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CoQuitlam For Committee CoQuitlam For Committee Januarys 2006 Our File 10 5040

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					CoQuitlam                                              For Committee

Januarys, 2006
Our File: 10-5040-20/SIH01/2005-1
Doc#:      392976.V1

To:          City Manager
From:        General Manager Planning and Development

Subject:     Duplex Policy Review Status Report

For:         Committee of the Whole

Recommendation:
             That Committee of the Whole receive the Duplex Policy Review Status
             Report from the General Manager Planning and Development dated
             January 6, 2006 for information.

Background:
             On September 19, 2005 Council directed Planning and Development staff to
             undertake a review of the City's duplex rezoning policies in the Citywide
             Official Community Plan (CWOCP). As a preliminary step in the review
             process, staff conducted an information session with Council on October 3,
             2005 to help clearly identify Council issues and concerns related to duplex
             development in Southwest Coquitlam. The results of this information
             session were captured in the attached November 7, 2005 Council report (see
             Appendix l). This report summarized staffs understanding of Council's
             concerns and issues as well as identified an action plan. Council received the
             report and subsequently authorized staff on November 7, 2005 to
             commence with the implementation of the recommended action plan.

             Currently, the City has ten (10) duplex development applications in the
             review system (see Appendix 2). Staff is aware of at least three separate
             proponents considering re-applying for rezoning following Council's
             decision to decline their initial application. Of the ten duplex development
             applications, nine involve rezoning and the remaining one involves a
             development permit only. Four of the applicant's have placed a self-
             imposed "hold" on their applications pending the duplex policy review and
             three have requested that staff proceed with their application review. The
             remainingthreeare undecided.




City of Coquitlam
                                                                                               Page 2
                                                                                 January 6, 2006




Work Program:
          The duplex policy review is currently underway and intended to ensure
          policies and bylaw regulations related to duplex development remain
          consistent with Council goals and the City's future growth objectives. The
          review includes a technical analysis of issues raised by Council, the
          development and evaluation of CWOCP amendment options in conjunction
          with developing a framework for implementing duplex design and site
          development guidelines. Public consultation will be an integral component
          of the policy review.

          To assist with the implementation of the action plan in a timely manner,
          staff will be retaining the services of a consultant, with specialized expertise
          in urban design, policy analysis, community planning and public
          consultation. Responses to a Request for Proposal have been received and
          staff anticipates that a consultant will be selected by the week of January 9,
          2006.

Next Steps:
          Staff will select a consultant for the project by the week of January 9, 2006.
          The consultant will begin immediately to undertake a policy analysis, a
          deficiencies assessment, a work session with permit staff and the
          development of recommendations for a public consultation program.
          Details of project work program, as well as recommendations for
          consultation in accordance with Section 879 of the Local Government Act,
          will be provided to Council in early February 2006. Recommendations on
          proposed CWOCP policy amendments will be presented to Council in
          April/May 2006.



                  •        A^
          JAMES LMclNTYRE, MCIP

          RN/ms

          Enc         l. November 7, 2005 Council Report: Duplex Policy
                         Review - Information Session Follow up
                      2. Summary of Outstanding Duplex Applications


                                                         File *: IO-5040-20/SIHO1/2005-1 Doc #. 392976.vl
                                                                               APPENDIX 1



CoQuitlam                                                       For Council


November 7, 2005
Our File: 10-5040-20/SIHO/2005-1
Doc#:        367074-Vl

To:          City Manager
From:        General Manager Planning and Development

Subject:     Duplex Policy Review - Information Session Follow Up

For:         Council

Recommendation:
             That Council:
              1. Receive the report of the General Manager Planning and Development
                 dated November 7, 2005 for information; and
              2. Authorize staff to commence with the proposed action plan set out in
                 that report.
Executive Summary:
             On September 19, 2005, Council directed staff to conduct a planning review
             of current duplex rezoning policies in the Citywide Official Community Plan.
             As an initial step in the review process, Planning and Development staff held
             an Information Session with Council on October 3, 2005 to identify key
             issues and concerns related to duplex development in Coquitlam. This
             report is intended to ensure staff has captured the issues and concerns
             raised by Council at the Information Session, and outlines the next steps in
             the Duplex Policy Review.

             The October 3, 2005 Information Session provided staff with an
             understanding of Council concerns related to duplex development in the
             following five general categories: environmental, design, regulatory/policy,
             consultation and enforcement. In addition, the Information Session touched
             on issues related to one-family dwelling construction and additions thought
             to be out of scale with adjacent dwellings in established neighbourhoods,
             and concerns related to residential intensification. Council concerns ranged
             from site-specific development issues to broader duplex location
             considerations within the larger context of Southwest Coquitlam.

             Through Attachment 1, this report summarizes staffs understanding of
             Council's concerns and issues related to duplex development in Coquitlam.


City of Coquitlam
                                                                                          Page 2
                                                                            November 7, 2005




Executive Summary: cont'd/
           Several potential solutions are presented to address Council concerns in the
           short, medium and long term. The next step of the Duplex Policy Review will
           involve undertaking the following short term tasks:
                  •    A review and update of "Policy D-3-Location of Duplexes in Single-
                       Family Areas" of the Southwest Coquitlam - Town Centre Area Plan;
                  •    The drafting of duplex development permit areas and accompanying
                       duplex design guidelines for Southwest Coquitlam.
              This work is currently underway and staff will report back to Council with an
              interim presentation of draft materials in early 2006, followed by a finalized
              set of recommended policy and regulatory options in spring 2006.
Background:
              At its September 19, 2005 Regular Meeting, Council directed staff to
              undertake a planning review of current duplex rezoning policies in the
              Citywide Official Community Plan. As a preliminary step in the duplex policy
              review, staff conducted an Information Session with Council on October 3,
              2005 to help clearly identify Council issues and concerns related to duplex
              development and residential intensification in Southwest Coquitlam. This
              report provides an overview of Council concerns identified during the
              Information Session, synthesizes the issues into broad categories, and
              provides an overview of the next steps to address Council concerns.
              Resource requirements and approximate time lines for action are also
              discussed in relation to solutions. Over the course of the Information
              Session, several questions were asked of staff that required further research.
              Attachment 2 provides responses to these queries.
Discussion:
              Attachment 1 is a key reference document for this report as it provides a
              visual overview of the concerns raised by Council during the Information
              Session and links each issue to potential solutions for further consideration
              and analysis. The charts contained in Attachment 1 group Council concerns
              into the following five broad categories, providing an organizing mechanism
              for analysis:
                  1.   Environmental
                  2.   Design
                  3.   Regulatory/Policy
                  4.   Consultation
                  5.   Enforcement


                                                 File ft: 10-5040-20/SIH01/2005-1 Doc #: 367074-Vl
                                                                                   Pages
                                                                         November 7, 2005




Discussion: cont'd/
           A preliminary set of potential solutions are outlined and organized based on
           the estimated time frame required for completion. It is important to note
           that potential solutions are not limited to those presented in Attachment l,
           as further analysis and consultation may reveal alternative and more
           appropriate methods for addressing specific Council concerns.

           Opportunities Available through Potential Solutions
           The following section examines the range of potential solutions and outlines
           the opportunities each provides for addressing Council concerns related to:

               (A) Duplex Development;
               (B) Residential Intensification; and
               (C) Additions and Redevelopment in Established One-family areas:


           (A) Duplex Development
           Issues identified by Council at the October 3, 2005 Information Session vary
           in scope and scale, providing staff with direction for a focused duplex policy
           review that will explore the feasibility of potential solutions to address
           Council concerns in the short, medium and long term. As outlined in
           Attachment 1, duplex development concerns raised by Council range from
           lot and neighbourhood-level issues to broader duplex location concerns
           within the larger context of Southwest Coquitlam.

           Given that several duplex rezoning applications are currently in process (8 as
           of October 27 2005), with further submissions anticipated, the urgency for
           addressing this Council priority in a timely manner is recognized.

           While a number of Council concerns can be addressed in the short term
           (anticipated at 4-6 months), it is important to recognize that other issues
           identified will involve additional research, analysis, and public consultation,
           and therefore require a greater time period for completion. Priority is placed
           on examining solutions addressing Council's key concerns with duplex
           development. Staff aims to present a set of recommended policy and
           regulatory options to Council in spring 2006.




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                                                                            November 7, 2005




Discussion: cont'd/

           (A)   Duplex Development cont'd/
           Proposed Action Plan
          Short Term (November/ December 2005- Spring 2O06)
             1. Refine and enhance policy and regulatory review mechanisms for
                 duplex development and rezoning in Southwest Coquitlam:
                      a. Develop a framework for requiring Development Permits for all
                         duplex development in Southwest Coquitlam (in accordance with
                         Section 919-1 of the Local Government Act):
                             Purpose:
                             •   Involves the identification of key development objectives
                                 and associated guidelines to provide greater guidance
                                 related to design of all duplex development;
                             •   Allows for the implementation of design guidelines
                                 specific to duplex development in Southwest Coquitlam
                                 (see "b." below).

                      b. Develop Duplex Design Guidelines:
                             Purpose:
                             •   Provides guidance of design related elements and ensures
                                 careful consideration of issues such as neighbourhood
                                 context, exterior treatments, minimum landscaping
                                 requirements, tree retention, fourplex prevention
                                 measures, ample on-site pervious parking surface and
                                 various other elements which may be identified through
                                 further research and analysis.

                      c.   Review and update Duplex Rezoning Policy D-3 of the Southwest
                           Coquitlam - Town Centre Area Plan (SWTCAP):
                            Purpose:
                                 Review and update the "duplex rezoning criteria," which
                                 address site related requirements and proximity to other
                                 duplexes in order to better suit the current and future
                                 needs of Southwest Coquitlam neighbourhoods.




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                                                                                    Pages
                                                                          November 7, 2005




Discussion: cont'd/
           (A)     Duplex Development cont'd/
           Proposed Action Plan cont'd/
           Short Term (November/ December 2005- Spring 2O06) cont'd/
                  Solutions involving the above items under short term option l (a.
                  duplex development permit areas; b. duplex design guidelines; and c.
                  SWTCAP policy update) will require an amendment to the Citywide
                  Official Community Plan and Southwest - Town Centre Area Plan,
                  and as a result, necessitate Council authorization for early and
                  ongoing consultation, as required under Section 879 of the Local
                  Government Act.

                 2. Review opportunities for Zoning Bylaw amendments:
                        Purpose:
                        •    Examine regulations controlling building footprint or other
                            issues such as, but not limited to, landscaping requirements,
                            tree retention and measures to assist in preventing fourplex
                            conversion of duplex dwellings.

           Medium Term (2007-2008)
                 1. Link to Integrated Watershed Management Plans f/WMP): Among
                    Council's concerns were issues related to the amount of impervious
                    surface being created through ongoing duplex development in
                    Southwest Coquitlam. Effective solutions to this issue need to be
                    developed in the context of the City's ongoing program to prepare
                    Integrated Watershed Management Plans and associated design
                    regulation frameworks for each watershed. The City's current five-
                    year Capital Plan anticipates the preparation of an IWMP for Nelson
                    Creek (2007), which comprises a significant part of Southwest
                    Coquitlam. Preparation of IWMPs for other watersheds will follow in
                    future years and may result in specific Low Impact Development
                    guidelines for each watershed.




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                                                                         November 7, 2005




Discussion: cont'd/

           (A)     Duplex Development cont'd/
           Proposed Action Plan cont'd/
           Medium Term (2007-2008) cont'd/

                        Purpose:
                        • IWMPs will provide guidance for developing appropriate
                            guidelines and regulations to address issues such as
                            impervious surfaces and on-site storm water management
                           within the context of local watershed conditions.
                 2. Comprehensive review of duplex related issues through the proposed
                    update of the Maillardville Neighbourhood Plan and amendments to
                    the Southwest - Town Centre Area Plan.
                        Purpose:
                        • Will consider a refinement of duplex development areas and
                            a review of community needs and goals through analysis and
                            public participation.
                        • Provides opportunity to reconsider where duplex
                            development best fits with surrounding densities and
                            neighbourhood goals in the context of reviewing and
                            updating the Maillardville Neighbourhood Plan.

           Long Term (Beyond 2OO8)
                 1. On-going refinement of duplex development policies as new
                    Neighbourhood Plans are proposed for specific areas within
                    Coquitlam.

          (B)    Residential Intensification
          Given Coquitlam's central location within the GVRD and the City's large
          stock of older housing, it is anticipated that the trend of residential
          redevelopment will continue. Residential intensification, through
          redevelopment of existing neighbourhoods at higher densities, provides an
          opportunity to meet the changing needs of Coquitlam's population,
          continue fostering a diversity of housing choices, and make more efficient
          use of land to improve affordability for Coquitlam residents.




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                                                                          November 7, 2005




Discussion: cont'd/
           (B)     Residential Intensification cont'd/
           Proposed Action Plan
           Medium Term (2007-2008)
                 1. Prepare a Comprehensive Residential Infill Strategy, combining
                    background research with an identification of local issues to
                    establish broad goals and objectives related to sensitive infill
                    redevelopment in Southwest Coquitlam neighbourhoods. Sensitive
                    infill considers the context and needs of each neighbourhood,
                    exploring innovative densification options, such as small lot single-
                    family dwellings, duplexes, triplexes, mews housing, carriage
                    housing on lanes, and townhousingto name a few. Outputs of a
                    Residential Infill Strategy may include, but are not limited to:
                        •   Opportunities for public consultation in revisiting
                            community goals and concerns related to infill
                            redevelopment;
                        •   New policy directions, objectives, and guidelines for updating
                            and amending the Southwest Coquitlam -Town Centre Area
                            Plan and other specific neighbourhood plans in Southwest
                            Coquitlam;
                        •   The development of specific implementation tools for
                            comprehensive review and guidance of residential infill
                            projects (i.e. additional development permit areas and infill
                            related design guidelines); and
                        •   Research to inform new residential intensification policy
                            directions for future area plan updates and new
                            Neighbourhood Plans;

           Long Term (Beyond 2008)
                 2. On-going refinement of residential intensification policies as new
                    Neighbourhood Plans are prepared for specific areas within
                    Coquitlam.




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                                                                                     PageS
                                                                        November?, 2005




Discussion: cont'd/
          (C)     Additions and Redevelopment in Established One-Family Areas
          Many of Coquitlam's established neighbourhoods remain vibrant with a
          significant stock of older one-family dwellings. While one-family homes in
          many established Coquitlam neighbourhoods are in good condition,
          additions and redevelopment are occurring across the community, making it
          important to consider how new one-family dwelling construction fits within
          an existing neighbourhood context. The primary measure currently used to
          address the compatibility of additions and redevelopment in one-family
          areas is through the Neighbourly House Provisions {also referred to as the
          Large House Bylaw Provisions) in Section 90S, Building Size of Zoning Bylaw
          3000,1996. These bylaw provisions place limits on dwelling height, exterior
          wall area and exterior wall height. The following approach is recommended
          to provide greater guidance and clarity for Coquitlam residents seeking an
          addition, or construction of a new single-family dwelling within established
          neighbourhoods.

           Proposed Action Plan
          Short Term (2006)
               1. Prepare a Best Practices Guide for single-family home additions and
                  construction in established neighbourhoods:
                      Purpose:
                      •   Provide developers and homeowners with an understanding
                          of the Neighbourly House Bylaw goals and objectives
                          through graphics and diagrams.
                      •   Provide illustrative examples of additions and construction
                          options that respect the character of adjacent properties,
                          enhance the livability and value of the subject property, and
                          remain within the confines of the Zoning Bylaw; and
                      •   Provide for uniformity and consistency of interpretation to
                          allow fair evaluation of building permit applications.




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                                                                                          Page 9
                                                                            November 7. 2005




Next Steps:
           The Planning and Development Department is moving forward with further
           analysis of the short term duplex development solutions identified in this
           report. Next steps in the Duplex Policy Review process involve selecting a
           planning and design consultant to begin work on a framework for
           establishing duplex development permit areas in Southwest Coquitlam and
           duplex design guidelines.
           Staff will report back to Council in February 2006 with a presentation of
           draft materials and at that time, request authorization to proceed with
           Section 879 consultation in accordance with the Local Government Act.
           Recommended policy and regulatory options will be prepared for Council
           consideration in early spring 2006.
           As stated previously, the solutions presented in this report may be
           supplemented by additional options as further research and consultation is
           carried out The primary focus in the short term will remain on duplex
           development in order to address the most immediate concerns identified by
           Council during the October 3rd, 2005 Information Session.
           Due to the overlap of issues and the important role of duplex development
           in the context of general residential infill, it is important to recognize that
           this Duplex Policy Review will be viewed as a preliminary component of the
           larger Sensitive Infill Strategy scheduled for 2007 in the Community
           Planningwork program.

Required Resources:
           Given current Community Planning commitments to existing Council
           priorities, which include the preparation and implementation of
           Neighbourhood Plans in Northeast Coquitlam and community and land use
           planning in relation to the Coquitlam Light Rail Transit line, it is important to
           consider the necessary resources for effectively carrying out solutions that
           respond to Council concerns:
              l.      Consultant Resources: Specialized planning and design consultants
                      will be required to provide the necessary expertise in the short term
                      for developing an effective framework for duplex development
                      permit areas and associated design guidelines for Southwest
                      Coquitlam. Consultant costs will be accommodated in the
                      Community Planning 2005 Department Operating budget, however,
                      most of the work will be undertaken in 2006.




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                                                                                       Page 10
                                                                               November 7, 2005

r

     Required Resources: cont'd/
                  2.   City Staff Resources: Staff time for project management and
                        interdepartmental facilitation will require additional resources.
                       Given the demands of the current Community Planning work
                       program, a two year extension to an existing one year temporary
                       full-time staff contract has been made in order to provide the
                       necessary staff resources to respond to this Council priority.

                  3.   Implementation Resources: Depending on the bylaw and policy
                       revisions ultimately adopted by Council, it is important to recognize
                       that increased review of duplex development will require additional
                       staff time to process duplex related applications.
                                                      r
    Conclusion:
               Staff will now proceed to the next stage of the Policy Review, and
               commence with the specific short term tasks identified in this report. Staff
               will report back to Council in early 2006 with a draft package of materials
               and a request for authorization to proceed with Section 879 consultation of
               the Local Government Act. A set of recommended policy and regulatory
               options will be prepared for Council consideration in early spring 2006.
               Community Planning and Development Services staff will work together to
               ensure that all existing and future applicants are informed on a regular basis
               of the status of the Duplex Policy Review.




    JAMES L MclNTYRE, MCIP

    RP/RI/ms

    Enc - Information Session Feedback Summary Charts
        - Responses to Information Session Queries




                                                File*: 10-5040-20/SIHO1/2005-1 Doc #: 367074.vl
                                                                                                          Attachment 1
OCTOBER 3rd, 2005 COUNCIL INFORMATION SESSION                                                                           p. 1 of 3
1.0 DUPLEX DEVELOPMENT COUNCIL FEEDBACK                                           POTENTIAL SOLUTIONS

                                                                   Short Term
                                                                     »    Development Permits and design guidelines for all
                                                                          duplex development
         Ensure environmental sensitivity:       •                   »    Review opportunities for Zoning Bylaw Amendments
5
z           Minimize impervious surfaces;
                                                                   Medium Term
                                                                     »    Link to Integrated Watershed Management Plans for
o
oe
            Maintain tree cover.
                                                                          Coquitlam's south slope watersheds - link new duplex
Z
         Link to Integrated Watershed Management                         development to associated Low Impact Development
LU
         Plans (IWMP)                                                     Policy and Procedures
                                                                     »    Comprehensive review of duplex related issues through
                                                                          an update of Maillardville Neighbourhood Plan and
                                                                         amendments to the SWTCAP.


                                                                   Short Term
         Sensitivity to local heritage;
                                                              >      » Development Permits and design guidelines for all
         Sensitivity to local context;                                    duplex development
z                                                                    »    Review and update Duplex Rezoning Policy D-3 of the
         Consider front-to-back duplexes;                                 SWTCAP - Duplex Rezoning Criteria.
                                                                   Medium Term
         Maintain vibrant single family areas, consider              »    Comprehensive review of duplex related issues
         pockets of duplexes rather than blanket                          (i.e. location) through an update of Maillardville
         eligibility;                                                     Neighbourhood Plan and amendments to the SWTCAP


         Explore options to apply development review
         for duplex development Citywide - for both
         building permits and rezoning applications;
                                                                   Short Term
         Sensitivity to heritage, local context and            >     »    Development Permits and design guidelines for all
         neighbourhood character                                         duplex development
         Explore building footprint controls;                        »    Review opportunities for Zoning Bylaw Amendments
                                                                     »    Review and update Duplex Rezoning Policy D-3 of the
O        Review of 180m separation distance;
                                                                         SWTCAP - Duplex Rezoning Criteria.
         Link duplex policies to other strategies:                 Medium Term
O               Transportation Plan                                  »    Comprehensive review of duplex related issues through
                Watershed Management Plan                                an update of Maillardville Neighbourhood Plan and
                Affordable Housing Strategy                              amendments to the SWTCAP.
                Secondary suite regulations                        Long Term
         Consider long range community needs-.                       »    On-going refinement of duplex development policies as
           - Services, school enrollment,             /   ^               new Neighbourhood Plans are created for specific areas
              demographic changes                                        within Coquitlam.

         Community feedback regarding policy
         changes

                                                                   Short Term
o                                                                    »  Development Permits and design guidelines for all
                                                                        duplex development
         Consider developer/ builder input for finding
                                                                   Medium Term
         innovative infill solutions
2                                                                   »   Comprehensive review of duplex related issues through
O                                                                       an update of Maillardville Neighbourhood Plan and
u
                                                                        amendments to the SWTCAP.


                                                                   Short Term
     »   Prevention of illegal fourplex dwellings             ->     » Development Permits and design guidelines for all
O
u_
                                                                         duplex development
z
                                                                                                                     p. 2 of 3
 2.0 RESIDENTIAL INTENSIFICATION COUNCIL FEEDBACK                             POTENTIAL SOLUTIONS




                                                             Short Term
          Consider front-to-back duplexes utilizing       -^   »    Item addressed in duplex work program
          lanes in appropriate areas
Si
i/i O
UJ   Q£   Storm water mitigation and down-slope
                                                             Medium Term
                                                               »    Link to Integrated Watershed Management Plans for
Q|                                                        -^        Coquitlam's south slope watersheds - explore options for
          impacts (i.e. Schoolhouse Street flooding
                                                                    linking new residential infill projects to associated Low
          issues)
                                                                    Impact Development Policy and Procedures


          Maintain single family dwelling areas
          Need a "fresh look" at duplex areas; older
          established single-family dwelling areas
          Link to heritage plan; what is worth saving?         Short Term
          Review criteria for development                        »    Review Duplex Rezoning Policy D-3 of SWTCAP to refine
                                                                      duplex locational criteria.
          Loss of incentive with duplex development
                    Austin North - higher density              Medium Term
                     Austin South - lower density               »   Undertake a Comprehensive Infill Strategy
                                                                    Outputs may include:
          Market Analysis should be considered for
          future decisions - consider townhousing                     >   The development of specific implementation
          instead of duplexes for intensification                         tools for comprehensive review and guidance
                                                                          of residential infill projects (i.e. additional
          Brunette is an entryway to Coquitlam
                                                                          development permit areas and infill related design
          Comprehensive review of housing trends and                      guidelines).
          housing needs in south slope area.
                                                                      >   New policy directions, objectives and guidelines for
 Oi
 O
          Appropriate density for each area of SW                         updating the Southwest Coquitlam - Town Centre
          Coquitlam                                                       Area Plan and other specific Neighbourhood Plans
          Densification of older areas due to existing                    in Southwest Coquitlam.
 u
          infrastructure                                              >   Research to inform new residential intensification
             - Can we predict what needs may be in                        policy directions for future plan updates and new
                 next 5 years                                             neighbourhood plans.
                 Private Montessori schools
                 Future housing affordability                         >   Opportunity for public consultation in revisiting
                                                                          community goals and concerns related to infill
          Need to send a clear message to community
                                                                          redevelopment
          about what we will provide for housing
                                                               Long Term
          Establish defined area for duplex
                                                           ^     »   On-going refinement of residential intensification
          development and higher density
                                                                     policies as new Neighbourhood Plans are created for
          development.
                                                                     specific areas within Coquitlam.
          Link to Affordable Housing Strategy,
          Secondary Suites Regulations, and Strategic
          Transportation Plan


                                                               Short Term
          Consider developer/ builder input for finding          »    Development Permits and design guidelines for all
          innovative infill solutions                                 duplex development in SW Coquitlam
                                                               Medium Term
          Input from public prior to moving ahead with          »   Undertake a Comprehensive Infill Strategy
 z:       new policies
 o                                                               »   Comprehensive review of infill related issues through
          OCP review process to determine outcome                    an update of Maillardville Neighbourhood Plan and
                                                                     amendments to the SWTCAP.
                                                                                                           p. 3 of 3
3.0 ADDITIONS AND REDEVELOPMENT IN ESTABLISHED                       POTENTIAL SOLUTIONS
NEIGHBOURHOODS COUNCIL FEEDBACK




       Privacy
                                                      Short Term
       Bulk and height                           ->     »   Best Practices Guide for single-family home additions
Q
                                                            and construction in established neighbourhoods.
                                                                                    Attachment 2
                                                                                                 p.l of 4



Council Information Session Queries - October 3rd, 2005

Council directed several questions to staff during the October 3rd, 2005
Duplex Policy Review Information Session. While several of these questions
were answered during the session, some responses required further research.
The following provides a response to unanswered Council queries:

1. What percentage of RT-1 zoned lands are currently developed with
   duplex dwellings?

     Citywide:
          35% of Coquitlam's RT-l zoned parcels are currently developed with
          duplex dwellings

    Southwest Coquitlam (area identified on Schedule B-l ofSWTCAP):
      •   98% of RT-1 zoned parcels are located in Southwest Coquitlam

      •   33% of Southwest Coquitlam's RT-l zoned parcels are currently
          developed with duplex dwellings

      •   53% (529 of 990) of RT-l parcels large enough to be developed
          with two-family dwellings [>740m2) currently have single-family
          dwellings1


 Table l: RT-l Parcel Analysis                                                Southwest
                                                           Citywide
                                                                              Coquitlam
 Type of RT-1 Parcel                                                V
                                                           #        /o         ft       %
 RT-l Zoned parcels                                     1.469     100%      1.433     100%
 RT-l Zoned parcels with duplex dwellings                511      34.8%      479      33-4%
 RT-1 Zoned parcels with single family dwellings         921      62.7%      917      64-0%
 RT-l Zoned parcels - Vacant or with other uses           37       2.5%       37       2.6%


 RT-1 Parcels Equal to or Greater than (l) 740m1
 Total RT-1 parcels > 740m2                              990      100%       961      100%
                               3
 RT-l Zoned parcels >_ 740m with duplex
                                                         445      45-0%      418      43.5%
 dwellings
 RT-l Zoned parcels >_ 740mJ with one-family
                                                         529      53-4%      527      54.8%
 dwellings
 RT-l Zoned parcels >. 740m' vacant or with
                                                          16       1.6%       16       1.7%
 other uses
'Note: Data queries were extracted using the City's Application Management and Data
Automation system (AMANDA). While the query results are fairly accurate, some parcel areas
are derived from less precise CIS data and can not be considered exact. Percentages must be
considered estimates given that parcel area data was not available for 22 duplex properties at
the time of calculation.
                                                                                   p. 2 of 4



Council Information Session Queries (cont'd)

2. Which has the potential for a larger building footprint, a one-family
   dwelling or a two-family dwelling?

       In accordance with Zoning Bylaw 3000,1996, a one-family dwelling
       has the potential for a larger building footprint than a duplex dwelling
       on a lot of equal size.
       Not only is the potential footprint larger for a one-family dwelling, but
       the potential overall floor area of the dwelling is significantly greater
       as well. Details of the analysis are provided below with a diagram for
       visual comparison.

   The analysis involves comparison of a one-family and two-family dwelling
   under Coquitlam's current RT-l Zoning Bylaw regulations. A lot size of
   740m2 is used for comparison as it is the minimum lot size permitted for
   a two-family dwelling in an RT-l zone. Each building footprint increases
   proportionally with lot size.

   (a) One-Family dwelling - building footprint controls (RT-l & RS-l Zones):
        Front and rear set-backs:               7.6 m
        Side yard set-backs:                    1.8 m
        Maximum floor area:                     n/a
        Accessory off-street parking:           max 10% lot coverage (to 75m 2 )
   The building footprint of a one-family dwelling is not limited to a
   maximum floor area and could potentially be built with multiple storeys
   (provided it conforms to the Large House Bylaw Provisions in the Zoning
   Bylaw), resulting in a much larger dwelling. A secondary suite could
   also be contained within this unit resulting in two dwelling units on the
   property.

   (b) Two-Family dwelling - building footprint controls (RT-l)
       Front and rear yard set-backs:          7.6 m
       Side yard set-backs:                    1.8 m
       Maximum floor area:                     .4 times the lot area
       Accessory off-street parking:           maximum additional 42m3
                                               per dwelling unit excluded
                                               from floor area maximum.
   A building footprint for a two-family dwelling (RT-l) is limited through
   a maximum floor area in proportion to the site area (.4 of the site area).
   Figure 1 below illustrates the maximum building footprint permitted for
   a two-family dwelling with only a one storey dwelling constructed on a
   740m2 lot. It is important to note that a two-family dwelling designed
   with two storeys would result in a smaller footprint than shown in the
   diagram.
                                                                                                                                                               p. 3 of 4



Council Information Session Queries (cont'd)



Figure 1: Building Footprint Potential - Comparison


                   Two-Family Dwelling (RT-l)                                             One-Family Dwelling (RT-1 & RS-l)

                                              -• ^
                                                                Ef            r JH                 9.2 m
                42m2 (452sqft)                        42m2 (452sqft)
a             additional area per
               unit for accessory
                                      7.6 m
                                    Setback
                                                          accessory
                                                     off-street parking
                                                                                  -1'2,
                                                                                  '          74ITT (796 sqft)
                                                                                            maximum 10% lot
                                                                                                                                             7.6m
                                                                                                                                             Setback
              off-street parking                                                          coverage for accessory od
                                                                                            off-street parking              ,   i   ^m.
                                              N,

                                                                                                                                            *'


                                                                                                                 1 ft m
                                        1 3m                                                                 f




                       Maximum building footprint                                                Maximum building footprint
                            296m2 (3,186 sqft)                                                        324.8m2 (3,496sqft)
                        for one storey of floor area                                            with multiple storeys permitted*
                                                                                                     Primary =           324.8m2
                       740m2 (Lot) x ;4 -296m 2 max*
                                                                                                     Off-street Parking = 74.0m2
          ]                Primary =                    296m2             -   ,                      Total footprint -              398.8m2
                           Off-street Parking =           84m2
                           Total footprint =            380m2



-                                       i                                                                                                                m'
      .
          ~^X
                                                                i                                                                      >k

                       \       /---i1-3™'                                                                        . T
                                                                                                             1.3m' 1


                    siting exceptions
                                                       7.6 m                                                                  7.6m
                                                     Setback                                                                Setback



                                    20m (66                    ^f                                                20m(66')              ^t


    ' Siting exception areas (ie. decks, bay windows) not included in footprint calculation but                                                  scale 1:250
    shaded to demonstrate potential impact.
                                                                                  p. 4 of 4



Council Information Session Queries (cont'd)

3. What was the rationale for the 180 metre separation distance between
   duplexes, as stipulated in the duplex rezoning criteria of "Policy D-3-
   Location of Duplexes in Single-Family Areas" in the Southwest Coquitlam
   - Town Centre Area Plan?

   As stated in point Jive of "Policy D-3-Location of Duplexes in Single-Family
   Areas" in the Southwest Coquitlam-Town Centre Area Plan, the 180 meter
   separation distance was included in the duplex rezoning criteria, "In
   order to avoid a concentration of duplexes in one-family housing areas."
   Research to date has not revealed greater detail regarding the rationale for
   this criteria, however, its implementation dates back to the early 1970s.


4. In consideration of the two residential additions on Duval Court
   and Danville Court, which have raised concerns regarding their
   neighbourliness, should these be viewed as unique circumstances built
   under the current regulations, or is this a Citywide concern?

   Through discussions with Development Services Permitting staff, it has
   been determined that issues and concerns related to the Duval Court and
   Danville Court single-family dwelling additions are unique circumstances
   under the current regulations.

     i.   Danville Court: The construction of a separate but attached wing
          to a residence was the key issue related to this case and creates a
          circumstance not addressed in Zoning Bylaw 3000,1996.

     ii. Duval Court: Issues related to this residential addition relate to
         local changes to site grade that occurred over time. The building's
         height was measured from survey information provided at the time
         of application. The Zoning Bylaw does not address tracking grade
         changes over time. The bylaw also does not require developers
         to consider the form and character of neighbouring structures in
         determining the height and size of their proposed development.

   With the exception of these two projects, over the last three years
   Development Services Permitting staff has not received complaints
   from neighbours regarding the form and character of infill residential
   development. Some instances have occurred where neighbours have
   called regarding adjacent projects, but once the development process
   and zoning constraints were explained no further objection was made.
   Concern has been raised by owners, developers and designers regarding
   the interpretation of the Large House Bylaw language contained within
   Zoning Bylaw 3000,1996.
   Development Planning Section
   Summary: Status of outstanding Duplex Applications

Duplex Status -January 4, 2006
Address                    Received Date       File*          Bylaw* Duplex Policy letter   Response from        Action                          Stage of                    Comments
                                                                     sent                   Applicant                                            application
1301 Thomas Avenue                                                                                               declined at 2nd & 3rd                                       Applicant has been asking about
                                                                                                                 reading on 3/10/05                                          status of policy review and is
                                                                                                                                                                             considering re-applying.
575 Alderson Avenue                                                                                              declined at 2nd & 3rd                                       Applicant has been asking about
                                                                                                                 reading on 3/10/05                                          status of policy review and is
                                                                                                                                                                             considering re-applying.
934 Stewart Avenue                                                                                               declined at 2nd & 3rd                                       Applicant has been asking about
                                                                                                                 reading on 3/10/05                                          status of policy review and is
                                                                                                                                                                             considering re-applying.
2101 Lorraine Avenue       June 30, 2004       04 107728 RZ           Yes                   Applicant has not Waiting for revised plans.   Waiting for applicant's
                                                                                            decided                                        decisions and for
                                                                                                                                           revised plans.
726 Blue Mountain Street   July 19. 2005       05 009378 RZ 3724      October 6, 2005       On Hold, letter      Application was to go for Received 1 st Reading
                                                                                            received from        Public Hearing on October on October 10. 2005.
                                                                                            applicant            24, 2005.
                                                                                            12/10/05.
1641 Booth Avenue          July 25, 2005       05011841 RZ            October 6, 2005       Applicant has       None                             Initial application. Need   Community Planning would not
                                                                                            phoned 2-3 times                                     to send letter to           support this appliation because of the
                                                                                            for status of                                        applicant explaining        potential OCP changes to Land Use
                                                                                            application but has                                  Community Plann ing's       that would designate this block as
                                                                                            not indicated that                                   position.                   Med. Density apartment. 2 previous
                                                                                            he wants this on                                                                 applications have been received for
                                                                                            hold.                                                                            this property (1 withdrawn, 1 not
                                                                                                                                                                             persued)
916 Smith Avenue           August 8, 2005      05 0101 14 RZ 3725     October 6, 2005       Spoke to applicant   Process application up to       Referrals sent
                                                                                            - he will consider   the point of going to           31/08/05. Comments
                                                                                            putting on hold      Committee. Will contact         received from referrals.
                                                                                            prior to going to    applicant prior to putting on   Need OCP and
                                                                                            Committee.           agenda for                      landscape review and
                                                                                                                 Committee/Council for their     send requirements
                                                                                                                 decision about proceeding       letter to applicant
                                                                                                                 or continuing to hold.          requesting revisions.


                                                                                                                                                                                                 Page 1 of 3
   doc. #364808                                                                                                                                                                              APPENDIX 2
    Development Planning Section
    Summary: Status of outstanding Duplex Applications

Duplex Status -January 4, 2006
Address                    Received Date        File*            Bylaw t Duplex Policy letter Response from      Action                        Stage of                Comments
                                                                         Milt               Applicant                                          application
660 Blue Mountain Street   August 12, 2005      05 01 021 6 RZ           October 6, 2005    On Hold, letter      Process application up to     Sent requirements
                                                                                            received from        the point of going to         letter to applicant
                                                                                            applicant            Committee. Will contact       requesting revisions on
                                                                                            14/10/05.            applicant prior to putting on January 4/06.
                                                                                                                 agenda for
                                                                                                                 Committee/Council for their
                                                                                                                 decision about proceeding
                                                                                                                 or continuing to hold.

2040 Hillside Avenue       August 15, 2005      05 01 0548 RZ"           October 6, 2005    On Hold, phone       Process application up to     Referrals sent             " Preliminary review notes concerns
                                                                                            call received from   the point of going to         28/09/05. Comments         with driveway width, tree to be
                                                                                            applicant            Committee. Will contact       received from referrals.   protected on City property at front,
                                                                                            11/10/05.            applicant prior to putting on Need OCR and               services location, landscaping.
                                                                                                                 agenda for                    landscape review and
                                                                                                                 Committee/Council for their   send requirements
                                                                                                                 decision about proceeding     letter to applicant
                                                                                                                 or continuing to hold.        requesting some minor
                                                                                                                                               revisions.
339 Leroy Street           September 20, 2005 05 011 405 RZ              October 6, 2005    On Hold, letter      Process application up to     Referrals sent out Nov.    " Preliminary review notes suite
                                                                                            received from        the point of going to         25, 2005. Comments         potential, and garage conversion.
                                                                                            applicant            Committee. Will contact       received from referrals.
                                                                                            11/10/05.            applicant prior to putting on Need OCR and
                                                                                                                 agenda for                    landscape review and
                                                                                                                 Committee/Council for their send requirements
                                                                                                                 decision about proceeding letter to applicant
                                                                                                                 or continuing to hold.        requesting revisions.

815 Lillian Street         September 21, 2005 05 011 553 RZ              October 6, 2005    Applicant wants to Applicant wants to proceed        Sent requirements       " Suite potential on ground floor.
                                                                                                                                                                         3
                                                                                            proceed with       with application. Process          etter to applicant      roperty is for sale again.
                                                                                            application.       application up to the point       requesting revisions on
                                                                                                               of going to Committee. Will       December 23/05.
                                                                                                               contact applicant prior to
                                                                                                               putting on agenda for
                                                                                                               Committee/Council for their
                                                                                                               decision about proceeding

   doc. #364808                                                                                                                                                                           APPENDIX 2
   Development Planning Section
   Summary: Status a\ outstanding Duplex Applications

Duplex Status -January 4, 2006
Address                   Received Date        File ft     Bylaw* Duplex Policy Fetter Response from     Action                      Stage of                Comments
                                                                  sent                 Applicant                                     application
1201 Thomas Avenue        October 28. 2005     05012441 RZ        November 29, 2005 Applicant wants to   Applicant wants to proceed Sent requirements        ** Preliminary review notes suite
                                                                                       proceed with      with application. Process letter to applicant       potential, driveway and parking
                                                                                       application.      application up to the point requesting revisions on concerns, has received permission for
                                                                                                         ol going to Committee. Will December 23/05.         driveway off road not lane from Peter
                                                                                                         contact applicant prior to                          K..
                                                                                                         putting on agenda for
                                                                                                         Committee/Council for their
                                                                                                         decision about proceeding
                                                                                                         or continuing to hold.



613 Smith Avenue          December 2. 2005     05 01 3578 DP                          Applicant wants to DP only
                                                                                      proceed with
                                                                                      application.




                                                                                                                                                                                    Page 3 of 3
   doc. #364808                                                                                                                                                             APPENDIX 2
Copuitlam                                             For Committee
                                                                                        II-
January 6, 2006
Our File:    10-5080-01/000/2005-1
Doc#:        376259-Vl

To:          City Manager
From:        General Manager Planning and Development

Subject:     Recommended Appointments for Affordable and Non-Market Housing
             Strategy Project Advisory Group

For:         Committee of the Whole

Recommendation:
        That Council appoint the stakeholder representatives recommended in the
        report of the General Manager dated January 6 2006 to serve on the
        Affordable and Non-market Housing Strategy Project Advisory Group.

Executive Summary:
          Council approved funding in the 2005 Operating Budget to update the City's
           1994 Affordable Housing Strategy. This process has now been initiated. An
           integral component in the development of the Strategy is a community
          consultation process, and a community-based Project Advisory Group is
           proposed as one component of the consultation. Representatives from
          various local and regional groups involved in the issue of housing
          affordability have been invited to participate on the Project Advisory Group.
          A high level of interest has been expressed and staff requests that Council
          appoint these representatives to the Affordable and Non-market Housing
          Strategy Project Advisory Group.

Background:
             Council approved funding in the 2005 Operating Budget to support an
             update of the City's 1994 Affordable Housing Strategy. Staffing levels in the
             Community Planning Division have now allowed the City to move forward
             with this process.

             The updated Strategy is being developed through a phased approach and in
             consultation with community partners. Professional consultant services
             with expertise in non-market/affordable housing have been retained to
             assist with Strategy development.




City of Coquitlam
                                                                                     Page 2
                                                                            January 6, 2006




Background: cont'd/
          The goals of the Strategy are to:

               •   Obtain the clearest possible picture of the existing and future need
                   for adequate, appropriate, and affordable housing in Coquitlam, for
                   different resident groups;
               •   Determine municipal actions necessary to respond to the local need
                   for adequate, appropriate, and affordable housing;
               •   Building on the foundation of the City's current goals and actions
                   related to affordable housing, define how the City can best be
                   involved in responding to the need for affordable housing, in
                   partnership with other stakeholders.

           Work on the first phase of the Strategy is underway. This phase involves
           analysis of the housing affordability and needs context in Coquitlam. The
           background analysis will set the groundwork for the development of the
           Strategy and is the starting point for the community consultation
           component of the project

           Both market and non-market housing and rental and ownership tenure will
           be addressed in the Strategy which will have a long-range focus aimed at
           the next ten years.

           It is anticipated that it will take approximately six months to develop an
           updated Strategy which would be presented to Council in the spring of
           2006.

           Community Consultation
           Understanding community needs and effectively addressing affordable
           housing issues involves a variety of stakeholders - community agencies,
           senior government representatives, private and non-profit housing sector
           representatives, and the community at large. A community consultation
           process composed of different components will bean integral part of
           developing the Strategy. The components include:

              •    Theformation of a Project Advisory Group of community,
                   government, and private and non-profit stakeholders;




                                                File #: 10-5080-01/000/2005-1 Doc #: 376259-v!
                                                                                    Pages
                                                                           January 6, 2006




Background: cont'd/
         Community Consultation cont'd/
             • Focus groups and interviews with key stakeholders in the
                 community;
             • Posting of information on the City's website for public review;
             • Public input session/open house on the draft Strategy;
             • Presentation to City Council.

          Project Advisory Group
          The purpose and role of the Project Advisory Group in the development of
          the Strategy is:

          •   To provide input and perspective into the assessment of housing needs
              for different resident groups in the community;
          •   To advise on broad policy, funding, and service delivery issues;
          •   To advise on current housing stock conditions and issues;
          •   To provide input into the development of a municipal strategy,
              implementation framework, and monitoring and evaluation framework
              to address housing affordability.

          It is anticipated that the Project Advisory Group will meet four times over
          the course of the project in order to provide input into four key phases of the
          Strategy: the affordability analysis and the plan for community stakeholder
          input; the needs, gaps and issues analysis; the draft Strategy; and the
          implementation, monitoring and evaluation framework for the Strategy.

          In terms of representation, the Advisory Group will be comprised of
          stakeholders representing community-based coalitions focused on housing
          and homelessness, non-market and support service providers, market
          housing and development stakeholders, a tenants rights advocacy group,
          citizens-at-large (through representatives from the'City's Liveable
          Communities Advisory Committee), and agencies of other levels of
          government involved in housing and support services.

          Representatives from stakeholder groups involved in the issue of housing
          affordability have been invited to participate on the Project Advisory Group.
          A high level of interest has been expressed and staff requests that Council
          appoint the following volunteers to the Project Advisory Group.




                                               File #: 10-5080-01/000/2005-1 Doc #: 376259-Vl
                                                                                   Page 4
                                                                          January 6, 2006




Background: cont'd/
          Proposed Project Advisory Group

          Name                Organization/Stakeholder
          Sandy Burpee        Homes for All: Tri-Cities
                              Housing Coalition
          Walid Chahine       TriCities Mental Health
                              Centre, Fraser Health
                              Authority
          Tom Durning         Tenant's Rights Action
                              Coalition
          Jeff Fisher         Urban Development
                              Institute
          Joanne Granek       SHARE Family Services
                              Society
          Roxann              Tri-Cities Homelessness
          MacDonald           Committee
          Lynda Pasacreta     Greater Vancouver
                              Apartment Owners and
                              Managers Association
          PatPhilley          Dogwood Seniors Advisory
                              Board
          Chris Rishchynski   Youth Matters!
          Verna Semotuk       Greater Vancouver Regional
                              District
          Peter Simpson       Greater Vancouver
                              Homebuilder's Association
          Linda Western       United Way of the Lower
                              Mainland
          1 representative    Liveable Communities
                              Advisory Committee - to be
                              appointed at the
                              Committee's inaugural
                              meeting in 2006
          Steve Ha II         Canada Mortgage and
                              Housing Corporation




                                              File #: 10-5080-01/000/2005-1 Doc #: 376259-Vl
                                                                                 Pages
                                                                         JanuaryG, 2006




Conclusion:
          The process to update the 1994 Affordable Housing Strategy is now
           underway. A key component of the project's community consultation
           process is a community-based multi-stakeholder Project Advisory Group to
           help provide input to the Strategy development. Staff recommend that
          Council appoint the stakeholder representatives recommended in this report
          to the Project Advisory Group. The proposed Project Advisory Group
           represents local and regional input and a balance between various
           perspectives on the issue of affordable housing.




              (\

          JAMES L. MclNTYRE,MCIP

          CvP/ms




                                             File #: 10-5080-01/000/2005-1 Doc #: 376259-Vl
Copuitlam                                                   For Committee
  ~                                                                    IS

January 6, 2006
Our file: 09-3900-20/3722/1
          75 Blue Mountain Street
Doc#:     377725-v!

To:          City Manager
From:        General Manager Planning and Development

Subject:     Consideration of Fourth and Final Reading of Zoning Amendment Bylaw No.
             3722, 2005 and Authorization for Issuance of Development Permit 05 008764 DP
             for 75 Blue Mountain Street

For:         Committee of the Whole

Recommendation:
              1. That Council give fourth and final reading to City of Coquitlam Zoning
                 Amendment Bylaw No. 3722, 2005;

              2. That Council approve signing and sealing of Development Permit
                 05 008764 DP and the Mayor and City Clerk be authorized to execute this
                  Permit on behalf of the City of Coquitlam.

Executive Summary:
             This is a Rezoning and Development Permit application for lands at the south end
             of Blue Mountain Street, adjacent to the Trans-Canada Highway. The proposed
             development, if approved by Council, would be comprised of a 50,000 square foot
             strata retail-industrial building demised into eleven units.

             Council gave first reading to the proposed Zoning Amendment Bylaw No. 3722,
             2005 on September 19,2005, a Public Hearing was held on October 24, 2005, and
             second and third readings were granted on November 7, 2005. At this time, the
             application is being recommended for Council's consideration of fourth and final
             reading of the Zoning Bylaw and approval of the Development Permit

Background:
             The subject site is a 2.6 acre parcel located atthe east side of the Blue Mountain
             Street cul-de-sac (Attachment l). It is bordered by the new Greyhound bus
             station to the east, industrial buildings to the north, ICBCtothe west and the
             Trans-Canada Highway to the south. A riparian reserve area is located along the
             southern edge of the site adjacent to the highway.

City of Coquitlam
                                                                                          Page 2
                                                                                 January 6, 2006


Background cont'd/
          Griffin Development Corporation (The Finishing Touch) is proposing a 50,000
          square foot multi-tenant home improvement centre. Attachments 2 and 3
          illustrate the proposed site plan and elevations. The site is zoned M-i General
          Industrial and while this zone permits a range of uses, it does not accommodate
          the full range of uses proposed by the applicant Therefore, a rezoningto M-6
          Retail Industrial, consistent with the Southwest Coquitlam Town Centre Area
          Plan (SWTCAP), is sought The applicant is aware of the range of uses that would
          be permitted in the M-6 Retail Industrial zone.

           The proposed buildingtakes advantage of the site's location byfacingthe
           building toward the highway, enhancing the individual store entrances with
           varied roof elements and utilizing multiple high-quality finishes, including
           painted concrete panels, metal cladding, stone veneer and brick. The proposal
           also consists of improvements to the Streamside Protection Enhancement Area
           (SPEA), ten metres of which falls within the subject site. This ten-metre wide
           area, which is protected under restrictive covenant, will be enhanced and
           planted with native plant species as shown on Attachment 4.

Staff Review:
          City staff reviewed this application prior to Council's consideration of first
          reading. In the earlier report to Council, comments from staff in Community
          Planning, Transportation Planning, Development Planning, Development
          Servicing and Environmental Services were provided. All outstanding issues have
          been addressed.

          It is noted that a referral to the Ministry of Transportation (MOT) was required.
          MOT staff, in conjunction with staff from the TransLink Gateway project initially
          did not support the change in land use as it was thought that the site may be
          needed to accommodate the new Brunette Highway interchange. However,
          upon further consideration, an alignment was found that did not affect the
          subject parcel and approval has been received from the MOT for the rezoningof
          the site.

          Highlights of the proposal include:
          - A change in ownership from a multi-tenant development to individual units
             strata ownership;
          - An increase inthe number of individual units from four to eleven;
             An increase in the number of loading bays from one to six. The five additional
             loading bays and garbage facilities are located at the rear of the building and
             will be shared between units;
          - Vehicular circulation has been modified to one-way movement at the rear of
             the building to accommodate the loading bays; and
             The number of parking stalls has been increased.


                                                               File «: 09-3900-20/3722/1 Doc P: 377725.V1
                                                                                          Pages
                                                                                  January6, 2006




Development Permit:
         The attached Development Permit 05 008764 DP has been prepared for Council
         consideration. The proposal conforms to the Zoning Bylaw and no variances are
         being requested from the applicant.

          The Development Permit, if approved by Council, would be issued to the owner of
          the property, 3765105 Canada Inc. (Greyhound). The lands are currently under a
          Purchase Agreement by Griffin Development Corporation (The Finishing Touch)
          and the sale closing is expected to be finalized in late February 2006. Therefore,
          the Development Permit is also being signed by Griffin to include the assignment
          of the obligations under the Development Permit.

Conclusion:
          The rezoning application for a strata home improvement centre is supported by
          staff. The application is consistent with the Southwest Coquitlam Town Centre
          Area Plan (SWTCAP) policy and the development will increase the industrial-
          oriented commercial-based land uses in the area. The form and character of the
          development proposal responds to the Lougheed/Brunette Development Permit
          Area Guidelines in the SWTCAP regarding "gateway" sites by orienting the
          buildingtoward the highly visible southern edge of the sitealongthe highway
          and providing architectural and landscape features. Additionally, the proposal
          includes enhancement of the riparian reserve.




          JAMES'L. MclNTYRE.MCIP

          JMS/ms/lmc/am

          Enc.




                                                               File (t: 09-3900-20/3722/1 Doc #: 377725.V1.
 CoQuitlam                                                                    City of Coquitlam
                                                                                        BYLAW



                               BYLAW NO. 3722, 2005
                          A Bylaw to amend the "City of Coquitlam
                     Zoning Bylaw No. 3000,1996", and amending Bylaws


WHEREAS certain changes are necessary for'.the clarification and effective and efficient
operation of Bylaw No. 3000,1996 and amending Bylaws, in accordance with the Local
Government Act, RSBC, 1996, c. 323;

AND WHEREAS it is deemed desirable to amend certain regulations or certain zoned areas, or
both, after the Public Hearing, in accord with the Local Government Act, RSBC, 1996, c. 323;

NOW THEREFORE, the Municipal Council of the City of Coquitlam in open meeting assembled,
ENACTS AS FOLLOWS:

1.   Zoning Bylaw No. 3000,1996, as amended, is further amended as follows:

     The property within the area outlined in black on the map attached hereto and marked
     "Schedule 'A1 to Bylaw No. 3722 2005" be rezoned from M-l General Industrial to M-6
     Retail Industrial

     (This property is situated at 75 Blue Mountain Street).

2.   This Bylaw may be cited for all purposes as the "City of Coquitlam Zoning Amendment
     Bylaw No. 3722, 2005".


READ A FIRST TIME this                               day of                            , 2005.
READ A SECOND TIME this                              day of                            , 2005.
READ A THIRD TIME this                               day of                            , 2005.
CONSIDERED AT A PUBLIC HEARING this                  day of                            , 20O5-

GIVEN FOURTH AND FINAL READING and the Seal of the Corporation affixed this
day of                       ,2005.



                                                                                            MAYOR



                                                                                              CLERK



                                                   File #. 08-3360-20/05 005960 RZ/1 Doc ft: 350452.V1
                                       SHERWOOD AVENUE




                        TRANS-CANADA HIGHWAY




                     SCHEDULE 'A1 TO
      NOT TO SCALE
                     BYLAW 3722, 2005

MAP PAGE B03
                                                    005960rz_s.dwg
                                                                                     ATTACHMENT 1
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                                                               1
                                                                         A
                                                                                         >
                             A     52 51 50      C     47                     CO           •^
                                                                              tf

                                                                              u
                                                                               - 37 36 35        ^^^ ^^^^^^
                                                                                                   CR"""""---^.
                                                                                                   OD
                             903   907 909 911   9)3   917    925       930        936 940 942                5fr--
                                                                      SHERWOOD AVENUE




60




                                                       TRANS-CANADA HIGHWAY

                            C.p




05 008764 DP            75 BLUE MOUNTAIN STREET                                                       05/07/08

               Applicant:   Michael Rosen and The Finishing Touch Doors and Mouldings Ltd.
               Owner:       3765105 Canada Inc.
               Legal:       Lot 1, Blk 11, DL 10, GP 1, NWD, Plan BCP 10514
               PID:         012-235-296
               Zoning:      M-1 to M-6




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                                                                                                      RECEIVED
                                                                                                           DEC 1 6 2005
                                                                                                       CITY Qf COQUITLAM
                                                                                                  nFWLOPMENT PLANNING SECTION




           B U I L D I N O & INTERIOR D E S I Q N    CONBUl-TANTB




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                                 OFFICE/WAREt
                                   BLUE MOUNTAIN
                                     COOUITLAM, a



     RECEIVED
                                        TREE

      DEC 1 6 2005                      PLAN
                                                     m
      CITY OF COQUIHAM                               z
DEVELflPMtNT PLftNUINC SFCTION
                                                     H
                                                                                  05 008764 DP
                                                                            75 Blue Mountain St
                                                                            Document #378749



 THIS DEVELOPMENT PERMIT made in duplicate and dated the                              day of

                                       2005.



ISSUED BY:        CITY OF COOUITLAM
                 A Corporation under the Local Government Act,
                 R.S.B.C., 1996 c. 323, and amendments
                 thereto, with offices at 3000 Guildford
                 Way, Coquitlam in the Province of
                 British Columbia, V3B 7N2

                 (the "City")


        TO:      3765105 CANADA INC., Inc. No. A52052
                 2900 - 595 Burrard Street
                 Vancouver BC V7X U5

                 (the "Permittee")


       AND:      Griffin Development Corporation
                 6150 Lougheed Highway
                 Burnaby BC V5B2Z9

                 (the "Buyer")



WHEREAS the Permittee wishes to commence a development upon ALL AND SINGULAR that
certain parcel or tract of land and premises situate, lying and being in the City of Coquitlam,
in the Province of British Columbia, and more particularly known and described as
Lot 1 District Lot 16 Group 1 New Westminster District Plan BCP10514 (PID 025-914-103);


               (the "Lands")


AND WHEREAS the Permittee has made application for a Development Permit in regard to
the Lands;
                                                  -2-




AND WHEREAS the Local Government Act provides that in such a Permit, certain matters may
be regulated, required or limited;


NOW THEREFORE, the Council of the City in consideration of the covenants and conditions
contained herein hereby issues this Development Permit in respect of the Lands to the
Permittee as follows:


1)   This Development Permit is issued subject to all requirements contained in the City's
     Bylaws except where specifically varied or supplemented by this Development Permit.


2)   The Permittee shall comply with all Municipal and Provincial building regulations and
     shall not commence any work on the Lands until he has received a Building Permit in
     respect of such work from the City.


3)   The Lands shall be developed by the Permittee (including his successors and assigns) in
     conformity with the terms and conditions set out in Schedule "A", which is attached to
     and forms part of this Development Permit.


4)   The Permittee shall not sell, assign, transfer, convey or otherwise dispose of all or any
     part of his interest in and to the Lands, save and except for mortgage purposes, until the
     Lands have been developed in accordance with the conditions of this Development
     Permit, or alternatively, until the proposed purchaser or assignee has covenanted with
     the City, in a manner acceptable to the Council of the City, to ensure development of the
     Lands in conformity with the conditions herein contained. After the successor or
     assignee of the applicant has covenanted in writing to the satisfaction of the Council of
     the City to assume all of the Permittee's obligations and liabilities herein, the obligations
     and liabilities of the Permittee shall cease in regard to development work done
     thereafter by the said successor assignee.




                                                              File #: 08-3060-20/05 008764 DP/1 Doc #• 378749.vl
                                                 -3-



5) As a condition of the issuance of this Permit, the Buyer has been required to pay and the
    City is holding is security in the form of an Irrevocable Clean Letter of Credit in the
    amount of $62,500.00 (Sixty Two Thousand Five Hundred Dollars) to ensure that the
    development specified in Paragraph A hereto is carried out in accordance with the terms
    and conditions of this Permit and to ensure that an unsafe condition will not result from
    a contravention of the provisions of this Permit The condition of the posting of the
    security is that should the Buyer fail to carry out the development hereby authorized,
    according to the terms and conditions of this Permit within the time provided, the
    Municipality may use the security and any interest thereon accrued by the City to
    remedy and unsafe condition of which the City is aware and to the extent the monies
    permit and carry out the landscaping work by its servants, agents or contractors. If any
   security remains unexpended at the completion of the works by the City, such surplus
   shall be paid over to the Buyer, however, if the cost of completing the works exceeds the
   amount of the security and interest then the Buyer will pay any such excess amount to
   the City immediately upon receipt of the City's invoice for the same. Should the Buyer
   carry out the development permitted by this Permit within the time set out in Paragraph
   A hereto, the security and any interest thereon accrued by the City shall be returned to
   the Permittee upon:
   a)   issuance by the City of an occupancy certificate or certificates, where applicable; and

   b) verification by the Manager Development Services of the City, or his/her designate,
       that the development in Paragraph A hereto, has been completed in accordance
       with the terms and conditions oft his Permit.

6) Whenever the singular or masculine is used in this Permit, the same shall be deemed to
   include the plural, or the feminine, or the body politic or corporate as the context so
   requires, and every reference to each party hereto shall be deemed to include the heirs,
   executors, administrators, successors and assigns of such party whenever this context or
   the parties so require.


7) Under the Community Charter, a reconsideration of the decision of Council that led to
   the issuance of this Permit may be initiated by the Mayor within thirty (30) days
   following the meeting at which the decision was made.


                                                             File (t: 08-3060-20/05 008764 DP/1 Doc ff: 37S749.vl
                                          -4-




AUTHORIZED BY COUNCIL RESOLUTION, passed on the                 day of

                                  2005-




THE CORPORATE SEAL of the CITY

was hereunto affixed on the                                                      MAYOR

day of                , 2005.                                                     CLERK




THE CORPORATE SEAL of the PERMITTEE

was hereunto affixed on the


day of                          , 2005.

in the presence of:




THE CORPORATE SEAL of the Buyer

was hereunto affixed on the


day of                          , 2005.

in the presence of:



                                                  File It: O8-306O-20/05 008764 DP/1 Doc #• 378749.V1
                                                 -5-



                    ACKNOWLEDGEMENT OF OFFICER OF A CORPORATION




I HEREBY CERTIFY that on the                  day of                                                 ,2005,
at                                                          in the Province of British Columbia,
                                                  , personally known to me, appeared before
me and acknowledged to me that he is the                                                                     of
                                             __, and that he is the person who subscribed his
name to the annexed instrument as
of the said                                                , and affixed the Seal of the said
Company to the said instrument, that he was first duly authorized to subscribe his name as
aforesaid, and affix the said Seal to the said instrument, and that such Corporation is legally
entitled to hold and dispose of land in the Province of British Columbia.



                                                  IN TESTIMONY WHEREOF I have hereunto

                                                  set my hand at                                    in the

                                                  Province of British Columbia, this

                                                  day of                                             2005.




                                                  A COMMISSIONER FOR TAKING AFFIDAVITS
                                                  WITHIN BRITISH COLUMBIA




                                                            File ff: 08-3060-20/05 008764 DP/1 Doc #: 378749 vl
                                                -6-



                      ACKNOWLEDGEMENT OF OFFICER OF A CORPORATION




I HEREBY CERTIFY that on the                  day of                                              ,2005,
at                                                          in the Province of British Columbia,
                                                  , personally known to me, appeared before me
and acknowledged to me that he is the                                                              of
                                               , and that he is the person who subscribed his
name to the annexed instrument as                                                                             of
the said                                                , and affixed the Seal of the said Company
to the said instrument, that he was first duly authorized to subscribe his name as aforesaid, and
affix the said Seal to the said instrument, and that such Corporation is legally entitled to hold and
dispose of land in the Province of British Columbia.



                                                  IN TESTIMONY WHEREOF I have hereunto set my

                                                  hand at                              in the Province of

                                                  British Columbia, this                    day of

                                                                                         2005.




                                                  A COMMISSIONER FOR TAKING AFFIDAVITS
                                                  WITHIN BRITISH COLUMBIA




                                                                  File n- 08-3060-20/05 008764 DP/1 Doc ft: 378749 vi
                                              A-l

                                        SCHEDULE "A" OF

                                       CITYOFCOOUITLAM

                            DEVELOPMENT PERMIT 05 008764 DP
                         dated the                  day of
                        and issued to



                                     TERMS AND CONDITIONS


A.   Development upon the Lands shall substantially conform to the following preliminary
     plans and specifications:


     1) Set of plans by Michael D. Barley Architect, entitled "Proposed Retail Industrial Strata-
         Titled Building for Griffin Developments" and stamped "Received November 18 and
         December 16, 2005 City of Coquitlam Development Planning Section" and more
         particularly being the following:

        a)   Drawing No. 05-007-AI Rev. F, Site Development Plan, Revised December 15, 2005;
        b)   Drawing No. 05-007-A2 Rev. E, Main Floor Plan, Revised December 12, 20O5;
        c)   Drawing No. 05-007-A3 Rev. C, Mezzanine Plan, Revised December 12, 2005;
        d)   Drawing No. 05-007-A4 Rev. E, Elevations, Revised December 12, 2005;
        e)   Drawing No. 05-OO7-A5 Rev. C, Typical Section, Revised October 13, 2O05;

     2) Landscape plan by DMG Landscape Architects, entitled "Office/Warehouse Blue
        Mountain St. Coquitlam, BC" and stamped "Received December 16, 2005 City of
        Coquitlam Development Planning Section" and more particularly being the following:

        a) Drawing Number Ll of 2, Tree Plan, Revised December 14, 2005;
        b) Drawing Number L2 of 2, Landscape Specifications, Dated June 24, 2005.

     3) Exterior Colour samples and Coloured Elevation board and Cultured Stone Sample
        stamped "Received November 21 and December 16, 2005 (respectively) City of
        Coquitlam Development Planning Section".

     and shall be completed within two (2) years of the date of the Council resolution
     authorizing issuance of this Permit.




                                                              File #: 08-3060-20/05 008764 DP/1 Doc «: 378?49.vl
                                              A-2



B.   Asa condition of the issuance of this Permit, the City is holding a security in the form of
     an Irrevocable Clean Letter of Credit in the amount of Sixty Two Thousand Five Hundred
     Dollars ($62,500.00) to ensure that the development specified in paragraph A hereto, and
     particularly the landscaping works therein, is carried out in accordance with the terms
     and conditions of this Permit, and to ensure that an unsafe condition will not result from
     a contravention of the provisions of this Permit.

     The condition of the posting of the security is that should the Permittee fail to carry out
     the development hereby authorized, according to the terms and conditions of this Permit
     within the time provided, the City may use the security and any interest thereon accrued
     by the City to carry out the work by its servants, agents or contractors, and any surplus
     shall be paid over to the Permittee, or should the Permittee carry out the development
     permitted by this Permit within the time set out in paragraph A hereto, the security and
     any interest thereon accrued by the City shall be returned to the Permittee upon:


     1) issuance by the City of an occupancy certificate or certificates, where applicable; and

     2) verification by the Manager of Development Services or his designate, that the
        development set out in paragraph A hereto, and particularly the landscaping works
        therein, have been completed in accordance with the terms and conditions of this
        Permit.

C.   In the event this Permit lapses, the Permittee may request refund of the security
     described in Paragraph B.


D.   All plans and specifications referred to above are subject to any changes required by the
     Manager of Development Services or designate, where such plans and specifications do
     not comply with any duly enacted law or Bylaw, and such non-compliance is not
     specifically permitted by this Development Permit; minor variations which do not
     substantially alter the work referred to in Schedule "A" may be permitted if approved in
     writing by the Manager of Development Services, or designate.




                                                              File ft: 08-3060-20/05 008764 DP/1 Doc if: 378749 vl
f*   .|i                                                             City ofCoquitlam //
L.OQU Itlam                                     MINUTES - REGULAR TASK FORCE MEETING ' ^




                          COQUITLAM RIVER AGGREGATE TASK FORCE
                                 Friday, September 9, 2005



A Regular Meeting of the Coquitlam River Aggregate Task Force convened on Friday,
September 9, 2005 at 11:00 a.m. in Council Committee Room, City Hall, 3000 Guildford Way,
Coquitlam, B.C. with the following persons present:


TASK FORCE MEMBERS:           Councillor Fin Donnelly, Chair
                              Councillor Louella Hollington, Vice-Chair
                              Jim Allard, Allard Contractors
                              Sherry Carrol, Coquitlam River Watershed Society
                              Graeme McLaren, Ministry of Energy and Mines
                              George Turi, Jack Cewe Ltd.
                              Tom Vanichuk, Coquitlam Sand and Gravel

ABSENT:                       Charlotte Bemister, BC Hydro
                              Brian J. Clark, Ministry of the Environment
                              Matt Foy, Department of Fisheries and Oceans
                              Allen Jensen, Port Coquitlam

STAFF:                        Mike Minis, Manager Parks and Open Space Services
                              Dana Soong, Manager Utility Programs
                              Sarah Dal Santo, Environmental Services Coordinator
                              Nicola Archibald, Committee Clerk

Staff was requested to contact the delegates from the Ministries who were absent and request
that in the future a substitute delegate be sent in their place when they will be absent.


    ITEM I     MINUTES OF OCTOBER 22ND. 2004

               The Task Force approved the minutes of the October 22, 2004 meeting with the
               following amendment:

                      Change "Pitt River" to "Gravel Pits " in the first paragraph of the
                      Council Action on page 2 and correct the spelling in the same
                      paragraph ofFulawaka Creek.

    ITEM II    BUSINESS ARISING FROM MINUTES

               Staff was requested to arrange a presentation on high fine sands for a future
               meeting.




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                                                                                             Page 2
                                                   COOUITLAM RIVER AGGREGATE TASK FORCE
                                                          Friday, September 9, 2005 - 11:00 am




ITEM III   NEW BUSINESS

           Item 511-1     Report of Manager Utility Programs -Water Quality Monitoring on
                          the Coquitlam River

           The Manager Utility Programs presented an update relative to water quality
           monitoring on the Coquitlam River. He reported that two water quality
           monitoring units are being used in the Coquitlam River in addition to a field
           measurement unit, which is used to manually take measurements to increase
           accuracy. He further reported that, duringthe Spring, the two monitoring units in
           the Coquitlam River were moved closer to the middle of the river and downstream
           of Fulawaka Creek.

           The Manager Utility Programs presented the data that had been collected to date
           from the water quality monitoring units. He highlighted the following:

               •   There is only 3 months of new data since the change in location of the
                   units , therefore accurate conclusions cannot currently be drawn;

               •   The absorbed oxygen in the river is good;

               •   There are substantial differences in turbidity, that could be due to the slide
                   at Fulawaka Creek;

           Discussion ensued relative to turbidity in the River, acceptable turbidity levels, and
           length of time to establish trends. Staff was requested to coordinate a time for the
           Task Force Members to visit the water quality monitors.

           Councillor Hollington left the meeting at this time {l2:OO p.m.)



            Item 511-2    Report of Manager Utility Programs- Review of Uses of Fines in
                          Construction Specifications

           The Manager Utility Programs reported that the City has provided a study of
           overburden materials to the Master Municipal Construction Documents
           Association (MMCD) and it is expected that these materials will be allowed for use
           in the City of Coquitlam. He noted the materials are best used as a structural fill
           and the only concerns are with moisture.

           Discussion ensued regarding other uses for fines such as cyclone / wash sand. The
           Manager Utility Programs advised that the City has commissioned a report on
           wash / cyclone sands and further details wilt be provided when they are available.
           It was also noted that the GVRD is trying to mix bio-solids with mine mix.



                                                       File *: 01-0540-20/511/2005-1 Doc #: 351554.V1
                                                                                  Pages
                                       COQUITLAM RIVER AGGREGATE TASK FORCE
                                             Friday, September 9, 2005 - 11:00 am




Councillor Hollington returned to the meeting at this time (1:00 p.m.)


Item 511-3     Updates from Gravel Pit Operators

Jim Allard, Allard Contractors, reported on a recent meeting with Honourable Bill
Bennett, Minister of State of Mines, the Fraser Valley Regional District and the
Aggregate Producers Association, and stated they are planning a pilot project with
similar goals to those of the Coquitlam River Aggregate Task Force. Jim Allard
recommended sharing information learned by the Task Force with other
committees, boards, and associations.

Tom Vanichuk, Coquitlam Sand and Gravel, reported that his company has been
evaluating a new "like" flocculent to clean gravel ponds. He reported that he had
flown to Texas to review another company's success with the chemical and has
created one test pond with positive results.

George Turi, Jack Cewe Ltd., reported that he had met with members of the
Kwikwetlem First Nation and provided a tour as well as reports and drainage
drawings.


Item 511-4     Report of Environmental Services Coordinator - Review of Report
               Recommendations

The Environmental Services Coordinator provided an updated progress report
showing complete and incomplete items. A copy of the progress report is attached
hereto and forms part of these minutes. Discussion ensued relative to the report,
responsibility for tasks, a Communications Strategy, marketing and education.

The Task Force agreed to add the City of Coquitlam as a responsible member for
the Communications Strategy in consultation with the other Task Force Members.

Staff was requested to invite a GVRD representative who specializes in bio-solids
to a future meeting.




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                                                                                           Page 4
                                               COQUITLAM RIVER AGGREGATE TASK FORCE
                                                      Friday, September 9, 2005 - 11:00 am




          Item 511-5     NextSteps

          Discussion ensued relative to the next steps for the Task Force. The Members
          agreed to the following next steps:

             1. Changing Specifications

             2. Further Research

                       a. Flocculents (Industry)
                       b. Bio Solids (GVRD)
                       c. Other (UBCM / Ministry)

             3. Other Uses for Fines

             4. Communications Strategy {Annual Report)

          The Task Force agreed the Annual Report would be the starting point for the
          Communications Strategy. Once the Annual Report is complete Staff is requested
          to prepare a Communications Strategy to publicly announce the progress of the
          Task Force.


ITEM IV   OTHER BUSINESS

          No other business.


ITEM V    TABLED ITEMS

          T-l Coquitlam River Aggregate Task Force Final Report


ITEM VI   NEXT MEETING DATE

          The next meeting will be March 16, 2006




                                                    File #: 01-0540-20/511/2005-1 Doc ft: 351554.vl
                                                                                            Pages
                                                    COQUITLAM RIVER AGGREGATE TASK FORCE
                                                         Friday, September 9, 2005 - 11:00 am




    ITEM VII   ADJOURNMENT

               The meeting adjourned at 2:15 p.m.




                                                                  MINUTES CERTIFIED CORRECT




                                                                                            CHAIR




Nicola Archibald
Committee Clerk




                                                       File #: 01-0540-20/5H/2005-1 Doc #: 351554.vl
                                                                                                                                                City of Coquittam
Copuitlam                                                                                                                 MINUTES - REGULAR TASK FORCE MEETING

ISSUE                       SUGGESTED ACTION                   TIME FRAME   PRIORITY      RESPONSIBLE            ACTIONS TO DATE AND PROPOSED ACTIONS                   STATUS
                                                                                               PARTY



Reduce           -Market for fines / alternative uses          short term     high     Gravel Pit                Councillor Reid and City Staff met with Minister       DONE
Overburden By-                                                                         Operators                 Stan Hagen in Victoria to encourage policy
                 -Development of a "Discussion Paper"
Prod uct                                                                                                         regarding use of local products and to also seek
                 examining the issues regarding                                        Aggregate
                                                                                                                 opportunities for funding.
                 alternative markets for fines, barriers for                           Industry
                 operators in marketing fines, and what                                                          Gravel Pit Operators continue to explore potential     ONGOING
                 needs to be done                                                                                markets for fines.

                                                                                                                 City retained RBF Consultants Ltd. to conduct an       DONE
                                                                                                                 initial Phase 1 study to assess overburden materials
                                                                                                                 and potential feasible uses.

                                                                                                                 City to get a quote from Thurber for Phase II study to NEXT
                                                                                                                 include detailed analysis of products, establish trial STEPS
                                                                                                                 plots and pilot projects etc.

                                                                                                                 Gravel Pit Operators, Ministry of Energy and Mines,    NEXT
                                                                                                                 GVRD and other interested stakeholders to consider     STEPS
                                                                                                                 providing funding for this Phase II report.

                 -Advocate review of construction              short term     high     Gravel Pit                A geo-technical report to Allard Contractors           DONE
                 specifications to allow unwashed                                      Operators                 (Thurber Engineering, Oct 2004) reported that
                 materials where suitable. This would                                                            overburden could be used as engineered fill under
                                                                                       Environment
                 require a geo-technical study to assess                                                         ideal moisture conditions.
                                                                                       Task Force
                 alternative specifications.
                                                                                       Representative            City Engineering staff requested that the possible    DONE
                                                                                                                 use of non-traditional materials {e.g. overburden by-
                                                                                                                                                  »  O              J
                                                                                       Cities of
                                                                                                                 product) be reviewed by the inter-municipal Design
                                                                                       Coquitlam &
                                                                                       /"•«.«. . 14- 1 — «~. Q

                                                                                                                 Guidelines for Sustainability Committee that
                                                                                       Port Coquitlam
                                                                                                                 develops sustainable infrastructure, material
                                                                                                                 specifications, and Master Municipal Contract
                                                                                                                 Documents (MMCD).




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                                                                                                                                                                 Page?
                                                                                                                      COQUITLAM RIVER AGGREGATE TASK FORCE
                                                                                                                             Friday, September 9, 2005 - 11:00 am


ISSUE               SUGGESTED ACTION                      TIME FRAME     PRIORITY     RESPONSIBLE    ACTIONS TO DATE AND PROPOSED ACTIONS                   STATUS
                                                                                         PARTY



                                                                                                     TheMMCD Board needs to review the potential use        IN
                                                                                                     of overburden as an engineering material before it     PROGRESS
                                                                                                     can be adopted into the MMCD specification.
                                                                                                     The Design Guidelines for the Sustainability          IN
                                                                                                     Committee are awaiting a report from Thurber on       PROGRESS
                                                                                                     the possible use of fines as an engineering material.

        -Pilot projects: pre-fill, playing fields, blvd   short term /     high     Gravel Pit       RBF Consultants Ltd provided Leisure and Parks staff DONE
        fill, planting soils                                                        Operators        with data regarding the possible use of overburden
                                                            project
                                                                                                     by-product sediments in preload and park substrate
        -Coquitlam and Port Coquitlam to identify         dependant                 Cities of
                                                                                                     or landscape materials.
        areas where there is not a requirement                                      Coquitlam &
        for tight construction specs for pilot                                      Port Coquitlam   Coquitlam Sand and Gravel donated sand for use in      DONE
        projects (both public and private lands).                                                    open air volleyball courts, and Lafarge Lake beach.

        -Work on developing sediment control                ongoing      medium     Gravel Pit       Local Gravel Pit Operators employ a series of          ONGOING
        measures that reduce reliance of                                            Operators        methods for sediment control including: settling
        sediment control ponds.                                                                      and containment ponds, water clarifier, pipelines,
                                                                                    Ministry of
                                                                                                     tarpaulins, hydroseeding, planting, energy
        -Research/studies on sediment control.                                      Energy & Mines
                                                                                                     dissipators, sand dewatering screens, optimization
        -Share information on measures used by                                                       of settling efficiency and dust control measures.
        the operators that have worked.

        -Review incentives for good practices, and        short term       high     Cities of        Gravel Pit Operators continue to take measures to      ONGOING
        uses of soil removal fees at the provincial                                 Coquitlam &      reduce overburden by-product including reducing
        and local government levels.                                                Port Coquitlam   particle size, and investigating markets for this
                                                                                                     material.
        -Expand in "Discussion Paper"
                                                                                                     The City has identified limitations surrounding the    DONE
                                                                                                     use of Soil Removal Fees for purposes beyond
                                                                                                     roadway maintenance.


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                                                                                                                                                                    PageS
                                                                                                                          COQUITLAM RIVER AGGREGATE TASK FORCE
                                                                                                                                 Friday, September 9, 2005 - 11:00 am


ISSUE                        SUGGESTED ACTION                  TIME FRAME   PRIORITY     RESPONSIBLE     ACTIONS TO DATE AND PROPOSED ACTIONS                  STATUS
                                                                                            PARTY



Improve On-Site -Identify short and long term strategies        ongoing     medium     Gravel Pit        Local Gravel Pit Operators employ a series of         ONGOING
Sediment Runoff for reducing discharge, e.g. reducing                                  Operators         methods for sediment control including: settling
                surface water runoff and sediment going                                                  and containment ponds, water clarifier, pipelines,
                                                                                       Ministry of
                into sediment ponds.                                                                     tarpaulins, hydroseeding, planting, energy
                                                                                       Energy and
                                                                                                         dissipators, sand dewatering screens, optimization
                 -investigate the best use and function                                Mines (MEM)
                                                                                                         of settling efficiency and dust control measures.
                 (short-term and long-term) of the land
                                                                                       Ministry of
                 and sediment ponds on the east side of
                                i
                                                                                       Water, Land and
                 Pipeline Road.
                                                                                       Air Protection
                 -Examine the possibility of rerouting                                 (Water
                 creeks (i.e. perimeter drainage works).                               Management
                                                                                       Branch)
                 -Investigate the possibility of restoring
                 the riparian buffer, esp. if an alternative
                 use for fines is found (less need for
                 sediment ponds).

                 -Improve the efficiency of the sediment
                 ponds on the west side of Pipeline Road.

Offsite          -Explore possibility of using lands            long term   medium     Fisheries and     City Staff has developed a map showing land           DONE
Strategies       adjacent to the Coquitlam River for                                   Oceans Canada     ownership (Crown, private, return to Crown) along
                 additional sediment control measures.                                 (DFO)             the west bank of the Coquitlam River as far as
                                                                                                         Pipeline Road.
                 -Also investigate feasibility of diverting                            Ministry of
                 clean water away from the pits to restore                             Water, Land and
                 some natural channels in the Upper                                    Air Protection
                 Coquitlam River and to reduce the                                     (MWLAP)
                 amount of storm water to be managed
                                                                                       City of
                 onsite.
                                                                                       Coquitlam




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                                                                                                                                                                    Page 9
                                                                                                                         COOUITLAM RIVER AGGREGATE TASK FORCE
                                                                                                                                Friday, September 9, 2005 - 11:00       am


ISSUE                        SUGGESTED ACTION                 TIME FRAME   PRIORITY     RESPONSIBLE     ACTIONS TO DATE AND PROPOSED ACTIONS                   STATUS
                                                                                           PARTY



Communications -Develop a Communications Plan that            short term     high     Gravel Pit        Gravel Pit Operators have each provided reports to    ONGOING
Strategy       communicates what has happened in the                                  Operators         the CRATF that document the operations of their
               past as well as present and future                                                       facilities. These reports include measures to control
                                                                                      City of
               initiatives to control sedimentation in the                                              runoff and erosion and reduce overburden by-
                                                                                      Coquitlam
               Coquitlam River.                                                                         product. Reports also include a Communications
                                                                                                        Strategy.
                  -Develop educational material/ fact
                  sheets.                                                                               CRATF Task Force Members to develop a             NEXT
                                                                                                        Communications Strategy to build awareness of the STEPS
                  -Communications plans for gravel mining.
                                                                                                        work of this Task Force.

Testing and       -Investigate more appropriate               short term     high     Ministry of       City Environment Services Staff contacted BC Hydro     DONE
Monitoring        (aesthetic/public acceptance criteria or                            Water, Land and   regarding parameters for monitoring and whether
                  established MWLAP/DFO criteria) for                                 Air Protection    BC Hydro would be willing to help provide funding
                  measuring sediment loading, e.g.                                    (MWLAP)           for monitoring work. BC Hydro reported that thoy
                  measuring biological or physical                                                      only allocate funds for studies as recommended in
                                                                                      Fisheries and
                  parameters - turbidity, TSS.                                                          the Water Use Plan & as approved by Water
                                                                                      Oceans Canada
                                                                                                        Comptroller.
                 -Investigate testing methods and possible                            (DFO)
                 technology.                                                                            City Staff to ensure coordination with BC Hydro on     IN
                                                                                      Gravel Pit
                                                                                                        their monitoring efforts.                              PROGRESS
                  -Explore cost sharing arrangements if the                           Operators
                  benefit is to more than one party.                                                    City Engineering Staff reviewed the location of the    DONE
                                                                                      Cities of
                                                                                                        recently installed monitoring stations (2) on the
                  -Identify funding sources and resources                             Coquitlam &
                                                                                                        Coquitlam River. Preliminary water quality and
                  required to implement a monitoring plan.                            Port Coquitlam
                                                                                                        turbidity results have been presented to the CRATF.
                                                                                                        The upcoming rainy season is expected to provide       IN
                  -Need to measure "watershed health" and                             Other groups as
                                                                                                        valuable water quality information.                    PROGRESS
                  not just "sediment load".                                           part of an
                                                                                      integrated                                                               NEXT
                 -Measure both up and down stream of                                                    CRATF to research acceptable water quality norms
                                                                                      Coquitlam River                                                          STEPS
                 gravel mine operations on the Coquitlam                                                for typical urban watercourses.
                                                                                      Corridor Strategy
                 River.


                                                                                                                             File tf: 01-0540-20/511/2005-1 Doc #: 351554.vl
                                                                                                                                                                Page 10
                                                                                                                     COOUITLAM RIVER AGGREGATE TASK FORCE
                                                                                                                            Friday, September 9, 2005 - 11:00 am


ISSUE                       SUGGESTED ACTION              TIME FRAME   PRIORITY     RESPONSIBLE     ACTIONS TO DATE AND PROPOSED ACTIONS                    STATUS
                                                                                       PARTY



Rehabilitation   -Improve/implement bank stabilization     long term   medium     Ministry of       Councillor Fin Donnelly to organize an onsite          NEXT
                 and riparian planting, where possible.                           Water, Land and   meeting with gravel pit operators and DFO to           STEPS
                                                                                  Air Protection    identify potential opportunities for riparian planting
                 -Hydroseeding to stabilize open areas.
                                                                                  (MWLAP)           along the Coquitlam River.

                                                                                  Fisheries and
                                                                                  Oceans Canada
                                                                                  (DFO)

                                                                                  Gravel Pit
                                                                                  Operators

                                                                                  Ministry of
                                                                                  Energy and
                                                                                  Mines
Funding          -Explore the use of existing and          medium      medium     Ministry of       Councillor Mae Reid and City Staff met with        DONE
                 alternative funding sources through                              Water Land and    Minister Stan Hagen. Attempts to secure funding at
                 government levies and other public-                              Air Protection    the provincial level were unsuccessful.
                 private partnership options.                                     (MWLAP)
                                                                                                    City staff contacted BC Hydro regarding potential
                                                                                                                                                            DONE
                                                                                  Fisheries and     funding for monitoring work. Unsuccessful.
                                                                                  Oceans Canada
                                                                                  (DFO)

                                                                                  Gravel Pit
                                                                                  Operators

                                                                                  Ministry of
                                                                                  Energy and
                                                                                  Mines

                                                                                  Cities of
                                                                                  Coquitlarn &
                                                                                  Port Coquitlam

                                                                                                                         File ff: 01-0540-20/511/2005-1 Doc it: 351554-Vl
                                                                                                                                                           Page 11
                                                                                                                    COQUITLAM RIVER AGGREGATE TASK FORCE
                                                                                                                          Friday, September 9, 2005 - 11:00 am


ISSUE                      SUGGESTED ACTION                TIME FRAME   PRIORITY    RESPONSIBLE     ACTIONS TO DATE AND PROPOSED ACTIONS                STATUS
                                                                                        PARTY



Implementation   -Coordinate a meeting in June 2002 with   short term     high     CRATF Task Force CRATF meeting held - September 9, 2005-             NEXT
Strategy         all CRATF members to review progress                              Members                                                              STEPS
                                                                                                    Next meeting anticipated in March 2006.
                 and completion of the action items.
                                                                                   City of
                                                                                   Coquitlam




                                                                                                                        hie ft: 01-0540-20/511/2005-1 Docft:351554.V1
                            Total Suspended Solids vs Turbidity for Upper & Lower Coquitlam River (Galette)
                                                    (Grab Sample: March 26, 2004)


120



                                                                                                              (108, 68)
                                                                                                          iterch 26, 2004
100
                                                  Upper Coquitlam River

                                                  Lower Coquitlam River (Galette)




 60




 /! )




                           (7,21)
   0                   March 26, 2004



        3, 1) May 7, 2004
           (1,4) May 7, 2004

                                          <            30                 40        50        60                            30

                                                      Total Suspended Solids (mg/L)
                           Turbidity Chart for Upper Coquitlam & Lower Coquitlam River (Galette)
                                                    May 7 to May 30, 2004
120
                                                   Upper Coquitlam River

                                                   Lower Coquitlam River (Galette)

                                                   Rainfall Intensity




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                     Temperature Chart for Upper Coquitlam & Lower Coquitlam River (Galette)
                                              May 7 to May 30, 2004




                                                   Upper Coquitlam River
                                                   Lower Coquitlam River (Galette)
                                                   Rainfall



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                                                                   Date & Time
PH Chart for Upper Coquitlam & Lower Coquitlam River (Galette)
                    May 7 to May 30, 2004




          Upper Coquitlam River

          Lower Coquitlam River (Galette)

          Rainfall




                              Date & Time
                   Total Dissolved Solid Chart for Upper Coquitlam & Lower Coquitlam River (Galette)
                                                  May 7 to May 30, 2004


0.014




                                                 • Upper Coquitlam River
                                                 •Lower Coquitlam River (Galette)
0.002
                                                 • Rainfall

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                     Dissolved Oxygen Chart for Upper Coquitlam & Lower Coquitlam River (Galette)
                                                 May 7 to May 30, 2004

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                                                    •Rainfall Intensity

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                                              Depth Chart for Upper Coquitlam River & Galette
                                                           May 7 to May 30, 2004




0.4        ,
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                                                             Upper Coquitlam
0.2                                                         - Lower Coquitlam (Galette)
                                                             Rainfall

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                                                                            Date & Time
                                                                   CityofCoquitlam
CoQuitlam                                      NOTES - INFORMAL COMMITTEE MEETING


                                                                                            n
               BUSINESS AND ECONOMIC DEVELOPMENT ADVISORY COMMITTEE
                               Tuesday, October 25, 2005


An Informal Meeting of the Business and Economic Development Advisory Committee convened
on Tuesday, October 25, 2005 at 7:00 p.m. in Council Committee Room, City Hall, 3000 Guildford
Way, Coquitlam, B.C. with the following persons present:

COMMITTEE MEMBERS:           Brent Asmundson
                             Stan Burt
                             Achim (Kim) Haberger
                             Darlene Hepplewhite
                             Terry Hermary
                             Craig Hodge
                             Kendi Lam
                             Michel Proulx
                             Doug Webber

ABSENT:                      Mandi Sellers
                             John Taylor-Wilson
                             Fern Bouvier
                             Jess Doyle
                             Raymond Loretan
                             Dennis Marsden

STAFF:                       Jim Mclntyre, General Manager Planning and Development
                             Deborah Brown, Manager Legal and Bylaw Enforcement
                             Rob Innes, Manager Community Planning
                             Paul Lee, Manager Transportation Services
                             Al Ordge, Manager Economic Development
                             Bryan Eberle, Property Use Supervisor
                             Ryan Perry, Planner Analyst
                             Nicola Archibald, Committee Clerk


    ITEM I     NEW BUSINESS

               Item 533-1     Home Based Business Regulations

               The Manager Community Planning introduced the report and the Planner Analyst
               explaining that the report had been developed in response to a request by the
               Committee at the May 10, 2005 regarding the feasibility of changing current
               home based business regulations.




                                                         File ft: 01-0540-20/533/2005-1 Doc #: 36?809.vl
                                                                                  Page 2
                BUSINESS AND ECONOMIC DEVELOPMENT ADVISORY COMMITTEE
                                             Tuesday, October 25, 2005 - 7:00 p.m.




The Planner Analyst provided an overview of the report regarding client traffic to
home based businesses. He also highlighted the following:

   •    Coquitlam's current regulations;
   •    Comparative regulatory practices of surrounding municipalities;
   •    Key planning considerations integral to the examination of zoning
        regulations; and
   •    Possible options to allow client traffic to home based businesses in
        Coquitlam.

The Planner Analysis reported that Staff is moving forward with further analysis
of a range of regulatory options.

Discussion ensued relative to the impact on traffic and parking of home based
businesses, the number of home based businesses in Coquitlam and the economic
impact of home based businesses. The Committee Members provided the
following input:

    •   Some home based businesses don't have licenses because of the "no visit
        by clients" restriction;
    •   The use of the word "characteristic" in the bylaw governing home based
        businesses is meant to enable the City to allow visits that are in line with
        the traffic of the neighbourhood;
    •    Home based businesses increase security and cut down vehicle traffic
        because at least one person is working from home;
    •    It is unrealistic to think that home based businesses don't generate client
        traffic; and
    •   The natural progression from home based businesses to leased space
        occurs when the volume of traffic to the business increases.

The Manager Economic Development arrived at this time (7:29 p.m.)


Item 533-2     Transportation Planning

The Manager Transportation Planning provided an overview of the Light Rail
Transit (LRT) Project and highlighted the following:

    •   Approved by the TransLink Board in December 2004
    •   Estimated cost $800 million (after inflation and including interest)
    •   Projected completion date 2010
    •   At grade in street system with drivers
    •   11 km line with 9 stops




                                            File #: 01-0540-20/533/2005-1 Doc tt: 367809-Vl
                                                                                    Page3
                   BUSINESS AND ECONOMIC DEVELOPMENT ADVISORY COMMITTEE
                                              Tuesday, October 25, 2005 - 7:00 p.m.




Discussion ensued relative to how the system will function in coordination with
the traffic, stations locations, routing, performance standards, as well as
integration with busses, SkyTrain and WestCoast Express.


Item 533-3        Business Licenses

The Manager Legal and Bylaw Enforcement presented a report on the City's
Business Licensing Bylaws and the process of rewriting the Business Licensing
Bylaw. She highlighted the following:

   •       Multiple Bylaws Currently Apply to Businesses;
   •       Business Licensing Falls Under the Community Charter;
   •       Reasons for which the City Licenses Businesses;
   •       Objectives in Rewriting Business Licensing Bylaw;
   •       Consultation Process; and
   •       Committee Input

Discussion ensued relative to the fees being charged, the revenue generated, the
complexity of the current system, the Community Charter, and input from the
Committee. The Committee provided the following input:

   •       Businesses are sensitive to the fees being charged.
   •       To attract businesses, fees must be kept low.
   •       The current system is perceived as being complex, forms could be more
           basic, and process could be simplified.


 Item 533-4       Committee Wrap-Up

The Committee Clerk distributed copies of the Committee Feedback Form to the
Committee Members to be filled out and returned to the Clerk's office.

Discussion ensued relative to the Committee Members' experience on the
Committee. The Committee provided the following input:

    •      Committee was interesting though it took several months to get up to
           speed;
    •      We received a lot of information, it was very informative;
    •      There were too many presentations, we didn't get the opportunity to
           provide much feedback;
       •   We would like to see a change in the structure of Committees and how
           tasks are assigned;


                                             File tf: 01-0540-20/533/2005-1 Doc ft 367809-vl
                                                                                           Page 4
                            BUSINESS AND ECONOMIC DEVELOPMENT ADVISORY COMMITTEE
                                                      Tuesday, October 25, 2005 - 7:00 p.m.




                  We would like to provide more input at the beginning of the year;
                  We recommend that members serve on the Committee for two years for
                  continuity;
                  We recommend half of Committee Members change each year for
                  continuity;
                  We worked well in sub-committees;


ITEM II    OTHER BUSINESS

           No other business.

ITEM III   TABLED ITEMS

           No tabled items.

ITEM IV    NEXT MEETING DATE

           This is the final meeting of the year.

ITEM V     ADJOURNMENT

           The meeting adjourned at 9:35 p.m.




                                                    File 9: 01-0540-20/533/2005-1 Doc tt: 367809.vl
CoQuitlam                                             For Committee


October 24, 2005
Our File:   08-3010-02/000/2005-1
Doctf:      352759

To:         City Manager
From:       General Manager Planning and Development

Subject:    Home Based Business (HBB) Regulations - Customer/ Client Visits

For:        Business and Economic Development Advisory Committee

Recommendation:
            That the Business and Economic Development Advisory Committee receive
            the report of the General Manager Planning and Development dated
            October 24, 2005 for information.

Executive Summary:
            At the May 10, 2005 meeting of the Business and Economic Development
            Advisory Committee staff was requested to report back to the Committee
            with respect to the feasibility of changing the current regulations to allow
            client and customer visits to home-based businesses (HBBs). This report:
            •   Outlines Coquitlam's current regulations related to customer traffic to
                home-based businesses;
            •   Provides a brief overview of the regulatory practices of surrounding
                municipalities regarding this issue;
            •   Identifies key planning considerations which are integral to the
                examination of zoning regulations for home-based business related to
                allowing customer visits; and
            •   Outlines options for working towards a suitable solution to allow
                customer and client traffic to home-based businesses in Coquitlam.

Background:
         Prior Council Direction
            On July 7, 2003, Council directed staff to review the Zoning Bylaw to provide
            allowances for limited office or facility based traffic by paying customers to
            home-based businesses (Res. 546). In accordance with Council direction,
            staff initiated background research to gain a better understanding of the


                                                 File #: 08-3010-02/000/2005-1 Doc #: 352759-Vl
                                                                                     Page 2
                                                                         October 24, 2005




Background: cont'd/
         Prior Council Direction cont'd/
          issues and associated impacts various home-based occupations have on
          parking demand and traffic generation in Coquitlam's residential
          neighbourhoods. Improved staffing levels in the Community Planning
          Division now provide the opportunity and resources to respond more fully to
          the issue and Council's direction regardingthis matter.

          Citywide Official Community Plan - HBB Policy Framework
          The Citywide Official Community Plan (CWOCP) provides a broad policy
          framework aimed at strengthening the City's local economy. Policies of the
          CWOCP recognize the important role of home-based businesses and provide
          direction aimed at "encouraging the growth of appropriate home-based
          businesses while respecting the character and integrity of residential
          neighbourhoods" (Section 5.7, Objective l). The CWOCP outlines direction
          for developing a "comprehensive strategy for accommodating home-based
          business," that considers "traffic and parking issues, potential refinements
          to zoning regulations; and community input" (Section 5.7, Policy (a).

          City of Coquitlam Zoning Bylaw 3000,1996

          Home-based businesses are currently permitted in Coquitlam as an
          accessory home occupation use as defined in Part 2 of Zoning Bylaw 3000,
          1996:
          ACCESSORY HOME OCCUPATION means a use relating to a craft, occupation or
          profession conducted within a building used for residential use or accessory
          residential use by a resident of the residential building.
          Home-based businesses are regulated through a combination of provisions
          laid out in the Zoning Bylaw and the business licensing process. The Zoning
          Bylaw outlines the specific requirements for an accessory home occupation
          use and business licensing ensures each HBB application complies with the
          applicable Zoning Bylaw regulations. Zoning Bylaw regulations related to
          home occupation uses in Coquitlam are included as Attachment l to this
          report.

          Customer/ Client Visits to HBBs - Current Regulations
          The following excerpt from Zoning Bylaw 3000,1996 specifically addresses
          the issue of customer/client visits to and from a dwelling with an accessory
          home occupation use.


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                                                                                        Pages
                                                                              October 24, 2005




Background: cont'd/
          Customer/Client Visits to HBBs - Current Regulations cont'd/
                Zoning Bylaw 3000,1996, Part 9
                902 Accessory Home Occupation Use (excerpt)
                An accessory home occupation use must:
                (9) not include any of the following:
                       g) offices or facilities where visits by customers or clients take place,
                          except dance school or dance recital area as permitted in
                          subsection 9(b), music teaching, day care and pre-school facilities;
                (10)   not result in pedestrian or vehicular traffic to the home, or parking in
                       excess of that which is characteristic of the zone within which it is
                       located;
              Subsection 9 (g) prohibits most home-based business activities involving
              visits by customers or clients, and therefore, limits the feasibility of several
              activities that could potentially operate successfully as a home-based
              business.
              In addition to issues related to subsection 9 (g), the Business and Economic
              Development Advisory Committee also raised concern over potential
              inconsistency between the provisions of subsection 9 (g)and subsection 10,
              which allows home-based businesses to generate some pedestrian and
              vehicular traffic, provided it remains in character with the area.
              While the wording of subsection 10 was likely intended to allow for
              flexibility of interpretation on a case-by-case basis, the ability of a resident
              to operate a home-based business with client visits is prevented through the
              provisions of subsection 9 (g), even if customer traffic remains in character
              with the area.



Discussion:
              Planning Considerations for Allowing Customer/Client Visits for HBBs
              When considering regulatory changes to allow customer traffic to home-
              based businesses it is critically important to recognize broader community
              planning factors, including: the potential impacts on the local economy,
              neighbourhood character, and potential impacts on a community's existing
              and future commercial areas.




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                                                                           October 24, 2005




Discussion: cont'd/
           Planning Considerations for Allowing Customer/Client Visits for HBBs
           cont'd/

           Local Economy:
           Home-based businesses provide an excellent opportunity for new business
           development due to reduced start-up costs and lower overhead for
           successful business incubation. While some businesses may remain small
           and continue to operate out of the home, others may grow beyond the
           capacity of a home operation and relocate to commercial lease space in
           other parts of the city.

           Neighbourhood Character Impacts:
           In reviewing current HBB regulations, it is important to remain sensitive to
           the needs of Coquitlam's neighbourhoods and consider the wider reaching
           impacts changes in customer traffic may have on neighbourhood character.
           As noted earlier, the Citywide Official Community Plan encourages "... the
           growth of appropriate home-based businesses while respecting the
           character and integrity of residential neighbourhoods" (Sec 57 Objective l).
           This objective and the associated policy statement provide an important
           framework for guiding potential changes to home occupation regulations in
           the Zoning Bylaw.
           The following key issues related to customer/client visits can potentially
           impact neighbourhood character and must be carefully considered prior to
           adopting regulatory changes:
              •      Hours of HBB operation and resulting noise;
              •      Vehicular impacts: increased traffic generation and parking demand;
              •      Increased desire for signage to promote drop-in business.

           Impact on Existing/ Future Retail Commercial Areas
           Regulatory changes allowing customer traffic to home-based businesses
           may provide new opportunities for several services not previously permitted
           to operate in the home. While the positive benefit for business start-up and
           incubation is clear, the potential negative impact on retail and commercial
           lease markets must be considered if established businesses have the
           opportunity to relocate to home-based facilities.




                                                 File #: 08-3010-02/000/2005-1 Doc #: 352759-Vl
                                                                                     Pages
                                                                         October 24, 2005




Discussion: cont'd/
           Significance of Home-based Business in Coquitlam
           Home-based businesses are an important component of the local economy
           and, as suggested earlier, provide an excellent incubation opportunity for
           businesses in a variety of sectors. According to Coquitlam's 2005 Business
           License Database, home-based businesses represent only 6% of Coquitlam's
           total employment but make up over one-third of all Coquitlam businesses.
           Seventy-six percent of construction businesses, 55% of business in
           information and communications technology, and 40% of finance,
           insurance, real estate and related businesses are currently home-based.
          It is important to note that business license data does not represent all work
          from home given that some individuals may work primarily from home as
          an employee of an external company with offices elsewhere.

           HBB "Customer/ Client Visit" Regulations - Neighbouring Municipalities
          The client base and markets for home-based businesses often reach beyond
          municipal boundaries, making it important to consider the regulations of
          surrounding municipalities to ensure Coquitlam remains an attractive
          option for future residents and home-based business activity. Table 1.0
          below compares Coquitlam's home occupation regulations addressing
          customer visits to those of other local municipalities. Attachment 2 of this
          report provides a more detailed overview for each municipality.




                                               File #: 08-3010-02/000/2005-1 Doc #: 352759.V1
                                                                            Page 6
                                                                October 24, 2005




Table 1.0                 Customer/ Client Visits to or from an HBB

                 Single-family & Duplex                    Multi-family
Coquitlam     Client visits are limited to       Accessory home occupation use
              children's dance schools,          must not result in pedestrian or
              children's dance recital areas,    vehicle traffic to or from the
              music teaching, daycares and       dwelling.
              preschools.

Port          Type I: Client visits permitted    Type II: No client, customer or
Coquitlam     with daily frequency limits        delivery visits permitted at any
              for specified HBB activity         time.
              types. Visits to HBBs only
              permitted between the hours
              of 8:00am - 9:00pm daily.



Port Moody    No restrictions on customer        Uses for home occupation
              traffic, however, adequate         confined to the incidental use of
              parking must be provided.          a telephone and records
                                                 pertaining directly to that
                                                 business.

Burnaby       No restrictions on customer        Shall not produce excessive
              visits.                            pedestrian or vehicular traffic in
                                                 the common areas or parking
                                                 areas of a multi-family building
                                                 or traffic congestion on the
                                                 street.

New           Operation of a HBB shall not result in or cause more business-
Westminster   related vehicle or pedestrian trips per day to or from the home
              than is normal for the residential area.

Surrey        Type I: No specific restrictions    Type II: (all dwelling types)
              on customer or client traffic to    Home occupation confined to
              a home occupation.                  the use of a telephone and
                                                  records pertaining directly to
                                                  that business.

Richmond      HBB uses shall not generate pedestrian or vehicle traffic to a
              greater extent than is normal in the zoning districts in question.




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                                                                                      Page?
                                                                          October 24, 2005




Discussion: cont'd/
           HBB "Customer/ Client Visit" Regulations - Neighbouring Municipalities
           cont'd/
           A review of HBB customer/ client visit regulations used in neighbouring
           municipalities suggests that Coquitlam's current Zoning Bylaw provisions
           are more restrictive than those of surveyed municipalities. This precedent
           study in combination with additional research, suggests that Coquitlam
           consider a regulatory approach that recognizes the diverse nature of HBBs
           and the important role they have in the local economy, while at the same
           time understanding and respecting the broader community and
           neighbourhood impacts.

           Key Considerations
           The development of measures regulating customer traffic to HBBs must
           ensure a solution that remains compatible with Coquitlam's residential
           neighbourhoods, while also providing a set of clear regulations that
           recognize the diverse nature of current and future HBB activities. The
           following principles should guide the development of new HBB regulations:
               > Ensure protection of existing neighbourhood character and integrity
                 as specified in the CWOCP;
               > Consider means of practical implementation and efficient
                 administration of Zoning Bylaw regulations; and
               > Ensure bylaw regulations are easily understood by Coquitlam
                 residents and Development staff.

           Next Steps
           Council's Business and Economic Development Advisory Committee has
           requested that staff examine the feasibility of changing current regulations
           to allow client and customer visits to home-based businesses. Background
           research related to HBB traffic generation and parking demand, in addition
           to the survey of regulations used by adjacent municipalities, suggests it may
           be appropriate for the City to consider amending its current HBB
           regulations.
           In the coming weeks, staff will move forward with further analysis on a
           range of regulatory options and proposed Zoning Bylaw amendments for
           Council consideration.




                                                File #: 08-3010-02/000/2005-1 Doc #: 352759-Vl
                                                                                        PageS
                                                                           October 24, 2005




Discussion: cont'd/
           Next Steps cont'd/

           These options will include:
              1. Categorization of HBB activities by traffic generating impacts. This
                  option considers the frequency of customer/ client visits by activity
                  type in order to determine permitted or excluded HBB activities (or
                  categories) for particular zones;
              2. Prescription of the number of permitted client visits and deliveries for
                  specific HBB activities or broader categories;
              3. Permit offices and facilities where client/ customer visits take place,
                  provided that traffic and parking related to the HBB remains in
                  character with the zone within which it is located. HBB activities with
                  incompatible customer traffic generation and parking demands
                  would be specifically excluded.
           As part of the Zoning Bylaw review process, staff will also recommend that
           proposed Zoning Bylaw changes be presented to Council's Business and
           Economic Development Advisory Committee, Livable Communities Advisory
           Committee and the Tri-Cities Chamber of Commerce for feedback.

Conclusion:
           The Business and Economic Development Advisory Committee has
            requested that staff report back to the Committee with respect to the
           feasibility of changing the current regulations to allow customer traffic to
            home-based businesses. This report has identified the key planning
            implications associated with a change to this HBB related provision and
            identified potential options for further analysis. Through further analysis of
           the above options and consultation with applicable stakeholders, staff will
           work towards preparing a recommended set of Zoning Bylaw Amendments
           to be presented to Council for providing appropriate levels of customer
           traffic to home-based businesses.



JAJ y\ESLMclNTYRE,MCIP
RP/ms
Enc   -     902 Accessory Home Occupation Use, Zoning Bylaw 3000,1996
            Home Occupation Regulations (client visit regulations): Neighbouring
            Municipality Review



                                                 File #: 08-3010-02/000/2005-1 Doc ft: 352759-Vl
Attachment 1
      902   Accessory Home Occupation Use (Zoning Bylaw excerpt)
      An accessory home occupation use must:

      (1)    be completely enclosed within a building used for residential or
             accessory residential use, except where the home occupation use
             involves horticulture;
      (2)    not involve the sale of a commodity on the premises;

      (3)    not occupy more than 40% of the residential floor area or 50m 2 per
             dwelling unit, whichever is less, except for a one-fam\\y dwelling unit
             with a secondary suite, in which case the overall maximum shall be
             40 percent of the total residential floor area or 50 m2 in total,
             whichever is less;
      (4)    not indicate in any way from the exterior that the premises are being
             so used, except for signage as permitted in the Sign Bylaw 3500,
             2000, as amended from time to time;
      (5)    not discharge or remit:
              (a)   odorous, toxic or noxious matters; or
              (b)   heat, glare, radiation or noise;

      (6)    be conducted by no more than two persons, one of whom must be a
             resident of the residential use to which the home occupation is
             accessory;
      (7)    not detract in any way from the residential character of the building
             in which it is conducted;
      (8)    (a) not include associated equipment and vehicles stored outside
             buildings, except children's play equipment and up to two vehicles
             not exceeding 2000 kg gross vehicle weight rating, when the vehicles
             are used in conjunction with a driving school office;
             (b) may include an office only for a driving school.



                                            File #: 08-3010-02/000/2005-1 Doc #: 352759-Vl
902    Accessory Home Occupation Use (Zoning Bylaw excerpt) cont'd/
(9)     not include any of the following:
        (a) beauty parlour or barber shop;
        (b) dance school or dance recital area, except dancing lessons for
            children under 16 years old in classes of six or fewer;
        (c) orchestra or band training;
        (d) restaurant;
        (e) stable or kennels for the boarding and breeding of animals;
        (f) real estate office;
        (g) offices or facilities where visits by customers or clients take place,
            except dance school or dance recital area as permitted in
            subsection (9)(b), music teaching, day care and pre-school
            facilities;
        (h) gospel meeting hall or place of public assembly,
        (i) propagation of plants, shrubs, fruits and vegetables for sale;
        (j) keeping of animals for sale of the animals or their by-products;
        (k) the salvage or repair, or both, of motor vehicles;
        (I) a dating service or social escort service;
        (m)taxi office.
(10)     not result in pedestrian or vehicular traffic to the home, or parking
         in excess of that which is characteristic of the zone within which it
         is located;
(11)    not require the use of any electrical, magnetic or radioactive
        equipment which will or could interfere with the electrical, cable
        television, telephone or other utility services provided to homes or
        buildings within 500 metres of the home occupation use; except
        that, if such interference is alleged, the City may rely on the
        evidence of representatives of the utility being interfered with as to
        the cause or likely cause of such interference in determining
        whether this provision has been violated by the home occupation
        use;




                                       File #: 08-3010-02/000/2005-1 Doc #: 352759-Vl
902 Accessory Home Occupation Use (Zoning Bylaw excerpt) cont'd/
(12)   not result in any violation of the residential fire and safety
       regulations or bylaws in force in the City at any time and from time
       to time as the same apply to residential one-family dwellings or
       create any unusual fire or safety hazard; except that, where such
       unusual fire or safety hazard is alleged, the City may rely on the
       evidence of the Fire Commissioner for the City as to the existence of
       such an unusual fire or safety hazard in determining whether this
       provision has been violated by the home occupation use;
(13)   not result in the generation of any waste product or volume of
       waste product not normally associated with single/am/Vy dwellings,
       including, without limitation, paper products, radioactive materials,
       solid wood or wood products, food, plastic or metals and must not,
       in any event, result in the home producing an overall volume of
       waste which exceeds the average volume of waste for homes within
       a 10 block radius of the home by 5%; except that, where any breach
       of this provision is alleged, the City may rely on the evidence of its
       independent waste disposal contractor or contractors as to the
       normal volumes and types of product disposed of as waste and the
       average volume for homes within the specified radius in
       determining whether this provision has been violated by the home
       occupation use;
(14)   not be permitted in either a secondary suite or a one-family dwelling
       unit which contains a secondary suite if the accessory home
       occupation use employs a person not resident in the residential use
       or which results in pedestrian or vehicular traffic to the home;
(15)   not be permitted within the RM-l, RM-2, RM-3, RM-4, RM-5, RM-6 or
       RT-2 zones if the accessory home occupation use employs a person
       not resident in the residential use or if the use results in pedestrian
       or vehicular traffic to the home.




                                    File #: 08-3010-02/000/2005-1 Doc #: 352759.V1
Attachment 2
Home-Based Business Regulations - Adjacent Municipalities
The regulations outlined below address only items related to customer/client
visits, and form only a portion of the overall accessory home occupation
Zoning Bylaw regulations for each municipality.
                     Customer Visit Home Occupation Bylaw Provisions
 Port            1. Accessory home businesses in agricultural, one-family
 Coquitlam          residential and duplex zones:
                    •    Personal services limited to one instructor/ service
                        provider per dwelling unit, and a maximum of
                        three students or clients at any one time;
                    •   Pet grooming services limited to one service
                        provider and a maximum of four pets per day.
                    •   Principal dwelling in which the accessory home
                        business is being carried out must have at least
                        two off-street parking spaces;
                    •   Any or all accessory home businesses, except for
                        tutorial and personal services shall not receive
                        more than five (5) visits on any day by persons
                        visiting on business, or making deliveries to and
                        from the premises.
                    •   Tutorial services and personal services may receive
                        up to ten (10) business visitors per day.
                    •   Visits to accessory home businesses must be within
                        the hours of 8:00am to9:00pm daily.
                2. Accessory home businesses in townhouse and
                   apartment zones:
                    •   An accessory home business shall not receive any
                        visits at any time by persons visiting on business or
                        making deliveries to or from the premises.
                Parking: the principle dwelling in which the accessory
                home business is being carried out shall have at least two
                off-street parking spaces.




                                      File #: 08-3010-02/000/2005-1 Doc #: 352759-Vl
Home-Based    Business Regulations -Adjacent Municipalities cont'd/

              Customer Visit Home Occupation Bylaw Provisions

Port Moody    Accessory home occupations are divided into two types:
              Type I (one and two family zones):
                   • No restriction on customer/ client visits;
                  • Adequate off-street parking must be provided.
              Type II (multi-family zones):
                  • Accessory home occupation use is restricted to the
                       incidental use of a telephone and records
                       pertaining directly to that business;
                   • Client/ customer visits are not permitted.
              Parking: no additional parking requirement specified.
Burnaby       Home occupation use includes: a) the office or studio of a
              person engaged in business, art, health, crafts or
              instruction; b) the keeping of not more than two boarders
              or lodgers in each dwelling unit; c) the operation of a
              family child care centre (restricted in some residential
              locations).
                   • The Zoning Bylaw does not specify restrictions on
                       customer/client visits for single-family dwelling or
                       duplex dwellings.
                  • Home-based businesses in multi-family dwellings
                       must not result in excessive pedestrian or vehicular
                      traffic in common areas or parking areas of a multi-
                      family building or traffic congestion on the street.
              Parking: no additional parking requirement specified.
New           Operation of a home based business shall not result in or
Westminster   cause more business related vehicle or pedestrian trips per
              day to or from the home than is normal for the residential
              area.
              Parking: not more than one off-street and one on-street
              parking space may be occupied within a dwelling unit at
              one time by vehicles associated with one or more home
              based businesses within a dwelling unit
              Where a secondary suite exists parking is limited to one
              off-street and one on-street space for all businesses on the
              site.



                                    File #: 08-3010-02/000/2005-1 Doc #: 352759-Vl
Home-Based   Business Regulations -Adjacent Municipalities cont'd/

             Customer Visit Home Occupation Bylaw Provisions
Surrey       Type I: Single-family dwelling or duplex
                     • No specific limit on client visits
             Type II: Permitted in any zone permitting a dwelling unit.
             The use of the premises for a home occupation shall be
             confined to the incidental use of a telephone and records
             pertaining directly to that business.
             Parking: no additional required parking is specified.
 Richmond    Home occupation uses are limited to the following
             categories: l) Crafts and teaching; 2) Residential registered
             offices; 3) Residential business offices; 4) Child care
             programs.
             Home occupation uses in categories 1-3:
             Shall not generate pedestrian or vehicle traffic to a greater
             extent than is normal in the zoning district in question.
             Parking: no additional parking requirements apply to
             home occupation uses.




                                   File #: 08-3010-02/000/2005-1 Doc #: 352759-Vl
CoQuitlam                                            For Committee

October 14, 2005
Our File:   01-0540-20/533/2005-1
Doc#:     365637-Vl


To:          City Manager
From:        Committee Clerk

Subject:     Transportation Planning

For:         Business and Economic Development Advisory Committee


Background:

             The Business and Economic Development Advisory Committee 2005 Work
             Plan includes "Review of transportation issues related to the City's
             employment areas".

             The City's new Manager Transportation Planning, Paul Lee, will attend the
             October 25th, 2005 meeting to provide a verbal report and engage discussion
             on the following topics:

                    •   Community Shuttle
                    •   Coquitlam LRT



             Nicola Archibald




City of Coquitlam
                                                                                         -3


CoQuitlam                                            For Committee

October 14, 2005
Our File:   01-0540-20/533/2005-1
Doc#:      365641.V1

To:          City Manager
From:        Committee Clerk

Subject:     Business Licences

For:         Business and Economic Development Advisory Committee

Background:
             The Business and Economic Development Advisory Committee 2005 Work
             Plan includes "Update of the City's Trade Licensing Bylaw".

             The Manager Legal and Bylaw Enforcement, Deb Brown, will attend the
             October 25th, 2005 meeting to provide a short PowerPoint presentation and
             then engage a discussion regarding recommendations for a new Business
             Licence Bylaw.



             Nicola Archibald




City of Coquitlam
                                                  Advisory Committee Feedback Form

Please return to Attention: Nicola Archibald, Clerk's Office, City Hall, 3000 Guildford Way,
Coquitlam, BC, V3B 7N2 or by fax at (604) 927-3015.

1. Please provide the name of the Advisory Committee you are a member of:




2. Please comment on your experience with the Committee this year.




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                                                        Advisory Committee Feedback Form


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