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Document: 332255

Public Hearing

Council Chambers 100 Newport Drive, Port Moody

January 12, 2016 at 7:00pm

1. Business Official Community Plan Amendment and Rezoning – 2313-2315 St. Johns Street

Pages 3-19

1.1 Bylaw No. 2983 Bylaw No. 2982 File: 13-6700-20-119 and 3900-02 City of Port Moody Official Community Plan Bylaw 2014, No. 2955, Amendment Bylaw No. 3, 2014, No. 2983 (2313-2315 St. Johns Street)(CD 61), being a Bylaw to amend City of Port Moody Official Community Plan Bylaw, 2014, No. 2955. City of Port Moody Zoning Bylaw 1988, No. 1890, Amendment Bylaw No. 223, 2014, No. 2982 (2313-2315 St. Johns Street)(CD 61), being a Bylaw to amend City of Port Moody Zoning Bylaw, 1988, No. 1890. PUBLIC REPRESENTATIONS Recommendations: THAT City of Port Moody Official Community Plan Bylaw 2014, No. 2955, Amendment Bylaw No. 3, 2014, No. 2983 (2313-2315 St. Johns Street)(CD 61) be referred to the Regular Council meeting dated January 12, 2016 for consideration; AND THAT City of Port Moody Zoning Bylaw 1988, No. 1890, Amendment Bylaw No. 223, 2014, No. 2982 (2313-2315 St. Johns Street)(CD 61) be referred to the Regular Council meeting dated January 12, 2016 for consideration.

2. Close of Public Hearing

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Bylaw No. 2983 A Bylaw to amend City of Port Moody Official Community Plan Bylaw, 2014, No. 2955. The Council of the City of Port Moody enacts as follows:

1. Citation 1.1 This Bylaw may be cited as City of Port Moody Official Community Plan Bylaw 2014,

No. 2955, Amendment Bylaw No. 3, 2014, No. 2983 (2313-2315 St. Johns Street)(CD 61).

2. Amendment City of Port Moody Official Community Plan, 2014, Bylaw No. 2955 is amended:

2.1 by amending Policy 5 in Chapter 15, Section 15.4, General Policies, Page 84, by

inserting “, with the exception of 2313-2315 St. Johns Street, which will be limited to a maximum of 4 storeys,” in the fifth line after the words “3 storeys” so that the said Section shall then read:

With the exception of parts of the Heritage Commercial District along Queens and Clarke Streets, the area west of Queens will remain largely residential. Building heights of multi-family designated properties within this area will be considered to a maximum of 3 storeys, with the exception of 2313-2315 St. Johns Street, which will be limited to a maximum of 4 storeys, in a ground-oriented form compatible with adjacent low density residential areas. In cases where multi-family redevelopment includes the conservation and integration of heritage buildings, a fourth storey may be considered. For those multi-family designated properties within the 2200 block of the north side of Clarke Street, building heights up to a maximum of 6 storeys will be considered, with the exception of the property at 2224 Clarke Street which will be limited to a maximum of 3 storeys.

2.2 by amending Map 11 – Evergreen Line Sub-Areas by changing the number of

storeys permitted on the following lands from three storeys to four storeys:

Lot 16, Block 1, District Lot 202, Group 1, New Westminster District Plan 55, Parcel Identifier 011-453-826 Lot 17, Block 1, District Lot 202, Group 1, New Westminster District Plan 55, Parcel Identifier 009-285-121

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Lot 18, Block 1, District Lot 202, Group 1, New Westminster District Plan 55, Parcel Identifier 009-285-156

shown on the attached map marked “Certified True Copy of Map Referred to in Section 2 of Bylaw No. 2983”.

3. Severability 3.1 If a portion of this Bylaw is found invalid by a court, it will be severed and the

remainder of the Bylaw will remain in effect.

Read a first time this 24th day of November, 2015.

Read a second time this 24th day of November, 2015.

Public Hearing this day of , 2015.

Read a third time this day of , 2015.

Adopted this day of , 2015.

I hereby certify that the above is a true copy of Bylaw No. 2983 of the City of Port Moody.

D. Shermer

Corporate Officer

M. E. (Mike) Clay

Mayor

D. Shermer

Corporate Officer

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N

SUBJECT PROPERTY

CERTIFIED TRUE COPY OF MAPREFERRED TO IN SECTION 2 OFBYLAW NO. 2983

CITY CLERK

Bylaw No. 2983

LOCATION MAP

OCP Maximum Height - FromThree Storeys to Four Storeys

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Bylaw No. 2982 A bylaw to amend City of Port Moody Zoning Bylaw, 1988, No. 1890. The Council of the City of Port Moody enacts as follows:

1. Citation 1.1 This Bylaw may be cited as City of Port Moody Zoning Bylaw 1988, No. 1890,

Amendment Bylaw No. 223, 2014, No. 2982 (2313-2315 St. Johns Street) (CD 61).

2. Amendment City of Port Moody Zoning Bylaw, 1988, Bylaw No. 1890 is amended:

2.1 by rezoning the following lands from One Family Residential (RS1) to CD61:

Lot 16, Block 1, District Lot 202, Group 1, New Westminster District Plan 55, Parcel Identifier 011-453-826 Lot 17, Block 1, District Lot 202, Group 1, New Westminster District Plan 55, Parcel Identifier 009-285-121 Lot 18, Block 1, District Lot 202, Group 1, New Westminster District Plan 55, Parcel Identifier 009-285-156

shown on the attached map marked “Certified True Copy of Map Referred to in Section 2 of Bylaw No. 2982”.

2.3 By adding the following Section 169:

169. Comprehensive Development Zone (CD61)

169.1 Intent The intent of this zone is to accommodate up to 17 residential units in two four-storey buildings and one three-storey building.

169.2 Permitted Uses

(1) Multiple-family residential. (2) Accessory off-street parking. (3) Accessory Home Occupation Use (Type II).

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169.3 Lot Coverage

Maximum lot coverage permitted is 43 percent.

169.4 Floor Area Ratio The maximum permitted floor area ratio (FAR) is 0.86.

169.5 Height of Buildings

The maximum height for Building 1 shall not exceed 13.5 metres. The maximum height for Building 2 shall not exceed 11.7 metres. The maximum height for Building 3 shall not exceed 10.5 metres.

169.6 Number of Units

The maximum number of permitted units is 17.

169.7 Parking Parking shall conform with Section 6.1 of the Zoning Bylaw with the exception that tandem parking will be permitted.

169.8 Building Form The siting of buildings along with the location of internal roads and parking spaces shall be generally in accordance with the plans attached hereto as Schedule CD61 and forms part of this Bylaw.

3. Severability

3.1 If a portion of this Bylaw is found invalid by a court, it will be severed and the remainder of the Bylaw will remain in effect.

Read a first time this 24th day of November, 2015.

Read a second time this 24th day of November, 2015.

Public Hearing this day of , 2015.

Read a third time this day of , 2015.

Adopted this day of , 2015.

M. E. (Mike) Clay

Mayor

D. Shermer

Corporate Officer

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I hereby certify that the above is a true copy of Bylaw No. 2982 of the City of Port Moody.

D. Shermer

Corporate Officer

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N

SUBJECT PROPERTY

CERTIFIED TRUE COPY OF MAPREFERRED TO IN SECTION 2 OFBYLAW NO. 2982

CITY CLERK

Bylaw No. 2982

LOCATION MAP

REZONE FROMRS1 to CD61

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Public Hearing January 12, 2016

Public Input

Item Type Date Item

No. Item Name

Edith Gayet 2015 12 05 17:56

1.1 Official Community Plan Amendment and Rezoning – 2313-2315 St. Johns Street

Peter Dasnieres 2016 01 05 15:06

1.1 Official Community Plan Amendment and Rezoning – 2313-2315 St. Johns Street

Chad Decker 2016 01 05 21:33

1.1 Official Community Plan Amendment and Rezoning – 2313-2315 St. Johns Street

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From: Edith Gayet Sent: December‐05‐15 5:56 PM To: Clerks  Subject: 2313‐2315 st Johns street  Hello Port Moody city,  I thought the idea was over because I have already sent an email for this.  We are a family of 4 with 2 kids. We don't like the idea to have so many units on a small surface. It means more and more cars on St Johns street and in a small alley. From two family houses, a developement of 5 units is the best. How can you accept the amendment. Does it mean you need more taxes in Port Moody? We have bought our townhouse in Port Moody because it is a small community. We will have already a big change with a skytrain. Huge individual families in our neighbourdhood, and now this, it is too much.  Please keep around a green community. By the way, we have still no grocery. We have to use our car to buy food. I wish it could be changed.  Sincerely,  Edith Gayet St Johns Street  

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From: Peter D Sent: January‐05‐16 3:06 PM To: Clerks  Subject: Public hearing January 12, 2016 ‐ Amendment and Rezoning application for proposed 17 unit townhouse development at 2313 ‐ 2313 St. Johns Street. 

Public hearing January 12, 2016 Amendment and Rezoning application for proposed 17 unit townhouse development at 2313-2315 St. Johns Street. Re: 2313-2315 St Johns Street – View Corridors Comment: If the roof-top deck is individually owned by the residents, the view corridors as shown will need to be re-assessed once the roof-top decks are in use. Residents of the three building (#1, 2 & 3) for privacy could erect privacy partitions between themselves and houses on St George Street. The view corridors as showed on pages 176 – 185 are as per un-occupied buildings and are probably not accurate once the buildings are occupied and the residents become aware of the lack of privacy on the roof-top decks. The 9 unit building (#3) on St Andrew Street has an open roof-top deck of about 125 ft. by 30 ft. and 4 double stairwells. A double stairwell roof is 20 feet North- south by 16 ft. east-west and 9 ft. high. The width of individual patio varies from 12 - 15ft. The open roof-top deck without privacy screening is ideal for children to play, teenagers to play catch, adults to play ball with the dog or large gathering to watch the fireworks and/or listen to concerts in Rocky Point Park. The open roof-top decks as shown on page 157 provide no privacy for the home owners between units; between the 3 buildings (#1, 2 & 3) or from the homes on St George Street. The home-owners of the 9- units(#3) on St. Andrew Street and the two – 4 unit buildings(#1 & 2) for visual privacy could erect movable partitions north-south between the individual units and east-west along the north and south side of the roof-top decks. The result is any view corridors for the residents of St. George Street between the stairwells will be blocked by the east-west privacy partition put in place by the residents of 17 unit development. Also, privacy partitions (east-west) on the two - 4 unit building (#1 & 3) will partially/block the views of the residents in the 9 unit building (#3) on St. Andrews Street. The movable partitions can be 6-7 foot potted Cedar trees, wooden planters with 6-8 foot lattice/trellis, various colour awnings, etc. tacked to a frame supported by the stairwells roofs and the false side roof. The problem is noise from talking, laughing, music, moving patio furniture and other noise such as vehicles on St. John Street, fireworks and/or summer concerts in Rocky Point Park. Privacy partitions are not sound proof and the strata council could come back to City Council(s), sometime in the future, seeking to build sound proof walls between the units on the roof-top decks i.e.visually adding another storey without a roof. The View Corridors as shown on pages 176 – 185 for St. George residents should be revised to reflect a 8 foot privacy partition east-west along the south side of the roof-top patio of building # 3 (north side of St. Andrews street).

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It should be noted, there is a privacy issue between the residents of 9 units along St Andrews Street and the residents on St. George Street. The St. George residents are on a higher elevation and look down on the roof-top deck of the 9 unit building. Peter Dasnieres

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From: Chad  Sent: January‐05‐16 9:33 PM To: Clerks <Clerks@portmoody.ca> Subject: Public Hearing ‐ 2313‐2315 St Johns Street (6700‐20‐119) 

As a owner/resident of the 2300 block of Hope Street I would like to voice my feedback to the application for amendment of the OCP for 2313‐2315 St Johns Street.  1. The geography and road structure for this property is absolutely not appropriate for increased density in any way. No properties have direct roadway access to St Johns along this corridor leaving the only point of access for this application to be the back lane of St. Andrews road. This roadway is single lane over a large hill with driveways approaching from both sides. Increasing the density to provide for 17 additional homes easily doubles the immediate neighborhood vehicle traffic that makes use of this back alley lane which is already high‐risk. The properties for this application are at at the peak of this hill where visibility is at its worst as it impossible to see oncoming traffic rising opposite the hill.  2. The nearby parking accessibility is insufficient for 17 townhouses. The only way one is getting 17 townhouses on this property is with underground parking for 30+ vehicles. What are the city's plans for when cars come shooting up and out of underground parking lots onto a single hill lane with extremely poor visibility? If there is no underground parking what is the expectation of where parking for 17 homes and visitors will be when the only road access is a 'single' back lane, 70 meters away from any other roadway (Elgin \ Queens Street).  3. The OCP for this area was just approved last year, and we should not be abandoning the commitments made to the community at large that this would be a 3 storey development plan for single family homes. There is absolutely no net benefit to the community which justify changing the rules, from 3 to 4 stories. The development company's interest is to maximize the profit that can be generated from their asset, but this should be done within the established rules, and not at the expense of the community.  4. Lastly, from my review of the adjoining properties upon St. Johns, a 4 storey building is absolutely not in character with the surrounding properties, both immediate neighbors are single family homes which would now be sandwiched in between large buildings. Nor is this application in line with the heritage nature of Moody Centre. With over 40 heritage properties, in the immediate area, and the Perry Roe Building (built in 1910 at 2227 St Johns ) just 4 houses over from the lots under application.   While I wholeheartedly agree with moves which increase densification and accessibility of housing for the people of Port Moody it must be done in line with surrounding features, which this application does not, and as such I thoroughly oppose this application for the aforementioned reasons.  The community both deserves and expects better.  Sincerely,  Chad Decker Hope Street Port Moody Owner  

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