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Home My WebLink About2012-05-14 Committee of the Whole Meeting Agenda and Reports.pdfCommittee of the Whole Agenda May 14, 2012 District of Maple Ridge Note: If required, there will be a 15-minute break at 3:00 p.m. Chair: Acting Mayor 1. DELEGATIONS/STAFF PRESENTATIONS – (10 minutes each) 1:00 p.m. 1.1 2. PUBLIC WORKS AND DEVELOPMENT SERVICES Note: The following items have been numbered to correspond with the Council Agenda: 1101 2012-005-RZ, 20528 Lougheed Highway, CS-1 to C-2 Staff report dated May 14, 2012 recommending that Maple Ridge Zone Amending Bylaw No. 6926-2012 to permit an existing commercial building to be expanded and allow a broader range of commercial uses be given first reading and that the applicant provide further information as described on Schedules C and D of the Development Procedures Bylaw No. 5879-1999. COMMITTEE OF THE WHOLE AGENDA May 14, 2012 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: Owners and/or Agents of Development Applications may be permitted to speak to their applications with a time limit of 10 minutes. Committee of the Whole Agenda May 14, 2012 Page 2 of 5 1102 2012-033-RZ, 24189 124 Avenue, RS-3 to RS-2 Staff report dated May 14, 2012 recommending that Maple Ridge Zone Amending Bylaw No. 6912-2012 in support of a subdivision of two single family lots be given first reading and that the applicant provide further information as described on Schedule B of the Development Procedures Bylaw No. 5879-1999. 1103 2012-034-RZ, 12101 208 Street, RS-3 to RM-1 Staff report dated May 14, 2012 recommending that Maple Ridge Zone Amending Bylaw No. 6921-2012 to permit development of eight townhouse units be given first reading and that the applicant provide further information as described on Schedules A, C, D and F of the Development Procedures Bylaw No. 5879-1999. 1104 2012-038-RZ, 12142, 12170, 12140 203 Street, to reconfigure P-2 and R-1 zoning Staff report dated May 14, 2012 recommending that Maple Ridge Zone Amending Bylaw No. 6924-2012 to permit subdivision into 4 single family lots and a future road be given first reading and that the applicant provide further information as described on Schedule B of the Development Procedures Bylaw No. 5879-1999. 1105 2012-040-RZ, 10412, 10450, 10500 and 10501 Jackson Road and PID 010-396-977, RS-3, A-2 and RS-2 to R-3 and RS-1b Staff report dated May 14, 2012 recommending that Maple Ridge Zone Amending Bylaw No. 6919-2012 to permit subdivision into approximately 162 residential lots be given first reading and that the applicant provide further information as described on Schedules A, C and G of the Development Procedures Bylaw No. 5879-1999. 1106 2012-047-RZ, 22577, 22569, 22557 Royal Crescent and 11771 226 Street, RS-1 to RM-2 Staff report dated May 14, 2012 recommending that Maple Ridge Zone Amending Bylaw No. 6927-2012 to permit future construction of a five storey apartment building be given first reading and that the applicant provide further information as described on Schedules C and D of the Development Procedures Bylaw No. 5879-1999. Committee of the Whole Agenda May 14, 2012 Page 3 of 5 1107 2011-065-RZ, 24426 102 Avenue, RS-3 to R-3 Staff report dated May 14, 2012 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 6843-2011 to include the subject site in the Urban Area Boundary, to change the designation to Urban Residential and Conservation from Agricultural, and to remove the “starred property” designation be given first and second reading and forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 6844-2011 to permit a residential subdivision of approximately 30 lots be given second reading and forwarded to Public Hearing. 1108 RZ/035/08, 11295 and 11307 Maple Crescent, Final One Year Extension Staff report dated May 14, 2012 recommending that rezoning application RZ/035/08 to permit a twenty unit strata warehouse under the M-3 zone be granted a final one year extension. 1109 DVP/075/10, 10455 and 10481 245B Street Staff report dated May 14, 2012 recommending that the Corporate Officer be authorized to sign and seal DVP/075/10 to vary the minimum lot width for the lots fronting 245 Street. 1110 2011-057-DVP-DP, 11885, 11873 and 11865 Burnett Street Staff report dated May 14, 2012 recommending that the Corporate Officer be authorized to sign and seal 2011-057-DVP to vary setback requirements and that the Corporate Officer be authorized to sign and seal 2011-057-DP to permit construction of a four-storey apartment building with 75 units and underground parking. 1111 2012-019-DP/DVP, 11378 Kingston Street Staff report dated May 14, 2012 recommending that the Corporate Officer be authorized to sign and seal 2012-019-DVP to vary setbacks facing 113A Avenue and Kingston Street and that the Corporate Officer be authorized to sign and seal 2012-019-DP to permit a proposed multi-tenant industrial building in the M-3 (Business Park) zone. 1112 Contract Award: Pavement Rehabilitation Program Staff report dated May 14, 2012 recommending that the extension of the 2010 contract for Pavement Rehabilitation be awarded to Imperial Paving Limited. Committee of the Whole Agenda May 14, 2012 Page 4 of 5 1113 Contract Award: Bridge Barrier and Railing Replacement Staff report dated May 14, 2012 recommending that the Bridge Barrier and Railing Replacement Contract be awarded to Coquitlam Ridge Contracting Limited. 3. FINANCIAL AND CORPORATE SERVICES (including Fire and Police) 1131 Disbursements for the month ended April 30, 2012 Staff report dated May 14, 2012 recommending that the disbursements for the month of April 30, 2012 be approved. 4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES 1151 Experience the Fraser Concept Staff report dated May 14, 2012 recommending that the Experience the Fraser Concept be endorsed, integrated into municipal plans and actions and the continued appointment of a municipal liaison. 5. CORRESPONDENCE 1171 6. OTHER ISSUES 1181 7. ADJOURNMENT Committee of the Whole Agenda May 14, 2012 Page 5 of 5 8. COMMUNITY FORUM CChheecckkeedd bbyy::________________________________ DDaattee:: ________________________________ 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 District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 14, 2012 and Members of Council FILE NO: 2012-005-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 6926-2012 20528 Lougheed Highway EXECUTIVE SUMMARY: An application has been received to rezone the subject property from CS-1 (Service Commercial) to C-2 (Community Commercial) to permit an existing commercial building to be expanded and allow a broader range of commercial uses. This application is in compliance with the Official Community Plan. RECOMMENDATIONS: That Zone Amending Bylaw No. 6926-2012 be given First Reading; and That the applicant provide further information as described on Schedule C and D of the Development Procedures Bylaw No. 5879 -1999. DISCUSSION: a) Background Context: Applicant: Shauna Steven (Spire Development Corporation) Owner: R. Tong MD Inc. Legal Description: Lot 1 Except: Part subdivided by Plan LMP20045; District Lot 222 Group 1 New Westminster District Plan 72179 OCP: Existing: Commercial Proposed: Commercial Zoning: Existing: CS-1 (Service Commercial) Proposed: C-2 (Community Commercial) 1101 -2 -Surrounding Uses North: Use: Commercial Zone: CS-1 (Service Commercial), & RS-1 (One Family Urban Residential) Designation Commercial South: Use: Residential (south of abutting lane) Zone: R-1 (Urban Residential) Designation: Urban Residential East: Use: Commercial Zone: CD-1-92 (A Comprehensive Development Zone for medically-related uses) Designation: Commercial West: Use: Commercial Zone: CS-1 (Service Commercial) Designation: Commercial Existing Use of Property: Commercial Proposed Use of Property: Commercial Site Area: 0.327 ha. (0.8 acre) Access: Lougheed Highway and lane behind Servicing: Full Urban Companion Applications: 2012-005-DP b) Project Description: The subject site is located on the south side of Lougheed Highway, across from Triple Tree Nurseryland. The parcel is 0.327 ha. in size and has access to a lane from 118 Avenue. The applicant proposes to convert and extend the existing commercial building. The current CS-1 zone allows for some of the intended uses (e.g. medical clinic), but not medical specialists offices, a pharmacy and diagnostic facilities. These additional uses are permitted in the C-2 zone the applicant is seeking. The existing building is about 647 sq. m2 (6,960 ft2). With the proposed addition of about 517 m2 (5,561 ft2), the total floor area of the proposed building will be 1,177 m2 (12, 521 ft2). Parking is provided in two areas. In front, there will be 39 parking spaces, two of which will be handicapped spaces. To the rear with lane access, will be 13 spaces intended to be for staff. Access to the front parking area is by way of an existing driveway through the lands to the east (20580 Lougheed Highway) as part of a previous development application for those lands. The access is secured by way of an existing easement, with the District as a third party on the associated restrictive covenant. Running concurrently with this application is Development Permit application (2012-005-DP). It will govern the details of the proposed expansion, exterior renovations, parking layout, landscaping and signage. -3 -c) Planning Analysis: Official Community Plan: This western stretch of the Lougheed Highway was predominantly service commercial in nature. However, more recent C-2 (Community Commercial) zone applications to accommodate community commercial-type uses is giving the area a mixed commercial flavor. The proposal is entirely in accordance with the Commercial land use designation, and complies with the policies in Section 6.3.4 General Commercial regarding the pattern of development and accommodation of market trends, and Section 6.3.5 Community Commercial Node respecting better serving local resident’s commercial needs and being compatible with the surrounding uses. Zoning Bylaw: The current application proposes to rezone the subject site from CS-1 (Service Commercial) to C-2 (Community Commercial) to permit the existing 647 m2 building to be expanded by 517 m2 and have a total floor area of 1,177 m2. A preliminary review of the proposed building and associated parking has concluded that the proposal complies with the applicable Zoning Bylaw and parking regulation. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. Development Permits: Pursuant to Section 8.5 of the Official Community Plan, a Commercial Development Permit application is required to address the current proposal’s compatibility with adjacent development, and to enhance the unique character of the community. Advisory Design Panel: A Commercial Development Permit is required and must be reviewed by the Advisory Design Panel prior to Second Reading. Development Information Meeting: A Development Information Meeting is required for this application. Prior to Second Reading the applicant is required to host a Development Information Meeting in accordance with Council Policy 6.20. -4 -d) Interdepartmental Implications: In order to advance the current application, after First Reading, comments and input, will be sought from the various internal departments and external agencies listed below: a) Building Department; b) Engineering Department; c) Operations Department; d) Fire Department; e) Parks Department; f) Ministry of Transportation. The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this evaluation will take place between First and Second Reading. e) Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedures Bylaw No. 5879 – 1999 as amended: 1. A complete Rezoning Application (Schedule C); 2. Development Permit Application (Schedule D); The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. CONCLUSION: This proposal involves converting and expanding an existing former service commercial building into a building that will accommodate commercial community uses. The site and building plans were reviewed on a preliminary basis. A full review will be conducted before this application is advanced to Second Reading and as part of reviewing the companion development permit application. -5 -The proposal is in compliance with the Official Community Plan land use designation and applicable commercial policies. _______________________________________________ Prepared by: Adrian Kopystynski, MCIP, MCAHP Planning Technician _______________________________________________ Approved by: Christine Carter, M.PL, MCIP Director of Planning ___________________________________ ____________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Zone Amending Bylaw 6926-2012 Appendix C – Site Plan Appendix D – Building Elevation Plans Appendix E – Landscape Plans "Original signed by Frank Quinn" "Original signed by J.L. (Jim) Rule" "Original signed by Adrian Kopystynski" "Original signed by Charles R. Goddard" for CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6926-2012 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. 6926-2012." 2. That parcel or tract of land and premises known and described as: Lot 1 Except: Part subdivided by Plan LMP20045; District Lot 222 Group 1 New Westminster District Plan 72179 and outlined in heavy black line on Map No. 1570 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to C-2 (Community Commercial). 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. 20 . READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . APPROVED by the Minister of Transportation this day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER Appendix B 20475 20484 20497 20680 20478 20537 20554 20459 20473 20492 20547 20630 20433 20436 20468 20490 20557 20611 20675 20452 20458 20461 20519 20528 20567 20580 20610 2049820491 20531 20625 20629 20445 20525 20522 20592 20483 20492 20505 20503 20577 118 AVE. 119 AVE. LOUGHEE D HWY. 206 ST. WALNUT CR. 6 A 1 2NWS 3141 Rem 5 7 LMP 20045 (LEASE PLAN) 4 16 P 86291 4 P 80213 6 P 75414 P 25311 803 P 77691 5 P 64073 17 1 2 1 2 RemLMP 46838 1 LMP 25177 P 77800 P 13954Pcl. 'One' P 72179 3 NWS 2745 2 Rem C 1 BCP 1643 4 2 NWS 2959 LMP 1703 P 9031 75 Rem *LMP 36563 3 3 Rem. 1 P 78869 NWS 3136 P 87086 1 3 15P 77691 3 1 P 69662 LMP 20045 P 75414 2 P 10201 P 75414 37752 (easement) RW 77801 LMP 33006 LMP 25181 RW 77448 RW 86292 LMP 25178 LMP 749 LMP 46837 LMP 20046 RW 79412 RW 77692 RW 69663 RW 75415 LMP 25179 LMP 32053 LMP 37751 (lease) RW 77692 RW 77448 BCP44492 EP 38535 EP 38535 LMP 25180 LMP 32054 0.569 LOUGHEED HWY. 118 AVE. ´ SCALE 1:2,000 MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: To: CS-1 (Service Commercial) C-2 (Community Commercial) 6926-2012 1570 District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 14, 2012 and Members of Council FILE NO: 2012-033-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 6912-2012 24189 124 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential). At this time the current application has been assessed to determine its compliance with the Official Community Plan with respect to the proposed land use only. Following First Reading, further information and associated applications as noted in this report will be submitted by the applicant to allow the proposal to be assessed fully and to proceed through the approval process. RECOMMENDATIONS: That Zone Amending Bylaw No. 6912-2012 be given First Reading; and; That the applicant provide further information as described on Schedule B of the Development Procedures Bylaw No. 5879 – 1999, and a subdivision application. DISCUSSION: a) Background Context: Applicant: Dan tenBrink Owner: Simone Hacquebard Legal Description: Lot: 46, Section: 22, Township: 12, Plan: 43885 OCP: Existing: Estate Suburban Residential Zoning: Existing: RS-3 (One Family Rural Residential) Proposed: RS-2 (One Family Suburban Residential) 1102 -2 -Surrounding Uses: North: Use: Single Family Residential Zone: RS-2 (One Family Suburban Residential) Designation: Estate Suburban Residential South: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Agricultural East: Use: Single Family Residential Zone: RS-2 (One Family Suburban Residential) Designation: Estate Suburban Residential West: Use: Single Family Residential Zone: RS-2 (One Family Suburban Residential) Designation: Estate Suburban Residential Existing Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential Site Area: 0.810 HA. (2 acres) Access: 124 Avenue Servicing requirement: Rural b) Site Characteristics: The site is located in the Academy Park neighbourhood. Land in the Agricultural Land Reserve (ALR) is adjacent to the site on the south side of 124 Avenue. Currently, there is a single family dwelling located on the site. The site is relatively flat, and predominantly forested with the exception of the existing dwelling and driveway location. Project Description: The applicant proposes to rezone the subject properties from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential), in support of a future subdivision into two single family lots no smaller than 0.4 hectares (1 acre) each. At this time, the current application has been assessed to determine its compliance with the Official Community Plan with respect to the proposed land use only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and a further report will be required prior to Second Reading. Such assessment may impact proposed lot boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require application for further development permits. -3 -c) Planning Analysis: Official Community Plan: The proposed rezoning to RS-2 (One Family Suburban Residential) is in accordance with the subject property’s designation as Estate Suburban Residential in the Official Community Plan (OCP). The portion of 124 Avenue adjacent to the subject site is identified as part of an existing multi-use trail in the OCP’s Long Term Multipurpose Trail Map, which serves as a general route that is to be preserved and maintained. Due to the site’s location adjacent to ALR land, an Agricultural Impact Assessment and Ground Water Impact Assessment will need to be provided, in accordance with the requirements of Section 6.2.2 of the Official Community Plan. Zoning Bylaw: The current application proposes to rezone the property located at 24189 124 Avenue from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential) to permit future subdivision into two single family lots. The existing home is proposed to be retained. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. Interdepartmental Implications: In order to advance the current application, after First Reading, comments and input will be sought from the various internal departments and external agencies, including those listed below: a) Engineering Department; b) Operations Department; c) Building Department; d) Fire Department; e) Parks Department. The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this evaluation will take place between First and Second Reading. d) Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedures Bylaw No. 5879 – 1999 as amended: 1. A complete Rezoning Application (Schedule B); 2. Subdivision Application. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. -4 -CONCLUSION: The development proposal is in compliance with the Official Community Plan with respect to land use, therefore, it is recommended that Council grant First Reading to Maple Ridge Zone Amending Bylaw No.6912-2012 subject to additional information being provided and assessed prior to Second Reading. The proposed layout has not been reviewed in relation to the relevant bylaws and regulations governing subdivision applications. Any subdivision layout provided is strictly preliminary and must be approved by the Approving Officer of the District of Maple Ridge. _______________________________________________ Prepared by: Amelia Bowden Planning Technician _______________________________________________ Approved by: Christine Carter, M.PL, MCIP Director of Planning _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services _______________________ ________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer AB/dp The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Zone Amending Bylaw 6912-2012 "Original signed by Charles R. Goddard" "Original signed by Frank Quinn" "Original signed by J.L. (Jim) Rule" "Original signed by Amelia Bowden" for APPENDIX A CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6912-2012 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. 6912-2012." 2. That parcel or tract of land and premises known and described as: Lot 46 Section 22 Township 12 New Westminster District Plan 43885 and outlined in heavy black line on Map No. 1564 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS-2 (One Family Suburban 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. 20 . READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER APPENDIX B 12440 12450 24180 24205 24107 24195 24190 24109 24110 24271 24155 24177 24221 12461 24150 24160 12487 24137 24240 12525 24280 24077 12445 24173 24189 24209 24307 24265 124 AVE. 125 AVE. 241 ST. 18 48 54 P 3118 2 1 2 2 B 56 Rem 64 2 3 46 LMP 12744 P 70798 *PP133 1 BCP 48079 1 Rem 13 EP 14903 B P 23912 62 2 A P 73144 P 69960 1 LMP 123 19 P 69960 BCP 46690 49 A P 72259 1 A BCP 28230 1 2 55 1 BCP 48080 BCP 28231 6.0 LMP 12745 RW 76399 LMP 6920 124 AVE. ´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDING Bylaw No. 6912-2012 Map No. 1564 From: RS-3 (One Family Rural Residential) To: RS-2 (One Family Suburban Residential) District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 14, 2012 and Members of Council FILE NO: 2012-034-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 6921-2012 12101 208 Street EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential). To proceed further with this application additional information is required as outlined below. RECOMMENDATIONS: In respect of Section 879 of the Local Government Act, requirement for consultation during the development or amendment of an Official Community Plan, Council must consider whether consultation is required with specifically: i. The Board of the Regional District in which the area covered by the plan is located, in the case of a Municipal Official Community Plan; ii. The Board of any Regional District that is adjacent to the area covered by the plan; iii. The Council of any municipality that is adjacent to the area covered by the plan; iv. First Nations; v. School District Boards, greater boards and improvements district boards; and vi. The Provincial and Federal Governments and their agencies. and in that regard it is recommended that no additional consultation be required in respect of this matter beyond the early posting of the proposed Official Community Plan amendments on the District's website, together with an invitation to the public to comment, and; That Zone Amending Bylaw No. 6921-2012 be given First Reading; and; That the applicant provide further information as described on Schedules A, C, D and F of the Development Procedures Bylaw No. 5879 – 1999. DISCUSSION: a) Background Context: Applicant: Bissky Architecture and Urban Design Inc. Owner: 0929304 B.C. LTD., INC. NO. 929304 Legal Description: Lot 6, DL 241 and 242. Gp 1, NWD Plan 24517 1103 -2 -OCP: Existing: Urban Residential, Conservation Zoning: Existing: RS-3 (One Family Rural Residential) Proposed: RM-1 (Townhouse Residential) Surrounding Uses: North: Use: Park, Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation Conservation, Urban Residential South: Use: Townhouse, Single Family Residential Zone: RM-1 (Townhouse Residential), RS-1 (One Family Urban Residential) Designation: Conservation, Urban Residential East: Use: Townhouse Zone: RM-1 (Townhouse Residential) Designation: Conservation, Urban Residential West: Use: Single Family Residential Zone: RS-1b Designation: Urban Residential Existing Use of Property: Single Family Residential Proposed Use of Property: Townhouse Site Area: 0.641 ha. (1.6ac.) Access: 208 Street Servicing requirement: Full Urban Standard b) Site Characteristics: The development site is located on the west side of the cul-de-sac of 208 Street, north of Dewdney Trunk Road. The property slopes down from a level area by the street to creeks on three sides. The sloped areas of the site have a significant number of trees. c) Project Description: The applicant is proposing a townhouse development on the relatively level area of the site with an on-site strata road from the cul-de-sac. Eight townhouse units are proposed in four duplex-style buildings. Road dedication would be required to complete the cul-de-sac bulb. The balance of the site would be dedicated as Park for protection of the environmentally sensitive areas. At this time the current application has been assessed to determine its compliance with the Official Community Plan and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and a further report will be required prior to Second Reading. Such assessment may impact proposed lot boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require application for further development permits. -3 -d) Planning Analysis: Official Community Plan: The proposed development is consistent with the Neighbourhood Residential Infill policies of the Urban Residential designation. The Conservation boundary will be amended to include all the environmentally sensitive areas on the site. The proposed development would be compatible with the townhouse site to the east and others in the area. Zoning Bylaw: The current application proposes to rezone the property located at 12101 208 Street from RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential) to permit approximately 8 townhouse units. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. Development Permits: Pursuant to Section 8.7 of the Official Community Plan, a Multi-Family Development Permit application is required to ensure the current proposal enhances existing neighbourhoods with compatible housing styles that meet diverse needs, and minimize potential conflicts with neighbouring land uses. Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development Permit application is required for all developments and building permits within 50 metres of the top of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. Advisory Design Panel: A Multi-Family Development Permit is required and must be reviewed by the Advisory Design Panel prior to Second Reading. Development Information Meeting: A Development Information Meeting is not required for developments of less than 25 units. e) Interdepartmental Implications: In order to advance the current application, after First Reading, comments and input, will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Operations Department; c) Fire Department; d) Parks Department; e) School District; and f) Ministry of Transportation. -4 -The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this evaluation will take place between First and Second Reading. f) Early and Ongoing Consultation: In respect of Section 879 of the Local Government Act for consultation during an Official Community Plan amendment, it is recommended that no additional consultation is required beyond the early posting of the proposed OCP amendments on the District’s website, together with an invitation to the public to comment. g) Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedures Bylaw No. 5879 – 1999 as amended: 1. An Official Community Plan Application (Schedule A); 2. A complete Rezoning Application (Schedule C); 3. Multi-Family Residential Development Permit Application (Schedule D); 4. Watercourse Protection Development Permit Application (Schedule F); The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. CONCLUSION: The development proposal is in compliance with the Official Community Plan, therefore, it is recommended that Council grant First Reading, subject to additional information being provided and assessed prior to Second Reading. It is recommended that Council not require any further additional OCP consultation. It is expected that once complete information is received, Maple Ridge Zone Amending Bylaw No. 6921-2012 will be amended and an Official Community Plan Amendment for Conservation boundary adjustment may be required. -5 -The proposed layout has not been reviewed in relation to the relevant bylaws and regulations governing subdivision applications. Any subdivision layout provided is strictly preliminary and must be approved by the District of Maple Ridge’s Approving Officer. _______________________________________________ Prepared by: Ann Edwards, CPT Senior Planning Technician ____________________ ___________________________ Approved by: Christine Carter, M.PL, MCIP Director of Planning _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Zone Amending Bylaw No. 6921-2012 Appendix C – Proposed Site Plan "Original signed by Ann Edwards" "Original signed by Frank Quinn" "Original signed by J.L. (Jim) Rule" "Original signed by Charles R. Goddard" for CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6921-2012 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. 6921-2012." 2. That parcel or tract of land and premises known and described as: Lot 6 District Lots 241 and 242 Group 1 New Westminster District Plan 24517 and outlined in heavy black line on Map No. 1568 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RM-1 (Townhouse 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. 20 . READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . APPROVED by the Minister of Transportation this day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER Appendix B 20677 20701 12179 1213412070 12045 20804 20885 20897 20888 12030 20655 12206 12210 12015 12044 20820 20888 20904 1201020656 20686 12131 1215720705 1217012122 12053 12072 12163 12187 12209 12174 12220 20841 20880 20884 20902 20635 206 5520665 20668 20676 20699 12145 12169 12111 12114 12020 20796 12025 12050 12080 20835 20844 20674 12209 12119 12025 12194 12024 20825 12196 20868 20886 20903 12004 12016 20675 20660 2069520673 12203 12075 20709 12146 12200 12079 12088 20832 12024 20645 12048 12052 20662 20685 20668 20685 20664 20669 20672 12199 12182 12098 12014 12034 12060 12186 20856 12020 12062 20665 20691 12193 12158 12088 20790 12037 12065 12101 12201 12217 12108 20892 207 A ST. 208 ST. 120 A AVE. CRES. 120 B 206 B ST. 120 B AVE. 207 A ST. 30 1 616 15 21 2 12 23 P 72978 P 73290 LMP 31287 9 P 53475 45 A 1 19 of A 1 P 7 2978 17 29 7 P 70271 4 P 73290 P 19087 9 P 23063 LMS 753 LMP 4151 4 P 86477E 1/2 EP 14385 188 P 72978 3 5 11 32 P 73290 15 7 LMS 431 25 30 336 LMP 39093 P 18811 6 13 68 21 P 9212 19 28 P 72978 9 13 P 73290 3 5 28 22 P 73290 P 24517 P 65204 Rem 13 12 8 78 16 LMP 4151 P 63453 EP 12270 3 P 50734 418 14 27 13 24 14 P 732901 27 19 335 PARK W 1/2 of A 4 31 2 268 9 P 72978 8 2 6 2926 23 20 18 17 BCS 1311 51 P 24517 3 LMS 4067 14 LMS 1 22 5 PARK 5 1 22 NWS 2686 10 12 NWS 2566 6 P 54659 117 Rem 2 228 P 19087 2P 86477 6 187 20 P 72978 25 10 P 73290 11 16 P 73290 24 21 NWS 2582 P 73290 PARK 10 P 24517 P 19087 P 45046 15 12 P 23063 111 47 2 69 PARK 3 EP 72979 EP 78607 LMP 4152 LMP 1628 EP 73132 RW 72980 EP 88221 EP 46757 LMP 5263 LMP 9073 EP 72979 RW 18394 RW 86795 LMP 4231 LMP 1286 RW 18394 EP 73292 EP 72352 RW 76310 LMP 1286 LMP 1628 EP 72979 EP 73292 EP 73291 EP 73291 EP 73292 LMP 5047 RW 76697 LMP 9074 RW 22050 EP 72979 EP 73291 LMP 39094 LMP 1286 EP 88077 BCP 27186 EP 73132 EP 73291 RW 72980 EP 73292 EP 67161 RW 22050 EP 87299 SKILLEN ST. WICKLUND AVE. ´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: To: RS-3 (One Family Rural Residential) RM-1 (Townhouse Residential) 6921-2012 1568 District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 14, 2012 and Members of Council FILE NO: 2012-038-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 6924-2012 12142, 12170, 12140 203 Street EXECUTIVE SUMMARY: An application has been received to rezone the subject property to accommodate 4 single family lots from P-2 (Special Institutional) to R-1 (Residential District) and a portion of the future road from R-1 (Residential District) to P-2 (Special Institutional) to link with the existing Haney-Pitt Meadows Christian School. To proceed further with this application additional information is required as outlined below. RECOMMENDATIONS: In respect to Section 879 of the Local Government Act, requirement for consultation during the development or amendment of an Official Community Plan, Council must consider whether consultation is required with specifically: 1. The Board of the Regional District in which the area covered by the place is located, in the case of a Municipal Official Community Plan; 2. The Board of any Regional District that is adjacent to the area covered by the plan; 3. The Council of any municipality that is adjacent to the area covered by the plan; 4. First Nations; 5. School District Boards, Greater Boards and Improvement District Boards; and 6. The Provincial and Federal Governments and their agencies. And in that regard it is recommended that no additional consultation be required in respect of this matter beyond the early posting of the proposed Official Community Plan amendments on the District’s website, together with an invitation to the public to comment, and That Zone Amending Bylaw No. 6924-2012 be given First Reading; and That the applicant provides further rezoning and OCP information as described on Schedule B of the Development Procedures Bylaw No. 5879 – 1999 and a subdivision application with its required supporting documentation. DISCUSSION: a) Background Context: Applicant: Haney Pitt Meadows Christian School Association Owner: Haney-Pitt Meadows Christian School Association 1104 -2 -Legal Description: D.L.: 241, Plan: 4921 Lot: 1, D.L.: 241, Plan: 4921 Lot: 1, D.L.: 241, Plan: 69727 OCP: Existing: Institutional and Residential Zoning: Existing: P-2 (Special Institutional), R-1 (Residential District) Proposed: R-1 (Residential District), P-2 (Special Institutional), Surrounding Uses: North: Use: Park Zone: RS-1b, RS-1, RS-3 Designation Park South: Use: Single Family Residential Zone: RS-1b Designation: Urban Residential East: Use: Elementary School Zone: P-1 Designation: Institutional West: Use: Single Family Residential Zone: RS-1, RS-1b Designation: Urban Residential Existing Use of Property: Institutional Proposed Use of Property: Institutional, 4 single family lots Site Area: 1.770 HA. (4.37 acres) Access: 204 B Street Servicing requirement: Urban Standard b) Project Description: The applicant is seeking to rezone and subdivide four (4) single family lots from the Haney-Pitt Meadows Christian Association school site. The Christian School Association recently zoned the land they own west of their school site and is completing an 18 lot subdivision. The current application seeks to regain some lots lost due to the need to alter the overall street/lot pattern on the site to accommodate a grave. The existence of the grave required the need to adjust the recently adopted zoning boundaries on the school property. The applicant was aware of this problem but preferred to complete the original rezoning application and then adjust it with a second application rather than delay the entire project. The grave will now remain on the school site rather than within the road right-of-way by locating the road westward on the site. This adjustment will require the rezoning of a 1,642.5 sq m (17, 680 sq. ft.) portion of the school site from P-2 (Special Institutional) to R-1 (Residential District) to accommodate 4 lots and a small portion of 204 B Street from R-1 (residential District) to P-2 (Special Institutional). At this time the current application has been assessed to determine its compliance with the Official Community Plan and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and a further report will be required prior to Second Reading. Such assessment may impact proposed lot boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require application for further development permits. -3 -c) Planning Analysis: Official Community Plan: The site is designated Special Institutional (P-2) with a portion of the future fronting road (204 B street) designated Residential District (R-1). These designations will have to be adjusted at Second Reading to conform to the future subdivision and zoning boundaries once fully determined. Zoning Bylaw: The current application proposes to reconfigure the existing rezoning boundaries (P-2 (Special Institutional) and R-1 (Residential District)) on the eastern portion of the properties located at 12142, 12170 and 12140 203 Street to accommodate a consolidated school site and 4 residential lots. Any variations from the requirements of the zones will require a Development Variance Permit application. At this time no variances are expected. Development Permits: This site is not subject to any development permit application.. Development Information Meeting: A Development Information Meeting is not required for this application. d) Interdepartmental Implications: In order to advance the current application, after First Reading, comments and input, will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Operations Department; c) Fire Department; d) Parks Department; The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this evaluation will take place between First and Second Reading. e) Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedures Bylaw No. 5879 – 1999 as amended: 1. An Official Community Plan Application (Schedule A); 2. A complete Rezoning Application (Schedule B or Schedule C); 3. Subdivision Application, as per attached requirements. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. -4 -CONCLUSION: The development proposal seeks a small amendment to the Official Community Plan to rationalize the Haney-Pitt Meadows Christian School site within a residential subdivision of their site fronting 203 Street. It is recommended that Council grant First Reading subject to additional information being provided and assessed prior to Second Reading. It is expected that once complete information is received, Maple Ridge Zone Amending Bylaw No.6924-2012 will be amended and an Official Community Plan Amendment Bylaw will be introduced. . The proposed layout has not been reviewed in relation to the relevant bylaws and regulations governing subdivision applications. Any subdivision layout provided is strictly preliminary and must be approved by the District of Maple Ridge’s Approving Officer. _______________________________________________ Prepared by: Charles R Goddard BA MA Manager of Development and Environmental Services _______________________________________________ Approved by: Christine Carter, M.PL, MCIP Director of Planning _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Zone Amending Bylaw No. 6924-2012 Appendix C – Draft Subdivision Plan "Original signed by Charles R. Goddard" for "Original signed by Charles R. Goddard" "Original signed by Frank Quinn" "Original signed by J.L. (Jim) Rule" CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6924-2012 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. 6924-2012." 2. Those parcels or tracts of land and premises known and described as: Parcel “2” (Reference Plan 17121) of Parcel “B” (Reference Plan 16630) Lot 1 District Lot 241 Group 1 New Westminster District Plan 4921 Parcel “A” (Explanatory Plan 11166) Lot 1 Except: Firstly: Parcel B (Explanatory Plan 16630) and Secondly: Part subdivided by Plan 69727, District Lot 241 Group 1 New Westminster District Plan 4921 Lot 1 District Lot 241 Group 1 New Westminster District Plan 69727 and outlined in heavy black line on Map No.1569 a copy of which is attached hereto and forms part of this Bylaw, are 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. 20 . READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . APPROVED by the Minister of Transportation this day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER APPENDIX B 20337 20281 20285 12253 1225212110 20436 12075 1207920453 12080 20462 12068 20475 12045 20495 20525 12031 12235 12025 12140 20410 20407 20421 20430 20456 12066 1207020490 20485 20516 12030 20515 20280 12187 12217 20383 20424 20448 12071 20445 20508 12012 12066 12239 12105 20377 20431 12087 20442 12067 20470 20505 20513 20505 12010 1203820558 20275 20298 1222712065 1224612122 20390 12249 20389 20401 20420 20413 12083 20456 20485 20475 12035 20537 20535 12245 20284 12195 12111 12142 12170 20382 20387 20398 20397 20430 20399 20419 20425 20440 20441 12065 20465 20472 20495 20498 12015 12025 20522 20534 20529 20542 12052 12026 20570 20325 20300 12201 1220912119 12125 20299 20375 20395 20418 20468 20480 20465 205 17 20523 20529 20530 20545 20571 20576 20575 12175 12092 12255 20409 20455 12020 20514 12040 20545 20555 20569 203 ST. DEWDNEY TRUNK ROAD 205 ST. 204B ST. 205 A ST. 205 B ST. 122 AVE. 122 AVE. 120B AVE. 121 B AVE. P 71907 31 57 P 72589 LMP 10897 13 45 N P 18526 5 M G 2 13 22 25 LMP 569112 LMP 27744 2815 2 LMP 6473 7 16 P 18612 P 72496 54 P 73569 5 Rem M 61 44 1 L 17 LMP 5691 12 10 LMP 1278 13 11 3 7 21 3 17 18 36 35 A P 18612 P 73569 LMP 27299 P 41572 P 832377 H 18 I19 23 1 LMP 1278 2920 86 5 48 1 C 38 37 44 E 14 Rem 1 P 22101 8 7 13 6 14 12426 1122 P 30472 LMP 12426 229 L J 45 59 P 33111 3 1 4 15 17 9 18 16 4 24P 69727 14 2346 24 49 34 P 71910 KG 43 6 12 22 19 LMP 1593 208 J 15 14RP 17121 12 6 26 2 LMP 6473 10 P 54677 14 P 74873 H 1 P 41572 F P 18526EP 11166 Rem A 6 LMP 35108 9LMP 35108 BCS 1092 11 59 LMP 578 9 27 19 4 15 LMP 12426 46 28P 72589 30 58 P 7356960 7 LMP 1593 D 16 K 10 11 5 1 4 101 LMP 5691 8 LMP 1 9 P 57819 25 LMP 1280 RW 83 136 EP 77362A EP 69207 EP 69207 BCP 41029 EP 71906 LMP 1594 RW 15298 LMP 1594 LMP 5692 EP 76063 RW 80491 LMP 25934 LMP 5692 EP 23007 RP 69729 LMP 322 67 LMP 6474 EP 80908 LMP 1279 RW 18394 121 AVE. 203 ST. ´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: To: P-2 (Special Institutional) R-1 (Residential District) 6924-2012 1569 R-1 (Residential District) P-2 (Special Institutional) District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 14, 2012 and Members of Council FILE NO: 2012-040-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 6919-2012 10412, 10450, 10500 and 10501 Jackson Road and PID 010-396-977 EXECUTIVE SUMMARY: An application has been received to rezone the subject properties from RS-3 (One Family Rural Residential), A-2 (Upland Agricultural) and RS-2 (One Family Suburban Residential) to R-3 (Special Amenity Residential District) and RS-1b (One Family Urban (Medium Density) Residential). To proceed further with this application additional information is required as outlined below. RECOMMENDATIONS: In respect of Section 879 of the Local Government Act, requirement for consultation during the development or amendment of an Official Community Plan, Council must consider whether consultation is required with specifically: i. The Board of the Regional District in which the area covered by the plan is located, in the case of a Municipal Official Community Plan; ii. The Board of any Regional District that is adjacent to the area covered by the plan; iii. The Council of any municipality that is adjacent to the area covered by the plan; iv. First Nations; v. School District Boards, greater boards and improvements district boards; and vi. The Provincial and Federal Governments and their agencies. and in that regard it is recommended that no additional consultation be required in respect of this matter beyond the early posting of the proposed Official Community Plan amendments on the District's website, together with an invitation to the public to comment, and; That Zone Amending Bylaw No. 6919-2012 be given First Reading; and; That the applicant provide further information as described on Schedules A, C, G of the Development Procedures Bylaw No. 5879 – 1999, along with the information required for an Intensive Residential Development Permit and a Subdivision application. DISCUSSION: a) Background Context: Applicant: Morningstar Homes Ltd. Owners: Allard Contractors Ltd (Inc No. 50416); Westwood Gravel Ltd (Inc No. 456231); and Montcalm Aggresgates Ltd (Inc No. 92144) 1105 -2 -Legal Description: Lot 1, except part subdivided by Plan 42419, Section 10, Township 12, NWD Plan 12923; Lot 2, Section 10, Township 12, NWD Plan 12923; Lot 12, Section 10, Township 12, NWD Plan 42419; Lot 8, Section 10, Township 12, NWD Plan 18280; and Lot 1, Section 10, Township 12, NWD Plan 72103 OCP: Existing: Medium Density Residential, and Low/Medium Density Residential Zoning: Existing: RS-3 (One Family Rural Residential), A-2 (Upland Agricultural), RS-2 (One Family Suburban Residential) Proposed: R-3 (Special Amenity Residential District) RS-1b (One Family Urban (Medium Density) Residential) Surrounding Uses: North: Use: Single Family Residential Zone: R-3 (Special Amenity Residential District) Designation Medium Density Residential, and Low/Medium Density Residential South: Use: Single Family Residential Zone: R-1 (Residential District) Designation: Medium Density Residential, Conservation East: Use: Proposed Townhouses, Vacant Zone: RM-1 (Townhouse Residential), A-2 (Upland Agricultural) Designation: Medium Density Residential, Conservation West: Use: Single Family Residential Zone: RS-2 (Suburban Residential), and a portion under application for RS-1b (One Family Urban (Medium Density) Residential Designation: Low/Medium Density Residential Existing Use of Property: Inactive Gravel Extraction site Proposed Use of Property: Single Family Residential Site Area: 8.6 ha (21.3 ac) Access: Jackson Road, 104 Avenue, 105A Avenue, Robertson Street Servicing requirement: Full Urban Standard b) Site Characteristics: The development site is located on both sides of Jackson Road on the north side of 104 Avenue and it has been used for gravel extraction for many years. As a result, the topography of the site has changed significantly over the years, and further regrading will be required to enable the proposed development. -3 -c) Project Description: The applicant is proposing to rezone the lands on the west side of Jackson Road to RS-1b (One Family Urban (Medium Density) Residential and to rezone the lands on the east side to R-3 (Special Amenity Residential District). The proposed lot sizes and road patterns would be compatible with the adjacent land development patterns. At this time the current application has been assessed to determine its compliance with the Official Community Plan and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and a further report will be required prior to Second Reading. Such assessment may impact proposed lot boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require application for further development permits. d) Planning Analysis: Official Community Plan: The development site is located within the Albion Area Plan and is currently designated Low/Medium Density Residential on the west side and Medium Density Residential on the east side of Jackson Road. The proposed development is consistent with these land use designations. The southeast corner of the development site is currently designated Low/Medium Density Residential, but the area has some steep slopes and it is anticipated that this area will be designated as Conservation. Zoning Bylaw: The current application proposes to rezone the properties from RS-3 (One Family Rural Residential), A-2 (Upland Agricultural) and RS-2 (One Family Suburban Residential) to R-3 (Special Amenity Residential District) and RS-1b (One Family Urban (Medium Density) Residential) to permit subdivision of the site into approximately 162 residential lots. The lands on the west side of Jackson Road would be zoned RS-1b (One Family Urban (Medium Density) Residential) and the lands to the east would be zoned R-3 (Special Amenity Residential District). Any variations from the requirements of the proposed zone will require a Development Variance Permit application. Development Permits: Pursuant to Section 8.8 of the Official Community Plan, an Intensive Residential Development Permit application is required for the R-3 (Special Amenity Residential District) zoned lots to ensure the current proposal provides emphasis on high standards in aesthetics and quality of the built environment, while protecting important qualities of the natural environment. Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit application is required for all development and subdivision activity to ensure the preservation, protection, restoration and enhancement for the natural environment and for development that is protected from hazardous conditions for;  All areas designated Conservation on Schedule “B” or all areas within 50 metres of an area designated Conservation on Schedule “B”, or on Figures 2, 3 and 4 in the Silver Valley Area Plan; -4 - All lands with an average natural slope of greater than 15 percent;  All floodplain areas and forest lands identified on Natural Features Schedule “C” to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. Development Information Meeting: A Development Information Meeting is required for this application. Prior to Second Reading the applicant is required to host a Development Information Meeting in accordance with Council Policy 6.20. e) Interdepartmental Implications: In order to advance the current application, after First Reading, comments and input, will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Operations Department; c) Fire Department; d) Parks Department; e) School District; and f) Ministry of Environment The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this evaluation will take place between First and Second Reading. f) Early and Ongoing Consultation: In respect of Section 879 of the Local Government Act for consultation during an Official Community Plan amendment, it is recommended that no additional consultation is required beyond the early posting of the proposed OCP amendments on the District’s website, together with an invitation to the public to comment. g) Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedures Bylaw No. 5879 – 1999 as amended: 1. An Official Community Plan Application (Schedule A); 2. A complete Rezoning Application (Schedule C); 3. Natural Features Development Permit Application (Schedule G); 4. Intensive Residential Development Permit Application; and 5. Subdivision Application. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. -5 -CONCLUSION: The development proposal is in compliance with the policies of the Official Community Plan, however, justification has been provided to support an Official Community Plan amendment to provide for a Conservation designation in the southeast corner. It is, therefore, recommended that Council grant First Reading subject to additional information being provided and assessed prior to Second Reading. It is also recommended that Council not require any additional consultation. The proposed layout has not been reviewed in relation to the relevant bylaws and regulations governing subdivision applications. Any subdivision layout provided is strictly preliminary and must be approved by the District of Maple Ridge’s Approving Officer. _______________________________________________ Prepared by: Ann Edwards, CPT Senior Planning Technician _______________________________________________ Approved by: Christine Carter, M.PL, MCIP Director of Planning _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services ___________________ ____________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer AE/The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Zone Amending Bylaw 6919-2012 Appendix C – Proposed Subdivision Plans "Original signed by Charles R. Goddard" for "Original signed by Anne Edwards" "Original signed by Frank Quinn" "Original signed by J.L. (Jim) Rule" CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6919-2012 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. 6919-2012." 2. Those parcels or tracts of land and premises known and described as: Lot 1 Except: Part Subdivided by Plan 42419; Section 10 Township 12 New Westminster District Plan 12923 Lot 12 Section 10 Township 12 New Westminster District Plan 42419 Lot 2 Section 10 Township 12 New Westminster District Plan 12923 Lot 8 Section 10 Township 12 New Westminster District Plan 18280 Lot 1 Section 10 Township 12 New Westminster District Plan 72103 and outlined in heavy black line on Map No. 1567 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to R-3 (Special Amenity Residential District), RS-1b (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. 20 . READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER APPENDIX B 10529 10579 24570 10578 24580 24650 24710 24708 10556 10555 10559 10571 10573 10568 10480 10550 10585 10441 10583 24596 24606 246 32 10386 24659 10501 10500 24687 10540 10566 24732 10541 10577 10560 10 572 10543 10553 10582 24589 104 12 24667 24675 24678 24701 24700 10356 10619 10392 10546 24767 10530 10356 10366 10390 24695 24723 10570 10576 10 606 10565 10578 10565 10591 10470 10372 10375 24686 24707 10546 24726 10605 10 561 10581 24775 10563 10379 10640 10543 24590 24602 10360 10393 24670 246 83 24676 24702 10536 105 58 10580 10613 10368 10380 10536 10552 24793 10587 10455 104 69 10481 24 560 10588 10381 10387 24669 24677 24682 24692 1053 0 24715 10531 10386 10567 10556 24781 24787 10391 10570 10378 10396 10357 10363 10369 24698 24716 105 62 10601 10362 10551 10374 10540 245 B ST. 106 AVE. 105 A AVE. 106 AVE. 103 B AVE. 104 AVE. JACKSON RD. ROBERTSON ST. JACKSON RD. 1 P 72100 5453 1 6 103 97 147 1112 10814 37 Ptn of 23 P 7 5957 BCP 14851 9 86 35 33 29 84 51 49 P 75957 90 91 105 12 100 14822 2120112 17 Rem 1 38 28 BCP 36341 10 8 48 P 72103 93 BCP 23574 96 2 98 8 BCP 36341 BCP 23 574 110 19 16 13 P 18280 4 5 4 88 28 50 102 BCP 363414 9 P 12923 107 2526 N 1/2 of SE 1/4 52 1 67 24 27 11 33 BCP 36341 BCP 36341 3 16 P 75957 P 18280 3432 55 P 42 41 9 Rem. 83 94 23 BCP 26096 11 106 15 35 32 43 2 17 7 87 30 8 3 5 10922 12 39 2930 SK 6504F 24 41 31 44 42 3 15 P 72100 18 BCP 17976 85 31 89 92 104 10195 99 10 P 1 2923 18 *PP023 36 4034 BCP 17980 BCP 17977 BCP 26098 BCP 17023 BCP17979 BCP 29 52 2 BCP 29522 RW 75958 RW 76098 BCP 17388 BCP 17977 BCP 39 484 BCP 39484 BCP 39484 NWP39911 RW 72102 BC P 39484 BCP 39484 RW 75958 RW 75958 BCP 26097 BCP 17979 JACKSON RD. 106 AVE. 248 ST. 104 AVE.´ SCALE 1:2,939 MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: To: RS-3 (One Family Rural Residential), A-2 (Upland Agricultural) RS-2 (One Family Suburban Residential) R-3 (Special Amenity Residential District RS-1b (One Family (Medium Density) Residential) 6919-2012 1567 District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 14, 2012 and Members of Council FILE NO: 2012-047-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 6927-2012 22577, 22569 , 22557 Royal Crescent and 11771 226 Street EXECUTIVE SUMMARY: An application has been received to rezone the subject properties from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment Residential) to allow for future construction of a five storey apartment building. At this time the current application has been assessed to determine its compliance with the Official Community Plan with respect to the proposed land use only. Following First Reading, further information and associated applications as noted in this report will be submitted by the applicant to allow the proposal to be assessed fully and to proceed through the approval process. RECOMMENDATIONS: That Zone Amending Bylaw No. 6927-2012 be given First Reading; and; That the applicant provide further information as described on Schedules C and D of the Development Procedures Bylaw No. 5879 – 1999. DISCUSSION: a) Background Context: Applicant: 625536 B.C. LTD. Mohinder Gosal Owners: Gurbhawan and Karminder Grewal Gurjeet Johal Mukhpal and Iqbal Sangha Simranjeet Sekhon Legal Descriptions: Lot 9, D.L.:401, Group 1, NWD Plan 4769 Parcel A (Explanatory Plan 8125) Lot 8, D.L 401, Group 1, NWD Plan 4769 Lot D, D.L. 401, Group 1, NWD Plan 21162 Lot 8 Except Parcel “A” ( Explanatory Plan 8125) D.L 401, Group 1, NWD Plan 4769 1106 -2 -OCP: Existing: Low-Rise Apartment Zoning: Existing: RS-1 (One Family Urban Residential) Proposed: RM-2 (Medium Density Apartment Residential) Surrounding Uses: North: Use: Commercial Zone: C-3 (Town Centre Commercial) Designation: Town Centre Commercial South: Use: Multi-Family Residential, Single Family Residential Zone: RS-1 (One Family Urban Residential), RM-3 (High Density Apartment), Designation: Ground Oriented Multi-Family East: Use: Congregate Care (Residential) Zone: LUC (Land Use Contract) Designation: Low-Rise Apartment West: Use: Multi-Family Residential Zone: RM-2 (Medium Density Apartment) Designation: Low-Rise Apartment Existing Use of Property: Vacant, Single Family Residential Proposed Use of Property: Multi-Family Residential Site Area: 0.28 HA (0.7 acres) Access: Royal Crescent Lane Servicing requirement: Urban Standard b) Site Characteristics: The development site is comprised of four properties located in the South of Lougheed (SOLO) Precinct in the Town Centre Area. Two of the four properties are currently vacant with some trees and vegetation. The remaining properties are currently residential with single family dwellings. The development site is relatively flat with low environmental sensitivity. c) Project Description: The applicant proposes to rezone the subject sites to allow for future construction of a five storey wood frame apartment building with underground parking. Parking will be accessed via the existing lane. The majority of dwelling units will have two bedrooms, with a small portion of one and three bedroom units. The development site is located within Sub Area 1 of the Town Centre Are Incentive Program, and meets the conditions to be included in the program. At this time the current application has been assessed to determine its compliance with the Official Community Plan and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and a further report will be required prior to Second Reading. Such assessment may impact proposed lot boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require application for further development permits. -3 -d) Planning Analysis: Official Community Plan: The properties are designated Low-Rise Apartment and are subject to the policies of the Town Centre Area Plan. The Low-Rise Apartment designation is intended for development in a three to five storey apartment form where units are accessed from an internal corridor and residential parking is provided underground. The RM-2 (Medium Density Apartment Residential) zone is consistent with this designation. Zoning Bylaw: The current application proposes to rezone the properties located at 22577,22569, and 22557 Royal Crescent and 11771 226 Street from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment Residential) to permit construction of a five storey 48 unit apartment building. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. Development Permits: Pursuant to Section 8.11 of the Official Community Plan, a Town Centre Development Permit application is required for all multifamily residential, flexible mixed use and commercial development located in the Town Centre. Advisory Design Panel: A Town Centre Development Permit is required and must be reviewed by the Advisory Design Panel prior to Second Reading. Development Information Meeting: A Development Information Meeting is required for this application. Prior to Second Reading the applicant is required to host a Development Information Meeting in accordance with Council Policy 6.20. d) Interdepartmental Implications: In order to advance the current application, after First Reading, comments and input, will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Operations Department; c) Building Department; d) Fire Department; e) Parks Department; f) Ministry of Transportation. The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and departments not listed above. -4 -This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this evaluation will take place between First and Second Reading. e) Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedures Bylaw No. 5879 – 1999 as amended: 1. A complete Rezoning Application (Schedule C); 2. Multi-Family Residential Development Permit Application (Schedule D); The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. CONCLUSION: The development proposal is in compliance with the Official Community Plan, therefore, it is recommended that Council grant First Reading subject to additional information being provided and assessed prior to Second Reading. _______________________________________________ Prepared by: Amelia Bowden Planning Technician _______________________________________________ Approved by: Christine Carter, M.PL, MCIP Director of Planning _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer AB/dp The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Zone Amending Bylaw No. 6927-2012 "Original signed by Charles R. Goddard" for "Original signed by Amelia Bowden" "Original signed by Frank Quinn" "Original signed by J.L. (Jim) Rule" CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6927-2012 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. 6927-2012." 2. Those parcels or tracts of land and premises known and described as: Lot 8 Except: Parcel “A” (Explanatory Plan 8215); District Lot 401 Group 1 New Westminster District Plan 4769 Parcel “A” (Explanatory Plan 8215) Lot 8 District Lot 401 Group 1 New Westminster District Plan 4769 Lot 9 District Lot 401 Group 1 New Westminster District Plan 4769 Lot “D” District Lot 401 Group 1 New Westminster District Plan 21162 and outlined in heavy black line on Map No. 1571 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RM-2 (Medium Density Apartment 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. 20 . READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . APPROVED by the Minister of Transportation this day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER Appendix B 11759/61 22461 11667 11715 11735 22516 11900 22525 22529 22569 22570 11771 11857 22466 22471/85 11698 22531 22533 22575 22596 1169822612 22639 11889 11844 11771 11688 22464 11767 11656 11692 11724 05/07/09 22527 22529 22534 22538/42 22535/37 22544/46 22550 22554/58 22581 22611 22615 22647 22661 11695 11850 22490 11697 11771 11742 22515 22527 22541 22557 22532 22602 11862 22624/26 22625 22633 22692 11770 11681 11683 62/64/66 11668 11686 22535 22565 22530 22537 22580 11837 11778 22621 22641 22710 22471 11825 22528/30 22521 22522 22524 22556 11675 11711 22504 11662 11674 22503 22522 22523 22548 22535 22588 22577 11834 22632 11869 11876 11685 Zellers 22456 11760 11680 Haney Place Mall 22526 22 528 22564/68 11858 NORTH AVENUE 226 ST. SELKIRK AVE. 225 ST. SELKIRK AVE. LOUGHEED HWY. 227 STREET 225 ST. 226 ST. 118 A AVE. LOUGHEED HIGHWAY LANE SELKIRK AVE. LANE 227 STREET FRASER ST. BRICKWOOD CLOSE ROYAL CRES. ROYAL CRES. 5 BCS 1620 '1' E 106' P 8641 3 16 18 21 A12 A P 18056 17 *LMP 21534 3 DP 5414 P 4202 *LMP38099 PclEP 8383 Rem 3 63 P 63225 Rem. 58 2 14 12 28 P 10091 229 8 P 18056 22 P 9190 BCP 44924 A 1 Rem. P 8658 C RP 68557 C P 5194 9 B N 1/2 2 Rem P 8641 P 43090 P 41490 7 P 70416 P 48518 P 77953 151 182Plan 4834 P 65452 27 4 A E P 4769 10 7 13 Rem. 1 Rem. 23 56 PARK PARK A 7 193 4 P 4769 6 P 70416 E D EP 8215 REM. 15 BCP 44924 P 6524 P 9800 6 P 8181 P 19374 1 19 19 P 21162 79 24 6 15 PARK *PP085 P 8615 18 A B2 P 12445 10 3 Rem. of 3 3 92 1 14 P 6599713 13 26 20 W 3 25 5 P 4834 BCP 8886 P 9819 EP 11970 16 1 P 12503 1 P 12445 P 9800 P 24524 8215 1 P 4769P 4769 P 8615 C7 P 4769 23 11 PARK P 8615 P 13017 16 21 19 NWS 2977 LMP 19737 BCP 22107 RW 79939 EP 10459 1 P 19374 P 6645 P 71022 'A' 2 LMS 715 P 937251 17 NWS 2316 70 1 W P 8615 BCP 22107 14 EPP 12098B 2 BCP 44924 20 P 76002 P 9236 BCP 44924 LMP 19737 LMP 9820 LMP 12816 EP 64018 RW 61238 RW 61238 EP 63801 BCP44925 RW 77641 BCP 9285 EP 70417 BCP 9286 EPP 14312 BCP44926 LMP 9307 EP 70417 BCP 9286 LMP 46994 RP 63699 LMP 31454&EP 70417 EP 65137 ´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: To: RS-1 (One Family Urban Residential) RM-2 (Medium Density Apartment Residential) 6927-2012 1571 District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 14, 2012 and Members of Council FILE NO: 2011-065-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No. 6843-2011 Second Reading Maple Ridge Zone Amending Bylaw No.6844-2011 24426 102 Avenue EXECUTIVE SUMMARY: On July 26, 2011, Council gave first reading to rezone the subject property from RS-3 (One Family Rural Residential) to R-3 (Special Amenity Residential District), to permit a residential subdivision or about 30 lots and parkland. The subject property is identified as a “starred property” on Schedule B of the Official Community Plan. The purpose of designating the property this way was to signal the intent to include it in the Urban Area Boundary subject to it being removed from Metro Vancouver’s Green Zone. On October 24, 2008 Metro Vancouver Board resolved to retain this property within the Green Zone. However, on July 29, 2011, the Metro Vancouver Board adopted the Regional Growth Strategy which included this property within the Urban Containment Area of the Regional Growth Strategy. The property needs to be included in Metro Vancouver Fraser Sewerage Area Boundary. This application requires an Official Community Plan amendment for the following reasons:  to include the subject site within the Urban Area Boundary;  to change the designation to Urban Residential and Conservation from Agricultural; and;  to remove the “starred property” designation from the subject site. RECOMMENDATIONS: 1. 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. 6843-2011 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; 1107 -2 -2. That Maple Ridge Official Community Plan Amending Bylaw No. 6843-2011 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6843-2011 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Maple Ridge Official Community Plan Amending Bylaw No. 6843-2011 be given First and Second Reading and be forwarded to Public Hearing; 5. That Zone Amending Bylaw No. 6844-2011 be given Second Reading and be forwarded to Public Hearing; and 6. That the following term(s) and condition(s) be met prior to final reading. i. Approval from the Ministry of Transportation; ii. Inclusion of the site into the GVSDD Fraser Sewerage Area; iii. Satisfactory resolution of design, maintenance requirements, maintenance agreement, and receipt of security from the applicant for the total cost of the storm water drainage as proposed by the applicant on District Lands (Lower Jackson Farm); iv. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; v. Amendment to Schedule "B" & “C” of the Official Community Plan; vi. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; vii. Road and park dedication as required; viii. Removal of the existing building/s; ix. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations. x. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the property owner will provide a Site Profile for the subject land(s). -3 -DISCUSSION: a) Background Context: Applicant: D K Bowins & Associates Inc. Owner: Michael S. McBride Legal Description: Lot A, Section 3, Township 12, New Westminster District Plan 8296 OCP: Existing: Agricultural Proposed: (Albion Area Plan) Medium Density Residential, Conservation Zoning: Existing: RS-3 (One Family Rural Residential) Proposed: R-3 (Special Amenity Residential District) Surrounding Uses: North: Use: Albion Park Zone: P-1 (Park and School) Designation Park South: Use: Park (Lower Jackson Farm) Zone: RS-3 (One Family Rural Residential) Designation: Agriculture East: Use: Park (Lower Jackson Farm) Zone: RS-3 (One Family Rural Residential) Designation: Agriculture West: Use: Single Family Residential Zone: R-3 (Special Amenity Residential District) Designation: Medium Density Residential Existing Use of Property: Single Family Rural Residential Proposed Use of Property: Single Family Residential Site Area: 1.272 ha. (3.1 ac) Access: 244 Street Servicing requirement: Full Urban Companion Applications: 2011-065-SD, 2011-065-VP and 2012-041-DP -4 -b) Project Description: The applicant has submitted a proposal to rezone the property from RS-3 (One Family Rural Residential) to R-3 (Special Amenity Residential District) to allow the land to be subdivided into about 30 lots. A new road is proposed across the bottom of the lot from 244 Street and continuing along the east property line. All the lots will have driveway access from rear lanes. An area of about 405 m2 on 244 Street will be dedicated as park for creek protection, and 690 m2 along the eastern and southern boundary will be dedicated as park to provide a landscaped buffer between the development and the adjacent Jackson Farm park lands. The site is located at the southeast corner of 102 Avenue and 244 Street, adjacent to Lower Jackson Farm which abuts the site to the east and to the south. There is a gentle slope from the northeast to the southwest, and a watercourse with a treed wetland area located in the southwest portion of the property. Manmade channels direct drainage waters from Lower Jackson Farm lands through the site into a short stream on the site. This stream flows into Jackson Creek after emerging from a culvert on the west side of 244 Street. The existing is a single family residential building and some accessory buildings clustered along 102 Avenue are proposed to be removed. c) Planning Analysis: Metro Vancouver: This subject site is one of the “starred properties” identified on the Official Community Plan Land Use Plan, Schedule B. “Starred properties” are ones that were removed or exempt from the requirements of the Agricultural Land Reserve. On July 29, 2011, the Metro Vancouver Board adopted the Regional Growth Strategy, thus including the subject lands into the Regional Growth Strategy’s Urban Containment Boundary. Official Community Plan: This site is currently designated Agricultural and is located immediately to the east of the Albion Area Plan. To accommodate the proposal the following amendments to the Official Community plan are required:  To amend the OCP Urban Area Boundary to conform with the Regional Growth Strategy Urban Containment Boundary by including this property in the OCP Urban Area Boundary;  To place the property within the Albion Area Plan and designate it Medium Density Residential and Conservation; and  To removed the “starred property” designation from the subject lands. The Medium Density Residential designation is most appropriate as it would be consistent with the designation of properties in the southeast portion of the Albion Area Plan. This provides for a range of housing styles, including the smaller lot single detached housing that are being proposed by the applicant. The areas proposed to be designated include a strip of land at the eastern and southern -5 -boundary of the site to buffer Lower Jackson Farm park lands, and the area along 244 Street to be retained for creek protection. Zoning Bylaw: The property is proposed to be rezoned from RS-3 (One Family Rural Residential) to R-3 (Special Amenity Residential District). The proposed single family lots range in area from about 218 m² to 261 m² for interior lots and 263 m² to 246 m² for lots on corners, meeting the R-3 minimum lot area requirement of 213 m². The lot width exceeds the minimum required lot width of 7.9 metres, ranging from 8.1 metres to 8.35 metres and wider corner lots. The lot depth matches or exceeds the 27 metres requirement. All the lots have lane access with detached garages. Development Variance Permit The applicant is seeking the following variances:  To vary the road right-of-way from 18 metres to 15 metres, but retain the required 8.6 metres carriageway, which will permit two-way traffic and parking;  To vary some of the servicing standards (sidewalk and curb) at the eastern edge of the road abutting Jackson Farm to be more compatible with the proposed bioswale area; and  To vary the R-3 (Special Amenity Residential District) zone building height requirement from 9.75 metres to 10.5 metres. Development Permits: The subject lands are proposed be zoned R-3 (Special Amenity Residential District). The Official Community Plan requires that residential developments with densities exceeding 30 units per net hectare, such as R-3 Zone subdivision, are subject to an Intensive Residential Development Permit. The purpose of the Intensive Residential Development Permit is to provide a greater emphasis on high standards in aesthetics and quality of the building environment while protection important qualities of the natural environment. Development Information Meeting: A Development Information Meeting was held by the applicant on March 1, 2012 at the Albion Elementary School. Seven (7) individuals attended. Concerns raised included: traffic and parking along 102 Avenue (Engineering proposes restricting on-street parking); the subject property should become part of Lower Jackson Farm park land; park lands need to have more child play areas and play fields; and lack of schools. -6 -d) Interdepartmental Implications: Building Department: A preliminary review of supporting technical documentation suggests the site has a shallow water table (approximately 0.8 metres – 1.2 metres below surface). As such, a Restrictive Covenant may be required restricting below grades basements. Engineering Department: The Engineering Department has reviewed the application and has provided the following comments:  The land cannot be rezoned until the site is included in the GVSDD Fraser Sewerage Area;  Road dedication is required to widen 102 Avenue;  Off-site service upgrading is required (sanitary, drainage and water).  Existing septic systems are to be removed. The detailed Engineering Comments have been provided to applicant to be satisfactorily resolved. 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 approximately an additional 30 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 $750.00. Council approval for the storm drainage proposal by the applicant on District land is required. The District currently does not have an approved overall concept plan for Lower Jackson Farm. The applicant will need to work with environmental and park staff to assess the appropriateness of the works, and if acceptable, their satisfactory integration into a park. This would include: their design, necessary maintenance requirements, a maintenance agreement, and receipt of security from the applicant for the total cost of the storm water drainage. School Board: A referral was sent to School Board No. 43, however a response has not yet been received. In the past, the School Board has indicated to the District that the Albion Elementary School is beyond capacity and future home owners could expect their children to attend another school in their immediate neighborhood. -7 -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, for redesignation from Agricultural to (Albion Area Plan) Medium Density Residential and Conservation and adjusting the Urban Area Boundary to match with the Metro Vancouver Urban Containment Boundary, is considered to be minor in nature. It has been determined that no additional consultation beyond existing procedures is required. 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. e) Environmental Implications: The subject site, together with the Lower Jackson Farm lands to the east and south share some complex topography and drainage issues. There are two watercourses – a short creek on the development site and Jackson Creek located in the forested portion of Lower Jackson Farm to the south of the development site. This short watercourse and the immediate surrounding trees and the buffer strip forming a buffer between the development site and Lower Jackson farm are to be dedicated as park and designated Conservation. A significant amount of the overland drainage is intercepted by one or more manmade channels that traverse the development site from the Jackson Farm area to the east. From an ecological design perspective, it is desirable to re-establish the natural drainage pattern by re-routing these intercepted waters to flow directly into Jackson Creek further upstream. The waters from the development site would continue to flow into the short creek. The applicant proposes to install works along the eastern boundary of the development, mainly on Lower Jackson Farm lands, to direct waters from the park to Jackson Creek. This proposed northsouth channel and vegetated buffer zone would be enhanced and replanted in a manner to ensure a functional natural zone that does not require continual maintenance by the District. There will be a five year maintenance agreement to ensure survival of the plantings and to ensure the channel is functioning properly. The channel will essentially be a dry creek bed in the summer periods but will serve the purpose of re-directing surface flows on a portion of Lower Jackson Farm to Jackson Creek rather than across the private property area, during heavier rains. CONCLUSION: The current application seeks to achieve compliance with the Official Community Plan. Council granted First Reading to a zoning amending bylaw because this land is a “starred property” signaling Council’s intension to consider including the lands within the Urban Area Boundary. The Regional Growth Strategy amended in July 2011 to include the subject site into the Urban Containment Area, -8 -therefore Council may proceed with considering amending the OCP to include the lands in the Urban Area Boundary, and designating the lands to Urban Residential and Conservation. Therefore, it is recommended that Council consider granting Maple Ridge Official Community Plan Amending Bylaw No. 6843-2011 First and Second Reading, and granting Maple Ridge Zone Amending Bylaw No. 6844-2011 Second Reading, and that both bylaws be forwarded to a Public Hearing. _______________________________________________ Prepared by: Adrian Kopystynski, MCIP, MCAHP Planning Technician _______________________________________________ Approved by: Christine Carter, M.PL, MCIP Director of Planning _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – OCP Amending Bylaw 6843-2011 Appendix C – Zone Amending Bylaw 6844-2008 Appendix D – Proposed Subdivision Plan Appendix E – Site Plan for Proposed Bioswale "Original signed by Adrian Kopystynski" "Original signed by Charles R. Goddard" "Original signed by Frank Quinn" "Original signed by J.L. (Jim) Rule" for CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6843-2011 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: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6843-2011 2. Schedule “B” is hereby amended for that parcel or tract of land and premises known and described as: Lot “A” Section 3 Township 12 New Westminster District Plan 8296 as shown on Map No. 811, a copy of which is attached hereto and forming part of this Bylaw, to include the property within the Urban Area Boundary, to add the property to the Albion Area Plan, and to remove the “starred property” designation from the property. 3. Schedule "B" is hereby amended for that parcel or tract of land and premises known and described as: Lot “A” Section 3 Township 12 New Westminster District Plan 8296 as shown on Map 831, a copy of which is attached hereto and forming part of this Bylaw, by redesignating the area shown hatched to Medium Density Residential, and the area outlined in heavy black line to Conservation. 4. Schedule “C” is hereby amended for that parcel or tract of land and premises known and described as: Lot “A” Section 3 Township 12 New Westminster District Plan 8296 and outlined in heavy black line on Map No. 832, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding Conservation. 5. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the day of , A.D. 20 . READ A SECOND TIME the day of , A.D. 20 . PUBLIC HEARING HELD the day of , A.D. 20 . READ A THIRD TIME the day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20. ___________________________________ _____________________________ PRESIDING MEMBER CORPORATE OFFICER 24315 24318 24316 10077 10081 10093 10097 24310 24325 24325 24331 24326 24338 24348 24349 24350 24360 24357 24362 24363 24374 24373 24377 24375 24381 24386 24390 24396 24395 10241 10245 10251 24426 24311 24312 24314 24318 24318 10085 10089 24327 24342 10116 10120 24350 24347 24355 24355 24360 24362 24355 24365 24366 24372 24398 24310 24319 24316 24326 10080 10112 24330 24336 24337 24343 24352 24346 24353 24357 24361 24368 24371 24369 24374 24384 24391 24394 24399 24324 24330 10062 24346 24336 24345 24351 24361 24366 24364 24365 24366 24371 24372 24379 24380 24378 24382 24381 24385 24386 24391 24392 10211 10231 10249 24539 24313 24314 24322 10113 24315 24320 24326 10068 24333 24340 24344 24341 24346 24351 24345 24357 24359 24364 24367 24370 24375 24370 24373 24384 24383 24387 24388 24394 24395 24314 24320 10105 24323 24332 24341 24340 24360 24350 24356 24354 24357 24359 24356 24361 24368 24376 24377 24380 24386 10253 24309 24317 24326 24330 24330 24329 24334 24342 24348 24354 24353 24358 24370 24363 24369 24367 24367 24379 24378 24382 24383 24390 10243 10247 24554/72 24305 10073 10109 24321 24322 24328 10072 24335 24339 10076 24340 24358 24374 24371 24376 24378 24382 24387 24399 10221 244 ST. 102 AVE 101 A AVE. 244 ST. 102 A AVE. 101 AVE. 243 A ST. 243 A ST. 101 A AVE. JACKSON RD. 102 B AVE. 58 59 146 124 20 111 4 142 128 5 72 LMP 36346 P 21429 1 46 4532 20 LMP 36343 BCP 6181 41 12 7 16 2517 33 51 A 135 85 BCP 13188 2 148 137 125 LMP 36295 BCP 17490 4 151 140 114 4 18 143 5107 LMP 36343 3 BCP 75333 25 42 BCP 618113 14 5 41 39 8 936 PARK 3 147 5 6 141 7 1 16 132 473419 10 3 20 19 27 BCP 8931 42 5 6 30 39 28 26 35 18 P 8296 BCP 46878 LMP 36346 69 66 1 3139 127 LMP 36295PARK 19150 6 73 131 36 35 LMP 36343 1514 13 4 7 2 24 120 44 LMP 36343 22 6 18 28 LMP 35728 11 BCP 8931 31 37 38 37 27 12 LMP 36346 109 64 152 BCP 3283 116 BCP 17490 24 2 117 48 LMP 34684 26 17 4010 55 57 BCP 17490 BCP 32285 145136 LMP 36295 70 67 65 62 LMP 34684 138 126 112113 115 817 P 21429 118 25 BCP 3283 23 45 44 3311 LMP 36343 2 BCP 6181 29815 14 54 56 60 123110 61 149 129130 3 6 119 11 12 221 4 43 4329 40 38 1613 15 32 34 A LMP 36295 68 63 2 1 97 271 7 9 1 49 10 1 121 2 21 31 30 PARK 21 23 4 247 9 BCP 17491 LMP 36344 LMP 36348 BCP 17488 BCP 17487 BCP 17489 P 38409 ´ SCALE 1:2,500 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. Map No. PURPOSE: 6843-2011 811 TO AMEND URBAN AREA BOUNDARY AS SHOWN TO ADD TO ALBION AREA PLAN AND TO REMOVE AS "STARRED PROPERTY" EXISTING URBAN AREA BOUNDARY PROPOSED URBAN AREA BOUNDARY URBAN AREA BOUNDARY TO BE REMOVED 24315 24318 24316 10077 10081 10093 10097 24310 24325 24325 24331 24326 24338 24348 24349 24350 24360 24357 24362 24363 24374 24373 24377 24375 24381 24386 24390 24396 24395 10241 10245 10251 24426 24311 24312 24314 24318 24318 10085 10089 24327 24342 10116 10120 24350 24347 24355 24355 24360 24362 24355 24365 24366 24372 24398 24310 24319 24316 24326 10080 10112 24330 24336 24337 24343 24352 24346 24353 24357 24361 24368 24371 24369 24374 24384 24391 24394 24399 24324 24330 10062 24346 24336 24345 24351 24361 24366 24364 24365 24366 24371 24372 24379 24380 24378 24382 24381 24385 24386 24391 24392 10211 10231 10249 24539 24313 24314 24322 10113 24315 24320 24326 10068 24333 24340 24344 24341 24346 24351 24345 24357 24359 24364 24367 24370 24375 24370 24373 24384 24383 24387 24388 24394 24395 24314 24320 10105 24323 24332 24341 24340 24360 24350 24356 24354 24357 24359 24356 24361 24368 24376 24377 24380 24386 10253 24309 24317 24326 24330 24330 24329 24334 24342 24348 24354 24353 24358 24370 24363 24369 24367 24367 24379 24378 24382 24383 24390 10243 10247 24554/72 24305 10073 10109 24321 24322 24328 10072 24335 24339 10076 24340 24358 24374 24371 24376 24378 24382 24387 24399 10221 244 ST. 102 AVE 101 A AVE. 244 ST. 102 A AVE. 101 AVE. 243 A ST. 243 A ST. 101 A AVE. JACKSON RD. 102 B AVE. 58 59 146 124 20 111 4 142 128 5 72 LMP 36346 P 21429 1 46 4532 20 LMP 36343 BCP 6181 41 12 7 16 2517 33 51 A 135 85 BCP 13188 2 148 137 125 LMP 36295 BCP 17490 4 151 140 114 4 18 143 5107 LMP 36343 3 BCP 75333 25 42 BCP 618113 14 5 41 39 8 936 PARK 3 147 5 6 141 7 1 16 132 473419 10 3 20 19 27 BCP 8931 42 5 6 30 39 28 26 35 18 P 8296 BCP 46878 LMP 36346 69 66 1 3139 127 LMP 36295PARK 19150 6 73 131 36 35 LMP 36343 1514 13 4 7 2 24 120 44 LMP 36343 22 6 18 28 LMP 35728 11 BCP 8931 31 37 38 37 27 12 LMP 36346 109 64 152 BCP 3283 116 BCP 17490 24 2 117 48 LMP 34684 26 17 4010 55 57 BCP 17490 BCP 32285 145136 LMP 36295 70 67 65 62 LMP 34684 138 126 112113 115 817 P 21429 118 25 BCP 3283 23 45 44 3311 LMP 36343 2 BCP 6181 29815 14 54 56 60 123110 61 149 129130 3 6 119 11 12 221 4 43 4329 40 38 1613 15 32 34 A LMP 36295 68 63 2 1 97 271 7 9 1 49 10 1 121 2 21 31 30 PARK 21 23 4 247 9 BCP 17491 LMP 36344 LMP 36348 BCP 17488 BCP 17487 BCP 17489 P 38409 ´ SCALE 1:2,500 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. Map No. From: To: 6843-2011 831 Agricultural Medium Density Residential Conservation 24315 24318 24316 10077 10081 10093 10097 24310 24325 24325 24331 24326 24338 24348 24349 24350 24360 24357 24362 24363 24374 24373 24377 24375 24381 24386 24390 24396 24395 10241 10245 10251 24426 24311 24312 24314 24318 24318 10085 10089 24327 24342 10116 10120 24350 24347 24355 24355 24360 24362 24355 24365 24366 24372 24398 24310 24319 24316 24326 10080 10112 24330 24336 24337 24343 24352 24346 24353 24357 24361 24368 24371 24369 24374 24384 24391 24394 24399 24324 24330 10062 24346 24336 24345 24351 24361 24366 24364 24365 24366 24371 24372 24379 24380 24378 24382 24381 24385 24386 24391 24392 10211 10231 10249 24539 24313 24314 24322 10113 24315 24320 24326 10068 24333 24340 24344 24341 24346 24351 24345 24357 24359 24364 24367 24370 24375 24370 24373 24384 24383 24387 24388 24394 24395 24314 24320 10105 24323 24332 24341 24340 24360 24350 24356 24354 24357 24359 24356 24361 24368 24376 24377 24380 24386 10253 24309 24317 24326 24330 24330 24329 24334 24342 24348 24354 24353 24358 24370 24363 24369 24367 24367 24379 24378 24382 24383 24390 10243 10247 24554/72 24305 10073 10109 24321 24322 24328 10072 24335 24339 10076 24340 24358 24374 24371 24376 24378 24382 24387 24399 10221 244 ST. 102 AVE 101 A AVE. 244 ST. 102 A AVE. 101 AVE. 243 A ST. 243 A ST. 101 A AVE. JACKSON RD. 102 B AVE. 58 59 146 124 20 111 4 142 128 5 72 LMP 36346 P 21429 1 46 4532 20 LMP 36343 BCP 6181 41 12 7 16 2517 33 51 A 135 85 BCP 13188 2 148 137 125 LMP 36295 BCP 17490 4 151 140 114 4 18 143 5107 LMP 36343 3 BCP 75333 25 42 BCP 618113 14 5 41 39 8 936 PARK 3 147 5 6 141 7 1 16 132 473419 10 3 20 19 27 BCP 8931 42 5 6 30 39 28 26 35 18 P 8296 BCP 46878 LMP 36346 69 66 1 3139 127 LMP 36295PARK 19150 6 73 131 36 35 LMP 36343 1514 13 4 7 2 24 120 44 LMP 36343 22 6 18 28 LMP 35728 11 BCP 8931 31 37 38 37 27 12 LMP 36346 109 64 152 BCP 3283 116 BCP 17490 24 2 117 48 LMP 34684 26 17 4010 55 57 BCP 17490 BCP 32285 145136 LMP 36295 70 67 65 62 LMP 34684 138 126 112113 115 817 P 21429 118 25 BCP 3283 23 45 44 3311 LMP 36343 2 BCP 6181 29815 14 54 56 60 123110 61 149 129130 3 6 119 11 12 221 4 43 4329 40 38 1613 15 32 34 A LMP 36295 68 63 2 1 97 271 7 9 1 49 10 1 121 2 21 31 30 PARK 21 23 4 247 9 BCP 17491 LMP 36344 LMP 36348 BCP 17488 BCP 17487 BCP 17489 P 38409 ´ SCALE 1:2,500 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. Map No. 6843-2011 832 To Add To Conservation CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6844-2011 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. 6844-2011." 2. That parcel or tract of land and premises known and described as: Lot A, Section 3, Township 12, New Westminster District Plan 8296 and outlined in heavy black line on Map No. 1531 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-3 (Special Amenity 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 26th day of July, A.D. 2011. READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . APPROVED by the Minister of Transportation this day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER APPENDIX C 24315 24318 24316 10077 10081 10093 10097 24310 24325 24325 24331 24326 24338 24348 24349 24350 24360 24357 24362 24363 24374 24373 24377 24375 24381 24386 24390 24396 24395 10241 10245 10251 24426 24311 24312 24314 24318 24318 10085 10089 24327 24342 10116 10120 24350 24347 24355 24355 24360 24362 24355 24365 24366 24372 24398 24310 24319 24316 24326 10080 10112 24330 24336 24337 24343 24352 24346 24353 24357 24361 24368 24371 24369 24374 24384 24391 24394 24399 24324 24330 10062 24346 24336 24345 24351 24361 24366 24364 24365 24366 24371 24372 24379 24380 24378 24382 24381 24385 24386 24391 24392 10211 10231 10249 24539 24313 24314 24322 10113 24315 24320 24326 10068 24333 24340 24344 24341 24346 24351 24345 24357 24359 24364 24367 24370 24375 24370 24373 24384 24383 24387 24388 24394 24395 24314 24320 10105 24323 24332 24341 24340 24360 24350 24356 24354 24357 24359 24356 24361 24368 24376 24377 24380 24386 10253 24309 24317 24326 24330 24330 24329 24334 24342 24348 24354 24353 24358 24370 24363 24369 24367 24367 24379 24378 24382 24383 24390 10243 10247 24554/72 24305 10073 10109 24321 24322 24328 10072 24335 24339 10076 24340 24358 24374 24371 24376 24378 24382 24387 24399 10221 244 ST. 102 AVE 101 A AVE. 244 ST. 102 A AVE. 101 AVE. 243 A ST. 243 A ST. 101 A AVE. JACKSON RD. 102 B AVE. 58 59 146 124 20 111 4 142 128 5 72 LMP 36346 P 21429 1 46 4532 20 LMP 36343 BCP 6181 41 12 7 16 2517 33 51 A 135 85 BCP 13188 2 148 137 125 LMP 36295 BCP 17490 4 151 140 114 4 18 143 5107 LMP 36343 3 BCP 75333 25 42 BCP 618113 14 5 41 39 8 936 PARK 3 147 5 6 141 7 1 16 132 473419 10 3 20 19 27 BCP 8931 42 5 6 30 39 28 26 35 18 P 8296 BCP 46878 LMP 36346 69 66 1 3139 127 LMP 36295PARK 19150 6 73 131 36 35 LMP 36343 1514 13 4 7 2 24 120 44 LMP 36343 22 6 18 28 LMP 35728 11 BCP 8931 31 37 38 37 27 12 LMP 36346 109 64 152 BCP 3283 116 BCP 17490 24 2 117 48 LMP 34684 26 17 4010 55 57 BCP 17490 BCP 32285 145136 LMP 36295 70 67 65 62 LMP 34684 138 126 112113 115 817 P 21429 118 25 BCP 3283 23 45 44 3311 LMP 36343 2 BCP 6181 29815 14 54 56 60 123110 61 149 129130 3 6 119 11 12 221 4 43 4329 40 38 1613 15 32 34 A LMP 36295 68 63 2 1 97 271 7 9 1 49 10 1 121 2 21 31 30 PARK 21 23 4 247 9 BCP 17491 LMP 36344 LMP 36348 BCP 17488 BCP 17487 BCP 17489 P 38409 101 AVE. A ST. ´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: To: 6844-2011 1531 RS-3 (One Family Rural Residential) R-3 (Special Amenity Residential District) -1 -District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 14, 2012 and Members of Council FILE NO: RZ/035/08 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Final One Year Extension Application Maple Ridge Official Community Plan Amending Bylaw No. 6665-2009 and Maple Ridge Zone Amending Bylaw No.6666-2009 11295 and 11307 Maple Crescent EXECUTIVE SUMMARY: An application has been received to grant a final one year extension to application RZ/035/08. Council previously granted a one year extension to the above noted application on June 28, 2011. This application is to permit a twenty unit strata warehouse under the M-3 (Special Industrial) zone. RECOMMENDATION: That pursuant to Maple Ridge Development Procedures Bylaw No. 5879-1999, a final one year extension be granted for rezoning application RZ/035/08 (property located at 11295 and 11307 Maple Crescent) and that the following conditions be addressed prior to consideration of Final Reading: 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 Schedule "B" of the Official Community Plan; iii. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iv. Road dedication as required; v. Consolidation of the development site; vi. Removal of the existing buildings. DISCUSSION: a) Background Context: Applicant: Matthew Cheng Architect Ltd Owner: 0706472 BC Ltd 1108 -2 -Legal Description: Lot: 1, District lots 278 and 279, Group 1, New Westminster District, Plan 60497 Lot 573, Listrict Lot 279, Group 1, New Westminster District, Plan 114 OCP: Existing: Urban Residential Proposed: Industrial Zoning: Existing: M-3 (Special Industrial), C-3 (Town Centre Commercial) Proposed: M-3 (Special Industrial) Surrounding Uses: North: Use: Single Family Residential Zone: C-3 (Town Centre Commercial) Designation Urban Residential South: Use: Vacant Zone: C-3 (Town Centre Commercial) Designation: Commercial East: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential West: Use: Railway Tracks, Vacant Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential Existing Use of Property: Outdoor storage, warehouse Proposed Use of Property: Industrial strata warehouse Access: Maple Crescent Servicing: Full Urban Site Area: 5068 m² (1.25 ac) Companion Applications: DP/036/08, VP/035/08, SD/035/08 This application is to permit a twenty (20) unit strata warehouse under the M-3 (Special Industrial) zone. A requirement of the development process is approval of a Variance Permit, Subdivision Application, as well as an Industrial Development Permit to ensure the form and character of the M-3 (Special Industrial) zoned building at the Building Permit stage. The following dates outline Council’s consideration of the application and Bylaws 6665-2009 and 6666-2009:  First Reading was granted April 13, 2010;  The Second Reading report (see attached) was considered on April 19, 2010;  Second Reading was granted April 27, 2010;  Public Hearing was held May 18, 2010;  Third Reading was granted May 25, 2010;  First extension was granted June 28, 2011. -3 -Application Progress: The applicant has completed most of the terms and conditions to be met prior to Final Reading of the Zone Amending Bylaw. The major outstanding item is the Rezoning Servicing Agreement. The applicant is currently in the process of securing the necessary financing to move forward with the proposed project. 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. CONCLUSION: The applicant has been pursuing the completion of this rezoning application and has applied for a final one year extension. It is anticipated that within the next year final consideration will be applied for. It is therefore recommended that a final one year extension be granted to application RZ/035/08. _______________________________________________ Prepared by: Amelia Bowden Planning Technician _______________________________________________ Approved by: Christine Carter, M.PL, MCIP Director of Planning _________________________________________ Approved by: Frank Quinn GM: Public Works & Development Services _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Second Reading Report "Original signed by Charles R. Goddard" "Original signed by Frank Quinn" "Original signed by J.L. (Jim) Rule" "Original signed by Amelia Bowden" for DISTRICT OF MAPLE RIDGE TO: His Worship Mayor Ernie Daykin DATE: April 12, 2010 and Members of Council FILE NO: RZ/035/08 FROM: Chief Administrative Officer ATTN: C of W SUBJECT: First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No. 6665-2009; Second Reading Maple Ridge Zone Amending Bylaw No.6666-2009 11307 Maple Crescent, 11295 Maple Crescent EXECUTIVE SUMMARY: An application has been received to rezone portions of the subject properties from C-3 (Town Centre Commercial) to M-3 (Special Industrial) to permit the development of a two storey strata industrial warehouse building. On April 13, 2010, Bylaw No. 6666-2009 was given First Reading by Council. In support of the rezoning, an Official Community Plan Amendment application has been received to re-designate the subject properties from Urban Residential to Industrial on Schedule B of the OCP. RECOMMENDATIONS: 1. That Maple Ridge Official Community Plan Amending Bylaw No. 6665-2009 be given first and second reading and be forwarded to Public Hearing; 2. That Maple Ridge Official Community Plan Amending Bylaw No. 6665-2009 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6665-2009 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Zone Amending Bylaw No. 6666-2009 be given second reading and be forwarded to Public Hearing; and 5. That the following terms and conditions be met prior to final reading: 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 Schedule "B" of the Official Community Plan; iii. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; APPENDIX B -2 -iv. Road dedication as required; v. Consolidation of the development site; vi. Removal of the existing buildings; DISCUSSION: a) Background Context: Applicant: Matthew Cheng (Architect) Owner: 0706472 BC LTD Legal Description: Lot: 1, District lots 278 and 279, Group 1, New Westminster District, Plan 60497 Lot 573, Listrict Lot 279, Group 1, New Westminster District, Plan 114 OCP: Existing: Urban Residential Proposed: Industrial Zoning: Existing: M-3 (Special Industrial), C-3 (Town Centre Commercial) Proposed: M-3 (Special Industrial) Surrounding Uses North: Use: Single Family Residential Zone: C-3 (Town Centre Commercial) Designation Urban Residential South: Use: Vacant Zone: C-3 (Town Centre Commercial) Designation: Commercial East: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential West: Use: Railway Tracks, Vacant Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential Existing Use of Property: Outdoor storage, warehouse Proposed Use of Property: Industrial strata warehouse Access: Maple Crescent Servicing: Full Urban Site Area: 5068 m² (1.25 ac) Companion Applications: DP/036/08, VP/035/08, SD/035/08 -3 -b) Project Description: The subject site is currently 2 separate lots, the larger of the two consists of predominantly outdoor storage with a dilapidated residential structure. The smaller of the two properties contains a small single family house. The site abuts the Canadian Pacific Railway and has three street frontages; Ditton Street, Lorne Avenue and Maple Crescent. The properties are currently split-zoned, M-3 (Business Park Zone) and C-3 (Town Centre Commercial). The applicant is proposing to rezone portions of the subject properties located at 11307 and 11295 Maple Crescent from C-3 (Town Centre Commercial) to M-3 (Business Park Zone) to remove the split-zone and permit the construction of a new two-storey industrial strata building on a consolidated lot. The proposal also includes a “caretaker’s suite” in the western building facing Ditton Street. The development as proposed has approximately 20 strata industrial units and would have two vehicular accesses off of Maple Crescent with parking hidden behind the buildings facing the railroad tracks. Separate pedestrian access is provided for each unit off Lorne and Ditton, shared pedestrian access between each set of two units off Maple Crescent. Landscaping has been provided along all three road frontages buffering the buildings from the road. The buildings are staggered along Maple Crescent which aids, along with the vehicle accesses, to break up the visual massing of the building. c) Planning Analysis: Official Community Plan: The subject property is currently designated Urban Residential on Schedule B – Generalized Land use in the Official Community Plan Bylaw No. 6425-2006. The proposal calls for an Official Community Plan Amendment to the Industrial designation. The proposed M-3 (Business Park Zone) zoning is consistent with the Industrial designation. Both of the subject properties were formerly designated Industrial in the previous Official Community Plan Bylaw No. 5434-1996. They were re-designated to Urban Residential in the current OCP in anticipation for a multi-family residential development. The proponent made application for a low rise apartment building in 2008 and completed a noise and vibration study for the subject site. The noise was found to be 75 dBA which is classified by CMHC as “unacceptable”-noise exposure so severe that sound insulation costs would be prohibitive and outdoor environment would be excessively noisy. In addition, the measured vibration levels exceeded the CMHC criterion for residential use by over 100%. Although construction measures to mitigate the noise and vibration effects are available, however, they would carry significant additional cost which would no longer make the development project viable. The applicant returned with an industrial warehouse building based the predominant M-3 (Business Park Zone) zoning of the subject sites and requests to return to the previous Industrial land use designation based on the new project proposal. Zoning Bylaw: A preliminary review of the plans in relation to the Zoning Bylaw requirements has revealed that due to the nature of this site, this proposal will require several variances to proceed. -4 -As such, a Development Variance Permit application has been received to vary the following: 1. To vary the minimum exterior side yard setback (Maple Crescent) from 4.5 metres to 3.28 metres as proposed. 2. To vary the minimum landscape strip required for an exterior side lot line from 3.0 metres to 2.0 metres as proposed. 3. To vary the minimum interior side yard setback (Railway) from 1.5 metres required to 0.02 metres as proposed. 4. To vary the 5 metre landscape strip required for the south west side of the site the where abuts an urban residential zone (Railway). These variances will be reviewed in a future report to Council. Development Permits: An Industrial Development Permit is required for all new development on land designated Industrial within the urban area boundary as noted in the Official Community Plan. The purpose of the Industrial Development Permit is to promote quality Industrial development through attractive design that is compatible with adjacent development and conforms to the Official Community Plan guidelines. The Development Permit will be the subject of a future report to Council. Advisory Design Panel: The proposed project was reviewed by the Advisory Design Panel on December 2009 at which time the panel recommended that the applicant resubmit this application for further Advisory Design Panel review addressing several concerns. The applicant responded to the Panel’s concerns and returned to the following meeting in January 2010 where the Panel supported the project moving forward with the following points to be addressed through Planning staff at the Development Permit stage;  Consider protecting the edges of the buildings from truck traffic.  Resolve the conflict between the truck traffic route and the exit doors.  Consider deleting the brackets and the lower canopy and support the canopy from above.  Introduce the same canopy treatment for the middle building.  Reduce the height of the window sills at the lower level to increase visual permeability between the street and the units.  Introduce an Evergreen hedge screen on three sides of the garbage and bike enclosure. Development Information Meeting: The developer hosted two development information meetings for the development on the subject property. The first was held June 17, 2009 for a previous development concept, a four storey ministorage industrial warehouse. Approximately twelve people attended this meeting. Although many -5 -liked the aesthetics of the building, concerns about the increased traffic and project massing relative to the area were raised. The second development information meeting for the proposed two-storey development held on March 29, 2010 from 6:30 pm to 8:00 pm at Hammond Community Centre, was held by the property owners and project architect. Three people signed in on the attendance record. Discussion during the meeting was focused on three main community concerns: increased traffic on Maple Crescent, appropriateness for area, and the development’s affect of surrounding residential property values. Traffic The developer advised that this is not a development involving retail functionality and that an increase in traffic would be minimal. Parking for the development is also situated at the rear of the property, out of sight from surrounding residences. The community expressed preference for a traffic signal at Lorne Avenue and Maple Crescent for road safety reasons. Appropriateness The developer advised that there is already a mix of various uses along this stretch of Maple Crescent, including residential, commercial and industrial use. The Developer also advised that the scale of the project had been cut in half from their original four storey design, previously presented to the neighbourhood in a Development Information Meeting in June 2009 for better alignment with the rest of the neighbourhood. Property Values The developer noted that an unsightly bare lot would have a new building with nice landscaping, paved sidewalks abutting the property and street lighting which may enhance the property values in the area. 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. Fire Department: The Fire Department has reviewed the proposed development and has provided the applicant with information on required fire safety plans and fire department connections. These details will be achieved at the Building Permit stage. Parks & Leisure Services Department: -6 -The Parks & Leisure Services Department have identified that after the development is completed they will be responsible for maintaining the street trees. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will need to be included in their future budget requirements. e) School District Comments: A referral was sent to School District No. 42 on April 15, 2009; no comments have been received from this referral. f) Canadian Pacific Railway Comments: The Canadian Pacific Railway reviewed a referral of the proposed project in April of 2009 and notes that the proposed project is a more suitable adjacency than a residential occupancy in terms of noise and vibration. The structure may in fact act to provide some sound attenuation for the residential area to the north of Maple Crescent. In the construction phases, CP would not permit any overhead crane swing over CP lands unless there was an aerial trespass agreement between the developer and CP. Please note that in terms of the structure placement, this project does not adhere to the recommended 30 metre setback from the property line. It is also recommended that an intervening fence be installed at the property line to protect users from entering onto the railway corridor. g) Intergovernmental Issues: Local Government Act: In respect of Section 879 of the Local Government Act requirement for consultation during the development or amendment of an Official Community Plan, Council has considered at the April 13, 2010 Council Meeting, whether consultation is required with specifically: i. the board of the regional district in which the area covered by the plan is located, in the case of a municipal official community plan; ii. the board of any regional district that is adjacent to the area covered by the plan; iii. the council of any municipality that is adjacent to the area covered by the plan; iv. first nations; v. school district boards, greater boards and improvements district boards, and vi. the provincial and federal governments and their agencies. and in that regard recommends that no additional consultation be required in respect of this matter beyond the early posting of the proposed OCP amendments on the District's website, together with an invitation to the public to comment. 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 -7 -882 of the Act. It 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: It is recommended that this application be favourably considered and First and Second Reading be given to Maple Ridge Official Community Plan Amending Bylaw No. 6665-2009, that Second Reading be given to Maple Ridge Zone Amending Bylaw No. 6666-2009, and that application RZ/035/08 be forwarded to Public Hearing. _______________________________________________ Prepared by: Jen Csikos Planning Technician ___________________________________________ ____ Approved by: Jane Pickering, MCP, MCIP Director of Planning _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer JC/dp The following appendices are attached hereto: Appendix A – Subject Map Appendix B – OCP Amending Bylaw 6665-2009 Appendix C – Zone Amending Bylaw 6666-2009 Appendix D – Site Plan Appendix E – Building Renderings City of Pitt Meadows District of Langley District of Mission FRASER R. ^ DATE: May 7, 2012 FILE: RZ/035/08 BY: PC 11295/11307 MAPLE CRESCENT CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT 20366 11247 11218 11332 11377 11208 11328 20507 20523 20575 20583 11358 20366 20421 113 38 204 33 20512 11302 20575 20600 11271 20365 203 75 11325 113 36 113 34 20375 20382 11345 11295 20515 20531 20540 20554 20561 20582 11239 11252 20383 20374 11369 11361 11327 11370 11318 11405 11395 11314 20524 20523 11289 20583 11348 11350 11248 11238 20377 20393 20409 11386 11406 20520 11224 20531 20565 20586/90 11335 20371 20419 11360 11328 20531 20541 20541 20561 20583 20591/93 20591 203 70 20415 20430 11335 20427 20457 20540 20557 20556 20565 20582 20591 20384 20374 20392 20389 11317 11348 11415 20512 20530 20536 11315 20540 1125020564 20574 20574 20581 20591 MELVILL E ST. MAPLE CR. LORNE AVE. HAMPTON ST. MELVILLE ST. 205 ST. 206 ST. CANADIAN PACIFI C RAILWAY WARESELY ST. 114 AVE. ELTHAM ST. CANADIAN PACIFIC RAILWAY LORNE AVE. 300 303 301 454 A 318 P 60497 10 742 667 741 739 672 E 21' 674 753 P 2180 728 727 P 70105 *LMP11573 563 320 P 114 306 309 3 P 10818 8 P 60497 *PP044 LMP 12217 749P 8654 PARK P 55931 754 756 2 450 P 114 452 455 453 P 20265 569 LMP 12851 310 312 577576 313 314 P 2180 737 746 734 LMS 629 Pcl A P 114 564 Q 567 581 B 316 2 5756 5 743RP 84831 669 668 P 218 0 671 745675 LMP 4 69 1 LMSA Pcl. B 298 1 322 P 114 LMP 88 P 87104 319 572 573 7 3 *PP044 666 P 218 0 738 733 PcL B 325 449 451 304 29 R P 70813 582 P 114 P 114 670 Rem 2 1419 752 729 RP 64119 755 *PP032 321 317 P 20494 1 P 10818 315 Pcl. A Rem 673 P 60497 of 748 P 114 736 *PP044 LMP 1857 *PP044 751 A P 880 24 297 565 FL 14356 302 566 305 568 311 B C 574 9 1 *PP044 730 P 2180 726 SUBJECT PROPERTIES ´SCALE 1:2,000 APPENDIX A CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6665-2009. 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 Schedule "B" 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: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6665-2009." 2. That parcels or tracts of land and premises known and described as: Lot 1 District Lots 278 and 279 Group 1 Plan 60497 New Westminster District. AND Lot 573, Listrict Lot 279, Group 1, New Westminster District, Plan 114 and outlined in heavy black line on Map No. 776 , a copy of which is attached hereto and forms part of this Bylaw, is hereby redesignated to Industrial. 3. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the 27th day of April, A.D. 2010. READ A SECOND TIME the 27th day of April, A.D. 2010. PUBLIC HEARING HELD the 18th day of May, A.D. 2010. READ A THIRD TIME the 25th day of May, A.D. 2010. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200 . ______________________________ ______________________________ MAYOR CORPORATE OFFICER APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6666-2009 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. 6666-2009." 2. That parcel or tract of land and premises known and described as: Lot 1 District Lots 278 and 279 Group 1 Plan 60497 New Westminster District. AND Lot 573, Listrict Lot 279, Group 1, New Westminster District, Plan 114 and outlined in heavy black line on Map No. 1455 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to M-3 (Special Industrial) 3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 13th day of April, A.D. 2010. READ a second time the 27th day of April, A.D. 2010. PUBLIC HEARING held the 18th day of May, A.D. 2010. READ a third time the 25th day of May, A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . _____________________________ _________________________ ___ PRESIDING MEMBER CORPORATE OFFICER APPENDIX District of Maple Ridge TO: His Worship Mayor Ernie Daykin DATE: May 14, 2012 and Members of Council FILE NO: DVP/075/10 FROM: Chief Administrative Officer ATTN: C of W SUBJECT: Development Variance Permit 10455 and 10481 245B Street EXECUTIVE SUMMARY: A Development Variance Permit application has been received in support of subdivision application SD/075/10. The application is for an 11 lot RS-1b (One Family Urban (Medium Density) Residential) subdivision for three properties located at 10455, 10469 and 10481 245B Street. This Development Variance Permit is for two of the properties (10455 and 10481 245B Street) only. The purpose of the Development Variance Permit is to vary the minimum lot width for the lots fronting 245 Street to 14.34 metres rather than the proposed RS-1b zone minimum lot width of 15 metres. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal DVP/075/10 respecting properties located at 10455 and 10481 245B Street. DISCUSSION: a) Background Context Applicant: Don Schmidt Owners: Janice and Brian Ahonen Rebecca Awram Legal Description: Lots 2 and 4, Sections 10 and 11, Township 12, NWD Plan 72100 OCP : Existing: Low/Medium Density Residential Proposed: Low/Medium Density Residential 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 1109 -2 -South: Use: Single Family Residential Zone: RS-2 (One Family Suburban Residential) Designation: Low Medium Density Residential East: Use: Single Family Residential Zone: RS-2 (One Family Suburban Residential) Designation: Low Medium Density Residential West: Use: School Zone: P-1 (Park and School) Designation: Institutional Existing Use of Property: Residential Proposed Use of Property: Residential Site Area: 1.2 hectares (2.96 acres) Access: 245 and 245B Street Companion Applications: RZ/075/10, SD/075/10, 2011-032-DP Requested Variance: Zoning Bylaw No. 3510 -1985: Schedule D –RS-1b: To vary the minimum lot width from 15 metres to 14.34 metres for lots 1, 2, 3, 6,7 and 8. b) Project Description: The applicant has applied to rezone three properties located at 10455, 10469, and 10481 245B Street from RS-2 (One Family Suburban Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit eight new lots on the 245 Street frontage and retain the existing dwellings on three large lots fronting 245B Street. As part of the subdivision process, the applicant is seeking a lot width variance on lots 1,2,3,6,7 and 8 (existing 10455 and 10481 245B Street) to preserve the existing hedging and a storm right-of-way identified as a watercourse situated between proposed lots 5 and 6. The proposed variance is to allow a 14.34 metre lot width rather than the minimum lot width of 15 metres for six proposed lots on two of the three parent properties. Currently, there is a significant hedge along the property lines of lots 1,3,4,9 and 11, and a storm right-of-way on the south property line of lot 5 and 10. The Environmental Consultant has identified that the open channel within the storm right-of-way is a watercourse due to its role in conveying nutrients to downstream fish bearing systems. Without the lot width variance, some hedging and the watercourse would be impacted. By keeping the existing property lines, the hedging and watercourse can be preserved. The applicant has completed a Watercourse Protection Development Permit and will be registering a tree protection covenant to preserve a number of hedge stems and significant trees on the development site and widen the storm right-of-way to allow for future maintenance access to the open channel. c) Planning Analysis: Official Community Plan: The subject sites are designated Low Medium Density Residential in the Albion Area Plan and the proposed RS-1b (One Family Urban (Medium Density) Residential) zoning complies with this designation. -3 -Zoning Bylaw: The proposed lots meet the minimum zoning requirements for lot area and lot depth in the RS-1b (One Family Urban (Medium Density) Residential) zone. The lot width variance for six of the 11 proposed lots from 15 to 14.34 metres is the only requested variance. d) Alternatives: Instead of permitting the lot width variance, the proposed subdivision plan for eight lots on 245 Street could be revised to satisfy the minimum lot width; however, the existing hedging and watercourse could not be retained. Alternatively, the subdivision plan could be revised to satisfy the minimum lot width and be designed to maintain the existing hedging and watercourse In this case the lot yield would be reduced. CONCLUSION: The development variance request is for less than a metre reduction in lot width and facilitates preservation of significant hedging and a watercourse. Therefore, it is recommended that Development Variance Permit DVP/075/10 be approved. _______________________________________________ Prepared by: Amelia Bowden Planning Technician _______________________________________________ Approved by: Christine Carter, MCP, MCIP Director of Planning _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services _______________________________________________ Concurrence: J.L. (Jim) Rule Chief Administrative Officer AB/dp The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Subdivision Layout Appendix C – Tree Protection Plan "Original signed by Charles R. Goddard" "Original signed by Frank Quinn" "Original signed by J.L. (Jim) Rule" "Original signed by Amelia Bowden" for District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 14, 2012 and Members of Council FILE NO: 2011-057-DP-DVP FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Development Variance Permit & Development Permit 11885, 11873 and 11865 Burnett Street EXECUTIVE SUMMARY: Development Permit and Development Variance Permit applications have been received for the above mentioned properties to regulate the form and character of the proposed apartment building. The subject site consists of three legal parcels within the Town Centre Area, west of Burnett Street that will shortly be consolidated into one parcel. This project meets the requirements for inclusion in the Town Centre Incentives (TCI) Program under the “New Residential Construction-4 storeys and higher” category falling within Sub Area 1 of the Town Centre Area. This application is in compliance with the Town Centre Area Plan of the Official Community Plan. The proposal is for a four-storey apartment building with 75 units and under-ground parking in the RM-2 (Medium Density Apartment Residential District). Council gave Third Reading to this proposal on October 11, 2011. This report will address the requirements of Section 8.11 of the Official Community Plan for the Town Centre Development Permit Guidelines. The Development Permit application is to regulate the form and character of the proposed apartment building and the Development Variance Permit application is to vary some setback variances as described in this report. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2011-057-DVP respecting properties located at 11885, 11873 and 11865 Burnett Street; and further That the Corporate Officer be authorized to sign and seal 2011-057-DP respecting properties located at 11885, 11873 and 11865 Burnett Street. DISCUSSION: a) Background Context: Applicant: Geoff Lawlor of Geoff Lawlor Architecture Inc. Owner: 0906112 BC Ltd. Legal Description: Lot 8, Section 17, Township 12, NWD Plan 22046; Lot 9, Section 17, Township 12, NWD Plan 22046; Lot 10, Section 17, Township 12, NWD Plan 22046; OCP: Existing: Low-Rise Apartment 1110 -2 -Zoning: Existing: RS-1 (One Family Urban Residential) Proposed: RM-2 (Medium Density Apartment Residential) Surrounding Uses: North: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Low-rise Apartment South: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Low-rise Apartment East: Use: Single Family Residential & Burnett Street Zone: RS-1 (One Family Urban Residential) Designation: Low-rise Apartment West: Use: Multi Family Residential Zone: RM-2 (Medium Density Apartment) and RM-3 (High Density Apartment) Designation: Low-rise Apartment Existing Use of Property: Single Family Residential Proposed Use of Property: Multi-Family Residential (apartments) Site Area: 3,989.99 m2 Access: Burnett Street Servicing requirement: Full Urban Previous Applications: 2011-057-RZ b) Project Description: The subject site totalling a consolidated area of 3,989.99 m2 is located on the west side of Burnett Street, along the eastern edge of the Town Centre Area. The proposal is to permit the construction of a wood frame, four-storied apartment building with 75 units. This proposal is taking advantage of the reduced parking standards within the Central Business District of the Town Centre Area. All residential parking for the proposed building is underground. As per the Town Centre Area Plan, a 2.5 metre future east-west bikeway connection is planned along the southern edge of the southern property line. Half of this bikeway (1.25m) will be obtained now, with the remainder to be acquired from property to the south when it is redeveloped. c) Planning Analysis: Official Community Plan & the Town Centre Area Plan: The subject property is located within the Central Business District and is designated “Low-rise Apartment” in the Town Centre Area Plan. The proposed RM-2 (Medium Density Apartment Residential) zoning complies with the Low-rise Apartment land use designation which is intended to be 3 to 5 storey apartment form of housing with central access to all the units. -3 -Civic Core Precinct – Town Centre Development Permit Guidelines: The Town Centre Development Permit Guidelines are meant to provide possible design solutions for achieving architecture and site-related development objectives. Development proposals within the Civic Core Precinct Town Centre Development Permit Guidelines are being assessed against the following key guidelines:  Promote the Civic Core as the “heart” of the Town Centre The proposal is strategically located within the Central Business District of the Town Centre Area within walking distance of several public amenities such as the library, leisure centre, park, shopping, schools and restaurants. Adding this density will revitalize the downtown core and promote the use of existing facilities.  Create a pedestrian-oriented, boutique-style shopping district At this location, the Town Centre Area Plan does not require ground floor commercial uses. This is a purely residential development. However, it is important to note that vehicular and pedestrian circulation has been separated well, and units facing Burnett Street have a street presence.  Reference traditional architectural styles The proposed architectural style, design and materials such as a combination of vinyl shake siding and vertical board and batten vinyl siding, perforated vinyl planks for soffits, painted wooden trims, artificial stone veneer at prominent locations, painted lumber brackets and painted metal flashing is reflective of current architectural styles and are compatible with the existing development. A variety of units (one and two bedroom) have been proposed to cater to a variety of housing needs and affordability.  Capitalize on important views Units above the second floor are anticipated to enjoy some views of the mountains.  Enhance existing cultural activities and public open space Usable Open Space for residents is proposed as shown on the Site Plan (Appendix B). This is oriented to benefit from the southern exposure. The proposal is within walking distance of the Public Library, Leisure Centre and the ACT.  Provide climate appropriate landscaping and green features The proposed landscape plan shows native trees, shrubs and ground-cover that are easy to maintain and absorb rain-water. The proposed trees are both shade-giving and ornamental in nature.  Maintain street interconnectivity Street interconnectivity is anticipated to be enhanced with the proposed off-site upgrades such as new sidewalk facing Burnett Street. -4 -Zoning Bylaw: The proposed RM-2 (Medium Density Apartment Residential) zone allows a medium density apartment use and specifies a Floor Space Ratio of 1.8. The applicant has proposed a four storey wood frame building with a Floor Space Ratio of 1.61. The RM-2 (Medium Density Apartment Residential) zone requires a common usable open space of 20% of the net lot area and the applicant has proposed an open space of 26.3% (1027 m2). The zone also requires a Common Activity Area of 75m2 which has been included as an indoor common meeting room on the main floor (Appendix C). The proposed building complies with the density and height requirements of the zone but some minor setback variances have been requested as described below. Variances to the Zoning Bylaw: The zone specifies a 7.5 metre setback from all property lines. The applicant is seeking the following setback variances: i) Part 6, Section 604(6) (a) of the RM-2 zone (Medium Density Apartment Residential) of the Zoning Bylaw, to vary the front yard setback (facing Burnett Street) from 7.5 metres to 5.32 metres; ii) Part 4, Section 403, 4(b)(1) of the Zoning Bylaw, to vary the siting of the sunlight control projections from 6.25 metres to 5.32 metres for the front yard setback (facing Burnett St); iii) Part 4, Section 403, 4(b)(2) of the Zoning Bylaw, to vary the siting of the sunlight control projections from 6.89 metres to 6.70 metres for the interior side yard on the south; iv) Part 4, Section 403, 4(b)(2) of the Zoning Bylaw, to vary the siting of the sunlight control projections from 6.89 metres to 6.36 metres for the interior side yard on the north; The above stated variances are considered minor in nature and not anticipated to negatively impact any neighbours. These relaxations are consistent with others granted to similar projects within the town centre area. Maple Ridge Off-Street Parking & Loading Bylaw #4350-1990: The Town Centre Parking Strategy revisited parking standards for some uses within the Town Centre Area and includes revised parking standards for residences based on number of bedrooms for a multi-family residential use. This proposal benefits from the minimum parking standards due to its location and because it is eligible for the Town Centre Incentives Program in Sub-Area 1. As per Section 10 of the Maple Ridge Off-Street Parking and Loading Bylaw #4350-1990, a minimum of 0.9 spaces per unit are required for a bachelor apartment which increases by 0.1 space per additional bedroom. Based on these parking standards, for a total of 75 units (59 one bedroom units and 16 two bedroom units), this project requires 77 residential parking spaces and 8 visitor parking spaces. Total proposed parking spaces are 97 spaces which includes 89 resident parking stalls (including one handicapped parking space) and 8 visitor parking stalls (including one handicapped parking space). The developer considers providing a higher parking ratio an important marketing tool. Except for the handicapped visitor parking stall, all are proposed in the underground parkade separated by an overhead security door from the residential parking. As for long-term and short-term bicycle parking, 24 short-term bicycle racks and 21 long-term bicycle lockers will be provided. -5 -d) Advisory Design Panel: On June 14, 2011, this proposal was reviewed by the Advisory Design Panel. The panel resolved that the application be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow up;  Consider switching the amenity room and adjacent room unit A;  Consider flipping the southeast unit A to introduce more exterior front windows;  Consider walkway access to main floor north units;  Consider stopping the stone veneer at the top of the 2nd floor at the entry;  Consider reworking the visitor parking and providing barrier free access to the elevator and lobby;  Consider larger scale planting and evergreen adjacent to parkade walls;  Consider one tree species for pedestrian walkway allele parallel to ramp;  Consider feature planting at main entry;  Consider the addition of reveals at exposed concrete walls;  Consider reworking garbage room area;  Consider extending roof over upper balconies;  Consider enlarging main entrance lobby area;  Consider reworking units B and C to improve access to natural light and heat;  Show short-term bicycle parking as required by the Parking Bylaw. The project architect has incorporated some revisions to the satisfaction of the panel. e) Interdepartmental Implications: Engineering Department: The Engineering Department have reviewed the proposal and confirmed that all the deficient off-site services will be provided through the Rezoning Servicing Agreement. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the Development Permit is completed they will be responsible for maintaining the street trees. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements. Fire Department: The Fire Department has reviewed the proposal and comments have been provided to the applicant. The applicant has ensured that all these will be addressed through the Building Permit drawings. Building Department: The Building Department has reviewed the proposal and comments have been provided to the applicant. The applicant has ensured that all these will be addressed through the Building Permit drawings to comply with the code requirements. -6 -f) Citizen/Customer Implications: The mail-outs to inform residents of the proposed setback variances were mailed 10 days prior to the anticipated Council Meeting date. Concerned residents in the neighbourhood have had the opportunity to voice their opinions. g) Financial Implications: In accordance with Council’s Landscape Security Policy, a refundable security equivalent to 100% of the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in accordance with the terms and conditions of the Development Permit. Based on an estimated landscape cost of $67,382.67 the security will be $ 67,382.67, payable prior to DP issuance. There will be some 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. h) Alternatives: Council has given Third Reading to the rezoning application and will be reviewing the Final Reading Report for 2011-057-RZ at the May 22, 2012 Council Meeting. Council approval is required for the Town Centre Development Permit as presented in this report prior to a Building Permit being issued. Council has the option of not approving the Development Permit and the Variance Permit. However, not approving this proposal would result in a consolidated piece of land remaining vacant or the applicant having to significantly amend the current design. CONCLUSION: The proposed use conforms to the Official Community Plan and the Town Centre Area Plan, with the need for only minor zoning variances, and fits well with the Town Centre Plan designation and Official Community Plan policies of promoting residential density to revitalize the Town Centre Area. Therefore, it is recommended that 2011-057-DVP and 2011-057-DP be approved. _____________________________ __________________ Prepared by: Chuck Goddard, MA, MB Manager of Development & Environmental Services _____________________________________________ Approved by: Christine Carter, M.PL, MCIP Director of Planning _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Proposed Site Plan & under-ground parkade plan Appendix C – Proposed Building Elevations & Sections Appendix D – Proposed Landscape Plan & details "Original signed by Christine Carter" "Original signed by Charles R. Goddard" "Original signed by Frank Quinn" "Original signed by J.L. (Jim) Rule" District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 14, 2012 and Members of Council FILE NO: 2012-019-DP/DVP FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Development Permit & Development Variance Permit 11378 Kingston Street EXECUTIVE SUMMARY: Development Permit and Development Variance Permit applications have been received for the subject site to support a proposed multi-tenant Industrial building in the M-3 (Business Park) zone. This is a zoned site and the M-3 (Business Park) zone permits a variety of industrial uses. The Development Permit application is to regulate the form and character of the proposed industrial building and the Development Variance Permit application is to vary some setbacks facing 113A Avenue and Kingston Street as described in this report. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2012/DVP/019 respecting property located at 11378 Kingston Street; and further That the Corporate Officer be authorized to sign and seal 2012/DP/019 respecting property located at 11378 Kingston Street. DISCUSSION: a) Background Context: Applicant: Rudy Giovanni, Adriatic Construction Commercial Ltd. Owner: Marinelli Investments(Kingston) Ltd. Legal Description: Lot: 35, Group: 1; D.L.: 280, Plan: 86659; PID: 016-470-087 OCP: Existing: Industrial Proposed: Industrial Zoning: Existing: M-3 (Business Park) Proposed: M-3 (Business Park) Surrounding Uses: North: Use: Industrial and 113B Avenue Zone: M-3 (Business Park) Designation: Industrial South: Use: Industrial Zone: M-3 (Business Park) Designation: Industrial 1111 -2 -East: Use: Industrial Zone: M-3 (Business Park) Designation: Industrial West: Use: Industrial and Kingston Street Zone: M-3 (Business Park) Designation: Industrial Existing Use of Property: Vacant Proposed Use of Property: Multi-tenanted Industrial building Access: Kingston Street Servicing: Full Urban Previous Applications: None b) Project Description: The subject site (Appendix A), 2460 m2 in area is located in the District’s Industrial Park in west Maple Ridge and thus subject to the Industrial Development Permit Guidelines as outlined in the 2006 Official Community Plan. The site is located within the flood plain and thus will be required to register a flood plain covenant at the Building permit stage. The proposed building is a concrete tilt-up structure with some steel and glass façade and stone veneer cladding along the base of each unit entrances. The proposed building is approximately 1176.80 m2 (12,667 ft2) in area and 8.61 metres in height. A future partial mezanine floor may be added if the tenants request. The loading doors for each unit and all the parking is proposed on the south of the proposed structure, with vehicular access into the parking area from Kingston Street. It is anticipated to be a multi-tenanted building with six industrial units, 22 parking stalls and six loading bays. Garbage and recycling is proposed in the south-east corner of the site, enclosed by a post and rail fence. Proposed landscaping includes some trees facing Kingston street and 113B Avenue bordered by a decorative allan block retaining wall, sodded boulavard, permeable concrete pavers on the amenity patio, concrete walkway, concrete picnic table and bike racks for visitors. Preliminary Stormwater Management Plan proposes installing a stormtech under the parking area and rock pit filtration system. c) Planning Analysis: The purpose of the Industrial Development Permit is to promote quality Industrial development through attractive design that is compatible with adjacent development and conforms to the Official Community Plan guidelines. Applications for Development Permits are assessed against the following Key Design concepts, as follows: 1. Provide a street presence with entrances and architectural interest in building designs fronting public streets. Proposed landscaping fronting 113B Avenue and Kingston Street is an effort to provide better street presence and soften the hard surfaces of the structure. The façade facing 113B Avenue is staggered to avoid monotony and present a well articulated streetscape (Appendix C). Pedestrian connectivity is -3 -enhanced from both the streets by walkways and to the parking/garbage enclosure with a concrete paver walkway along the eastern property boundary. Concrete sidewalk access from 115A Avenue has been proposed for pedestrians. The proposed materials include: concrete tilt up, glass and steel panels for the façade with stone veneer cladding at prominent areas (Appendix C). 2. Loading facilities should be located away from public streets and into the rear or the interior of a site. The proposed loading doors for each unit face south as shown on the Site Plan, away from the 113A Avenue (Appendix B) and the public realms. 3. Outdoor storage and less attractive structures such as accessory buildings should be screened with fencing or landscape. All their storage areas are located inside the units as this is anticipated to be multi-tenanted. There are no accessory buildings proposed. The garbage enclosure is fenced as shown on the landscaping plan (Appendix D). 4. The transportation needs of diverse users should be accommodated through amenities such as bicycle facilities and accessible design for the mobility impaired. This building is anticipated to be multi-tenanted after construction, so the owner has proposed 22 parking stalls instead of the required 19 stalls. A handicapped parking spot is also provided as shown on the Site Plan (Appendix B). A bicycle rack is proposed facing Kingston Street close to the secondary building entrance. 5. The form and treatment of new buildings should reflect the desired character and pattern of development in the area by incorporating appropriate architectural styles, features, materials, proportions and building articulation. Most buildings in the vicinity were built prior to the current Official Community Plan industrial guidelines adopted in 2006. This building proposes an attractive, well articulated building façade along both the street frontages. Proposed mezzanine floor glazing fenestrations are complementary to the raised parapet detailing and steel roof canopies, while the steel and glass entrance canopies maintain a functional continuity. Stone cladding on bases of the unit front facades adds to the entry statement. (Appendix C). Zoning Bylaw: The subject site is zoned M-3 (Business park). The project is in compliance with the maximum permitted lot coverage, height and parking required for this zone. The applicant is seeking some setback variances to the building facades facing both 113B Avenue and Kingston Street and canopies facing 113b Avenue as described below. -4 -d) Variances to the Zoning Bylaw: The applicant is seeking the following variances: i) Part 8, Section 803(6) (a) of the M-3 zone (Business Park) of the Zoning Bylaw, to vary the front yard setback (facing 113B Avenue) from 6.0 metres to 5.0 metres; ii) Part 8, Section 803(6) (d) of the M-3 zone (Business Park) of the Zoning Bylaw, to vary the exterior side yard setback (facing Kingston Street) from 4.5 metres to 4.29 metres; iii) Part 4, Section 403 (4)(b)(1) of the Zoning Bylaw, to vary the siting of the front yard canopies (facing 113B Avenue) from 4.75 metres to 3.63 metres; iv) Part 4, Section 403 (4)(b)(1) of the Zoning Bylaw, to vary the siting of the exterior side yard canopies (facing Kingston Street) from 3.25 metres to 2.92 metres. The setback variances proposed for the building façade facing 113B Avenue and Kingston Street are minor in nature and with an intention of offering a better street presence by staggering the units and enhancing the urban streetscape. The canopies are proposed only above the entrance doors to provide weather protection for each unit and not along the full horizontal length of the facades. These variances are not anticipated to negatively impact any neigbours. e) Off-Street Parking and Loading Bylaw: As per the Maple Ridge Off-Street Parking and Loading Bylaw, warehouse use in the M-3 (Business Park) zone requires 1 parking space per 93 m2 gross floor area for Industrial use giving a total of 19 parking spaces required. The applicant has proposed 22 parking spaces and six loading bays with an intention of providing adequate number of spaces per unit for a multi-tenanted facility like this. Each parking stall proposed is 2.5 metres X 5.5 metres and the six loading bays proposed are 2.68 metres X 9.5 metres in size. f) Advisory Design Panel: On April 10, 2012 the Advisory Design Panel reviewed the proposed development and recommended the the application be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow up:  Consider a pedestrian access from Kingston Street to the side entrance;  Consider adding a dedicated pathway on the east side that connects to the waste and recycling enclosure;  Consider expanding or increasing the planting around the property line to formalize the layout and provide a green edge or step the landscaping with the sidewalk;  Coordinate the street tree locations with the hydro pole boxes;  Consider continuation of the stone treatment on the north elevation;  Provide detail for the building exterior lighting plans;  Consider a planting screen or hand rail around the amenity area. The applicant has revised the project plans to accommodate these changes. -5 -g) Interdepartmental Implications: Engineering Department: The Engineering Department have reviewed the proposal and confirmed that all the off-site services exist in this area. Fire Department: The Fire Department has reviewed the proposal and comments have been provided to the applicant. The applicant has ensured that all these will be addressed through the Building Permit drawings. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the Development Permit is completed they will be responsible for maintaining the street trees. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements. Building Department: The Building Department has reviewed the proposal and comments have been provided to the applicant. The applicant has ensured that all these will be addressed through the Building Permit drawings to comply with the code requirements. h) Citizen/Customer Implications: The mail-outs to inform residents of the proposed variances were mailed 10 days prior to the anticipated Council Meeting date (i.e. May 22, 2012). Concerned residents in the neighbourhood have had the opportunity to voice their opinions. i) Financial Implications: In accordance with Council’s Landscape Security Policy, a refundable security equivalent to 100% of the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in accordance with the terms and conditions of the Development Permit. Based on a cost-estimate provided by the Landscape Architect, the security will be $ 16,245.00 payable prior to the issuance of a Development Permit. j) Alternatives: As per Section 8.6 of the Official Community Plan, an Industrial Development Permit is required for all new industrial development within the urban area on lands designated “Industrial” on Schedule B of the Official Community Plan. The subject site, designated “Industrial” on Schedule B, prior to a Building Permit application, requires Council approval of an Industrial Development Permit. This is a zoned site. Not approving this proposal would result in a piece of zoned land remaining vacant within the District’s Industrial Park. -6 -CONCLUSION: The proposed Industrial building follows the OCP’s Industrial design guidelines and will provide new employment opportunities for the community. The proposed setback variances are minor in nature and not anticipated to negatively impact any neighbours. Therefore it is recommended that 2012-019-DP and 2012-019-VP be approved for issuance. ________________________ _______________________ Prepared by: Charles R. Goddard BA MA Manager of Development and Environmental Services _____________________________________________ Approved by: Christine Carter, M.PL, MCIP Director of Planning _______________________________________________ Approved by: Frank Quinn, MBA, P. Eng GM: Public Works & Development Services ________________________________________ _______ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject map Appendix B – Site Plan Appendix C – Building Elevations & Sections Appendix D – Landscape Plan Appendix E – Storm water Management and Erosion Sediment Control Plan City of Pitt Meadows District of Langley District of Mission FRASER R. ^ DATE: May 7, 2012 FILE: 2012-019-DP BY: PC 11378 KINGSTON STREET CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT 201 27 11455 11410 11443 11469 11442 20124 20142 20159 20165 20091 11405 11450 20172 11378 11475 20071 20070 11476 11430 20050 20161 20060 20066 1131511393 20119 11435 11470 20163 113 B AVE. KINGSTON ST. 201 A ST. Lot 1 LMP 41075 BCP 32752 P 86659 LMS 1635 10 9 Rem 7 LOT 1 538 2 P 15901F 5 6 21 25 27 LMS 2909 P 86659 26 P 86659 31 Rem H Pcl. 3 Pcl. 2 35LMS 3846LMP 25176 LMS 2889 LMP 24825 BCP 45137 4 22 P 86659 Pcl. 1 P 86659 LMS 2547Pcl. A 1 Rem 8 A P 86659 LMS 3029 LMP 25175 P 86659 28 539 540 LM P 88 SUBJECT PROPERTY ´SCALE 1:2,000 APPENDIX A District of Maple Ridge TO: His Worship Mayor Ernie Daykin DATE: May 14, 2012 and Members of Council FILE NO: OPS1204 FROM: Chief Administrative Officer ATTN: Committee of the Whole SUBJECT: Contract Award: Pavement Rehabilitation Program EXECUTIVE SUMMARY: As part of Council’s commitment to infrastructure renewal and replacement, the backlog of roads requiring pavement rehabilitation continues to be addressed. Improvements to our Road Network Infrastructure began in 2010 and continued through 2011. This year’s program combines 2012 allocated funds from Capital, Maintenance and the Major Road Network Operations and Maintenance (MRN/OMR) areas for a total investment of over $1,000,000 in the road maintenance resurfacing this year. RECOMMENDATION: That the extension of the 2010 contract for Pavement Rehabilitation be awarded to Imperial Paving Limited in the amount of $932,950.87 including $99,959.02 HST and further that additional work locations may be added under extra work provisions in the contract up to 25% of the value of the Contract ($233,237.72 including HST) DISCUSSION: a) Background Context: A public Invitation for Prequalification was conducted in 2010. Following a detailed assessment of the submissions three Contractors met the prequalification criteria. All three submitted bids on the Pavement Rehabilitation work. An evaluation was done for the District of Maple Ridge by Aplin and Martin Consulting Engineers. It was been determined that Imperial Paving provides best value to the District of Maple Ridge. This contract had multi year extension provisions. b) Financial Implications: The funding is approved within the Financial Plan and is within budget. This is a unit price contract and as such a 25% extra work provision has been added for potential additional works within the approved budget envelopes. The District’s Purchasing Policy requires that the potential to add additional works be identified to Council at the time of award. 1112 c) Planned Locations: The following locations are included in the 2012 program: Abernethy Way 224 to 227th Laurie/218th St/Dover West of Wicklow Donovan Ave 216th St to Wicklow Howison Ave East and West of Hall St Graves St 117th to Camwood 224th St Brown Ave to 12300 blk 207th Lougheed to Camwood Fern Cres 24000blk 130th Ave top lift to Alouette rd Ditton Ave top lift 112th Ave 240th to Kanaka Bridge McFarlane/209th ave/208 cul de sac 124th ave 224th to Edge Dewdney at 224th intersection In addition to the above, the paving of the right-of-way within Kanaka Village has been added to the contract. The costs of this will be recovered from property owners. d) Future Works: This is a unit price contract and as such may be extended to rehabilitate additional road surfaces depending on weather, time commitment, preparation and budget. Contract provisions allow the extension of this contract for up to 5 years by mutual agreement with future prices determined by the price of oil/asphalt based on the Composite Rack Posting. CONCLUSION: The recommended contract award continues Council’s commitment to infrastructure renewal and replacement. Award of the contract would see the work completed through the Spring and Summer of 2012. _______________________________________________ Prepared by: Russ Carmichael, AScT, Eng.L Director of Engineering Operations _______________________________________________ Reviewed by: Trevor Thompson Manager Financial Planning _______________________________________________ Approved by: Frank Quinn, P Eng General Manager, Public Works and Development Services _______________________________________________ Concurrence: J.L. (Jim) Rule Chief Administrative Officer "Original signed by Russ Carmichael" "Original signed by Trevor Thompson" "Original signed by Frank Quinn" "Original signed by J.L. (Jim) Rule" District of Maple Ridge TO: His Worship Mayor Ernie Daykin DATE: May 14, 2012 and Members of Council FILE NO: OPS1205 FROM: Chief Administrative Officer ATTN: Committee of the Whole SUBJECT: Contract Award: Bridge Barrier and Railing Replacement EXECUTIVE SUMMARY: Council’s commitment to infrastructure renewal and replacement is manifesting in the District’s ability to develop required renewal and replacement programs. One such area is the required safety upgrades on municipal bridges. The provision of funding through the Infrastructure Sustainability Fund has allowed for systematic planning and scheduling for much needed repairs and upgrades. On a three year rotating basis, the District of Maple Ridge undertakes a structural and safety inspection of its bridges. This work is carried out by qualified professional structural engineers. As part of the 2011 inspection the consultant firm of MMM Group Ltd inspected and assessed the condition of bridge barriers. The barriers were assessed for conformance with the Canadian Highway Bridge Design Code (CHBDC). The assessment identified that several bridge traffic barriers and railing structures required replacement to meet current safety standards. Tenders for the work were received in April 2012. A detailed analysis and evaluation of these tenders concluded that Coquitlam Ridge Contracting Limited is the preferred tenderer. RECOMMENDATION: That the Bridge Barrier and Railing Replacement Contract be awarded to Coquitlam Ridge Contracting Limited in the amount of $217,452.03 including $23,298.43 HST and further that additional work may be added under extra work provisions in the contract up to 25% of the value of the Contract ($54,363 including HST). DISCUSSION: a) Background Context: On a three year rotating basis, the District of Maple Ridge undertakes a structural and safety inspection of its bridges. This work is carried out by qualified professional structural engineers. As part of the 2011 inspection the consultant firm of MMM Group Ltd inspected and assessed the condition of bridge barriers. The barriers were assessed for conformance with the Canadian Highway Bridge Design Code (CHBDC). The assessment identified that 1113 several bridge traffic barriers and railing structures required replacement to meet current safety standards. Each barrier system has been assessed on structural capacity and geometrical criteria. Structural capacities were evaluated for main structural components including rails, posts and post connection details. As part of MMM Group’s assessment, recommendations were made to upgrade bridge barriers. Following detailed design, tenders were issued for three bridges. A public Invitation for Tender closed April 25, 2012 and five tenders were received. MMM Group Ltd has provided design recommendations and will provide inspection and professional services during the installation work. They have reviewed the submission and the contractor’s qualifications. Following a detailed assessment of the submissions it is found that Coquitlam Ridge Contracting Limited provides best value to the District of Maple Ridge. b) Planned Locations: Three bridges are recommended for upgrades in 2012.  Kanaka Creek Bridge at 112th Avenue and 240th Street was built in 1958. The existing bridge barrier on this structure comprises of timber posts and rails, side mounted to the superstructure. The post connection, posts and rails are considered to have insufficient capacity for the impact load. The existing timber members exhibit considerable rotting. Overall, this bridge barrier system is considered to have unacceptable in-service performance and retrofit is recommended with high priority due to the current condition of the barrier and severity under failure.  Coho Creek Bridge at 228th Street and 125B Avenue was constructed in 1982. The existing bridge barrier on this structure comprises of timber post and rails, side mounted on timber stringers. The post connection, posts and rails are considered to have insufficient capacity for the impact load.  Millionaire Creek on Fern Crescent at 129 Avenue was constructed in 1975. The existing bridge barrier on this structure comprises of timber posts and rails, side mounted on timber stringers. The post connection, posts and rails are considered to have insufficient capacity for the impact load. This bridge barrier system is considered to have unacceptable in-service performance. c) Financial Implications: Council’s commitment to infrastructure renewal and replacement is manifesting in the District’s ability to develop required renewal and replacement programs. One such area is the required safety upgrades on municipal bridges. The provision of funding through the Infrastructure Sustainability Fund has allowed for systematic planning and scheduling. The funding for this project is included in the 2012 Capital Budget. The proposed expenditure is within budget. A contingency provision of 25% has been added for additional works within the approved budget envelopes. CONCLUSION: Bridges are a critical infrastructure asset in our community and ongoing upgrades, repairs and maintenance will ensure that they continue to provide key links for our transportation network. The Infrastructure Sustainability Fund provided by Council is fundamental to the Districts ability to undertake these works. Award of the contract will see the work carried out through Spring of 2012. _______________________________________________ Prepared by: Russ Carmichael, AScT, Eng.L Director of Engineering Operations _____________________________________________ __ Reviewed by: Trevor Thompson Manager Financial Planning _______________________________________________ Approved by: Frank Quinn, P.Eng. General Manager, Public Works and Development Services _______________________________________________ Concurrence: J.L. (Jim) Rule Chief Administrative Officer District of Maple Ridge TO: His Worship Mayor Ernie Daykin DATE: May 14, 2012 and Members of Council Committee of the Whole FROM: Chief Administrative Officer SUBJECT: Disbursements for the month ended April 30, 2012 EXECUTIVE SUMMARY: Council has authorized all voucher payments to be approved by the Mayor or Acting Mayor and a Finance Manager. Council authorizes the vouchers for the following period through Council resolution. The disbursement summary for the past period is attached for information. Expenditure details are available by request through the Finance Department. RECOMMENDATION: That the “disbursements as listed below for the month ended April 30, 2012 now be approved”. GENERAL $ 7,445,565 PAYROLL $ 1,534,124 PURCHASE CARD $ 96,167 $ 9,075,856 DISCUSSION: a) Background Context: The adoption of the Five Year Consolidated Financial Plan has appropriated funds and provided authorization for expenditures to deliver municipal services. The disbursements are for expenditures that are provided in the financial plan. b) Community Communications: The citizens of Maple Ridge are informed on a routine monthly basis of financial disbursements. 1131 c) Business Plan /Financial Implications: Highlights of larger items included in Financial Plan or Council Resolution  Emergency Communications – dispatch levy – 2nd quarter $ 242,803  Falcon Centre Joint Venture – Security refund $ 841,848  G.V. Water District – water consumption Feb 1-28/12 $ 381,679  G.V. Regional District – debt payment $ 2,385,430 d) Policy Implications: Approval of the disbursements by Council is in keeping with corporate governance practice. CONCLUSIONS: The disbursements for the month ended April 30, 2012 have been reviewed and are in order. ______________________________________________ Prepared by: G’Ann Rygg Accounting Clerk II _______________________________________________ Approved by: Trevor Thompson, BBA, CGA Manager of Financial Planning _______________________________________________ Approved by: Paul Gill, BBA, CGA GM – Corporate & Financial Services ________________________________ _______________ Concurrence: J.L. (Jim) Rule Chief Administrative Officer gmr VENDOR NAME DESCRIPTION OF PAYMENT AMOUNT API Canada Ltd Tax information certificate refunds 18,454 BC Hydro Electricity 95,615 BC SPCA Contract payment April 27,527 Community Animal Centre development -50% share 3,748 Security refund 62,500 93,775 BDO Canada LLP 2011 Financial statement audit 35,990 Boileau Electric & Pole Ltd Maintenance: Brickwood Park 397 Conduit repairs 442 Explosion proof connection box 273 Firehall 621 Leisure Centre 3,523 Maple Ridge lawn bowling 176 Memorial Park 306 MVA damage 2,614 Operations 1,887 Overhead LED replacement 70 Pedestrian crosswalk signs 629 Pole & fixature repairs 1,258 Sewer pump stations 7,945 Street lights 3,144 Street light poles 23,856 Street signs 1,001 48,142 CUPE Local 622 Dues -pay periods 12/07 & 12/08 20,257 Chevron Canada Ltd Gasoline & Diesel fuel 74,726 Columbia Bitulithic Ltd Duraphalt 23,728 Double M Excavating Ltd Sanitary sewer extension to Corrections Centre 119,473 River Road drainage improvements 7,756 127,229 Emergency Communications Dispatch levy -2nd quarter 242,803 Falcon Centre Joint Venture Security refund 841,848 FortisBC -Natural Gas Natural gas 26,341 Friends In Need Food Bank 2012 funding 17,000 Gr Vanc Sewerage & Drainage License for Maple Ridge Transfer Station 15,000 Waste disposal 2,074 17,074 Greater Vanc Water District Water consumption Feb 1 -28/12 381,679 Barnston/Maple Ridge pump station 52,942 434,621 Greater Vancouver Regional Dis Debt payment 2,385,430 Water sample analysis 1,715 2,387,145 Greengym Outdoor Fitness Equip Webster's Corners Park fit equipment 26,046 Guillevin International Inc Fire fighters' equipment 34,848 Facilities electrical supplies 345 Operations electrical supplies 30,470 65,663 Hepworth, Anthony Security refund 122,345 Imperial Paving 227 Street road improvements 9,225 Street light civil works 9,716 Roadworks 4,425 23,366 Maple Ridge & PM Arts Council Arts Centre contract payment April 48,007 Program revenue March 27,308 Theatre rental 299 75,614 Maple Ridge Historical Society Quarterly contract payment 32,559 Medical Services Plan Employee medical & health premiums 32,880 Microserve Phone system upgrade 61,605 Fortinet software support & maintenance 8,041 69,646 MMM Group Limited Bridge services 21,934 Municipal Pension Plan BC Employee benefits premiums 349,143 CORPORATION OF THE DISTRICT OF MAPLE RIDGE MONTHLY DISBURSEMENTS -APRIL 2012 Open Storage Solutions Inc Network disk storage 78,400 Network storage software & hardware support 22,137 100,537 R F Binnie & Associates Ltd 128th Ave. road widening predesign 22,900 Raincity Janitorial Serv Ltd Janitorial services: Firehalls 6,443 Library 6,236 Municipal Hall 3,039 Operations 3,059 Randy Herman Building 4,503 RCMP 3,223 South Bonson Community Centre 4,194 30,697 Receiver General For Canada Employer/Employee remit PP12/07 & PP12/08 735,665 RG Arenas (Maple Ridge) Ltd Ice rental March 57,963 Curling rink operating expenses Feb 6,044 64,007 Ridge Meadows Seniors Society 2nd quarter contract payment 48,868 1st quarter contract payment adjustment 1,394 50,262 Ridge Meadows Recycling Society Monthly contract for recycling April 104,180 Weekly recycling 358 Litter pick-up contract 1,909 106,447 Vanderwal Equipment Ltd Ferris mower with grass catch system 24,212 Warrington PCI Management Advance for Tower common costs 60,000 Tower expenses Feb & Mar 11,944 71,944 Workers Compensation Board BC Employer/Employee remittance 1st qtr 2012 99,124 Young, Anderson -Barristers Professional fees Mar 17,807 Disbursements In Excess $15,000 6,647,547 Disbursements Under $15,000 798,018 Total Payee Disbursements 7,445,565 Payroll PP12/07 & PP12/08 1,534,124 Purchase Cards -Payment 96,167 Total Disbursements April 2012 9,075,856 GMR District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 14, 2012 and Members of Council FILE NO: CDPR-0640-30 FROM: Chief Administrative Officer MEETING: Committee of the Whole SUBJECT: Experience the Fraser Concept EXECUTIVE SUMMARY: The Experience the Fraser (ETF) concept is based on providing a framework of support for a trail network following the Fraser River from Hope to the Salish Sea. Developing this concept plan has involved the participation of Metro Vancouver, the Fraser Valley Regional District, the Province, First Nations, Federal agencies, several municipalities along the Fraser River corridor, non-government organizations and special interest groups to develop the ETF concept plan. As municipalities located on this trail network the City of Pitt Meadows, and the District of Maple Ridge have been participating in the ETF project through Parks and Leisure Services for the past two years. The concept plan has now been endorsed by Metro Vancouver and Fraser Valley Regional Districts who were the lead agencies on this project. Municipalities who have been participating in the ETF project are now being approached with three recommendations to consider as the project moves past the concept to the implementation stage. RECOMMENDATIONS: That Council: 1. Endorse the Experience the Fraser Concept as a regionally important and beneficial initiative that warrants broad participation; 2. Commit to integrating the Experience the Fraser Concept into municipal plans and actions wherever feasible; and 3. Agree to the continued appointment of a municipal liaison to the Experience the Fraser program and participation in an annual information sharing workshop to celebrate Experience the Fraser and track implementation progress. DISCUSSION: a) Background Context: In developing the concept plan a network of 550 km of trails (the Vision Route) would be required to achieve the goal of connecting Hope to the Salish Sea. An inventory of existing trails along the Vision Route indicates that 43% of this trail network already exists. These trails connect with existing recreational opportunities along the route which is one of the goals of ETF, to link and inspire experiences along the Fraser River. The Vision Route is a long term objective 1151 to be implemented over decades. The intent of this route was to follow and feature the Fraser River as closely as possible: however the long-term route will be aligned to harmonize with working river industrial activities, sensitive natural features, private land, and First Nation land interests. Most times it will mean going around these features, but creative ways of integrating the Trail into such landscapes and uses can produce the richest experiences. The preferred alignment also reflects the original partnership between the Province, the Fraser Valley Regional District and Metro Vancouver, therefore reflecting the desire to connect provincial and regional parks and facilities and to include sufficient amenities to facilitate multi day travel (e.g. camping). It was also an objective to advance the Trans Canada Trail alignment through the Lower Fraser River Corridor. In the shorter term, a proposed Interim Route would utilize existing trails and roads allowing users to travel from end to end in the short term. This alignment is subject to agreement and participation by the agencies, organizations and local governments along the route. There are over 300 Amenity and Feature Points identified as locations to “experience” the river be it through infrastructure and/or programs along this route. A Foundational Program of 60 actions and projects, which is a subset of these 300 points, illustrates some project priorities that are deemed essential to build identity for ETF and offer a strong presence of the project on the ground. It is a recommended set of priority actions and is intended to have the flexibility to be guided by the various partners choosing to participate in delivery. As funding is secured, the program can advance. However, if resources or priorities change, the Foundational Program can adapt and projects offering a similar impact in advancing the program may be substituted. One of these program priorities for the City of Pitt Meadows is to provide a link from the trail network west of the Golden Ears Bridge with Maple Ridge through to the Port Hammond neighbourhood. Although this is identified as a program priority for the City of Pitt Meadows, there will likely be the need to consider providing a trail in Maple Ridge to connect at the municipal boundary with Pitt Meadows. Staff in Parks and the Planning Department will continue to look for opportunities to complete this trail section as a condition of any land development applications that may be considered in this area of the two communities. Nodes are destinations along the Trail or locations where people can come to the project to “Experience the Fraser” without having to travel the trail. They are characterized as having a cluster of amenities, features and experiences close together, are in a location where there is an existing or planned population density or community, are intersecting with the trail, and are providing an access point and amenities for the Blueway. The Blueway by definition is the river and includes the supporting infrastructure that facilitates water access to the river such as launching sites, signage, day use facilities, piers, viewpoints and camping opportunities. A desired Foundational Program project is also identified for the Port Haney Wharf. The wharf is a Blueway amenity that forms the focus for the Port Haney Node and could provide the space to support an information kiosk. The Foundational Program identified eighteen locations along the river where kiosks will act as a point of introduction, information and orientation to the Trail in existing nodes where the Interim Route and the Vision Route coincide. The Concept Plan was developed through an assessment of the Maple Ridge and Pitt Meadows Park and Recreation Master Plan and the Official Community Plans of Maple Ridge and Pitt Meadows. As a result the Concept Plan for the Maple Ridge section identifies actions that are already identified in current municipal plans, and will be funded by the appropriate capital or operating budgets. Any projects not previously identified in the Park and Recreation Master Plan, would be submitted to Council for approval of funding in subsequent capital budgets. CONCLUSIONS: The endorsement of the Experience the Fraser concept will demonstrate the commitment of the District of Maple Ridge in supporting the ETF goal of achieving a continuous trail from Hope to the Salish Sea. _______________________________________________ Prepared by: Bruce McLeod, MBCSLA, Manager of Parks Planning & Development ________________________________________ _______ Approved by: Dave Boag, Director of Parks & Facilities _______________________________________________ Approved by: Kelly Swift, General Manager, Community Development Parks and Recreation Services _______________________________________________ Concurrence: J.L. (Jim) Rule Chief Administrative Officer :bmc Attachment Appendix A WP NW / G / mn % xm m w.nw Is . SJBJECi PROPERTY S vn P m / paam o p1 nm . i 8 i, v9 qq ®£ I mnvm N[ nwo �• wrsnai I9 q" ' 20528 LOUGHEED H WY n CORPORATION OF THE DISTRICT OF 3$ MAPLE RIDGE av,.eu �w "' \APPENDIX C m a ± § % |I§ If■.1111 [kk&± |$|||}E)5] 111 � A APPENDIX E