determine the siting and size of individual buildings, as well as the architectural and landscape treatment for each site. Figure 13 indicates the current phasing plan, with the expectation that market conditions will determine the exact phase boundaries and sequence of each development phase, to be presented in future site specific rezoning applications.

3.7 Comprehensive Sign Plan

A comprehensive sign plan has been prepared for the site to reflect the relationship of sites containing multiple buildings fronting a variety of dedicated roadways, statutory rights-of-way for road purposes, and the riverfront and trail connections. As such, to provide equitable signage opportunities for each building, signage is permitted based on frontage with each building having an upper and lower sign band. Each lot will be permitted one monument directory sign and the entire development area will be permitted two entry monument signs. The comprehensive sign plan is illustrated in Figure 14.

39



Figure 13

3.8 Design Guidelines

Within the Conceptual Development Plan, a set of Design Guidelines has been provided, establishing architectural and landscape treatment standards for the development plan area. The guidelines are required to provide consistency over the multiple phases, with different property owners over an extended period of time. As such, the guidelines have noted minimum standards for the following:

• architectural treatment • garbage and recycling enclosures

• landscape treatment • private road and sidewalk widths

• parking and access • lot area and width

• fencing and screening • building entries

• massing and form • scale and massing

• site and building grades • colours and materials

• sign age types and sizes • roof design

• windows and glazing • setbacks and landscaping

• building heights • site and building lighting

• lot coverage

To: From: Re:


2014April23 ............................................................ ... Page 18

SIGN TYPE 1 --_lIE_MDUE HlDIIIBSOfllE_

--~---SIGN TYPE 2

SIGN TYPE 3 ---SIGN TYPE 4 ~--~___ I.lICIIID_av H __

~AUIIC_lIIIlJ

SIGN TYPE 5

SIGN TYPE 6 ---

--geIII lIEl'IJaMl)-.E ~OFlHf __ ---- _UlDOfllE ---------M __

IQIIUFIlII_' ~-~ ---•••••• lIE._CRU,AJDI 1IIJ.IiU_~1 -----

Figure 14

These standards are not intended to restrict the architectural expression of the project as design aesthetics will change over time. It is, however, intended to encourage a language of unifying high quality elements amongst the architecture and landscape architecture that will guide individual designs for the site regardless of the designer, owner or applicant in the future.

3.9 Sustainability

The Conceptual Plan concept is rooted in a sustainable development' approach through the transition of this heavy industrial brownfield site to one of higher amenity and open space

41


5279 Riverbend Drive 2014April23 ........................................................... .... Page 19

connectivity. At its core, the concept recognizes the removal of the existing waste landfill. One of the foundational sustainability elements of the site is how to manage and treat stormwater before it enters adjacent watercourses and the Fraser River. Stormwater will be directed to surface swales for bioremediation. Space will be planted with appropriate native species that will enhance the habitat value of the site. Buildings will be designed to meet sustainability standards to reduce water and energy use on site and waste production.

A review of the economic and technical feasibility of pursuing district heating for the development area, utilizing excess heat from the waste to energy facility, is currently being undertaken between the developer and Metro Vancouver. If determined to be feasible, heated water would be utilized for both facility heating, as well as for industrial processes.

Economically, the site's sustainability will be greatly improved through the more efficient site development bringing a higher employment base to the site. Socially, the improvement of this area will help engage residents, employees and visitors to the area by improving social and leisure opportunities on the site, providing information on the industrial history of the site through the installation of interpretive panels, providing improved access to the Fraser waterfront, providing a social hub for the site at the waterfront with the construction of a new wharf and boardwalk amenity and walking trails, and providing restaurant use within this area to further provide for a functional and well utilized social gathering place.

4.0 GENERAL COMMENTS (8255 and 8360 Wiggins Street)

4.1 As a condition of the subject rezoning application, the applicant will be required to dedicate the necessary road rights-of-way from 8255 and 8360 Wiggins Street. However, as no specific development rights are being provided by this Conceptual Plan rezoning, site servicing will not be required at this time. As part of each site-specific rezoning application, the Director Engineering will be requested to provide an estimate of all necessary services required in connection with that phase of development. A Section 219 Covenant (no-build) will be registered against title to ensure required services and designs in-line with this conceptual plan are provided prior to development.

4.2 To support the foregoing servicing requirements, a 23.0m right-of-way dedication is required from the site for the construction of the new road (Fraser Reach Court). The total area of this dedication will be determined through a subsequent rezoning application.

4.3 The closure of a portion of the Wiggins Street Right-of-Way may be pursued at a future date, with the area to be determined by the final location of the proposed cul-de-sac. The closure and consolidation of this portion of Wiggins Street with an adjacent site (8355 Wiggins Street, 5324 Riverbend Drive) would be pursued through a site specific rezoning application.

42



4.4 Any necessary easements, Statutory Rights-of-Way and covenants for the site are to be provided, including, but not necessarily limited to:

• Section 219 Covenant for the retention of identified existing trees within the riparian setback areas;

• Section 219 Covenant and Statutory Right-of-Way for the protection and ongoing maintenance of the Fraser River Foreshore and Sturgeon Slough streamside protection and enhancement areas (SPEA);

• Section 219 Covenant respecting floodproofing requirements; • Section 219 Covenant respecting the submitted geotechnical report; • Section 219 Covenant restricting development (no build) until a

Certificate of Compliance is issued by the Ministry of Environment, by phase of development;

• Section 219 Covenant restricting all development (no build) until servicing has been achieved and the individual site specific rezoning has been granted Final Adoption;

• Statutory Rights-of-Way guaranteeing vehicular access across priVate driveways;

• Statutory Rights-of-Way guaranteeing pedestrian and cycling access across on-site pathways;

• Easement guaranteeing reciprocal access for vehicles across property lines; and,

• Section 219 Covenant restrIctmg uses to those permitted within the Conceptual Development Plan.

4.5 The site will need to be subdivided into legal lots. The first phase of subdivision, which is related to the subject rezoning application, includes the consolidation of 8255 and 8360 Wiggins Street. The creation of specific development sites would be accommodated through individual subdivision applications, lldvanced concurrently with each site specific rezoning application.

4.6 Given the site's present and past heavy industrial uses, a site profile application and resolution of any resultant conditions is required.

4.7 A suitable engineered conceptual on-site storrnwater management system design, to the approval of the Director Engineering will be required, as well as a Section 219 Covenant to guarantee its provision and continuing operation. Further individual stormwater management system plans, in-line with the conceptual stormwater system design, will be required in conjunction with each phase of development.

.4.8 The submission of a conceptual servicing concept for the site to the approval of the Director Engineering is required.

43



4.9 The GVS&DD Sewerage Charge will be required in conjunction with each individual phase of development.

5.0 CONCLUSION

The subject rezoning amendment proposes a Conceptual Development Plan for the Riverbend Business Park at Wiggins Street and Riverbend Drive within the Big Bend Development Plan. As one of the few remaining key large redevelopment sites remaining in the Big Bend, the Riverbend Business Park represents an opportunity to create a high-quality industrial business center that is supported by exceptional area amenities.

The foundation of the Conceptual Plan is its relationship with the Fraser River and the adjacent Burnaby Fraser Foreshore Park which will provide unparalleled acces~ to walking and cycling trails along the river by employees, south Burnaby residents and visitors alike. The improved and naturalized riparian area will provide both an improved ecological function, as well as a social gathering place and area amenity. The heart of the public realm improvements to the area is a riverfront pier amenity which wiIl provide a unique opportunity for a restaurant to locate within the area.

The public realm is complemented by the surrounding built form, which is proposed to be developed in four initial phases west of Wiggin~ Street with three future phases flanking Wiggins Street. The initial four phases are proposed to be flexible to meet the industrial, business center and employment needs of businesses within the area in-line with current market conditions. Each of the initial phases is identified to accommodate between two and three industrial buildings with business center type uses with a commensurate higher order office uses identified for the Riverbend Drive frontage, primarily warehouse distribution uses and lighter manufacturing central to the site, the opportunity for river dependent/water access uses along the Fraser River, and general industrial uses flanking Wiggins Street. Together, the concept balances public amenities with a range of uses consistent with the General Industrial designation of the Council adopted Big Bend Development Plan, as well as the industrial designation of the Metro Vancouver Regional Growth Strategy.

As the Conceptual Plan is proposing only general development guidelines, no specific development is provided for approval by the subject rezoning application. Subsequent approval by Council for specific individual development proposals in line with the Conceptual Plan is required, including the submission of subsequent rezoning applications to a Public Hearing.

The proposed Conceptual Plan, while generally consistent with recent development proposals in the area in terms of use and form, contemplates development which is differentiated by a creative and innovative approach to the site's design in its relationship to adjacent natural spaces. It exemplifies quality industrial design in Burnaby that focuses on public amenities and employment goals at its foundation, contributing to the high standard expected for future development in the Big Bend Development Plan area. The concept also proposes strong architectural and landscape expression, through the addition of a set of detailed design guidelines

44

To: From: Re:

City Manager Director Planning and Building Rez #12-J8, 825518360 Wiggins Street and 5279 Riverbend Drive

20J4April23 ............................................................... Page22

that will aid in maintaining consistency between the various phases of development. In light of the complexity of this site's redevelopment, and the foresight undertaken as part of this Conceptual Plan to guide development in the future, the proposal is considered supportable by staff.

JBS/DR:spf/tn Attachments

cc: Deputy City Managers Director Finance Director Parks, Recreation and Cultural Services Director Engineering City Solicitor City Clerk

P:\REZQNING\Applicalions\2012\Rcl 12-18_0xford Riverbcnd\Council R~ports\PL. Rez 12·18 Public Hearing Report (Version I ).docx

45

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~ Cityofb "'tpBurna y

DATE:

APR 15 2014

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~ Citvof :r.p:Buinaby

PLANNII"G & BUILDING DEPARTMENT

Printed April 15, 2014

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~ City of ervBurnaby

Meeting 2014 April 07

COUNCIL REPORT

COMMUNITY DEVELOPMENT COMMITTEE

HIS WORSHIP, THE MAYOR AND COUNCILLORS

SUBJECT: PROPOSED ZONING BYLAW TEXT AMENDMENTS ADAPTABLE· HOUSING

RECOMMENDATION:

1. THAT Coun«i1 authorize the preparation of a bylaw amending the Burnaby Zoning Bylaw, as outlined in Section 2.0 of this report, for advancement to a Public Hearing at a future date. .

REPORT

The Community Development Committee, at its meeting held on 2014 March 25, received and adopted the attached report proposing amendments to the Burnaby Zoning Bylaw in order to implement the floor area exemption provided in the revised Adaptable Housing Policy.

Copied to: City Manager City Solicitor Director Planning & Building Chief Building Inspector

Respectfully submitted,

Councillor C. Jordan Chair

Councillor D. Johnston Vice Chair

Councillor P. CaIendino Member

48

• •

~ City of ervBurnaby

Meeting 2014 March 2S

COMMITTEE REPORT

TO: CHAIR AND MEMBERS DATE: 2014 March 20 COMMUNITY DEVELOPMENT COMMITTEE

FROM: DIRECTOR PLANNING AND BUILDING FILE: 42000.20 Reference: Adaptable HOIfSillX

SUBJECT: PROPOSED ZONING BYLAW TEXT AMENDMENTS ADAPTABLE HOUSING

PURPOSE: To propose amendments to the Burnaby Zoning Bylaw in order to implement the floor area exemption provided in the revised Adaptable Housing Policy.

RECOMMENDATION:

i. THAT Council be requested to authorize the preparation of a bylaw amending the Burnaby Zoning Bylaw, as outlined in Section 2.0 of this report, for advancement to a Public Hearing at a future date.

REPORT

1.0 BACKGROUND INFORMATION

On 2013 February 04, Council authorized the advancement of proposed amendments to the Adaptable Housing Policy, as the basis for public consultation and feedback. Key proposals included:

• Replacing the existing voluntary program with a mandatory requirement;

• Expanding the scope of the program from Town Centres to 'all areas of Burnaby;

• Increasing the percentage of adaptable housing units from a recommended 5% to a required 20%; and,

• Including both market and non-market housing.

Public consultation on the proposed amendments occurred in 2013 March - April, and included the following:

49

To: City Manager From: Director Planning and Building Re: Adaptable HOI/sing ZOllillg Bylaw Amelldmellls 2014 March 20 ................................................................ Page 2

• City Webpage: a dedicated Adaptable Housing Policy webpage was established during the consultation period.

• Direct Mail: A letter was sent to a total of 37 interested parties, including representatives of the housing development industry and organizations representing persons with disabilities and seniors. The letter explained the proposed changes and invited recipients to request a meeting with staff to discuss the proposals.

• In-person Meetings: Staff attended a regular meeting of Voices of Burnaby Seniors (VOBS) per their request. Staff also presented the proposed policy to this Department's Access Advisory Committee and collected input from members.

Public comment was largely in support of the proposed amendments. However, both the Urban Development Institute and Adera Development Corporation requested consideration of a Floor Area Exemption to offset the increased floor area per unit required to install adaptable features. This request was incorporated into the final policy.

On 2013 November 18, Council received the results of public consultation for consideration, and adopted the revised Adaptable Housing Policy.

A copy of the revised Adaptable Housing Policy is included as Appendix A.

2.0 PROPOSE]) ZONING BYLAW AMENDMENTS

The revised Adaptable Housing Policy was largely implemented upon adoption; however, as the . adopted floor area exemption for adaptable housing units affects the calculation of gross floor area (GFA), it inust be incorporated into the GFA provisions of the Zoning Bylaw. In addition, a definition of the term "adaptable housing unit" must be provided. .

2.1 Adaptable Housing Definition

Adopted Policy

The revised policy is based on the comprehensive adaptable design standards provided in the BC Building Code .

. Discussion

Adaptable housing is generally defined as construction that can be adapted to the needs of its inhabitants through all stages of their lives, accommodating changing levels of ability, illness or injury.

In 2009, the BC Building Code was updated to provide comprehensive standards for adaptable housing, including an array of structural adjustments and other features that permit new units to be inexpensively retrofitted to meet the changing needs of residents

50

To: City Mallager From: Director Plallning and Building Re: Adaptable HOl/sillg ZOllillg B)'Iaw Amelldments 2014 March 20 ................................................................ Page 3

over time. These standards remain in the 2012 BC Building Code, and serve to define adaptable housing in the province.

Council's review of the Adaptable Housing Bylaw was a response, in part, to the adoption of these standards, and was based on the understanding that an adaptable housing unit would be defined by those features required by the BC Building Code.

It is' therefore appropriate to define adaptable housing in the Zoning Bylaw in relation to the BC Building Code standards.

Recommended Bylaw Amendment:

I. THAT Section 3 be amended to include a definition of an "adaptable housing unit" that incorporates 'the standards for adaptable dwelling units i'n the BC Building Code.

2.2 Floor Area Exemption

Adopted Policy

The adopted policy provides a floor area exemption of I.S5 m2 (20 ft2) per adaptable

housing unit.

Discussion

The adopted floor area exemption of I.S5 m2 (20 ft2) per adaptable housing unit is intended to offset the additional space required for adaptable housing and the associated costs in both market and non-market developments. Because this provision affects calculation of gross floor area, it is proposed that it be added to Section 6.20 (5) of the Zoning Bylaw, which lists exemptions to gross floor area in RM, C, M, B, and P Districts (and by extension to CD Districts based on those Districts).

Recommended Bylaw Amendment:

1. THAT Section 6.20 (5) of the Zoning Bylaw be amended to exclude the following from calculation of floor area:

in the RM, C, and P Districts only, the first 1.85 m2 (20 jt2) oj each

adaptable housing unit provided in the subject development.

3.0 CONCLUSION

The above Zoning Bylaw amendments are proposed in order to implement the revised Adaptable Housing Policy adopted by Council on 2013 November IS. It is recommended that Council

51

To: City Manager From: Director Planning and Building Re: Adaptable Hal/sing Zoning Bylaw Amendmellfs 2014 March 20, ............................................................... Page 4

approve the proposed text amendments outlined in Section 2.0 of this report, for advancement to Public Hearing at a future date.

~~~ ou Pelletier, Director

PLANNING AND BUILDING

LF:spf Attachments

cc: City Manager Chief Building Inspector City Solicitor Deputy City Clerk

P;\BYLAWS\Adaptable Housing\PL.Adnptable Housing Amendments.Docx

52

53

APPENDIX A

• ~ Cityu£ ~Burnaby

Adaptable Housing Policy

The Clty of Burnaby requires developm.ents in all areas of Burnaby, subject to the Comprehensive Development (CD) rezoning proCe5S, to supply 20% of single-level units as adaptable in new market and non-market, multi-family developments which employ interior corrfdors 'or exterior passageways to access the dwelling units.

The City of Burnaby requires purpose-built, senlors-oriented developments in all areas of Bum.by, through tho! rezoning process, to supply 100% of Single-level. units '5

adaptable in new market and non-market, multi-family developments which employ Interior corridors or exterior passageways to access the dwelling units.

A 1.85 square metres (approximately 20 square feet) Floor Area Exemption is available, under the Burnaby Zoning ByI.w, for every adaptable housing unit provided in both market .nd non-market housing developments, including seniors-oriented housing.

Adopted by Burnaby City Council 2013 November

file no. city of burnaby advisory planning commission … · 2014. 5. 8. · file no. 2410-20 city...

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