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HomeMy WebLinkAbout2009-10-19 Committee of the Whole Meeting Agenda and Reports.pdfDistrict of Maple Ridge COMMITTEE OF THE WHOLE AGENDA October 19, 2009 1:00 p.m. Council Chamber Committee of the Whole is the initial venue for review of issues. No voting takes place on bylaws or resolutions. A decision is made to send an item to Council for debate and vote or to send an item back to staff for more information or clarification before proceeding to Council. Note: If required, there will be a 15 -minute break at 3:00 p.m. Chair: Acting Mayor 1. DELEGAT/ONS/STAFFPRESENTAT/ONS- (10 minutes each) 1:00 p.m. 1.1 2. PUBL/C WORKS AND DEVELOPMENT SERV/CES Note: Owners and/or Agents of Development Applications may be permitted to speak to their applications with a time limit of 10 minutes. Note: The following items have been numbered to correspond with the Council Agenda: 1101 RZ/015/09, 13893 and 13887 Silver Valley Road, 13910 232 Street, RS -3 to RS -1 and RS -1b) Staff report dated October 6, 2009 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 6657-2009 and Maple Ridge Zone Amending Bylaw No. 6658-2009 to permit future subdivision of approximately 33 single family homes be given first reading and be forwarded to Public Hearing. Committee of the Whole Agenda October 19, 2009 Page 2 of 4 1102 RZ/026/07, 23616 132 Avenue, RS -2 to RM -1 and R-1 Staff report dated October 8, 2009 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 6694-2009 and Maple Ridge Zone Amending Bylaw No. 6695-2009 to permit development of 12 townhouses and one single family lot be given first reading and be forwarded to Public Hearing. 1103 RZ/104/06, 10578 2456 Street and 10601 Jackson Road, RS -2 to RS -1b Staff report dated October 13, 2009 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 6697-2009 and Maple Ridge Zone Amending Bylaw No. 6698-2009 to permit a subdivision of approximately 18 single family lots be given first reading and be forwarded to Public Hearing. 1104 VP/110/08, 13719, 13751 and 13819 232 Street Staff report dated October 7, 2009 recommending that the Corporate Officer be authorized to sign and seal VP/110/08 to vary RM -1 (Townhouse Residential) setback requirements. 1105 DP/009/09, 13719, 13751 and 13819 232 Street Staff report dated October 6, 2009 recommending that the Corporate Officer be authorized to sign and seal DP/009/09 to permit construction of 145 townhouses under the RM -1 (Townhouse Residential) zone. 1106 RZ/095/06, 12636 228 Street, First Extension Staff report dated October 8, 2009 recommending that a one year extension be granted for rezoning application RZ/095/06 to a five lot subdivision under the RS -1b (One Family Urban [Medium Density] Residential) zone. 1107 Albion Dyking District and Maple Ridge Road 13 Dyking District Staff report dated October 4, 2009 recommending that a letter be sent to the Ministry of Community Services requesting a mutually agreeable program to address funding for the Dyking Districts. Committee of the Whole Agenda October 19, 2009 Page 3 of 4 1108 Light Pollution Abatement Staff report dated October 9, 2009 recommending the continuation of the conversion to flat cut-off lenses for municipally installed lighting fixtures and consideration of the inclusion of light pollution control standards in signage and servicing bylaws. 1109 The Royal Canadian Legion - Remembrance Day Parade Staff report dated October 5, 2009 providing information regarding the request received from the Royal Canadian Legion - Maple Ridge Branch #88 to use municipal streets for a parade on Wednesday, November 11, 2009. 3. FINANCIAL AND CORPORATE SERV/CES (including Fire and Police) 1131 4. COMMUNITY DEVELOPMENT AND RECREATION SERV/CES 1151 5. CORRESPONDENCE 1171 6. OTHER ISSUES 1181 7. ADJOURNMENT Committee of the Whole Agenda October 19, 2009 Page 4 of 4 8. COMMUNITY FORUM COMMUNITY FORUM The Community Forum provides the public with an opportunity to ask questions of Council on items that are of concern to them, with the exception of Public Hearing by-laws that have not yet reached conclusion. Council will not tolerate any derogatory remarks directed at Council or staff members. Each person will be permitted 2 minutes to speak or ask questions (a second opportunity is permitted if no one else is sitting in the chairs in front of the podium). Questions must be directed to the Chair of the meeting and not to the individual members of Council. The total time for this Forum is limited to 15 minutes. If a question cannot be answered, the speaker will be advised when and how a response will be given. Other opportunities are available to address Council including public hearings and delegations. The public may also make their views known to Council by writing or via email and by attending open houses, workshops and information meetings. Serving on an Advisory Committee is an excellent way to have a voice in the future of this community. For more information on these opportunities contact: Clerk's Department at 604-463-5221 or clerks@mapleridge.ca Mayor and Council at mayorandcouncil@mapleridge.ca Checked by: Date: MAPLE RIDGE BrIelsn C umhia Deep Roots Greater Heights DISTRICT OF MAPLE RIDGE TO: His Worship Mayor Ernie Daykin DATE: October 06, 2009 and Members of Council FILE NO: RZ/015/09 FROM: Chief Administrative Officer ATTN: C of W SUBJECT: First Reading Maple Ridge Official Community Plan Amending Bylaw No. 6657-2009 and Maple Ridge Zone Amending Bylaw No.6658-2009, 13893 SILVER VALLEY RD, 13910 232 ST, 13887 SILVER VALLEY RD EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS -3 (One Family Rural Residential) to RS -1 (One Family Urban Residential) and RS -1b (One Family Urban (medium density) Residential), to permit the future subdivision of approximately 33 single family lots. This application is in general compliance with the Official Community Plan, however, an application to amend the open space boundaries has been received based on ground-truthing by environmental and geo-technical professionals. RECOMMENDATIONS: 1. That Maple Ridge Official Community Plan Amending Bylaw No. 6657-2009 be given first reading and be forwarded to Public Hearing; 2. That in accordance with Section 879 of the Local Government Act opportunity for early and on-going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 6657-2009 on the municipal website, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a public hearing on the bylaw; 3. That Maple Ridge Official Community Plan Amending Bylaw No. 6657-2009 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 4. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6657- 2009 is consistent with the Capital Expenditure Plan and Waste Management Plan; 5. That Zone Amending Bylaw No. 6658-2009 be given first reading and be forwarded to Public Hearing; and 6. That the following terms and conditions be met prior to final reading. 1101 Registration of a Rezoning Servicing Agreement as a Restrictive Covenant including the construction of the equestrian trail and receipt of the deposit of security as outlined in the Agreement; ii. Amendment to Figures 2, 3A and Figure 4 of the Silver Valley Area Plan; iii. Finalization of a purchasing agreement with the District of Maple Ridge for portions of the unconstructed road right of way running though the subject properties; iv. A 219 Restrictive Covenant must be registered at the Land Title Office clearly showing the future subdivision and development of the subject properties; v. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; vi. Road dedication as required; vii. Removal of the existing buildings and structures property including fences, driveways and septic tanks from the proposed Park; and viii. Park dedication as required. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Proposed: DAMAX CONSULTANTS LTD. JASKAR DEVELOPMENTS LTD SILVER VALLEY PROJECTS LTD Lot 3 Except Firstly: That Portion Shown on Plan with bylaw filed 34267 Secondly: Parcel "A" (Explanatory Plan 28084); Block "C" Section 33 Township 12 Plan 2409 new Westminster District; And Parcel "A" (Explanatory Plan 28084) Lot 3 Block "C" Section 33 Township 12 Plan 2409 New Westminster District. And Lot 13 Section 33 Township 12 Plan 19849 New Westminster District. Low/Medium Density Residential, Open Space, Low Density Urban Low/Medium Density Residential, Open Space, Low Density Urban -2- Zoning: Existing: Proposed: Surrounding Uses North: South: West: East: RS -3 (One Family Rural Residential) RS -1b (One Family Urban (Medium Density) Residential), RS -1 (One Family Urban Residential) Use: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Companion Applications: b) Project Description: Site Characteristics Single Family Residential (rural) RS -3 (One Family Rural Residential) Eco -Cluster, Open Space, Conservation Single Family Residential, Multi -Family Residential RS -1 (One Family Urban Residential), RS -1b (One Family Urban (medium density) Residential), RM -1 (Townhouse Residential) Low Density Urban, Low/Medium Density Residential, Medium / High Density Residential, Open Space. Single Family Residential CD -3-98 (Comprehensive Development) Conservation, Eco -Cluster Single Family Residential (rural) RS -3 (One Family Rural Residential) Conservation, Open Space, Low Density Urban, Eco -Cluster, Neighbourhood Park Single Family Residential (rural), vacant Single Family Residential 3.9 ha (9.6 ac) - approx. 232 Street, 232A Street, Silver Valley Road Full Urban VP/015/09, SD/015/09, DP/015/09, SD/016/09 Three subject properties encompass this development proposal. The entire subject property is approximately 3.9 ha (9.6 ac) in size; however, the actual development area covered under this application is approximately 2.65 ha (6.5 ac) in size. There are two existing houses on the subject properties that will be removed as a subject of rezoning. There is also an existing un -opened, unconstructed road right-of-way, approximately ten metres wide, running in between the subject properties. -3- There are significant slopes on this site located in the proposed 'open space' designation area. These slopes also are an integral part of a linear habitat corridor connecting northward to Anderson Creek. A previously unmapped tributary of this watercourse has also been discovered just north of the subject properties. Development Proposal: The applicant is proposing to rezone portions of the subject property to allow for future subdivision of approximately 33 single family lots in the RS -1 (One Family Urban Residential) and RS -1b (One Family Urban (medium density) Residential) zones. The subdivision plan proposes 10 RS -1b (One Family Urban (medium density) Residential) lots facing 232nd Street backing onto a steeply sloped greenbelt. On the east side of the subject properties, the proposal will also continue the existing 232A Street extending to a cul-de-sac and exiting out onto Silver Valley Road. The subdivision layout is a continuation of the subdivision design directly south of the subject properties. The developer is proposing to complete the subdivision in phases. The first and second phase is to subdivide the two blocks of land facing 232nd Street. Additional phases will occur on the portion of land facing Silver Valley Road for the future. The proposal includes dedication of approximately 1.25 ha (3 ac) of Park under the Open Space designation of the Official Community Plan. A multi -use trail is proposed through the subject property entering the site north of the proposed lots on Silver Valley Road. The trail winds through the park and exits out onto 232nd Street connecting with the existing Docksteader Trail located in the "Silver Ridge" subdivision. There is an existing historic, un -opened and unconstructed road right-of-way, approximately ten metres wide, running in between the subject properties. Due to steep topography and District policies encouraging the preservation of the natural environment it is implausible that this right-of- way will be constructed. Additionally, there is sufficient vehicular access routes in the immediate area, deeming this road right-of-way redundant. For the development to occur as proposed, portions of the road would need to be purchased by the developer. A condition of re -zoning the subject site is the finalization of a purchasing agreement with the District for portions of the unconstructed road right-of-way. Council would be required to approve the terms of the purchasing agreement and adopt a road closure bylaw before the road right-of-way could be sold. c) Planning Analysis: Official Community Plan: The development site is within the Silver Valley Area Plan which forms part of the Official Community Plan. The subject properties are located within the Blaney Hamlet of the Silver Valley Area Plan. The properties are designated: Low/Medium Density Residential, Open Space and Low Density Urban. The RS -1b (One Family Urban (medium density) Residential) zoning for the proposed lots along 323 Street and the bank of lots located between 232A Street and Silver Valley Road positively correlates with the existing Low/Medium Density Residential designation. The bank of lots on the west side of -4- 232A Street banking onto the green -belt are proposed to be zoned RS -1 (One Family Urban Residential) which correlates with the existing Low Density Urban land use designation. The steep area through the site has been reviewed by geo-technical and environmental professionals who set the boundary of the Open Space designation in a similar location to the existing Open Space boundary found in the Blaney Hamlet plan. The location of the proposed multi- purpose trail is consistent with the future trail plan noted in Figure 5 - Long Term Multipurpose Trail Plan in Appendix E of the Official Community Plan. Zoning Bylaw: The zone amending bylaw is for the two residential zones, both for single family use. The RS -1 (One Family Urban Residential) lots will be at minimum 667m2 in area and the RS -1b (One Family Urban (medium density) Residential) lot will be at minimum 557m2 in area. Variances to the Zoning Bylaw requested by the developer include an increase to the maximum allowable building height and to relax some of the rear yard setbacks of lots backing onto the green- belt. These variances will be reviewed during the future subdivision of the properties and will be the subject of a future report to Council. Development Permits: The site is subject to Natural Features Development Permit. As per Section 8.10 of the Official Community Plan, a Natural Features Development Permit is required for all development and subdivision activity for all lands with an average natural slope of greater than 15 percent. The Natural Features Development Permit is established for the preservation, protection, restoration and enhancement of the natural environment and for development that is protected from hazardous conditions. A park restoration and enhancement plan will be required for areas in the park disturbed by the removal of existing house and related structures including the driveway. Additionally, the removal of hazard trees around the proposed trail and invasive species removal with replacement recommendations using native plant species in the Natural Features Development Permit area will be a requirement of this permit. It will be necessary for the applicant to obtain a Natural Features Development Permit prior to any development activity occurring on the site. An application for the Development Permit has been received. Development Information Meeting: A development information meeting on Thursday, September 17, 2009 at Yennadon School Library was held by the developer's agent and the property owners. As per Council Policy 6.20, invitations were mailed to qualifying property owners, advertisements were placed in the local paper and a notice was attached to the development sign on site. Approximately 5 people attended the meeting with no comment sheets returned. -5- Questions regarding traffic calming opportunities along Silver Valley Road, the multi -use trail and the timing around the demolition of the existing houses were answered by the hosts of the meeting. Attendees were in support of the project. d) Interdepartmental Implications: Engineering Department: The Engineering Department has identified that all of the services required in support of the rezoning do not exist to the site. It will, therefore, be necessary for the applicant to enter into a Rezoning Development Agreement and post the required security to complete the necessary works prior to final reading. The Engineering Department has identified several variances to the Subdivision Servicing Bylaw pertaining to this development proposal. A Development Variance Permit is required to the retention of the overhead utility wires on the east side of 232 Street. Also because the developer is proposing to phase the subdivision, proceeding first with the lots facing 232 Street, a variance for road improvements upgrading Silver Valley Road will be required until such time that further subdivision occurs on the east side of the property. The portion of Silver Valley Road that is adjacent to the park dedication must be included in the rezoning servicing agreement as a condition of final reading. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the subdivision is completed they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be an additional 33 trees which is based on one tree per lot; final subdivision design will provide exact numbers. The Manager of Parks & Open Space has advised that the maintenance will increase their annual budget requirements of $25.00 per new tree. Fire Department: Once the current houses are vacant, they are to be maintained secure against unauthorized entry at all times, as well as during the demolition phase until such time as they are totally demolished. Demolition of the existing house is to be a condition of final reading for the rezoning. e) School District Comments: A referral was sent to the School District. No comments were received. f) Intergovernmental Issues: Local Government Act: An amendment to the Official Community Plan requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the Act. The amendment required for this application, is considered to be minor in nature. It -6- has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. CONCLUSION: The development proposal is in general compliance with the land use designation of the Official Community Plan. Additionally, the dedication of approximately 1.25 ha (3 ac) of park land represents a significant long term benefit to the environment and the District in its efforts to achieve a linear park system. It is therefore recommended that first reading be given to Maple Ridge Official Community Plan Amending Bylaw No. 6657-2009 and Maple Ridge Zone Amending Bylaw 6658- 2009 and it be forwarded to Public Hearing. Prepared by. 4:n ikos �la ning T n clan pproved • JaPicke Dido Planning Approved by: /Frank Quinn, MBA, P.Eng GM: Public Works & De • lopm t Services Concurrence: J. (Jim) Rule C of Administrative Officer jc/ The following appendices are attached hereto: Appendix A - Subject Map Appendix B - OCP Amending Bylaw 6657-2009 Appendix C - Zone Amending Bylaw 6658-2009 Appendix D - Proposed Subdivision Plan -7- BCP /'$14 6 21 22 BCP 1 bE CRES. 23173 26 .� 27 a N 0) N 0 0 CO 13960 APPendi'x PARK BCP 29120 1 13920 P 26432 14 15 13837 3910 EP 28084 A FILMS i{ 34257 Subject Properties P 19849 P 2409 Rem 3 13887 3 13931 4 13g05 20 13825 BCP 33244 17 13781 13771 13762 12 SILVER VALLEY RD 2 N SCALE 1:2,500 City of Pitt ,___ w Meados .r On -zjAme -A �% .�11,04 ^ District of4.5# angley`. .r,—■j 13828 3868 Rem 4 13948 3926 13894 13872 2 P 1377 3 2 3778 P 13776 1 13887/93 Silver Valley Rd 13910-232 St Legend MAPLE RIDGE 8r Iish Cvlurnhia CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Mar 17, 2009 VP/015/08 BY: JV 4pendik- CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6657-2009 A Bylaw to amend the Official Community Plan WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Section 10.3. Part IV - Silver Valley Area Plan Figures 2, 3A and 4 of the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6657-2009 2. Figures 2 and 3A of the Silver Valley Area Plan are hereby amended for that parcel or tract of land and premises known and described as: Lot 3 Except Firstly: That Portion Shown on Plan with bylaw filed 34267 Secondly: Parcel "A" (Explanatory Plan 28084); Block "C" Section 33 Township 12 Pian 2409 new Westminster District. And Parcel "A" (Explanatory Plan 28084) Lot 3 Block "C" Section 33 Township 12 Plan 2409 New Westminster District. And Lot 13 Section 33 Township 12 Pian 19849 New Westminster District. And outlined in heavy black line on Map No. 773, a copy of which is attached hereto and forms part of this bylaw, are hereby redesignated as shown. 3. Figure 4 of the Silver Valley Area Plan is hereby amended for that parcel or tract of land and premises known and described as: Lot 3 Except Firstly: That Portion Shown on Plan with bylaw filed 34267 Secondly: Parcel "A" (Explanatory Plan 28084); Block "C" Section 33 Township 12 Plan 2409 new Westminster District. And Parcel "A" (Explanatory Plan 28084) Lot 3 Block "C" Section 33 Township 12 Plan 2409 New Westminster District. And Lot 13 Section 33 Township 12 Plan 19849 New Westminster District. and outlined in heavy black line on Map No. 784, a copy of which is attached hereto and forms part of this Bylaw, are hereby amended by adding/removing Conservation as shown. 4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the day of , A.D. 200 . PUBLIC HEARING HELD the day of , A.D. 200 . READ A SECOND TIME the day of , A.D. 200 . READ A THIRD TIME the day of , A.D. 200 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200 . MAYOR CORPORATE OFFICER 1 Rem 4 40�, 26 271' 2.274 ha. 1 0.797 ho. 0 ,�y 'CT) 73960 ,per 1VE it - 3 1 N CSI 73917 c, . L4o ,9 P 2. 32 co h 13948 m CP 29120CV 14 15 0.886 ha. 1.121 ha. w Lt 13920 7.'1897 Q 13926 !I!! 73894 !k 1a B i, 3 a ti o. °'1 - ° 50 5 �G - , "" ' ..-i 1 4, . 1 a, 5,6 %.,‘GILBER7 •#13872 DeSol if A 7 '` /i 7389' / Ae.NBC'715 1,,MA — _n,. -� y `..�a�r `'—' \1 ■a i#### 49I 5. �t � i it tilik Pie ### # - 50 73859 1114 °8. • 111 #####� 11' 1 Pr Lo24, 7 ### # A. _ _ _ . 13868 - V,4 N. o 57 22 _ 'sem w 4:2 1 I 1 , Z4m �c G --1 ,1 3, ,. 31811 6 1"7 ,38g. 2 • 5 54 N I ,3g,T, ' '120 0.843 ho_ N I ` 1 /3e?,5- 73828 61 I M BCP 41713 84 1.225 ho. F�•7J 38os LI 0.843 ha. MBCP 33244 \\ 13777 138/9 —= N 7j6,6,2 8 k19 X38,, o 813-195 Q 13802 4,3-'9.2 9 1 18 13-195 117 no c.) ,3)8? 10 7318 . P 13776 BCP 3324 ('1 '`7j6S 1 1 5 alis 4: 13762 12 14 s� 2.183 ha. w 13752 13 SILVER VALLEY RD VIADL- Bylaw No. Map No. From: TGE OFFICIAL COv 6657-2009 773 Open Space, Low Density Urban and Low/Medium Density Residential V„\ITY DLA\ AVE\3I\G To: /%/1 Low Density Urban Open Space n# Low/Medium Density Residential 1:2500 4 MAPLE RIDGE British Columbia 4 / 73895 41715 47 73877 48 73871 EP 28084 A 1.089 ha. FILING # 34267 VADLE RIDGE OFFICIAL CO.VV Bylaw No. 6657-2009 Map No. 784 PURPOSE: /�/ \ITY SLA\ AVE\DI\G TO ADD TO OPEN SPACE ON FIGURE 4 TO DELETE FROM OPEN SPACE ON FIGURE 4 MAPLE RIDGE Oritish Columbia 1:2500 Appendix CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6658-2009 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1.. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6658-2009." 2. Those parcels or tracts of land and premises known and described as: Lot 3 Except Firstly: That Portion Shown on Plan with bylaw filed 34267 Secondly: Parcel "A" (Explanatory Plan 28084); Block "C" Section 33 Township 12 Plan 2409 new Westminster District. And Parcel "A" (Explanatory Plan 28084) Lot 3 Block "C" Section 33 Township 12 Plan 2409 New Westminster District. And Lot 13 Section 33 Township 12 Plan 19849 New Westminster District. and outlined in heavy black line on Map No. 1453, a copy of which is attached hereto and forms part of this bylaw are herby rezoned as shown. 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , A.D. 200 . PUBLIC HEARING held the day of , A.D. 200 . READ a second time the day of , A.D. 200 . READ a third time the day of , A.D. 200 . APPROVED by the Minister of Transportation this day of , A.D. 200 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200 . PRESIDING MEMBER CORPORATE OFFICER EP 28084 A 1.089 no. P 13776 1 2.183 ha. Bylaw No. Map No. From: To: 6658-2009 1453 RS-3(One Family Rural // RS-1(One Family Urban 7 Residential) Residential) RS -1 b(One Family Urban (medium density) Residential) MAPLE RIDGE British Columbia 1:2500 ; \� _ Append/)' L ±y deJli/s, % V & 7 4¥ E @z2 MAPLE RIDGE BrIllah Columbia Deep Roots Greater Heights DISTRICT OF MAPLE RIDGE TO: His Worship Mayor Ernie Daykin DATE: October 8, 2009 and Members of Council FILE NO: RZ/026/07 FROM: Chief Administrative Officer ATTN: C of W SUBJECT: First Reading Maple Ridge Official Community Plan Amending Bylaw No. 6694-2009 and Maple Ridge Zone Amending Bylaw No.6695-2009 23616 132 AVE EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS -2 (One Family Suburban Residential) to RM -1 (Townhouse Residential) and R-1 (Residential District), to permit the development of 12 townhouses and one single family lot. This application is in general compliance with the Official Community Plan, however, an application to amend the conservation boundaries has been received based on ground-truthing by environmental and geo-technical professionals. RECOMMENDATIONS: 1. That Maple Ridge Official Community Plan Amending Bylaw No. 6694-2009 be given first reading and be forwarded to Public Hearing; 2. That in accordance with Section 879 of the Local Government Act opportunity for early and on- going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 6694-2009 on the municipal website and requiring that the applicant host a Development Information Meeting, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a public hearing on the bylaw; 3. That Maple Ridge Official Community Plan Amending Bylaw No. 6694-2009 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 4. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6694- 2009 is consistent with the Capital Expenditure Plan and Waste Management Plan; 5. That Zone Amending Bylaw No. 6695-2009 be given first reading and be forwarded to Public Hearing; and 6. That the following terms and conditions be met prior to final reading. 1102 i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; ii. Amendment to Figures 2, 3C and Figure 4 of the Silver Valley Area Plan; iii. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iv. A Right -of -Way Agreement filed at the Land Titles Office for access to lands to the south; v. Registration of a Restrictive Covenant protecting the Visitor Parking in the townhouse site; vi. Removal of the existing buildings; vii. Park dedication as required; viii. Road dedication as required. DISCUSSION: a) Background Context: Applicant: DON SCHMIDT Owner: RICHARD A WILSON, MARK L ISAAKS, ROCKNE C THOMAS Legal Description: Lot: 1, Section: 28, Township: 12, Plan: 2637 OCP: Existing: Proposed: Zoning: Existing: Proposed: Medium / High Density Residential, Conservation Medium / High Density Residential, Conservation RS -2 (One Family Suburban Residential) RM -1 (Townhouse Residential), R-1 (Residential District) Surrounding Uses North: Use: Single Family Residential Zone: RS -2 (One Family Suburban Residential) Designation Medium / High Density Residential South: Use: Single Family Residential Zone: RS -2 (One Family Suburban Residential) Designation: Medium / High Density Residential -2- East: West: Use: Single Family Residential Zone: RS -2 (One Family Suburban Residential) Designation: Low Density Urban, Conservation Use: Park Zone: P-1 (Park and School) Designation: Park Existing Use of Property: Single Family Residential Proposed Use of Property: Multi -Family Residential, Conservation, Single Family Residential Site Area: 0.678 HA (1.67 ac) Access: 132nd Avenue Servicing: Full Urban Companion Applications: DP/026/09, DP/065/08, SD/026/09 b) Project Description: Site Characteristics The entire subject property is approximately 6780 m2 (1.67 ac) in size; however, the actual development area covered under this application is approximately 4160 m2 (1 ac) in size. The site is sloped down across the 236th Street frontage with the north side of the property being significantly higher than the south. There is an existing single family dwelling located on the subject property that will be removed as a condition of final reading. There is also an existing equestrian trail located on the south side of 132 Avenue on the road right-of-way. A significant tributary of Maple Ridge Park Creek runs through the east side of the subject property. Maple Ridge Park Creek is identified on Schedule C - Natural Features Map of the Official Community Plan. The riparian protection area is approximately 2340m2 (0.57 ac) will be dedicated to the District as Conservation as a condition of zoning the site. Development Proposal The applicant is proposing to rezone portions of the subject property to allow for approximately 12 townhouse units on a RM -1 (Townhouse Residential) lot west of Maple Ridge Park Creek and one single family R-1 (Residential District) lot on the east side of Maple Ridge Park Creek. Access to both the proposed townhouse site and the single family lot will be off 132nd Avenue. Due to the angle of the creek, the single family lot will be a panhandle lot in order to stay away from the sensitive riparian area and to mitigate any potential negative impacts caused by the residential use. Council Policy no. 6.02 sets out circumstances where panhandle lots can be allowed. This policy specifically notes that panhandle lots are permitted only in a few specific circumstances. In this instance, a panhandle lot can be considered because it "would allow subdivision to overcome a clearly established topographic difficulty"- Maple Ridge Park Creek. Due to the creek, it is not possible for further subdivision in front of the panhandled lot, as such there are no privacy concerns -3- being created and it does not hinder future access or subdivision potential for the surrounding properties. A right-of-way through the future strata property is required to be filed permitting access to lands to the south allowing for future development potential. The townhouses have been designed in duplex and triplex format, all with double car garages and full driveways. Two additional visitor parking spaces have been provided at the south end of the townhouse complex. A children's play area has been provided located adjacent to the `green -belt' park conservation area. c) Planning Analysis: Official Community Plan: The development site is within the Silver Valley Area Plan which forms part of the Official Community Plan. The subject property is located just outside of the 400m defined "River Village" hamlet boundary which is intended to be the main Commercial centre in the Silver Valley Plan. The property is designated Conservation and Medium/High Density Residential. Both the RM -1 (Townhouse Residential) and R-1 (Residential District) zones positively correlate with this designation. This development is in general compliance with the Official Community Plan, however, an OCP amendment application has been received to amend the Conservation boundaries based on environmental and geo-technical reports received in the rezoning application. Zoning Bylaw: The zone amending bylaw is for the two residential zones, one for single family use: R-1 (Residential District) and one for multi -family use: RM -1 (Townhouse Residential). The R-1 (Residential District) lot is required to be minimum 371m2 in area and the development proposal currently denotes this lot as approximately 567m2 in area. It will meet the bylaw requirements for its allotted zone. The proponent is requesting several variances for the proposed development on the multi -family site. Variances necessary to support the development as proposed include a reduction to all required setbacks and to increase the building height allowed under the RM -1 (Townhouse Residential) zone. These variances will be outlined in a future report to Council. Development Permits: This development is subject to a Multi -Family Residential Development Permit as outlined in section 8.7 of the Official Community Plan. Accordingly, prior to the issuance of a building permit, the Development Permit must be reviewed and approved. The purpose of a Multi -Family Residential Development Permit is to enhance existing neighbourhoods with compatible housing styles that meet diverse needs and minimize potential conflicts on neighbouring land uses. An application for the Development Permit has been received. Adherence of this project to the guidelines of this permit will be provided for Council in a future report. -4- The site is also subject to Watercourse Protection Development Permit. A Watercourse Protection Development Permit is required for all development within 50 metres of the top -of -bank of all watercourse and wetlands as shown on Schedule C, Natural Features of the Official Community Plan. The Watercourse Protection Development Permit is established for the preservation, protection, restoration and enhancement of watercourse and riparian areas. It will be necessary for the applicant to obtain a Watercourse Protection Development Permit prior to any works occurring within 50 metres of the top of bank of the Maple Ridge Park Creek. An application for the Development Permit has been received. Advisory Design Panel: This application was initially reviewed by the Advisory Design Panel at a regular meeting held October 14, 2008. At that time the Panel discussed the application and made several recommendations that were to be addressed by the applicant and brought back to the Panel for review. The application was brought back to the Advisory Design Panel at the February 10, 2009 regular meeting at which time the Design Panel made the following recommendations: That the development be supported with the following comments: • That the applicant further address the elevations to 236th Street and 132nd Avenue in relation to materiality, scale and character; • That the south elevation of Unit Al be addressed in terms of scale, character and materiality; • That it be noted that the comments have been made on the basis of the proposed form, character, materiality and livability, and that the increase in density to this project and the setback variances are supported as presented; • That the applicant submit a set of complete drawings with clear labelling of all proposed materials, specifications and dimensions on all applicable drawings; • That the application is not required to be submitted to the Panel for further review; and • That the applicant submit the revisions to the planning staff. The applicant has provided updated plans resolving the remainder of the Panels concerns. A more detailed report will be forwarded to Council at the Development Permit stage. Development Information Meeting: A development information meeting on Tuesday, October 6, 2009 at Yennadon School Library was held by the developer and representatives from the builder. As per Council Policy 6.20, invitations were mailed to qualifying property owners, advertisements were placed in the local paper and a notice was attached to the development sign on site. Approximately 4 people attended the meeting with no comment sheets returned. Concerns raised included increased traffic and parking in the neighbourhood. Attendees were pleased that this project would be providing road and intersection improvements and felt that the preservation of the existing horse trail on 132nd Avenue was a positive feature of the development. -5- d) Interdepartmental Implications: Engineering Department: The Engineering Department has identified that all of the services required in support of the rezoning do not exist to the site. It will, therefore, be necessary for the applicant to enter into a Rezoning Development Agreement and post the required security to complete the necessary works prior to final reading. A horse trail must be provided on the south side of 132nd Street and must be included in the final civil drawings for the project. Street trees will be planted along the 236 Street frontage, however, there will not be room for trees on the boulevard on 132 Avenue due to the equestrian trail. Two servicing variances have been identified by the Engineering Department. The first Development Variance is required to reduce the carriageway width on 236 Street to 7.3 meters instead of 11 meters as required for multi -family development. The second Development variance in relation to servicing is for the retention of the aboveground utility company plant on 236 Street. It is expected, however, that the existing aboveground utility company plant on the south side of 132 Avenue will be converted to underground systems at the rezoning servicing stage. Fire Department: The Fire Department has no concerns with this development proposal. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the development is completed they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be an additional 2 trees; final civil drawings will provide exact numbers. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree and their budget must be increased accordingly. e) School District Comments: A referral was sent to the school district. No comments were received. f) Intergovernmental Issues: Local Government Act: An amendment to the Official Community Plan requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the Act. The amendment required for this application, is considered to be minor in nature. It has been determined that no additional consultation beyond existing procedures is required, -6- including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. g) Environmental Implications: The property is impacted by Maple Ridge Park Creek, the protection area for this watercourse has been established and will be dedicated as park as a condition of zoning the site. A stream restoration and enhancement plan has been received as well as an application for a Watercourse Protection Development Permit. CONCLUSION: The development proposal is in general compliance with the land use designation of the Official Community Plan. Additionally, the dedication of approximately 0.234 ha (0.57 acre) of park land represents a significant long term benefit to the environment and the District in its efforts to achieve a linear park system for habitat protection. It is therefore recommended that first reading be given to Maple Ridge Official Community Plan Amending Bylaw No. 6694-2009 and Maple Ridge Zone Amending Bylaw 6695-2008 and it be forwarded to Public Hearing. Prepared by( Jen Csikos P�lannin e hnician Pi cer�i _, ► " •, MCIP irtctorbf Planning Approved by: /Frank Quinn, MBA, P.Eng GM: Public Works Concurrence: J. L. i im) Rule Chie Administrative Officer The following appe dices are attached hereto: Appendix A - Subject Map Appendix B - OCP Amending Bylaw 6694-2009 Appendix C - Zone Amending Bylaw 6695-2009 Appendix D - Site Plan Appendix E - Subdivision Plan Appendix F - Building Elevation Plans/Streetscape & Devel• •iiiiir Services -7- 0-1 P 409 39 35 34 *PP157 13245 13227 13215 236 STREET 13260 22 P 47603 P 47x03 20 1 SUBJECT PROPERTY 4oend ,4 A 23 24 District of Pitt Meadows SCALE 1:2,000 11111riPagEElltgld 5 mak,. r--- 23616 132 AVENUE District of Langley iN . �� River CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Apr 17, 2008 FILE: /026/07 BY: PC Appendix CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6694-2009 A Bylaw to amend the Official Community Plan WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Section 10.3. Part IV - Silver valley Area Plan, Figures 2, 3C, and 4 of the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6694-2009 2. Figures 2 and 3C of the Silver Valley Area Plan are hereby amended for that parcel or tract of land and premises known and described as: Lot 1 Except: Parcel"A" (Explanatory Plan 13725), South East Quarter Section 28 Township 12 Plan 2637 New Westminster District. And outlined in heavy black line on Map No. 782, copy of which is attached hereto and forms part of this bylaw, are hereby redesignated as shown. 3. Figure 4 of the Silver Valley Area Plan is hereby amended for that parcel or tract of land and premises known and described as: Lot 1 Except: Parcel"A" (Explanatory Plan 13725), South East Quarter Section 28 Township 12 Plan 2637 New Westminster District. and outlined in heavy black line on Map No. 783 , a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding and removing Conservation as shown. 4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the day of , A.D. 200 . PUBLIC HEARING HELD the day of , A.D. 200 . READ A SECOND TIME the day of , A.D. 200 . READ A THIRD TIME the day of , A.D. 200 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200 . MAYOR CORPORATE OFFICER �(° 732 Lr) 73245 21 9 P 48925 - 3 : 132 38 39 P 47603 1.214 ha. m 4 732 P 40978 185 ha.0.785 ho. 1.222 ha. 0) 24 1.5 7 73260 r�1 23 W a Im 6 ce cn 0.845 ha. 1.205 ha. r 732, 33 35 co CV P 4" 503 xu 1' 7 1:1 732. 0.429 ha. N 0.429 ha. 73227 N59 —___n. A 10_ 8 � 22 20 0.809 ha. 1 132 r7 13215 Q_ *PP157 0.429 ha. 0.405 ha. co N 0.405 ha. N ° h N ry v) ry 1 Lg32t h N 132 AVE. 132 AVE. LMP 38113--, 13765 AW J.+ -J 70 1 r / '8r F� , , oll N o P 1105 A EP 13725 A 13760 0.437 ha. P 2637 17 P 1105 8 0.405 ha. Lc) 13144 in 4 2.023 ha. PARK 2.023 ha. 16 PARK ici — 0_ 7 0.405 ha. 73104 ,n (n `n a7 t1 Ki 3.359 ho in co N 73054 6 1.202 ha. P 2537 I 1 n I P 12420 3 0.809 ha. VADA- RIDG= 0 -FICIAL COVV.J\ITY Bylaw No. 6694-2009 Map No. 782 From: vied/High Density Residential and Conservation LA\ AV=\DI\G To: i// Med/High Density Residential •• Conservation 1:2500 MAPLE RIDGE British Columbia [1-11"W BCP 11178 - 0 h ti 13245 21 B P 48925 38 P 40978 '85 ho. 39 0.785 ha. P 47603 1.222 ha. 73260 1.214 ha. co N23 24 w 6 1— 0.845 ha. 1.205 ha. 1m I/ 7,1Q2, 33 35 co N P 4603 w II7 i: 7,72, 59 0.429 ho. 0.429 ho. N 73227 ---It 20 A 10 1 m 8 — 22 0.809 ha. I 112 h N 7 73215 0 34 *PP157 0.429 ha. 0.405 ha. (o ry 0.405 na.^ k e ^ 132 AVE. ry ^ I 9 .132 132 AVE. LMP 38113-/, v 13165 1 _ ✓ m P 2637 N 0 ry P 1105 EP 13725 A 13160 0.437 ha. P 2637 17 P 1105 8 0.405 ha. um] 73744 4 2.023 ha. PARK 2.023 ha. 16 PARK — a 7 0.405 ha. 13104 n Ln co —. 3.359 ha N 73084 6 1.202 ha. P 2 1 II 37 1 P 12420 3 0.809 ho. VADLE RING= OFFICIAL COVV\ITY Bylaw No. 6694-2009 Map No. 783 SLA\ AVE\DING PU. POSE: /�j TO REMOVE FROM CONSERVATION ON FIGURE 4 ---t TO ADD TO CONSERVATION ON FIGURE 4 mil 1:2500 MAPLE RIDGE British Columbia l4ppend'.k C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6695-2009 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6695-2009." 2. That parcel or tract of land and premises known and described as: Lot 1 Except: Parcel"A" (Explanatory Plan 13725), South East Quarter Section 28 Township 12 Plan 2637 New Westminster District. and outlined in heavy black line, is hereby rezoned as shown on Map No. 1462, a copy of which is attached hereto and forms part of this bylaw. 3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , A.D. 200 . PUBLIC HEARING held the day of , A.D. 200 . READ a second time the day of , A.D. 200 . READ a third time the day of , A.D. 200 . APPROVED by the Minister of Transportation this day of , A.D. 200 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200 . PRESIDING MEMBER CORPORATE OFFICER ' 1117 BCP 11178 0 h ti 75245 21 8 P 48925 38 P 40978 85 ha. 39P 0.785 ha. 47603 1.222 ha. 73250 ' 1.214 ha. co K1 23 24 III W I— W lV Ci- ILL 6 0.845 ha.CJI 1.205 ha.732. Fri 33 35 N P 4-603 w I^ 7 1732. 59 0.429 ha. 0.429 ha. �ry 73227 20 A id I m 8? — 22 0.809 ha. 32 h N rn 73275 a *PP157 0.429 ha. 0.405 ha. to N 0.405 ha. ^ N 132 AVE. N N 9 L 732 132 AVE./ 4 LMP 38113V 7 73755 ' -e. s.:. .:. P 1105 AEP 13725 A 75750 0.437 ha. P 2637 17 P 1105 8 0.405 ha. En 7.3744 LOL– 4 2.023 ha. PARK 2.023 ha. 16 PARK CD a 7 0.405 ha. 15704 - to In Ln co a r. 3.359 ha r= M N 73084 -6 1.202 ha. P 2537 I 1 i P 12420 3 0.809 ha. NAL- RIDG- ZO\- AV-\DI\G Bylaw No. 6695-2009 Map No. 1462 From: RS-2(0ne Family Suburban Residential) To: �/� RV-1 (Townhouse residential) •• —1 (esidential District) 1:2500 4 MAPLE RIDGE British CoLumbia 132nd Avenue 110'65 ,Z6,9k.6S£ .et966S£ 9l'9l 0 co .61,999£ .99 da, 6' -Ld =094r NE h Oo 96'92 ,l6 96.69£ 6£'61 ,00,oaoo good aaS y719r N r w E E h 1 1 Si Ct1 t-nniJ3:_. - cN;7lltil inSN/,:` - T&l jr.'JC •Y.INCl43C 3SJ1G•n W`.4:1_ SNOIS G 31A1014 IDDVNNId 9,_I_ l_ 3f0?Jc //P)a..r oitx E I a,no, u.r :JE 43WE453v-`a! 31rC 5N051n3c :pN c •5:6'C= C! C £1-6i -2904' s77W 0 uu or) •�: 4 7N -r D.343•LIN, 3`re 0 r. E 14 1 ;_^ kr y3 N�• f c • IVOl1 V31030 CVO / M3N' .l c; -,I; C L/; Q c'? ECONCIL IATION 0. = R L 4 y 1 1.11 SicFFT nNIP 1,1 ND M'E,111F ;- 12 11 (119)',1 E. 2 O N < tie wro 31,C. 3WrIr 5-11+.=1 ' rl c.r. .c.I •. oil :3-1t'--,1 111: nymd,: llf RCR 1::l.t•n013x . $NLLC171.N/_" - 9vLJt6C. - 91,117.-C 3Gro, w»SfL•. i a'a,,,,, NE> :J.E NTV24C • SNOISHQ HAOH R'IDVNNId •_di, 1_.Lla..1F .13.3 awrroN N. •A6 CI3NEN2C I R,e _ SNr...1., c I ,., . rrYBC • F J . � �. __- ml I _ Q Pi HP Hu II- gsr 111.-'_�.�r�kk ,nnom// I;al LL ` p ® 1— Cli ,�as;ry ■ CA a' rr '. L MN w 1 MiMi..._ 1L ... hI III c ud J • 1,..m:l r, ,„momc_... mu= 111,111 , ¢i •�_ ill -111111 L MAPLE RIDGE Bril inh Columbia Deep Roots Greater Heights DISTRICT OF MAPLE RIDGE TO: His Worship Mayor Ernie Daykin DATE: October 13, 2009 and Members of Council FILE NO: RZ/104/06 FROM: Chief Administrative Officer ATTN: C of W SUBJECT: First Reading Maple Ridge Official Community Plan Amending Bylaw No. 6697 - 2009 Maple Ridge Zone Amending Bylaw No.6698 - 2009 10578 245B STREET and 10601 JACKSON ROAD EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS -2 (One Family Suburban Residential) to RS -1b (One Family Urban (Medium Density) Residential to permit the subdivision of approximately 18 single family lots. In the northwest corner of the site 1770m2 (0.44ac) will be dedicated as Park for the environmental protection of Maggy Creek. The proposed development is consistent with the policies for residential development in the Albion Area Plan of the Official Community Plan. The application requires an amendment to the Official Community Plan to adjust the boundaries of the Conservation land use area. RECOMMENDATIONS: 1. That Maple Ridge Official Community Plan Amending Bylaw No. 6697 - 2009 be given first reading and be forwarded to Public Hearing; 2. That in accordance with Section 879 of the Local Government Act opportunity for early and on- going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 6697 - 2009 on the municipal website, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a public hearing on the bylaw; 3. That Maple Ridge Official Community Plan Amending Bylaw No. 6697 - 2009 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 4. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6697 - 2009 is consistent with the Capital Expenditure Plan and Waste Management Plan; 5. That Zone Amending Bylaw No. 6698 - 2009, be given first reading and be forwarded to Public Hearing; and 1103 6. That the following terms and conditions be met prior to final reading. i. Amendment to Schedules "B" & "C" of the Official Community Plan; ii. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iii. A Statutory right of way plan and agreement must be registered at the Land Title Office (for storm drainage and municipal access to the Park); iv. Road and Park dedication as required; v. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the subdivider will provide a Site Profile for the subject lands. DISCUSSION: a) Background Context: Applicant: Owner: SACRE-DAVEY ENGINEERING ALLARD CONTRACTORS LTD and MONTCALM AGGREGATES LTD, INC NO. 92144 Legal Description: Lots 5 and 6, Section 10, Township 12, NWD PIan75957 OCP: Existing: Low/Medium Density Residential, Conservation Proposed: Low/Medium Density Residential, Conservation Zoning: Existing: RS -2 (One Family Suburban Residential) Proposed: RS -1b (One Family Urban (Medium Density) Residential) Surrounding Uses North: Use: Single Family Residential Zone: RS -1b (One Family Urban (Medium Density) Residential) Designation: Low/Medium Density Residential, Conservation South: Use: Vacant, former Sand and Gravel operation Zone: RS -2 (One Family Suburban Residential) Designation: Low/Medium Density Residential, Conservation -2- East: West: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Accesses: Servicing: Companion Applications: b) Project Description: Single Family Residential RS -3 (One Family Rural Residential) and R-3 (Special Amenity Residential District) Medium Density Residential Single Family Residential RS -1b (One Family Urban (Medium Density) Residential) Low/Medium Density Residential, Conservation Vacant, previously water ponds, sediment ponds and storage of fines from gravel operation on east side of Jackson Road. Single Family Residential 0.859 HA 106 Avenue and 245B Street Full Urban SD/104/06, WPDP/104/06 An application has been received to rezone the subject property from RS -2 (One Family Suburban Residential) to RS -lb (One Family Urban (Medium Density) Residential) to permit the subdivision of approximately 18 single family residential lots. At subdivision a new road will be constructed on the site to connect 106 Avenue to 245B Street and the lane to the west of Jackson Avenue will be completed to 106 Avenue. Also, a walkway to connect 106 Avenue to Jackson Road will be provided at subdivision. A park will be dedicated in the northwest corner of the site for the environmental protection of Maggy Creek. There is future subdivision potential to consolidate 3 remnant parcels from the development to the north (by Epic Homes) with remnant portions on this site for an estimated additonal 6 lots. c) Planning Analysis: Official Community Plan: The subject site is designated Low/Medium Density Residential and Conservation in the Albion Area Plan of the Maple Ridge Official Community Plan. The proposed RS -lb (One Family Urban (Medium Density) Residential) zoning for the site aligns with the Albion Zoning Matrix (Section 10.2.7) of the Official Community Plan for Low/Medium Density Residential use. An amendment to the boundary of the Conservation area shown on Schedules B and C is required to provide a larger area than originally estimated for the protection of a pond and wetland area surrounding the headwaters of a tributary of Maggy Creek in the northwest corner of this development site. - 3 Zoning Bylaw: The proposed subdivision of the property meets the minimum lot width, lot depth and lot area requirements of the RS -1b (One Family Urban (Medium Density) Residential) zone. Development Permits: A Watercourse Protection Development Permit is required for this development for the protection of a wetland surrounding the headwaters of a tributary of Maggy Creek in the northwest corner of this development site. Development Information Meeting: A Development Information Meeting was not required for this development because there are fewer than 25 lots proposed. d) Interdepartmental Implications: En;sineering Department: The Engineering department reviewed the servicing for the development and determined that there are no Rezoning Servicing requirements for this development. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the subdivision is completed they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be an additional 18 trees which is based on one tree per lot; final subdivision design will provide exact numbers. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $450.00. e) Environmental Implications: A Watercourse Protection Development Permit is required for this development for the protection of the headwaters of a tributary of Maggy Creek in the northwest corner of this development site. An Environmental Assessment determined that a pond previously located in that area has been disturbed and requires rehabilitation and enhancement to provide a bio -filtration pond and wetland area within the area to be designated Conservation. The developer will also be providing off-site environmental compensation works to improve the planting around the detention pond in the Park north of 106 Avenue, northeast of this site. f) Intergovernmental Issues: Local Government Act: An amendment to the Official Community Plan requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the Act. The amendment required for this application, (insert amendment), is considered to be minor in nature. It has been determined that no additional consultation beyond existing -4- procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. CONCLUSION: The proposed RS -1b (One Family Urban (Medium Density) Residential) zone conforms to the land use designation in the Albion Area Plan of the Official Community Plan. It is therefore recommended that application RZ/104/06 be favourably considered and that Maple Ridge Official Community Plan Amending Bylaw No. 6697 - 2009 (Appendix B) and Maple Ridge Zone Amending Bylaw No.6698 - 2009 (Appendix C) be read a first time and be forwarded to Public Hearing. Prepared by: Ann Edwards, CPT Planning Technician Approved by: Jane Pjkering, MCP, MCIP D i rec r of Planning Approved b . Frank Quinn, MBA, P.Eng GM: Public s & Rev op r nt Services Concurrence: (Jim) Rule hief Administrative Officer AE/ The following appendices are attached hereto: Appendix A - Subject Map Appendix B - OCP Amending Bylaw No. 6697 - 2009 Appendix C - Zone Amending Bylaw No.6698 - 2009 Appendix D - Site Plan -5- 75 APPENDIX A 1113 LL ILL 10686 m 10683 106 8 Pve N N 32 4'33 0 34 35 T. R14q8 117 10679 121 37 t.o i McCLURE DR. 15 16 BCP 17 18 14851 P 75957 6 SUBJECT PROPERTIES P 75957 ti 4 5 P 75957 P 72100 6 5 4 10583 10579 10529 P 72100 7 10481 8 3 10469 District of Pitt Meadows: 9 P 72103 1 10501 10500 P 18280 8 83 10601 0552 10607 10608 P1 P 12923 2 P 18280 10 Im P 12923 Rem 1 10578 245B STREET & 10601 JACKSON ROAD SCALE 1:2,500 District of Langley River CORPORATION OF THE DISTRICT OF MAPLE RIDGE MAPLE RIDGE PLANNING DEPARTMENT DATE: Oct 11, 2006 FILE: RZ/104/06 BY: PC APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6697-2009 A Bylaw to amend the Official Community Plan WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedules "B" & "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6697-2009 2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and described as: Lot 5 Section 10 Township 12 Plan 75957 New Westminster District. And Lot 6 Section 10 Township 12 Plan 75957 New Westminster District. and outlined in heavy black line on Map No. 785, a copy of which is attached hereto and forms part of this bylaw are hereby redesignated to Conservation 3. Schedule "C" is hereby amended for that parcel or tract of land and premises known and described as: Lot 5 Section 10 Township 12 Plan 75957 New Westminster District. And Lot 6 Section 10 Township 12 Plan 75957 New Westminster District. and outlined in heavy black line on Map No. 786, a copy of which is attached hereto and forms part of this Bylaw, are hereby amended by adding Conservation. 4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the day of , A.D. 200 . PUBLIC HEARING HELD the day of , A.D. 200 . READ A SECOND TIME the day of , A.D. 200 . READ A THIRD TIME the day of , A.D. 200 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200 . MAYOR CORPORATE OFFICER 28 ' Ct. 75 7 •. /124 '"'�, . �°� 1 i 27 1 115 � 89�1� IOW \" 26 ! 116 N N 1-'1 1 11�IZ 23 12 r it �R .3 70686 e /0 616 t6 no 90 ft' 117 a 106 6 PVE 25 36 X0668 �o 91 ry 94 0 92 93 10676 8C" 118 h32 BCP �, 33 34 35 jp6 37 14 51 24 906 Q� 23 70650 .c 4i 1 228 7 BCP 19533 95 7067 { 70658 PARK 96 1065 119 -4 1Q8¢022 /O2. ams $C:' 39 �,,. 3$ 19 0.646 no 10861 �\Mpi 108 97 21 h h 20 7 16 77 6� PARK 11134 t`o� �h 78 A 7 BCP 13498 133 ti 0 79 97, oh 9 PARK 98 - co 260,9 �O�r• McCLURE DR. 1116 �h, 80 • 81 ti 82 q, 146 PARK L 1 5 h 1 6 BCP .. .. 17 14851 a a 1p t ,\ Q ° o ary i s q�e h thh h em/. 83 147 0� ti 18 88� $ 86 $C•ryw `Y' / &C, C7, 1 ti� y� /B P 1797 \48 c, - 72 1 9.7 •' P1797• "6'BCP 17980-r :!_ 1 1 PARK \ \ p75957 10601 1 \ \ 70596 3 4 P 75957 / / 10606 \ \ 0.435 ha 70592 \�7G 0.429 ha / ��' s / �o �r�q 1 �9c 70590 1 0 Oh $ / yp� 1.361 ha / �Slp 1 a 4 m 10.88 1158 BCP — RW 755 3p Css6R4 'qsb, • 'mss 705855 ,B( I 9 ----� r- RW 75958 &7 1 �8�c' lOrRS /r pis 10 6 ro 5$7 BCP 29522 / a 2 t / 5 0.860 ha 1 1 , 21„r�3.Ss 4,4* U 70580 8 10. s P 75957 0 4 p 10578 1 1 P 72103 "n `'2 ��F 79575 9 1 P 72100 �\-o <r 10579 v 1 1 4 2.s 8 0 '7 0 10558 co K7 2 705s5 m ,,, 10570 F, 1.601 ha 105487 j 74 23 N 3 1 ,054,I— P 1 29. 6 105..36 r kA N 70528 5 a 4 v 10529 a 2 10530 2.173 h 0 A I— 10507 10500 VADLI RING- OFFICIAL COv Bylaw No. 6697-2009 Vvap No. 785 From: Low/Medium Density Residential To: Conservation v ,\ITY DLA\ AV- \DI\G 1:2500 MAPLE RIDGE British Columbia vA�L DGE OFFIC Bylaw No. 6697-2009 Map No. 786 AL C0v v \ ITY D LA\ AVE\DI\G PUPPOSE: TO ADD TO CO\ISEVATION 0\ SCHED ,EE C 4 MAPLE RIDGE British Columbia 1:2500 28 / a� O� 75211 •'.* X24 �s�� �° 11.113 ry h a 27 115 9k 89 ;Q6g6 ro 12? Ne 7r �1�g 06 26 1 16 a 1 22 h' y\' 43 +� 10686 a 104 10676 25m e PVE. ,p6 36 X5568 ' 90ry91 h 1 a 117 92 93 94 70676 8C- 118 32f la 1 24' o� 226.7 0 h32 BGP d N33 14+51 v 66 1034 X35 �QS55 37 1p6 �� 23 03 4f f 0 1 `� BCP 19533 95 10673 < 10666 0 1p666119 { PARK 96 .N4 706¢022 m 7,`2. ?,r <G 3S. sus 38`'tea 19 0.646 ha 1063 O� 1Q65 yt�lt 97 21 41 L.,1 N. 20 '� 20 + a 1 6 PAR 134, Ln�� k�ti 78�° 7� BCP 13498 2133° ti 79 9J; PARK 98 -- .9c.,„0 h� .-7, �0 81 �o�r• McCLURE DR.• ^' h 0y 82 2�p9 PARK N. 15 v 16 BCP * 17 14851 X18 Q`L146 7 CM 8 6 85 b ry 06 ASF tik ry�6� �h •err / 83 0 147 6 88 8 rl, / Cp- p 1 tik k / 148,6 gC 77�/ 84 7)9�--• 6 ti B P' 1797 \ ,0. �,�.E1CP 17980, : P1797• BCP 2 09- 1 PARK \ \ p 75957 10601 — — 1 \ \ 4 lass 3 P 75957 / / - 70606 \ 2 `- 0.435 ha 10542 N \��G 0.429 ha / ¢9' fi / , i 1 b� '�. ' \ 10590 N 10 �\`"c8 ohs 8 / G� 1.361 ha / / �r�'�g 1 �, 4 car r�8. m 8 7 X05 RW 759 BCP 7R — 1 ! ' �Q 1 z7 tasas5 �� RW 75958 118p� / ro — 10586 cNI _tfJ585 BCP 29522 2 f / 0.860 ha I `� /p' f/ 5 1 1 f 21�.:s . mss. 7 v 70580 m 8 10583 P 75957 I 1; ^ 0S 10578 qfr 1 I _ P 72103 4'. 4Tj�'ka % 10570 9 1 P 72100 moo. o v 10575 N 23� 1 1 ,� ' 8 7 2` 70558 rp '•`3 O 2 ,,,.6 10555 m ,a 10570 1.601 ha 1054.87 Ua- N �--� P 1 29 07 3 ❑ U 1054.31 6 10536 m 4 s N 5 70.525 1a 4 I m 70529 8 10530 2.173 he o 0 70501 70500 vA�L DGE OFFIC Bylaw No. 6697-2009 Map No. 786 AL C0v v \ ITY D LA\ AVE\DI\G PUPPOSE: TO ADD TO CO\ISEVATION 0\ SCHED ,EE C 4 MAPLE RIDGE British Columbia 1:2500 APPENDIX C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6698-2009 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6698-2009." 2. Those parcels or tract) of land and premises known and described as: Lot 5 Section 10 Township 12 Plan 75957 New Westminster District. And Lot 6 Section 10 Township 12 Plan 75957 New Westminster District. and outlined in heavy black line on Map No. 1464 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RS -lb (One Family Urban (Medium Density) Residential) 3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , A.D. 200 . PUBLIC HEARING held the day of , A.D. 200 . READ a second time the day of , A.D. 200 . READ a third time the day of , A.D. 200 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200 . PRESIDING MEMBER CORPORATE OFFICER 28 `Y' / R 75 �1 ', /124 �s s \ 11/;",11 3 h 1 n 27 ti 115 89101'5 7069 N 22 1704 � 26 a 1 16 v 122 ryIt Q.) W a 10686 m Tae 10 s]6 03 90 " 117 6ASE 25ci 106 rp66B 36 91ry 12.10e N 92 93 94 10676 1 8C• 226 118 �• 7 0 32 BOP X33 34X35 10$55 `� " 37 14+51 70658 <- 23 10650 ,:)�41& BCP 19533 95 1067 10666 0 106561 r9 PARK 96 NP r 1064079563 m a -.1,. 22 �C, 39 4k,, 38 `'-97 19 0.646 ha ��A f0 �� 5 13 21 N ry 20 m tv 0 76 77 e PAR °� 1349 h ktary �h 78 �p 7 BCP 13498 -6,133 •■, - ry 79.97. 7.--------�0 a� 6 PARK 98 -- McCLURE DR. &� 80. • 81 CA Op3' 1 ru it. ry rytp aha 82 `95'09 `16146 rn PARK " 15 16 BCP 17 14;51 `" 85 k�ry • 106 gfrF ry' ry4.3 h Rem/. 83 1147 2sc c Acro' h 18 88� 8 6C ti ry� eCpll,o 1, / ry /g P 1787 148 ,. 7)./ 84 )97 •.• : P1797• pro s7n Rn_.. em;) ')Fro. 1 PARK \ \ P 75957 10607 — — \ 1 3 4 705961 P 75957 / / ii`) 10606 ` 1 0.435 ha 1059 2 r_`; \G 0.429 ha / e, • 6 / / yVL'� �� 1 � 3, /0590 \.9 ha 1 0 \�� � / 'a�s1i- 1.361 ha / `r�o j CL 4 m 10:: g8 BCP 2 X05 RW 7595: — — — — __ gq 1D. -"q5,6, 1 J .� ' �0.�`��Q 1 � /d 7 105855 9 _ — _ — , r _ 18� RW 75958 s -Fs 6 1. .a ,y 19585 I 745:5- 10582 BCP 29522 I I 5 0.860 ha 1 13 ' s ' 21, s's F45:5-., 7 0 10580 m 8 1058 P 75957 1 10578 I j �a¢s 745 P 72103 o q t,E 9 10570 1 P 72100 'os� o 105 • N 1 11--'` 23 7 2e '05588co "7 02 rn 1055. m 70570 1.601 ha 705487 ° Q a N P 1292 m 3 I p o fa5705/1n 6 10535 \i,-) N 10525 5 l\0- 4 0 I m 7052• 6 1 70530 1 2 O A 10501 10500 2.173 hq VADL Bylaw No. Map No. From: To: .ISG- ZO\- AV-\DI\G 6698-2009 1464 RS-2(One Family Suburban Residential) RS -1 b(One Family Urban(medium density)Residential) A 1:2500 _40 MAPLE RIDGE British Caturnbm APPENDIX D §N 1 1 1 1 1' ErE F4 9 MAPLE RIDGE rirish Cvh rnhn Deep Roots Greater Heights DISTRICT OF MAPLE RIDGE TO: His Worship Mayor Ernie Daykin DATE: October 07, 2009 and Members of Council FILE NO: VP/110/08 FROM: Chief Administrative Officer ATTN: CoW SUBJECT: Variance Permit 13719, 13751 and 13819 232 Street EXECUTIVE SUMMARY: Development Variance Permit application VP/110/08 has been received to vary the RM -1 (Townhouse Residential) zone setback requirements for this townhouse development. It is recommended that Development Variance Permit VP/110/08 be approved. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal VP/110/08 respecting property located 13719, 13751 and 13819 232 Street. DISCUSSION: a) Background Context Applicant: DAMAX CONSULTANTS LTD. Owner: INSIGNIA HOMES SILVERVALLEY LTD Legal Description: Lot 84, Section 32, Township 12, NWD, Plan BCP41713; and Lots 3 and 4, Section 32, Township 12, NWD, Plan 17907 OCP: Existing: Proposed: Medium/High Density Residential, Medium Density Residential, Neighbourhood Park, Civic, Conservation Medium/High Density Residential, 1104 Zoning: Existing: Proposed: Surrounding Uses North: South: East: West: Use: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Concurrent Applications: Requested Variance: CD -3-98 (Comprehensive Development), and A-2 (Upland Agricultural) RM -1 (Townhouse Residential) Single Family Residential, proposed Street Townhouse Residential, and Neighbourhood Park CD -3-98 (Comprehensive Development), and proposed RST -SV (Street Townhouse - Silver Valley) and P-1 (Park and School) Proposed Medium Density Residential, Medium/High Density Residential and Neighbourhood Park Proposed School/Park, Watercourse Protection Park and future Street Townhouse Residential Proposed P-1 (Park and School), A-2 (Upland Agriculture) and proposed RST -SV (Street Townhouse - Silver Valley) Proposed Civic, Conservation and Medium -High Density Residential Townhouse, Single Family Residential RM -1 (Townhouse Residential), RS -3 (One Family Rural Residential) Medium/High Density Residential, Commercial Proposed Single Family Residential and Street Townhouse Proposed RST -SV (Street Townhouse - Silver Valley) and R-3 (Special Amenity Residential District) Proposed Medium/High Density Residential and Medium Density Residential Vacant, previously Rural Residential Townhouse 3.27ha (8.1 acres) 232 Street, 231 Street (to be constructed) Full Urban RZ/110/08, SD/110/08, DP/009/09, DP/110/08 To reduce the minimum setback requirements for the townhouse development. -2- b) Project Description: The applicant has applied to rezone this portion of their development site from A-2 (Upland Agricultural) and CD -3-98 (Comprehensive Development) to RM -1 (Townhouse Residential) to permit the construction of 145 townhouse dwellings. The townhouse development is comprised of 31 buildings to be constructed in 12 phases. The buildings are 2/ storey structures with 3 to 6 units per building which are designed to step down the slopes from front to back and from side to side. The units on the public streets have a 2 -storey street frontage, each with a front entrance to the street. Each unit is provided with 2 parking spaces, and seventy-three visitor parking spaces are distributed throughout the site. There are 2 access points to the site and an internal road network connects all the buildings and provides access to all parking. c) Planning Analysis: The Zoning Bylaw establishes general minimum and maximum regulations for residential development, and a Development Variance Permit allows Council some flexibility in the approval process. Such flexibility can allow an applicant to sensitively fit a project to a site. While the proposed development may not meet all the provisions of the bylaw, it meets the intent for thoughtfully designing buildings to suit the site. Requested Variances to the District of Maple Ridge Zoning Bylaw: The applicant is requesting that Maple Ridge Zoning Bylaw be varied as follows: 1. Part 6, Section 602 (6) (a) of the RM -1 (Townhouse Residential) zone in the Zoning Bylaw to reduce the required setback for the proposed townhouse development from 7.5 metres from the front and rear lot lines to: • A front (230A St) setback of 5.1m to the building face and 4.7m to the roof overhang; and • A rear (232 St) setback of 4.6m to the building face and 3.4m to the roof overhang. The requested variances will provide a stronger street presence for these units on 232 and 230A Streets. The units will have a 2 storey street frontage, each with a front entrance to the street and all driveways and garages will be located to the rear. The same setback relaxation was approved for the townhouses on the east side of 232 Street at Silver Valley Road ("Nag" site). On the west side of 230A Street the single family homes and street townhouses will have comparable front setbacks of 3 to 4 metres. 2. Part 6, Section 602 (6) (b) of the RM -1 (Townhouse Residential) zone in the Zoning Bylaw to reduce the required setback for the proposed townhouse development from 6.0 metres for a wall with a balcony or a window to a habitable room to: • An interior side (northwest at Park) setback of 4.6m to the building face and 3.4m to the roof overhang; and • An interior side (south at lane) setback of 4.6m to building face and 4.0m to roof the overhang. - 3 - The requested setback relaxation from the interior side lot line at the northwest corner of the lot is adjacent to the rear of the neighbourhood park. Suitable landscaping will provide a buffer between the townhouse units and the park. The requested setback relaxation from the interior side lot line at the southeast corner of the site is adjacent to the lane from 232 St. A significant area of suitable landscaping will provide a buffer between the townhouse unit and the lane. Offsetting the requested building setback relaxations are the increased building setbacks along the watercourse protection park and along the proposed school/park site on the south property line. Due to these proposed relaxations and with an innovative site plan and architectural design the developer will be able to construct affordable housing. d) Alternatives: If this application is not approved the applicant will have to re-evaluate the development and explore ways to meet the bylaw and consider what compromises would be feasible. CONCLUSIONS: It is recommended that Development Variance Permit VP/110/08 be approved. Prepared by. Ann Edwards, Planning Technician Ap• over! by Jan; Dir anning MCIP Approved by Frank Quinn, MBA, RE GM: Public Works pment Services Concurrence: AE/ J.L. (Jim) Ru e Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Site Plan Appendix C - Final subdivision plan -4- VISTA RIDGE DRIVE P 19849 13 SUBJECT PROPERTIES 136 RAVE. LhN�� 20 21 22 23 NJ 75 3670 13660 13650 5 13640 03 4 3630 3 3620 13610 ci 74 73 00 72 RP 17267 - P 18410 136 AVE. P 11473 13702 SILVER VALLEY Ro Rem 1 P 32 13660 RP 10274 13616 13502 {6461P STATION) City of Pitt Meadows_ _J.': 13719/51 & 13819 232 STREET SCALE 1:3,000 District of Langley � �R49ER R� MAPLE RIDGE CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Oct 8, 2009 FILE: VP/110/08 BY: PC 3 3 N N 11.1 N mpYm lmmmY mpWmp mpWmp mpWm W W mpWm W mpWm 11 111/11 " yN `PJ hJ4S6.SUXh6O 1 tP N- N N N N N N N N � NN NNNNNNNN 1'1 o'000000uduau 444% 2 W v N APPENDIX B p'm Z ro4. 374.'4 4:112 [WI"LI .D -)DE N 'I i! °2itiEINES 8 1 ma 9�� I AWL Ti� life � �f ���I�R d.rrjj�j�i�+���yjj �} VOREliMil,}L;IR1� l k .- o f j WV' `I Q.O 232 STREET aP barnett dembek cue., INSIGNIA NOME5 BRIGHTON LTD. °m°" NRAEu• PR..' . tM_T1 FAMILY DEIE.OFt81T 232ND STREET, MAPLE RIDGE NATE gra SHEET coNTECONLEPTUAL SITE PLAN AND DMA DEVELOPFENT r• 6 o -.oz [wr91 3 K. urNRIi a9IMETW* 6RR Rpp a t1E = 6x n ro..arn ,t . 1.0,04'� 1.0,04s v c. AVOW 10 oe,EEL ,� w eirt�•o �r APPENDIX C 3 1-3 • ;1 e 1,4 Goi oro N 1 o O .21 (� o •r 64 4 N L Su 5VI\Iis/ °NI PiA-f\ MAPLE RIDGE Rritisa CoNnIbia Deep Roots Greater Haights DISTRICT OF MAPLE RIDGE TO: His Worship Mayor Ernie Daykin DATE: October 06, 2009 and Members of Council FILE NO: DP/009/09 FROM: Chief Administrative Officer ATTN: C of W SUBJECT: Development Permit 13719, 13751 and 13819 232 Street EXECUTIVE SUMMARY: A Development Permit application has been received for the above noted development in support of the construction of 145 townhouse dwellings under the RM -1 (Townhouse Residential) zone. The site is located within the Blaney Hamlet of the Silver Valley Area Plan, northwest of 232 Street and 137 Avenue. This application is subject to the Multi -Family Development Permit Area Guidelines as outlined in the 2006 Official Community Plan. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal DP/009/09 respecting property located at 13719, 13751 and 13819 232 Street. DISCUSSION: a) Background Context: Applicant: DAMAX CONSULTANTS LTD (Dave Laird) Owner: INSIGNIA HOMES SILVERVALLEY LTD Legal Description: Lot 84, Section 32, Township 12, NWD, Plan BCP41713; and Lots 3 and 4, Section 32, Township 12, NWD, Plan 17907 OCP: Existing: Proposed: Medium/High Density Residential, Medium Density Residential, Neighbourhood Park, Civic, Conservation Medium/High Density Residential, 1105 Zoning: Existing: Proposed: Surrounding Uses North: South: East: West: Use: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Concurrent Applications: CD -3-98 (Comprehensive Development), and A-2 (Upland Agricultural) RM -1 (Townhouse Residential) Single Family Residential, proposed Street Townhouse Residential, and Neighbourhood Park CD -3-98 (Comprehensive Development), and proposed RST -SV (Street Townhouse - Silver Valley) and P-1 (Park and School) Proposed Medium Density Residential, Medium/High Density Residential and Neighbourhood Park Proposed School/Park, Watercourse Protection Park and future Street Townhouse Residential Proposed P-1 (Park and School), A-2 (Upland Agriculture) and proposed RST -SV (Street Townhouse - Silver Valley) Proposed Civic, Conservation and Medium -High Density Residential Townhouse, Single Family Residential RM -1 (Townhouse Residential), RS -3 (One Family Rural Residential) Medium/High Density Residential, Commercial Proposed Single Family Residential and Street Townhouse Proposed RST -SV (Street Townhouse - Silver Valley) and R-3 (Special Amenity Residential District) Proposed Medium/High Density Residential and Medium Density Residential Vacant, previously Rural Residential Townhouse 3.27ha (8.1 acres) 232 Street, 231 Street (to be constructed) Full Urban RZ/110/08, SD/110/08, DP/110/08, VP/110/08 -7- b) Project Description: The applicant has applied to rezone this portion of their development site from A-2 (Upland Agricultural) and CD -3-98 (Comprehensive Development) to RM -1 (Townhouse Residential) to permit the construction of 145 townhouse dwellings. The balance of the development site will be rezoned to R-1, R-3 and RST -SV for the future construction of single family and street townhouse dwellings. Two portions of the site will be zoned P-1 for a future school/park site to the south and a Neighbourhood Park adjacent to the northwest corner of the townhouse site. The site is located within the Blaney Hamlet of the Silver Valley Area Plan northwest of 232 Street and 137 Avenue. The townhouse development is comprised of 31 buildings to be constructed in 12 phases. The buildings are 21/2 storey structures with 3 to 6 units per building which are designed to step down the slopes from front to back and from side to side. The units on the public streets have a 2 -storey street frontage, each with a front entrance to the street. Each unit is provided with 2 parking spaces, either a double garage, a tandem garage, or a single garage and some units have additional driveway parking space. Seventy-three visitor parking spaces are distributed throughout the site. All parking is accessed from an internal strata road network. A common activity area is provided towards the west side of the site. A large grassed area with perimeter landscaping and benches is proposed. In lieu of installing active playground equipment in this location, a voluntary $10,000.00 contribution from the developer for the construction of play equipment in the adjacent neighbourhood park will be held in an account until such time that sufficient funding is available for the neighbourhood park development. The park development will be completed at a date to be determined by the District of Maple Ridge. The developer has applied for a Development Variance Permit to reduce the building setbacks. A report recommending approval of Development Variance Permit VP/110/08 has been prepared for Council consideration. c) Planning Analysis: Multi -Family Development Permit Area: This property is subject to the guidelines of Section 8.7 Multi -Family Development Permit Area Guidelines of the Official Community Plan that aims to regulate the form and character of development located within this area. This development respects the key guideline concepts as outlined in this section: 1. New development into established areas should respect private spaces, and incorporate local neighbourhood elements in building form, height, architectural features and massing. This multi -family townhouse development will be situated on a hillside in an area of new single family and street townhouse development. The development carries through with compatible design elements and colours from the surrounding developments. The design, articulation and massing of the buildings results from the homes being built into the - 3 - hillside, and stepping down the slopes from front to back and from side to side. View opportunities are enhanced with large decks and windows. Units on 230A and 232 Streets will have direct pedestrian access to these streets with front yards delineated by picket fencing, hedging and gates to private walkways. Private outdoor space is provided for each unit. 2. Transitional development should be used to bridge areas of low and high densities, through means such as stepped building heights, or low rise ground oriented housing located to the periphery of a higher density developments. This project is located near the higher density centre of the Blaney Hamlet in Silver Valley which is intended to be surrounded by a gradually reduced residential density away from the centre. This townhouse site is part of a larger development by the owner which includes a variety of residential lot sizes and housing types. Consideration has been given to the transition in density, housing types and protection of privacy. The project has been designed with the two storey elevations located towards the adjacent street townhouse and small single family lots. The 3 storey elevations of the units with the driveways and garages are oriented to the interior of the townhouse site. 3. Large scale developments should be clustered and given architectural separation to foster a sense of community, and improve visual attractiveness. The townhouse development is comprised of 31 buildings to be constructed in 12 phases and is clustered around an internal road network. The buildings are designed and located to best suit the sloping topography of the site. The buildings are 21 storey wood -frame structures with 3 to 6 units per building and five colour schemes will provide variety and contrast between buildings within the development. The units on the public streets have a 2 -storey street frontage, each with a front entrance to the street. There are 2 access points to the site and an internal road network connects all the buildings and provides access to all parking. 4. Pedestrian circulation should be encouraged with attractive streetscapes attained through landscaping, architectural details, appropriate lighting and by directing parking underground where possible or away from public view through screened parking structures or surface parking located to the rear of the property. A pedestrian walkway and stairs provide access for residents through the site, and a common activity area is located on the west side of the site. Each unit is provided with 2 parking spaces and some units have additional driveway parking space. Seventy-three visitor parking spaces are distributed throughout the site. All parking is accessed from the internal road network. Landscaping of various heights is used to enhance the livability of the site, and will provide privacy between units and screening of parking areas. d) Advisory Design Panel: The proposed project was reviewed by the Advisory Design Panel on March 10, 2009. The Panel supported the project as presented with the resolution that the project was to go back to the Planning Department for reconsideration of the internal road location, colour scheme and some landscaping items. Various options were considered as an alternative to a double loaded internal road on the east side of the site but none were found to be acceptable. Revised landscape plans have been provided with a more appropriate finish between the road and the environmentally sensitive area. More clarification in the landscape plans was provided for details of the gravel walkway, rear patio plantings and the bio-swale. One additional colour scheme was added for additional colour and contrast within the development. e) Environmental Implications: Due to the significant slopes and watercourses on and adjacent to the overall development site a Natural Features and Watercourse Protection Development Permit is required for the preservation, protection, restoration and enhancement of the natural environment, including significant natural features and slopes greater than 15%, and the watercourse and riparian areas. The area dedicated for Watercourse Protection adjacent to the townhouse site protects a tributary to Cattell Brook and will be rehabilitated and enhanced with significant replanting. A bio-swale and 2 large bio -detention ponds will be located on the townhouse site to manage stormwater from the site. Enhancement works within the Watercourse Protection area include removal of old culverts, daylighting sections of the creek, removing invasive plants, and landscaping the area with appropriate plant species. f) Financial Implications: A refundable security equivalent to 2.5 % of the estimated value of construction will be provided by the developer to ensure that the development, including the landscaping, is carried out in accordance with the terms and conditions of the Development Permit. Based on an estimated construction value of $18,577,535.00 the security will be $464,438.38. There will be approximately 36 street trees added to the municipal street tree inventory on completion of this project. The costs associated with maintaining these trees will need to be included in a subsequent operating budget. - 5 - CONCLUSION: As the development proposal complies with the Multi -Family Development Permit Area Guidelines of the Official Community Plan for form and character, it is recommended that DP/009/09 be given favourable consideration. Prepare by: Ann Edwards,CPT Planning Technician proved+ • P, MCIP Di - Planning g. b . Frank Quinn, MBA, Approved P.En GM: Public Works & P -v- ■ pment Services Concurrence: J. . (Jim) Rule C ief Administrative Officer AE/ The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Site Plan Appendix C - Building Elevations and Colours Appendix D - Landscape Plan -6- 18 13635 37 AHK y 33 o0 0,„ N_ 139 AVE 13 APPENDIX A VISTA RIDGE DRIVE 40 41 39 B P 1 42 328 11 43 • 6 44 38 7 Bs.S'ss 46Int% 19 P 19849 13 8 17 BCP T1s iK 9 GIIBERT DR 72 71 68 65 61 BCP 41713 REM 1 84 BCP 41712 13819 22982 7 SK 6048 BLAKE LOOP 20 121 22 23 4E. 75 74 13680 13670 7 13660 6 13650 13640 4 13630 3 13620 2 m 3610 73 72 [SUBJECT PROPERTIES P 38408 10 4 3 121 AVE RP 1726 A 13751 13719 13673/91 13653 A RP 17234 P 18410 Rem 6 136 AVE. P 11173 SILVER VALLEY RD (L. Rem 1 13738 P 26.132 13702 13660 RP 10274 13616 10607 PUMP STATION) City of Pitt Meadows__ • 13719/51 & 13819 232 STREET SCALE 1:3,000 District of Langley _FRASER MAPLE RIDGE Braish Columbia CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Oct 8, 2009 FILE: DP/009/09 BY: PC N 11111 k°s N Ibij b 3 33 11 !11 3NN N N N 3 1it 00 N 1,4 unn���ix�Q�Wr 1' amJN�MmWWW W0mm13mm1 mm9mm mm3m Wamam Iiii ���vvvvv Nx�xxxxxx��� N N N N N N N N N WWWWW WWWWWW -moi N Adaveria torr] .o -sl a Wl7cATii TSc-iu o� agjgli % I etas. r,L,Win . r7 4411,4. ..z/I 11-Z6 APPENDIX B r'rLI] II 4 J cn rwru] .UI I-.95 Wm]. 3 r roman 'ii__ rig rg ifkillatilkfAULV ILEPAPIA19-6111 polpi a I fi� $ D :§S Bea "u}ab6� z� 252 6ntrur A' ooi* 9454611A NT 1 LTO. ^'^ ' M.LTI FAMILY DEvElo 2D STREET, MAPLE RIDGE sErr OONCEPIUAL SITE PLAN NV DATA DEVHOPFENT SCALE O .0 ,oz 3a '3 a¢ on S'3 ra 9�8 gSl��e FFAS35� 3f��'Ita 9 a 1# 9NIQ-11f19 N011d/a1a 3QI51H9IN £.im .V. 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Ccs. . aw: ...CT : MULTI FAMILY DEVVI:LOPr87T 23230 STREET, MAPLE RIDGE m e w SHEET CONTE,.s : BUILDING ELEVATIONS w is ■ ■ z rn D z am A WE OM r ESJE DATE BY .01 (CO �w. '-'a Trr.T w5� 8 -11 1 z N 2 1'5x0 118 ('15 puGC) NOLINATG Vcial 30! =.1 a> T 3m f III tit !II 11II 1! barnett dembek cu.* : IN&GNIA HOMES BRIGHTON LTD. P.M as ...CT : run FAMILY DEVELOPMENT 232ND STREET, MAPLE RIDGE AM SHEET CONTENTS IDING ELEVATIONS 1 �¢vx o.a wM as � RQ a6si'mR ,,,,.yam va „ „T r a, G.— 1Z rr 110 ig 70 �� z 24 tH. g :1 41 II ° II $1 Vi a£ 1 barnett dembek a''. INSIGNIA HOMES BRIGHTON LTD. Des. . OR.: Pr.."' : M1LT1 FAMILY DEVELOPMENT 232ND STREET. MAPLE RIDGE DATAna n w sncc. CONTENTS ELEVAT10tG [ a a RIA wrz oxH 09 10.1biaq 2,13.1,.1Gg S- e rev. aoe .Fa wrt ..fl,�.� I C -l3 r If as . Iii iii iii 1 .a eo>•. LLpg Lev. HI I, L$ ro s+ L is TITTi7lap �II� SII �I !III $I I II barnett dembek "" MONA HOh1E5 BRI6HroN LTD. USW.. ab mu PROs.' . MULTI FAMILY DEVELOPIEHf 232ND STREET, MAPLE RIDGE = • mmrw D. � CONTENTS SHEETBUILDING ELEVATIONS w ?-v o.a uw ab mu n er mmrw s R� $'��' y �g fid rw.alT LFa „ "''''' m �i r 14 1 ir r EPI'° Wd AT -X- O Ea z Il . 111 I fII� i11 $I IP 1 9 1[ ° pg 11 qi ! Fvsi$I til 11 1 I SII II '111111111111111Eliiii ■= ■1 1111111.R 1001 11% IIIIIIIIIII ��, 100111 4YI ■k ■L PNV m..oppppoi IIIUIIIIIIIIIIIP �tll��l�llllll 1111110101111111 �.. . m., ■e -a ®oa 11�011011O11 !IIi11111111111111 ON 1ImmhmhI111III 1111111I1IIR .11 - 111111111 Fr 1111111111 [111111 s11 IIIIIIIIIIIIII!!! 111 ■E■ 111 -pwr ■�� r.FWV- ll�llllllilil iliil�l�l �:: ' 1 iii $II f 11 • ;;t- .1..1 1. 1 barnett dembek ".. RL516NIA HOMES BRI6HfON LTD. usu.,. r,a.m.. "04.: MULTIFAMILY DEVELOPMENT 232ND STREET, MAPLE RIDGE DIE a SHEET CONTENTS : BUILDING ELEVATIONS rr rn tiff 24 mM o.s m. av ESSLEonBY MED FCR R9 r € le e. '3£.£95>��.: ®a eU 22 0 N 238i ".71 �� �#moi �Few � �r���illl �°fyp Moll ,af �� A ifinmEniavjuilitlift talk' EMI EFEil icE EREM av 44.,:_t_iiii -....1_, i 7 il, 11 barnett dembek '.." : INSISHIA HOME BR16HfON LTD. DES. nn.xn PROECT : MULTI FAMILY DEW/DRAW 232ND STET, MAPLE RIDGE UTE a 09 • COLOUR W.EME LAYavr 69/D MI 1 0 E. DADA n 69/D MI 1121€,Cd tAligaili 0 ..I..MT 46 a o vur I Mir- i MIA I NO i V841 1 iiila i 0448 1 PPP I i!ilil 1 pi l 1 R I ii %1U 413 - '''.YB ass Wo. 1M114 ij PinilliPilliNlilliiil dilliVW i MOWN; PP Poo PP lib' u'g7rrr'eg"Iakkkk li l 1ill "I 1 I ei2101i1Olk- 1 i#1 Y—y- I IIVOi se iii; � I .} i TREE SCHEDULE: T¢TA L 4 j R Dog JIM IMASIN. ..M, MIF D rn N N`d1d ALIS ivnicGONO) 030 • ?OMEN 0-10k/41, 11A EFEICLO044,11; tati A LIN e 51) e;..0-1,• 404 :eiti 11.1,► `r6,11� til• ��` i APPENDIX D > rn • \ • • • \ \ \ 4 J 232 STREET D ni rn i a A MAPLE RIDGE r.! 5h COI um4ia, Deep Roots Greater Heights DISTRICT OF MAPLE RIDGE TO: His Worship Mayor Ernie Daykin DATE: October 8, 2009 and Members of Council FILE NO: RZ/095/06 FROM: Chief Administrative Officer ATTN: C of W SUBJECT: Final One Year Extension Application 12636 228 Street EXECUTIVE SUMMARY: Council granted a one year extension to the above noted application on November 4, 2008. The applicant has now applied for a final one year extension under Maple Ridge Development Procedures Bylaw No. 5879-1999. This application is to permit a five lot subdivision under the RS - 1b (One Family Urban (Medium Density) Residential) zone. RECOMMENDATION: That pursuant to Maple Ridge Development Procedures Bylaw No. 5879-1999, a one year extension be granted for rezoning application RZ/095/06 (property located at 12636 228 Street), and that the following conditions be addressed prior to consideration of Final Reading: 1. Registration of a Rezoning Servicing Agreement including the deposit of security as outlined in the Agreement; 2. Road dedication as required; and 3. Demolition of the existing house. DISCUSSION: a) Background Context: Applicant: Progressive Construction Ltd. Owner: Progressive Construction Ltd. Legal Description: Lot B, Section 20, Township 12, NWD Plan 23424 OCP: Existing: Urban Residential Zoning: Existing: RS -3 (One Family Rural Residential) Proposed: RS -1b (One Family Urban (Medium Density) Residential) Surrounding Uses: North: Use: Single Family Residential 1 1106 South: East: West: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Existing Access: Proposed Access: Servicing: Companion Applications: RS -1 (One Family Urban Residential) Urban Residential Single Family Residential RS -3 (One Family Rural Residential) Urban Residential Single Family Residential RS -3 (One Family Rural Residential) Agricultural Single Family Residential RS -1 (One Family Urban Residential) & RS -lb (One Family Urban (Medium Density) Residential) Urban Residential Single Family Residential Single Family Residential 0.444 HA 228th Street Road to be dedicated To be provided as part of subdivision servicing agreement SD/095/06 (expired) This application is to permit a five lot subdivision. The following dates outline Council's consideration of the application and Bylaw 6511-2007: The First Reading report (see attached) was considered on October 9, 2007; First Reading was granted October 9, 2007; Public Hearing was held November 20, 2007; Second and Third reading were granted on November 27, 2007; First extension was granted November 4, 2008. Application Progress: The applicant has been issued a building permit for the demolition of the existing house. The major outstanding items are the registration of the rezoning servicing agreement and the road dedication. Alternatives: Council may choose one of the following alternatives: 1. grant the request for extension; 2. deny the request for extension; or 3. repeal third reading of the bylaw and refer the bylaw to Public Hearing. 2 CONCLUSION: The applicant has applied for a final one year extension and intends to fulfill the conditions of Final Reading and begin construction in the Spring of 2010. Prepared by: Michelle Bast, AScT Plannii T4chnician A•proved J Direct Approved by: elopment Services Concurrence: J. L. Jim) Rule Chi: Administrative Officer mb/ The following appendices are attached hereto: Appendix A: Subject Map Appendix B: First Reading Report Appendix C: Maple Ridge Zone Amending Bylaw No. 6511-2007 3 12771 12763 45 46 12760 12752 12753 44 12750 12742 12732 14LMP 1 LMP 35902 5 12728 12724 A 12747 41 12740 40 12759 43 12749 42 12733 39 4 12756 5 tv 12771 2 J D 12757 12746 1 LMP 4 12745 4 370 2 12736 N. 3 12735 P 408 9 5 LMF 5 4937 7 2 8 9 10 P 31436 46 12737 12730 12729 37 38 127 AVE. LMP 37579 12720 12717 36 35 a) rn 12718 2 2 J_ LMP36287 6 12712 12710 33 LMP LMP 13 2 12704 12709 34 909 3 3 56 57 14909 12701 727 AVE, 127 PLACE ago P 13973 1 12689 903 BCP A B 2671 12678 20 2670 19 12700 12669 126B AVE. 12658 18 9 bSUBJECT PROPERTY 12636 B P 23424 LIAP , 13973 P 68321 P 66262 ('7 C) rn N n rU 5 cv BALABANIAN CIRCLE 12631 26 • 397 22740 I 367 g 2213` , 368 22733 RP 22408 Rem 4 P 5430 Rem 3 *PP128 P 5430 2 P 22339 1 12588 P 84690 33520 22734 P 65262 22780 393 0 395 126 AVE. P 68621 12553 P 77743 22729 22733 a SCALE 1:2,500 22754 5 N 2 125A AVE. 125A AVE. 21 5 22 City of Pitt Meadows _a at. z M�� n tuis�. Ilr!?�i17L 01 rE District of Langley • c 0 y 96 Z- 26 27 29 N30 12636 228 STREET 34 33520 s.. FRASER MAPLE RIDGE CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Oct 2, 2009 FILE: RZ/095/06 BY: PC 4 MAPLE RIDGE British CoIumb a DISTRICT OF MAPLE RIDGE TO: His Worship Mayor Gordon Robson DATE: September 04, 2007 and Members of Council FILE NO: RZ/095/06 FROM: Chief Administrative Officer ATTN: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 6511-2007 12636 228 ST EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS -3 (One Family Rural Residential) to RS -1b (One Family Urban (Medium Density) Residential), to permit a 5 lot subdivision. This application is in compliance with the Official Community Plan. RECOMMENDATIONS: 1. That Bylaw No. 6511-2007 be given first reading and be forwarded to Public Hearing; and 2. That the following term(s) and condition(s) be met prior to final reading. i) Registration of a Rezoning Servicing Agreement including the deposit of security as outlined in the Agreement; ii) Road dedication as required; and iii) Demolition of the existing house. DISCUSSION: a) Background Context: Applicant: PIVOTAL DEVELOPMENTS LTD WAYNE JACKSON Owner: PROGRESSIVE CONSTRUCTION LTD Legal Description: Lot: 3, Section: 20, Township: 12, Plan: 5430Section: 20, Township: 12, Plan: 5430Lot: B, Section: 20, Township: 12, Plan: 23424 OCP: • Existing: Urban Residential Zoning: Existing: RS -3 (One Family Rural Residential) Proposed: RS -1b (One Family Urban (Medium Density) Residential) Surrounding Uses North: South: East: West: Use: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Existing Access: Proposed Access: Servicing: Companion Applications: b) Project Description: Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Single Family Residential RS -3 (One Family Rural Residential) Urban Residential Single Family Residential RS -3 (One Family Rural Residential) Agricultural Single Family Residential RS -1 (One Family Urban Residential) & RS -1b (One Family Urban (Medium Density) Residential) Urban Residential Single Family Residential Single Family Residential 0.444 HA 228t" Street Road to be dedicated To be provided as part of subdivision servicing agreement SD/095/06 Application RZ/095/06 proposes to rezone the property located at 12636 228 ST from RS -3 (One Family Rural Residential) to RS -1b (One Family Urban (Medium Density) Residential). This application is in support of subdivision application SD/095/06, which is for a 5 lot subdivision. The proposed size of each lot is not less than 572 m2. c) Planning Analysis: Official Community Plan (OCP): The subject property is designated Urban Residential under the OCP. The proposal to rezone the lots to RS -1b (One Family Urban (Medium Density) Residential) for 5 one family residential Tots is supported by the OCP. Zoning Bylaw: The proposed development complies with the Zoning Bylaw requirements. The applicant is proposing to subdivide the property into 5 Tots which meet the minimum lot width, lot depth, and lot area requirements of the RS -1b (One Family Urban (Medium Density) Residential) zone. There is an existing dwelling that will be demolished. - 2 - Subdivision Bylaw: A review of the plans in relation to the Subdivision and Development Servicing Bylaw has determined that the proposal complies. The Engineering Department has determined that the proposed road meets the minimum carriageway width required for the subdivision. The District will acquire the remaining road dedication when the property to the south is subdivided. d) Interdepartmental Implications: Engineering Department: The Engineering Department reviewed the proposed development and provided their comments as follows: 1. Deficient services which could be provided by rezoning servicing agreement are: a. Widen the east side of the 228 Street road to collector width including concrete curb and concrete sidewalk. Road dedication will be required as a condition of receiving final reading. 2. At the subdivision stage the storm sewer service connections will be at an elevation at the property line of not less that 10.0m and the Minimum Basement Elevations will be set at not less than elevation 10.6m. These elevations might have to be higher, depending upon the current Flood Construction Elevation for the South Alouette River at 228 Street. The subject property is not in the floodplain. but the storm sewer system serving the area outlets to the River and is subject to surcharging. The current Flood Construction Elevation for the Alouette River at 228 must be determined in order that the subdivision servicing design can be prepared in accordance with the current elevation. The applicant will be required to submit a geotechnical report to the Planning Department as a condition of their subdivision to determine the Flood Construction Elevation for the Alouette River at 228 Street. 3. At the subdivision stage, the storm sewer on site will be designed to be as deep as possible and as flat as possible, and will be designed to capture drainage from an urban developed catchment area; the catchment area will be based on possible development area and not just topographic elevations. 4. If the road will not be extended east then a proper, ultimate, 14 metre radius cul-de- sac is required. The subject site is located just within the urban area boundary, but the properties to the east are located outside of the urban area boundary and are unlikely to redevelop at an urban scale. -3- 5. The application sketch shows that the construction of a full -width Local Urban standard road (8.6 metre carriageway) with additional right-of-way dedication to be provided by the adjacent property. 6. At the subdivision stage, future lots along the south side of the subdivision road must be provided with service connections so the road does not have to be excavated when the land to the south subdivides. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the subdivision is completed they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be an additional 5 trees which is based on one tree per lot; final subdivision design will provide exact numbers. Fire Department: The Fire Department reviewed the proposed development and provided their comments as follows: Turnaround • Must be of a solid surface that can be kept clear in all weather conditions. • Must be able to sustain a weight of 35,000 kg's • Required to be a minimum 6 metres wide and 8 metres in depth. • Clearly signed no parking/no stopping - emergency turnaround Current Howes • Once the current houses are vacant, they are to be maintained secure against unauthorized entry at all times, as well as during the demolition phase until such time as they are totally demolished. • If a vacant house catches on fire, owner of property is subject to the costs of firefighting. The proposal meets the Fire Department's requirements. CONCLUSION: The density of the proposed RS -1b (One Family Urban (Medium Density) Residential) zone conforms to the land use designation in the OCP and is consistent with the surrounding neighbourhood. It is therefore recommended that application RZ/095/06 be favourably considered and that Maple Ridge Zone Amendment Bylaw No. 6511-2007 (Appendix C) be read a first time and be forwarded to Public Hearing. -4- Technician prov MCP, MCIP Approved by: Flank Quinn, MBA, P.Eng GM: Pu Worjs§ & De - • •ment Services Concurrence: J. L. (Jirrr; Rule Chief p4ministrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Proposed subdivision layout Appendix C - Bylaw No. 6511-2007 -5- 127 23 115 12707 5 12701 17 12762 16 12752 12771 25 12763 26 15 12742 12753 27 12732 14LMP 1 12747 909 28 LMP 35902 12728 5 12737 29 12724 A LMP 37579 12718 1T N a 12712 0. 2 M LMP36287 6 12727 30 m 12719 31 0. 1271' ?„ 32 2 LMP S 10 45 3 12760 44 12759 43 12750 41 12149 42 12740 40 12733 39 12730 37 12729 38 12720 36 12717 35 12710 12709 33 34 LMP 4909 ) LMP 13973 212703 t 1270 3 127 AVE. 1 12689 44903 _ 637 rn m B v ,1 N BCP A 12871 126B AVE. 13 9 149 LMP P68 tD 21 16 13.73 62 6 12877 20`l f421 22 12610 19 12458 18 r9 23 12889 21655 0'' 24 2 25 J 12843 366 BALABANIAN CIRCLE /389 P 686 1 P 69262 22710 227 of 397 740 1 396 22750 P 6962 22760 m 395 12831 26 CO N 4 • 12771 1258 E 5 a D 12757 12746 12745 1 4 LMP 49370 2 12738 3 12735 LMP 49310 6 7 8 9 127 AVE. 10 P 31436 46 ✓ 9 53 _ CO 12710 54 55 LMP 56 14909 LMP 12700 2 „3 7.1 57 58 59 60 127 PLACE 12678 10 LMP 8 '2700 2 P 22339 Rem 4 P 5430 AGR Rem 3 P 5430 A 367 tv 2213` 01 368 n. 22733 RP 22408 125A AVE. 369 22734 370 22735 22747 371 rrpv 372 a 12553 12810 12588 59 14 21 22' 211 P 15 7707 16 125A AVE. 2 26 E 27 2R 29 30 60 61 P B352 a � N N 6a a'. 126 Al � Pn � a aj 1n "1 2 a!, 841231 1 43 r. P 83520 44 45 46� 31 32 33 P 9 34 83521) SCALE 1:2.500 District of Pitt Meadows 1 r~ District of Langley 12636-228 St CORPORATION OF ��r THE DISTRICT OF MAPLE~�� MAPLE RIDGE MAPLERI GE PLANNING DEPARTMENT DATE: Oct 4, 2006 RZ/095/06 BY: PC 07 Sep 2007 13:00 P. ''EN I X ENVIRONMENTAL a'•LZ S" 5893880 p.2 CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6511-2007 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6511-2007." 2. That parcel or tract of land and premises known and described as: Lot B, Section 20, Township 12, New Westminster District Plan 23424 and outlined in heavy black line on Map No. 1409 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-1 (Residential District) 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , A.D. 200 . PUBLIC HEARING held the day of , A.D. 200 . READ a second time the day of , A.D. 200 . READ a third time the day of , A.D. 200 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200 . MAYOR CORPORATE OFFICER MAPLE RIDGE 12710 E 18.c LMP � V7 12709 34 14909 LMP 13+977 t\ 2 ,'2704 1� c� � 0 0 rN / �; c i0) I �t ; �.C\ I C 7 2, 122 J I r •? 2 3 r-- ',:--)"'"'" o 12659 12655 24 .8 25 57-\\ 12642 726.37 26 71; eN r i / 12.-"/ 368 c 22722 -2.740 39� 22750 22 760 7 4 0 5.0 369 22724 370 227,35 19.3 CO CN N 20.3 1 12710 LMP 1 4909 LMP 01 co 00 h3 co 12700 k4 '`5 0 0 127 PLACE N 12678 10 LMP co `ti L 7 127C 3 126.36 B P 23424 0.443 ha 20.3 A RP 22408 72610 0.443 he 72588 0 0 2 P 77079i 72578a •0_ .�r 3 IC c . a N a P 84690 ,r''' //-- r� I0\ ' 22��5, r;`% ` \\\ \‘). / / •\ ' 1r+ '�' J�1 �yr 1' ROSE ZONE AN/ENDI\C 6511-2007 409 RS -3 (One Family Rural Residential) R-1 (Residential District) EP 8,' British Columbia 1:1500 MAPLE RIDGE $ritF=_h Culumhia Deep Roots Greater Heights TO: FROM: District of Maple Ridge His Worship Mayor Ernie Daykin DATE: October 4, 2009 and Members of Council FILE NO: EO5-010-047 Chief Administrative Officer ATTN: Committee of Whole SUBJECT: Albion Dyking District and Maple Ridge Road 13 Dyking District EXECUTIVE SUMMARY: The District of Maple Ridge has three Improvement Areas within its boundaries; the Trethewey-Edge Dyking District (TDD), the Albion Dyking District (ADD) and the Maple Ridge Road 13 Dyking District. (MRRDD) The TDD was established in 1963, has an elected Board of Trustees and has not approached the District of Maple Ridge for administrative or financial assistance. Since 1992 the District of Maple Ridge has been serving as the interim receiver of the ADD and since 2005 has served as the unofficial receiver of MRRDD. As a result, the Ministry of Community Services is seeking to transfer responsibility for both the ADD and MRRDD to the District. Both dykes require significant improvements to bring them up to current standards of flood protection. There are insufficient funds available from those Dyking Districts to make those improvements and no funds are budgeted by the District of Maple Ridge. The Province is offering funding for the administrative costs of transferring responsibility but has offered no funding for the improvements. RECOMMENDATIONS: That staff be directed to send a letter to the Ministry of Community Services requesting that the Ministry put in place a mutually agreeable program that addresses the following: 1. funding for all necessary improvements required to the Albion Dyking District and Maple Ridge Road 13 Dyking District to bring them to current flood protection standards 2. funding for ongoing annual maintenance costs to protect these improvements 3. enabling legislation that will provide legal access for construction and maintenance to those portions of the Albion Dyke currently located on private property and all to be established with the Province before the District agrees to the transfer of responsibility of these Provincial Improvement Areas. DISCUSSION: a) Background Context: Flood events cause significant social, economic and environmental impacts on a community. Dyking systems have been developed in low lying areas of the Fraser River to provide some protection from flooding events. Dykes require ongoing supervision and maintenance to provide optimal protection. 1 of 5 1107 The minimum flood design standard set by the Province for the Lower Fraser River is for a flood with a magnitude of the 1894 flood of record. Three Dyking Districts have been established by the Provincial Government in response to requests from local private interests. The attached map identifies these 3 improvement areas. Trethewey-Edge Dyking District The most recently established improvement area, the Trethewey-Edge Dyking District (TDD) is located between the North Alouette River and the Alouette River. In 1963 the TDD was incorporated as a Provincial improvement district under the Waters Act to provide for the dyking and drainage of land and the construction, acquisition, maintenance, and operation of works for those purposes. It is administered through an elected board of trustees and has functioned well through its history. The board of trustees has not requested financial or administrative assistance from Maple Ridge. The remaining two dyking districts, the Albion Dyking District (ADD) and Maple Ridge Road 13 Dyking District (MRRDD) are located between 232 Street and 240 Street adjacent to the Lougheed Highway and within the Fraser River floodplain. Since the resignation of the boards of trustees for both these improvement areas, the District of Maple Ridge, through the Engineering Department and the Operations Department, establishes annual work plans and budgets for ADD and MRRDD. The Clerk's Department manages their finances. A levy is included on the tax bill for property owners within these areas to cover the costs of maintaining the dykes. Municipal staff or contractors complete any necessary work. Albion Dyking District History The ADD was established by the Province of British Columbia under the Water Act in 1957 after the Fraser Valley Dyking board determined that dyking the area was uneconomic. The land owners of that time submitted a petition to the Province for the incorporation of an improvement district in order to finance and collect for the construction of their own dyke. The ADD covers the area south of Lougheed Highway between the Haney Bypass and 236 Street. Until late 1991 the ADD was managed by a Board of Trustees. When no one stood for election to the Board that year, the Province approached the District to act as receiver. The District was initially unwilling to assume this responsibility but when a further Call for Nominations in March 1992 went unanswered, the District agreed to act as an interim receiver. On April 15, 1992 the Province passed Order in Council No. 617 appointing the District of Maple Ridge as receiver for the ADD. That Order remains in effect to this day and the District is authorized, as receiver, to impose taxes on the lands and improvements in the area. Current Condition of Dyke The Albion Dyke is approximately 2500 metres long and protects 80 hectares of industrial, commercial, residential and park land. In 2007, in anticipation of a possible flood from the annual freshet, over $2 million dollars in improvements were made to approximately 1570 meters of the dyke from Kanaka Creek Regional Park east to McKay Avenue. This project also involved the construction of 3 and 4 block high Lock -Block walls, concrete gravity structures with steel plate forms and steel plate welded onto steel structures along a 350 metre portion of the dyke east of McKay Avenue. This project strengthened and widened the dyke but did not bring the dyke crest elevation up to the current provincial standard. Further improvements, at an estimated cost of $6.95M, are required to widen the dyke, raise the dyke crest elevation approximately one meter and extend the dike east to 240 Street. 2 of 5 The District has recently been notified that an Infrastructure Stimulus Fund application for Phase 2 of the Albion Dike Extension has been approved. This project involves increasing the Albion Dyke crest elevation from 6.5 to 7.5 metres geodetic for a 1500m portion of the dyke through Kanaka Creek Regional Park. The estimated cost for the project is $525,000 and includes $350,000 Provincial/Federal funds and $175,000 Albion Dyking District funds. Financial Status of Dyke An annual tax is imposed by bylaw on lands within the boundaries of the ADD for the purposes of dyke maintenance and improvements and equipment repair and maintenance. In 2009 taxes were levied at a rate of $2.2648 per $1,000 of assessment of land and improvements in all categories. The ADD has current bank balance of $305,855. Maple Ridge Road 13 Dyking District History MRRDD was incorporated as an improvement district on June 18, 1948 under the Water Act. MRRDD covers an area north of Lougheed Highway between Tamarack Lane and 104 Avenue. In October 2003, the trustees requested that the District assume responsibility for the administration and operation of MRRDD citing the change in the demographics from that of a farming community to a residential area as one of their reasons for making this request. In February 2005 all the trustees resigned as they felt the operation of the improvement district was too complex for untrained volunteers. No further trustees could be obtained. The District of Maple Ridge assumed operation of this service at the request of the former trustees and the Provincial Government. The District of Maple Ridge has not been appointed as a receiver by the Province and no formal conversion and transfer of responsibilities has taken place. Current Condition of Dyke In 2007 temporary lock blocks were placed on Tamarack Lane as an emergency measure to provide protection from possible flooding during the annual freshet. The intersection at Lougheed Highway and Tamarack Lane and approximately 230 m of Tamarack Lane need to be raised approximately 1 m to provide appropriate flood protection. As well, the pump station constructed 50 years ago needs to be replaced. Its construction does not conform to present day standards and the electrical work is outdated. In August 2008 the District submitted an application for a $2.OM grant from Emergency Management BC for these improvements but that grant application was declined. Financial Status of Dyke An annual tax is imposed by bylaw on lands within the boundaries of the MRRDD for the purposes of dyke maintenance and improvements and equipment repair and maintenance. In 2009 taxes were levied at a rate of $0.3738 per $1,000 of assessment of land and improvements in all categories and a rate of $12.00 per acre of land with a minimum charge of $5.00. MRDD has a current bank balance of $341,195. Current Status of Improvement Districts The Provincial Government no longer incorporates improvement districts unless there are exceptional circumstances. The number of improvement districts in the province has been steadily declining as the Provincial Government transfers responsibility for those services to local government. The Province has requested that the ADD and MRRDD be dissolved and transferred to the District. The District could either incorporate all of their financial assets and liabilities into its overall budget, or it can keep them separate by creating a local area service. If the District is amenable to this, a resolution of Council in favour of transferring responsibility for the MRRDD and ADD to the municipality and requesting that Cabinet exempt the service area establishment from elector assent would be sent to the Province. The exemption is available to us as the Trustees requested this be 3 of 5 done. Once Cabinet approval is obtained, the municipality will receive a grant for each improvement district under the Restructure Implementation Grant Program, to assist with administrative costs related to the transfer. A local area service bylaw would then be adopted by Council for each Dyking District. Although the Province could choose to pass an Order to Council to transfer responsibility without the District's cooperation, their preference appears to be to dissolve and transfer both dyking districts in a cooperative manner. The Province is also dissolving dyking districts in Surrey and Coquitlam that were created under the Drainage, Ditch and Dike Act and transferring their assets, operation and maintenance responsibilities to local government. Surrey is seeking an extension of their transfer until after 2012. They intend to study potential operating partnerships or cooperatives with each of their Dyking Districts with a view to determining the most appropriate approach to provide dyking services after they are dissolved and looking at how to continue in the short term if any of the Dyking Districts are unable to fulfill their obligations. Coquitlam is seeking an extension until a mutually agreeable strategy for continued flood protection is established for the dyking district. As has been the case with the District of Maple Ridge, neither of these local governments has a particular desire to accept the downloading of responsibility for flood protection by the Province. b) Desired Outcome: An acceptable level of flood protection that services the interests of the local property owners and the District as a whole is required for these Dyking Districts. The District must accomplish this within its fiscal abilities. c) Citizen/Customer Implications: Property owners within the boundaries of the Dyking Districts are required to pay for all works on their dyking systems. Property owners may face increased tax assessments to bring the dykes up to standards. d) Interdepartmental Implications: Staff are already acting in an unofficial capacity and tending to the ongoing maintenance issues of ADD and MRRDD. However, if the District accepts responsibility for the dykes there would be additional responsibilities in terms of upgrading the current flood protection. e) Business Plan/Financial Implications: No funds have been allocated in the Capital Works budget for these dykes. All works must be funded through the Dyking Districts. Provincial grants can be applied for but these generally require that the recipient pay 33% of all costs. By taking on responsibility for the dykes in their current condition, the District will also be assuming significant liability. f) Alternatives: Council could also consider the following options: 1. The District could agree to accept the transfer of responsibility for the Provincial Improvement Areas and pass the resolution recommended by the Province. This is not recommended as the dykes require significant improvements that neither the Dyking Districts nor the District of. Maple Ridge has funding for. 4 of 5 2. The District could refuse to accept the transfer of responsibility for the Provincial Improvement Areas. This is not recommended as the Province could simply pass an Order in Council transferring responsibility with no opportunity to discuss funding of the required improvements. Prepared by: ry Fryer anage of E C(Aiu g• rporate & Development Engineering Prepared by: Ceri Mario Manager of Legislative Services Approved b PaAJI Gill, BBA, CGA General Manager,Srnjporate & Financial Services Concurrence: J.L. (Jim) Rule Chief Administrative Officer 5 of 5 MAPLE RIDGE deep Roots Greater Heights District of Maple Ridge TO: His Worship Mayor Ernie Daykin and Members of Council FROM: Chief Administrative Officer SUBJECT: Light Pollution Abatement DATE: October 9, 2009 FILE NO: ATTN: Committee of the Whole EXECUTIVE SUMMARY: At the July 6, 2009 Committee of the Whole meeting, Mr. Mark Eburne made a presentation about the impacts of light pollution. The matter was referred to staff for preparation of a report to be brought forward at a future Council meeting. This report is in line with that direction. Light pollution is a serious global issue. It was the subject of an article in National Geographic Magazine in November, 2008, a copy of which is attached for reference purposes. While light pollution is a global issue and requires a global abatement effort, there are things that we can do locally. For instance, since 2006, we have been using flat cut-off lenses for municipally installed new and replacement light fixtures. As a result of this effort, we estimate that about 25% of the 3,000 lights that we own have been converted. There are other steps that we could take as well. For instance, when next reviewing our signage and servicing bylaws, we can look into the feasibility of including light pollution control standards. Our current practices and this last recommendation are in line with the recommendations made by Mr. Eburne. Mr. Eburne also recommended that light pollution awareness information be available through our website. Light pollution is a global issue, the awareness of which should be left to other agencies. RECOMMENDATION(S) That 1. Staff continue with the conversion to flat cut-off lenses for municipally installed lighting fixtures and 2. The feasibility of including Tight pollution control standards in our signage and servicing bylaws be considered, when next reviewing these bylaws. DISCUSSION: While light pollution is a global issue, we are mindful of the light pollution we contribute as a corporate entity. That is why in 2006, we established a design standard to reduce light trespass from District owned cobra head streetlights. Since 2006, through regular maintenance and new installations, we have been installing flat cut-off lenses (GE M250R2 Luminaries, flat lenses) and now approximately one quarter of the 3,000 Maple Ridge owned lights are flat lenses. We also take Page 1 a21 1 0 f2110 8 DISCUSSION (Cont'd.): advantage of BC Hydro and other grant programs, as they become available. The feasibility of including light pollution control standards in our signage and servicing bylaws should be considered, when next reviewing those bylaws. Light pollution awareness information should be left with other more qualified agencies. Citizen requests for additional or reduced lighting are reviewed holistically, respecting the needs of the neighbourhood, the community, the environment, the RCMP, Block Watch, Citizens on Patrol, Parks and Leisure Services and Engineering. Staff try to find the appropriate balance amongst these needs, which at times can be competing. CONCLUSION: The recommendations outlined herein are in line with Mr. Eburne's presentation and also respect our capacities. ar Prep d by: Paul Gill GM: Corporate & Financial Services • pprove by: Russ Carmichael Director of Engineering Operations Approved by: Frayk Quinn G P lie Wo evelopment Services Concurrenc: J.L (Jim) ' ule Chief Administrative Officer Page 2 of 2 National Geographic Magazine - NGM.com NATIONAL GEOGRAP H IG Page 1 of 4 ���.- .r *. By Verlyn Klinkenborg Jewel' Auctioned : up to 95%Off Click tO Discover Our Vanishing Night Most city skies have become virtually empty of stars. Published: November 2008 If humans were truly at home under the light of the moon and stars, we would go in darkness happily, the midnight world as visible to us as it is to the vast number of nocturnal species on this planet. Instead, we are diurnal creatures, with eyes adapted to living in the sun's light. This is a basic evolutionary fact, even though most of us don't think of ourselves as diurnal beings any more than we think of ourselves as primates or mammals or Earthlings. Yet it's the only way to explain what we've done to the night: We've engineered it to receive us by filling it with light. This kind of engineering is no different than damming a river. Its benefits come with consequences— called light pollution—whose effects scientists are only now beginning to study. Light pollution is largely the result of bad lighting design, which allows artificial light to shine outward and upward into the sky, where it's not wanted, instead of focusing it downward, where it is. Ill -designed lighting washes out the darkness of night and radically alters the light levels—and light rhythms—to which many forms of life, including ourselves, have adapted. Wherever human light spills into the natural world, some aspect of life—migration, reproduction, feeding—is affected. For most of human history, the phrase "light pollution" would have made no sense. Imagine walking toward London on a moonlit night around i800, when it was Earth's most populous city. Nearly a million people lived there, making do, as they always had, with candles and rushlights and torches and lanterns. Only a few houses were lit by gas, and there would be no public gaslights in the streets or squares for another seven years. From a few miles away, you would have been as likely to smell London as to see its t .. .ii_. -t---i.y 4ir1nno/11 /1: -.,.n_1:_1 ---- 1 r,//l 1 /^11\ National Geographic Magazine - NGM.com Page 2 of 4 dim collective glow. Now most of humanity lives under intersecting domes of reflected, refracted light, of scattering rays from overlit cities and suburbs, from light -flooded highways and factories. Nearly all of nighttime Europe is a nebula of light, as is most of the United States and all of Japan. In the south Atlantic the glow from a single fishing fleet—squid fishermen luring their prey with metal halide lamps—can be seen from space, burning brighter, in fact, than Buenos Aires or Rio de Janeiro. In most cities the sky looks as though it has been emptied of stars, leaving behind a vacant haze that mirrors our fear of the dark and resembles the urban glow of dystopian science fiction. We've grown so used to this pervasive orange haze that the original glory of an unlit night—dark enough for the planet Venus to throw shadows on Earth—is wholly beyond our experience, beyond memory almost. And yet above the city's pale ceiling lies the rest of the universe, utterly undiminished by the light we waste—a bright shoal of stars and planets and galaxies, shining in seemingly infinite darkness. We've lit up the night as if it were an unoccupied country, when nothing could be further from the truth. Among mammals alone, the number of nocturnal species is astonishing. Light is a powerful biological force, and on many species it acts as a magnet, a process being studied by researchers such as Travis Longcore and Catherine Rich, co-founders of the Los Angeles -based Urban Wildlands Group. The effect is so powerful that scientists speak of songbirds and seabirds being "captured" by searchlights on land or by the light from gas flares on marine oil platforms, circling and circling in the thousands until they drop. Migrating at night, birds are apt to collide with brightly lit tall buildings; immature birds on their first journey suffer disproportionately. Insects, of course, cluster around streetlights, and feeding at those insect clusters is now ingrained in the lives of many bat species. In some Swiss valleys the European lesser horseshoe bat began to vanish after streetlights were installed, perhaps because those valleys were suddenly filled with light -feeding pipistrelle bats. Other nocturnal mammals -including desert rodents, fruit bats, opossums, and badgers— forage more cautiously under the permanent full moon of light pollution because they've become easier targets for predators. Some birds—blackbirds and nightingales, among others—sing at unnatural hours in the presence of artificial light. Scientists have determined that long artificial days—and artificially short nights—induce http://ngm.nationalgeographic.com/print/2008/ 11 /light-pollution/klinkenborg-text 10/01/2009 National Geographic Magazine - NGM.com Page 3 of 4 early breeding in a wide range of birds. And because a longer day allows for longer feeding, it can also affect migration schedules. One population of Bewick's swans wintering in England put on fat more rapidly than usual, priming them to begin their Siberian migration early. The problem, of course, is that migration, like most other aspects of bird behavior, is a precisely timed biological behavior. Leaving early may mean arriving too soon for nesting conditions to be right. Nesting sea turtles, which show a natural predisposition for dark beaches, find fewer and fewer of them to nest on. Their hatchlings, which gravitate toward the brighter, more reflective sea horizon, find themselves confused by artificial lighting behind the beach. In Florida alone, hatchling losses number in the hundreds of thousands every year. Frogs and toads living near brightly lit highways suffer nocturnal light levels that are as much as a million times brighter than normal, throwing nearly every aspect of their behavior out of joint, including their nighttime breeding choruses. Of all the pollutions we face, light pollution is perhaps the most easily remedied. Simple changes in lighting design and installation yield immediate changes in the amount of light spilled into the atmosphere and, often, immediate energy savings. It was once thought that light pollution only affected astronomers, who need to see the night sky in ali its glorious clarity. And, in fact, some of the earliest civic efforts to control light pollution—in Flagstaff, Arizona, half a century ago—were made to protect the view from Lowell Observatory, which sits high above that city. Flagstaff has tightened its regulations since then, and in 2001 it was declared the first International Dark Sky City. By now the effort to control light pollution has spread around the globe. More and more cities and even entire countries, such as the Czech Republic, have committed themselves to reducing unwanted glare. Unlike astronomers, most of us may not need an undiminished view of the night sky for our work, but like most other creatures we do need darkness. Darkness is as essential to our biological welfare, to our internal clockwork, as light itself. The regular oscillation of waking and sleep in our lives—one of our circadian rhythms—is nothing less than a biological expression of the regular oscillation of light on Earth. So fundamental are these rhythms to our being that altering them is like altering gravity. For the past century or so, we've been performing an open-ended experiment on ourselves, extending the day, shortening the night, and short-circuiting the human body's sensitive response to light. The • '------/-------,/nnnn /11 117 1n/n'I /rf /�l1Cl National Geographic Magazine - NGM.com Page 4 of 4 consequences of our bright new world are more readily perceptible in less adaptable creatures living in the peripheral glow of our prosperity. But for humans, too, light pollution may take a biological toll. At least one new study has suggested a direct correlation between higher rates of breast cancer in women and the nighttime brightness of their neighborhoods. In the end, humans are no less trapped by light pollution than the frogs in a pond near a brightly lit highway. Living in a glare of our owri making, we have cut ourselves off from our evolutionary and cultural patrimony—the light of the stars and the rhythms of day and night. In a very real sense, light pollution causes us to lose sight of our true place in the universe, to forget the scale of our being, which is best measured against the dimensions of a deep night with the Milky Way—the edge of our galaxy— arching overhead. Contact Us Privacy Policy RSS Feed Masthead Customer Services NC © 2009 National Geographic Society. All rights reserved. litre//„ani nat;nnalaPnuranhic_com/nrint/2008/11/1i2ht-nollutionhIdinkenborg-text 10/01/2009 MAPLE RIDGE Brill oh Columbia 4 Deep Roots Greater Heights District of Maple Ridge TO: His Worship Mayor Ernie Daykin DATE: October 5, 2009 and Members of Council FILE NO: EO1-035-001 FROM: Chief Administrative Officer ATTN: C of W SUBJECT: The Royal Canadian Legion - Remembrance Day Parade EXECUTIVE SUMMARY: A letter has been received from the Royal Canadian Legion - Maple Ridge Branch #88 to use municipal streets for the annual Remembrance Day Parade on Wednesday, November 11, 2009. The east -side of 224 Street from 121 Avenue to Haney Place road, and Brown Avenue from Garden Street to 224 Street will be closed from 10:30 am to 11:45 am. A copy of the request is attached. The Royal Canadian Legion, under the Freedom of the District, has permission to host the parade in Maple Ridge. The District requires that the conditions of Schedule 'A' be fulfilled. RECOMMENDATION: This report is submitted for information only. DISCUSSION: a) Background Context: The Royal Canadian Legion acquired from Council, the Freedom of the District in 2004. While this allows the Legion to hold such parades in Maple Ridge, there are conditions to host the event (these are attached as "Schedule A"). The Royal Canadian Legion will be closing the east -side of 224 Street, from 121 Avenue to Haney Place road, and Brown Avenue from Garden Street to 224 Street from approximately 9:45 am to 11:45 am for their annual Remembrance Day Parade. Access for vehicles will be detoured during this time. The parade participants will leave the Legion Hall, located at 12101 224 Street, at 10:30 am. The parade will then proceed southbound on the east -side of 224 Street to the Cenotaph at Memorial Peace Park. Once the ceremonies are complete, the procession will then return to the Legion Hall finishing at 11:30 am. The organizers will also close the underground parkade exit to McIntosh Avenue and Fraser Street at Dewdney Trunk Road during the event. 1109 b) Strategic Plan: The Remembrance Day Parade will help commemorate and remind the public of the sacrifices and selfless dedication of our armed forces as well as promote community development, celebrate community accomplishments and highlight Maple Ridge's spirit. c) Citizen/Customer Implications: Use of municipal streets may cause some delays and inconveniences to other road users. However, traffic control will be provided by the Royal Canadian Legion. In addition, the organizers will be requested to distribute an information letter to affected businesses and residents. d) Governmental Implications: The organizer is requested to obtain the approval of RCMP, for traffic control and must notify the Fire Department and BC Ambulance Services as well as coordinate with Coast Mountain Bus Company (transit service). e) Business Plan Implications: The Business Plan recognizes that the District processes requests for use of municipal streets as part of its services. The financial impact of the specific road use is limited to staff processing effort. f) Policy Implications: Permission to use municipal streets is granted under the Freedom of the District. CONCLUSION: From time to time, municipal streets are used for various events and activities. The Remembrance Day Parade has been held in Maple Ridge successfully for many years and the organizers have permission under the kreedom of the District to hold the event on municipal streets for 2009. Submitted by: An re Munici ood, PhD., PEng. gine Approved by: Flank Quinn iGe ral orks & Development Services Concurrence: AW/mi (Jim) Rule ief Administrative Officer Schedule 'A' To Council Memorandum Dated October 5, 2009 Royal Canadian Legion - Maple Ridge Branch #88 Annual Remembrance Day Parade Condition of Approval In support of the annual Remembrance Day Parade, the District of Maple Ridge requests the organizer to: 1. provide all necessary traffic controls, parking and emergency access acceptable to the R.C.M.P., and the Corporation of the District of Maple Ridge (the District); 2. notify local Fire Department, and Ambulance Services of the event; 3. make arrangements with Coast Mountain Bus Company for any required rerouting of buses; 4. obtain any required permits from the District of Maple Ridge Parks and Leisure Services Department for park facility use; 5. advertise the event in a local newspaper and notify all surrounding businesses of the event (a minimum of one week prior to the event date); 6. notify surrounding businesses of pending road closures, by letter provided by the District on behalf of the organizer; 7. must maintain access for emergency services to the effected areas at all times; 8. hold and save harmless the District from and against all claims, and damages arising out of or in any way connected with the event; 9. obtain and maintain during the term of this event a comprehensive general liability insurance policy providing coverage of not less than $5,000,000.00, naming the Corporation of the District of Maple Ridge as an additional named insured and MUST have the following statement written in the policy: "Naming the District as an additional insured and providing that the said policy shall not be cancelled, lapsed or materially altered without 30 days notice in writing to the District." Policies without this statement or an altered statement will NOT be accepted. The policy shall also include a Cross Liability Clause. A copy of such policy shall be delivered to the Corporate Officer prior to the event; and 10. refurbish all municipal infrastructure to an equal or better condition than that which existed prior to the event, all within 24 hours of the completed event, to the satisfaction of the District. The Corporation of the District of Maple Ridge reserves the right to withdraw this permission to .use municipal streets should the organizers fail to comply with the above requirements. Chief Administrative Officer October 1, 2009 The Royal Canadian Legion MAPLE RIDGE BRANCH 88 B.C./ Yukon Command 12101 - 224th Street, Maple Ridge, B.C. V2X 6B7 Office: 604-463-5101 • Fax: 604-466-3032 E-mail: legion88@telus.net • Website: www.legion88.ca HCl' G1NFERi OCT 2 2004 Michael Eng, Engineering Dept., District of Maple Ridge 11995 Haney Place, Maple Ridge, B.C. V2X 6A9 Dear Mr. Eng: The Maple Ridge Branch of the Royal Canadian Legion will be conducting its annual Remembrance Day Parade on Wednesday, November 11, 2009 between the hours of 10:30 AM and 11:45 AM down the east side of 224th Street between Brown Avenue and the bandstand. We will advise B.C. Transit, Maple Ridge Fire Dept. and the B.C. Ambulance service of the time and route of the parade. Also enclosed is the required insurance coverage of $5,000,000 comprehensive general liability naming the Corporation as an additional insured. In order to meet the approval of the engineering department of the District of Maple Ridge we include the approval of the traffic control plan by the RCMP. I trust the above meets your requirements. Thank you. Yours truly, Brad yn Sec Manager 09/29/2009 07:57 FAX 604 467 7668 RCMP Ridge Meadows CjjO01/O01 Form "A" Details of event: Date: November 110Q09 Contact Person: Brad Kutyn Phone: 463-5101 Fax: 466-3032 Details: Annual Remembrance Parade, Wednesday, November 11, 2009 leaving the Legion at 121201 — 224th Street at 10:30 AM. Parade leaves 224th St. at Brown Avenue and travels down the east side of 224th Street to the Cenotaph at Memorial Peace Park. Ceremonies take place until 11:10 AM. Parade then leaves Cenotaph and retraces route to Legion, arriving at 11:30 AM. 224th Street from Dewdney Trunk Road to Cenotaph will be closed during the duration of the parade and ceremonies. Sketch of Traffic Control Plan 724th Street SEE ATTACHED PLAN RCMP concurrence for the proposed T : h o Control Plan Sgt. R. PIERSCIiKE NCOTra Ridge - r ,,-4111":d Ridge Meadows Det. SEP 2 8 2009 The following will be advised of the event: BC Transit, Maple Ridge Fire Dept. BC Ambulance Services of 1 G000Ie- Maps Canada Address Maple Ridge, BC .. p.,,.,.apa.svuS1c.t:4/iii4ps near=iviapiertc�age%q=pct p&rl=1&i "" BARC/110 6 9/23/2008 8:06 AM Lombard Canada' CERTIFICATE OF LIABILITY INSURANCE DATE (MM/DD/YYYY) 9/24/2009 INSURANCE IS PROVIDED BY LOMBARD GENERAL INSURANCE COMPANY OF CANADA (HEREINAFTER CALLED THE INSURER). This is to certify to: CORPORATION OF MAPLE RIDGE that the policy of insurance herein described has been issued to the Insured named below and is in force at this date. Policy Number: 1919597 Policy Effective Date: (MMIDDIYYYY) 04111/2009 Policy Expiry Date: (MMIDO/YYY') 04/11/2010 THIS CERTIFICATE IS ISSUED AS A MATTER OF INFORMATION ONLY AND CONFERS NO RIGHTS UPON THE CERTIFICATE HOLDER. THIS CERTIFICATE DOES NOT AMEND, EXTEND OR ALTER THE COVERAGE AFFORDED BY THE POLICY. Name of Insured: ROYAL CANADIAN LEGION #88 Address of Insured: 12101 224 St, MAPLE RIDGE, BC V2X6B7 Location and Operations to which this Certificate applies: AS REQUIRED FOR REMEMBRANCE DAY PARADE AND ACTIVITIES ON OR ABOUT NOVEMBER 11, 2009 COVERAGES THE POLICY OF INSURANCE HAS BEEN ISSUED TO THE INSURED NAMED ABOVE FOR THE POLICY PERIOD INDICATED. NOTWITHSTANDING ANY REQUIREMENT, TERM OR CONDITION OF ANY CONTRACT OR OTHER DOCUMENT WITH RESPECT TO WHICH THIS CERTIFICATE MAY BE ISSUED OR MAY PERTAIN, THE INSURANCE AFFORDED BY THE POLICY DESCRIBED HEREIN IS SUBJECT TO ALL THE TERMS, EXCLUSIONS AND CONDITIONS OF SUCH POLICY. AGGREGATE LIMITS SHOWN MAY HAVE BEEN REDUCED BY PAID CLAIMS. ADDITIONAL INSURED TYPE OF INSURANCE LIMITS GENERAL LIABILITY El COMMERCIAL GENERAL LIABILITY ©OCCURRENCE CLAIMS MADE EACH OCCURRENCE $5,000,000 © PERSONAL & ADVERTISING INJURY $5,000,000 PRODUCTS -COMPLETED OPERATIONS AGGREGATE $5,000,000 GENERAL AGGREGATE $5,000,000 GENERAL AGGREGATE LIMIT APPLIES PER: I POLICY n PROJECT ❑ LOCATION MEDICAL EXPENSE (ANY ONE PERSON) $25,000 TENANT'S LEGAL LIABILITY (EACH PREMISES) $250,000 ❑ EMPLOYER'S LIABILITY EACH PERSON II BODILY INJURY EACH ACCIDENT 0 ❑ AUTOMOBILE LIABILITY COMBINED SINGLE LIMIT (EACH ACCIDENT) n ALL OWNED AUTOS • SCHEDULED AUTOS ❑ HIRED AUTOS NON -OWNED AUTOS n LEASED AUTOS ri ❑ GARAGE LIABILITY ❑ ANY AUTO AUTO - EACH ACCIDENT EACH ACCIDENT II ❑ EXCESS/UMBRELLA LIABILITY EACH OCCURRENCE In OCCURRENCE • CLAIMS MADE AGGREGATE ❑ OTHER DESCRIPTION OF OPERATIONS / LOCATIONS / VEHICLES /EXCLUSIONS ADDED BY ENDORSEMENT 1 SPECIAL PROVISIONS THE CORPORATION OF MAPLE RIDGE CITY OF PITT MEADOWS, SCHOOL DISTRICT #42, MAPLE RIDGE PITT MEADOWS PARKS AND LEISURE COMMISSION ARE AN ADDITIONAL INSURED, AS THEIR INTEREST MAY APPEAR, BUT ONLY WITH RESPECT TO THEIR VICARIOUS LIABILITY ARISIN FROM THE NAMED INSUREDS OPERATIONS DESCRIBED. CANCELLATION SHOULD THE 15 DAYS ABOVE DESCRI:'; ■ 'OLICY BE CANCELLED BEFORE THE EXPIRATION DATE, THE INSURER WILL ENDEAVOR TO MAIL WRITTEN NOTICW\ 0 -• ' u • TE HOLDER NAMED ABOVE, BUT FAILURE TO DO SO SHALL IMPOSE NO OBLIGATION OF ANY KI ■ - *a.-T'•E IN ', ITS • ' - - ' :EPRESENTATIVES. OR LIABILITY AUTHORIZED REPRESENTA 5 I CeNlf ea te• L is bilily-C)4-2C0B-Er9INh.tlac