Text Amendment to add Dental Practitioner, as a Stte-SpeclflC^ Permitted use, to the Local Commercial Zone at 1655 Como Lake Avenue,,

Transcription

1 CoQuitlam Item 1 Text Amendment to add Dental Practitioner, as a Stte-SpeclflC^ Permitted use, to the Local Commercial Zone at 1655 Como Lake Avenue,, The intent of Bylaw 4720, 2016 is to amend City of Coquitiam Zoning Byiaw No. 3000,1996 to add dental practitioner to the C-l Local Commercial zone, as a site-specific permitted use at 1655 Como Lake Avenue. If approved, the text amendment would permit a dental practitioner to conduct their business within one of the units of the existing building, located at 1655 Como Lake Avenue. Item 1 File#: /505/ Doc#: 24507S2.V1

2 CoQuitlam For Council October 31, 2016 Our file: / RZ/l Doc#: V1 To: From: Subject: For: City Manager General Manager Planning and Development Zoning Bylaw Text Amendment to Permit a Dental Practitioner in the C-l Local Commercial Zone (Bylaw No. 4720,2016) at 1655 Como Lake Avenue Council Recommendation: 1. That Council give first reading to City ofcoqultlam Zoning Amendment Bylaw No. 4720, 2016; 2. That By/flw4720, 2016 be referred to Public Hearing. Report Purpose: This report presents a site-specific text amendment application to the C-l Local Commercial zone to add dental practitioner as a permitted use at 1655 Como Lake Avenue. Strategic Goal: This application supports the corporate objectives of strengthening neighbourhoods and supporting local jobs and prosperity. Background: Site Context The I625m2 (17,496 sq.ft.) subject site Is designated One Family Residential In the Southwest Coquitlam Area Plan (SWCAP) and is zoned C-l Local Commercial and located on the north side of Como Lake Avenue, west of Poirier Street (Attachments l and 2). A new sq.m. (6,658 sq.ft.) single-storey commercial building containing four commercial units was constructed on the subject site earlier this year. The site is provided with eighteen (18) parking spaces and vehicular access to the site is restricted to right-in and right-out only. Table 1: Site and Adjacent Property Characteristics Location Existing Land Uses OCPLand Use Designation(s) Subject Site North, West East South Local Commercial C-l Local Commercial One Family Residential Single Family Homes RS-1 One Family Residential One Family Residential Gas Station with SS-1 Service Station One Family Convenience Store Residential Residential Elementary School and P-l Civic Institutional and School and One Single-Family Homes RS-3 One Family Residential Family Residential Qo

3 Page 2 October 31, 2016 Background cont'd/ Proposed Text Amendment The applicant has had some challenges leasing the space in the existing commercial building. More recently, he has a prospective tenant seekingto locate a dental practitioner at this location. However, a dental practitioner is not a permitted use in the C-1 zone. As a result, the applicant has submitted a rezoning application for a site-specific text amendment to the C-1 Local Commercial zone to permit a dental practitioner in one unit within the existing building (Attachments 3 and 4). This proposed use would be located in Unit 1 and limited in size to the 247 sq.m. (2659 sq.ft.) (Attachment 5). Discussion/Analysis Zone Overview The intent of the C-i zone is to enable opportunities for local retail and personal services which satisfy the daily household or personal needs for local residents. This includes uses such as laundromats, hair salons, specialty food retail (i.e., cafes, delicatessens and bakeries) and grocery stores. The current application proposes to add a dental practitioner use to the C-i zone at this specific location. Applicant's Rationale The applicant has submitted the following reasons to support the proposed text amendment: A dental practitioner will not encourage loitering and would have limited visual, noise, and traffic impacts on the surrounding residential neighbourhood; The proposed dental practitioner use would provide a dental practitioner within walking distance from the adjacent neighbourhood and Parkland Elementary School; The size of the dental practitioner would be limited to one unit to ensure that a medical centre would not be located outside of an established neighbourhood centre. Staff have reviewed the applicant's rationale and concur that the proposed use at the subject location has merit based on the following: It is generally consistent with the SWCAP policies for local commercial development within the One-Family Residential land use designation where a site has adequate access directly onto a collector or arterial road; It provides a local personal service for residents in the adjacent neighbourhood; The proposed dental practitioner use would have minimal negative impacts on surrounding residents; and The site is directly accessible from an arterial road that has frequent transit connections to established neighbourhood centres within Southwest Coquitlam, including Burquitlam and Como Lake Village. This will also include future bus connections to the Evergreen Line. File#: / RZ/1 Doc#: vl

4 Page 3 October 31, 2016 Public Consultation Independent of the public consultation process associated with a Public Hearing, the applicant held a public information meeting on their rezoning proposal in one of the commercial units on the subject property on October 17, Letters and comment cards were mailed to nearby residents notifyingthem of the proposed text amendment application and information meeting ten days prior (Attachments 6 and 7). A total of 100 residents were invited to this meeting. The applicant advised that no residents attended the meeting. However, the applicant informed staff that they were contacted by two local residents wishing to relay their support for the proposed dentist use at this location. Additionally, one resident spoke with Planning staff and voiced opposition. This resident spoke of their concern that a dentist practitioner may increase the likelihood of crime, resulting from the potential theft of drugs related to the dentist use that would be stored on site. Upcoming Commercial Zone Review A comprehensive review of the City's commercial zones is planned to begin in At this review staff will look at the permitted uses in each of the existing commercial zones relative to the City's OCP policies, emerging business needs, land use compatibility, and related criteria. While appreciatingthe need forthis more comprehensive review, the applicant has stressed their challenges of leasing commercial space with the existing limited uses within the C-1 zone, and therefore has chosen to advance the subject site-specific text amendment ahead of the comprehensive review. Bylaw No. 4720, 2016: Bylaw No. 4720, 2016 (Attachment 8) has been prepared for Council's consideration. The amending bylaw would achieve the following within the C-1 Local Commercial zone at 1655 Como Lake Avenue only: Permit a dental practitioner use, limited to a maximum floor area of 247m2 (2659 sq.ft.). Financial Implications: There are no immediate financial impacts with this report. Conclusion: Staff supports this proposed site-specific Zoning Bylaw amendment to permita dental practitioner use at 1655 Como Lake for the following reasons: It is consistent with SWCAP polices relative to local commercial uses in the One Family Residential land use designation; A local personal service for residents in the adjacent neighbourhood would be provided; and The proposed commercial use will have minimal, if any, negative impacts on surrounding residents. File #: / RZ/l Doc#: vl

5 Page 4 October 31, 2016 Conclusion cont'd/ Therefore, staff recommend that Council give first reading to Bylaw No. 4720, 2016 and refer the bylawto Public Hearing. Attachments: J.L. Mcint^re, MClP, RPP JJ/lmc Orthophoto and Adjacent Zoning Existing OCP Land Use Designations Elevations Site Plan Unit Plan with the Subject Unit 1 in Bold Public Meeting Invitation Owner-initiated Public Consultation Comment Form Bylaw No. 4720, 2016 (Doc# vl) This report was prepared by Jonathan Jackson, Development Planner 2 and reviewed by George Fujii, Director, Development Services. File#: / RZ/l Doc#; vl

6 ATTACHMENT 1 N LOCATION AND ADJACENT ZONING 1655 Como Lake Avenue Application No.: RZ Map Date: 10/17/ S Meters Zoning Boundary CoQuitlam / 1C HTQQQ Ortkn D7 VC

7 / N. CM «0 fo O] CQ s LU 2 o 1 UJ m J CM 00 CM a> CM CM 03 ATTACHMENT A y ,60 SUBJECT PROPERTY K. CD 803 \ GROVERAVE ^ EXISTING OCP LAND USE DESIGNATIONS One Family Residential School Application No.: R2 Map Date: 10/19/ Meters CoQuitlam OCP RZ YS

8 n Ul

9 Como lake Avenue

10 AHACHMENT 5 SCHEDULE "A" PLAN OF LEASED PREMISES L N) / 0> br cn 2 <o q 0) ^ Tj _fc, p. ^ or, V i - " t r ' -'VT v? _ > ; /.<cc. O _j K] V V 1 CiMJKuUordmADropbB* (Form RoHl! Ai1»i50r«)W Ttniims\run*kt\Dr. Ice end Dr, Woiia\Como I.iike PI«M\2016.nR.03.Dil.eclns.Dr.Won8lno.Con»Ln!iePM/e.QlV.iloM 8/3/16 flu

11 You are Invited to... ATTACHMENT 6 Tideways Developments LTD has applied for a text amendment to the C1 zoning to add dental office to the existing C1 uses. The proposed dental office would be 2600 sq ft, located on west side of building. We would like to gather specific feedback regarding this proposed text amendment Date: Monday, October 17 Time: 5:30pm to 7:00pm Location: 1655 Como Lake Road Coquitlam, BC Tideways contact info Dionne Delesalle Development Manager ddelesalle@onni.com

12 ATTACHMENT Como Lake Drive, Coquitlam October 17, 2016 We are listening, please tell us what you think Thank you for attending the Public Information Meeting. Please fill out this comment form Please tell us about yourself: Name: Mailing Address: Phone: 1. Do you support the text amendment for adding dental uses to the 1655 Como Lake site? 2. What other uses do you support at this neighborhood commercial zoned site? 3. Do you have any other comments about the proposed text amendment? Thank you for your comments Please return all comment forms by For more information please contact Tideways Developments by at: tidewavsdevelodments@gmair.com

13 AmCHMENT 8 CoQuitlam City of Coquitlam BYLAW BYLAW NO. 4720,2016 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 Covernment Act, R.S.B.C., 2015, c. 1; NOW THEREFORE, the Municipal Council of the City of Coquitlam in open meeting assembled, ENACTS AS FOLLOWS: 1. Name of Bylaw This Bylaw may be cited for all purposes as the as the "City of Coquitlam Zoning Amendment Bylaw No. 4720, 2016". A. PART 15 MMERCIAL ZONES, Section 1501 C-1 Local Commercial sub-section (2) is amended by replacing "(c) personal services, limited to laundromat, drycleaners, tailors, shoemakers, shoe repair, hair salons, barber shops, photo studios and video/dvd rentals" with the following: (c) personal services, limited to laundromat, drycleaners, tailors, shoemakers, shoe repair, hair salons, barber shops, photo studios, video/dvd rentals and dental practitioners, as limited under Sub-sections 3 (h) and (i) B. PART 15 MMERCIAL ZONES, Section 1501 C-1 Local Commercial sub-section (3) is amended by adding the following: (h) A dental practitioner use may not exceed an area of 247m^ (i) A dental practitioner, is only permitted at the following location: Parcel Identifier No. Address Como Lake Avenue READ A FIRST TIME this 7^^ day of November, NSIDERED AT PUBLIC HEARING this day of, READ A SEND TIME this day of, READ A THIRD TIME this day of, READ A FOURTH AND FINAL TIME and the Seal of the Corporation affixed this day of, MAYOR CLERK File#: /4720/1 Doc#: V RZ Como Lake Avenue