Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
2012-09-10 Committee of the Whole Meeting Agenda and Reports.pdf
District of Maple Ridge COMMITTEE OF THE WHOLE AGENDA September 10, 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: If required, there will be a 15 -minute break at 3:00 p.m. Chair: Acting Mayor 1. DELEGAT/ONS/STAFFPRESENTAT/ONS- (10 minutes each) 1:00 p.m. 1.1 2. PUBL/C WORKS AND DEVELOPMENT SERV/CES Note: Owners and/or Agents of Development Applications may be permitted to speak to their applications with a time limit of 10 minutes. Note: The following items have been numbered to correspond with the Council Agenda: 1101 2012-068-RZ, 20370 Lougheed Highway, CS -1 to C-2 Staff report dated September 10, 2012 recommending that Maple Ridge Zone Amending Bylaw No. 6946-2012 to permit subdivision into two lots and construction of a financial services use 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 September 10, 2012 Page 2 of 4 1102 2012-079-RZ, 21722 and 21734 Dewdney Trunk Road, RS -1 to RT -1 Staff report dated September 10, 2012 recommending that Maple Ridge Zone Amending Bylaw No. 6944-2012 to allow each lot to have the existing dwelling replaced by a duplex 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 2011-136-RZ, 20724 River Road, RS -1 to R-1 Staff report dated September 10, 2012 recommending that Maple Ridge Zone Amending Bylaw No. 6896-2012 to allow subdivision into two single family lots be given second reading and be forwarded to Public Hearing. 1104 DVP/072/09, 10121, 10141 and 10175 240 Street Staff report dated September 10, 2012 recommending that the Corporate Officer be authorized to sign and seal DVP/072/09 to vary setback requirements in the RM -1 (Townhouse Residential) zone. 1105 DP/072/09, 10121, 10141 and 10175 240 Street Staff report dated September 10, 2012 recommending that the Corporate Officer be authorized to sign and seal DP/072/09 to permit construction of 159 townhouse dwellings in 25 buildings under the RM -1 (Townhouse Residential) zone. 1106 2012-044-DP/DVP, 11850 224 Street Staff report dated September 10, 2012 recommending that the Corporate Officer be authorized to sign and seal 2012-044-DVP to vary minimum building height and that the Corporate Officer be authorized to sign and seal 2012 -044 -DP to permit construction of an addition to the Haney Place Mall as well as exterior renovations to allow for Target as a new tenant. 1107 DVP/079/10, 26610 124 Avenue Staff report dated September 10, 2012 recommending that the Corporate Officer be authorized to sign and seal DVP/079/10 to vary the width of 124 Avenue and the minimum widths of proposed lots 7 and 8. 1108 Development Sign Policy 6.21 Staff report dated September 10, 2012 recommending that Development Sign policy 6.21 be adopted. Committee of the Whole Agenda September 10, 2012 Page 3 of 4 3. FINANCIAL AND CORPORATE SERV/CES (including Fire and Police) 1131 4. COMMUNITY DEVELOPMENT AND RECREATION SERV/CES 1151 5. CORRESPONDENCE 1171 6. OTHER ISSUES 1181 7. ADJOURNMENT Committee of the Whole Agenda September 10, 2012 Page 4 of 4 8. COMMUNITY FORUM COMMUNITY FORUM The Community Forum provides the public with an opportunity to ask questions of Council on items that are of concern to them, with the exception of Public Hearing by-laws that have not yet reached conclusion. Council will not tolerate any derogatory remarks directed at Council or staff members. Each person will be permitted 2 minutes to speak or ask questions (a second opportunity is permitted if no one else is sitting in the chairs in front of the podium). Questions must be directed to the Chair of the meeting and not to the individual members of Council. The total time for this Forum is limited to 15 minutes. If a question cannot be answered, the speaker will be advised when and how a response will be given. Other opportunities are available to address Council including public hearings and delegations. The public may also make their views known to Council by writing or via email and by attending open houses, workshops and information meetings. Serving on an Advisory Committee is an excellent way to have a voice in the future of this community. For more information on these opportunities contact: Clerk's Department at 604-463-5221 or clerks@mapleridge.ca Mayor and Council at mayorandcouncil@mapleridge.ca Checked by: Date: 4 MPI C,� Oaep Aaars DIMS" Hi4g41.2C District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: September 10, 2012 and Members of Council FILE NO: 2012-068-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 6946-2012 20370 Lougheed Highway EXECUTIVE SUMMARY: An application has been received to rezone a portion of the subject property from CS -1 (Service Commercial) to C-2 (Community Commercial) to permit subdivision into two lots and construction of a financial services use. To proceed further with this application additional information is required as outlined below. RECOMMENDATIONS: That Zone Amending Bylaw No. 6946-2012 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, along with the information required for a Subdivision application. DISCUSSION: a) Background Context: Applicant: Owner: Ron Hoffart M R Landmark 2000 Centre Ltd Legal Description: Parcel A District Lot 222 Group 1 New Westminster District Plan BCP30168 OCP: Existing: Zoning: Existing: Proposed: Surrounding Uses: North: South: Commercial CS -1 (Service Commercial) C-2 (Community Commercial) Use: Shopping Mall Zone: C-2 (Community Commercial) Designation: Commercial Use: Single -Family Residential Zone: RS -1 (One Family Urban Residential) Designation: Urban Residential, Commercial East: West: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Site Characteristics: Use: Zone: Designation: Use: Zone: Designation: Retail Commercial CS -1 (Service Commercial) Commercial Service Station, Vacant CS -1 (Service Commercial) Commercial Commercial Commercial 1.674 hectares Lougheed Highway, 203 Street Urban The subject property is located in west Maple Ridge along an existing service commercial corridor. A car dealership is currently located on the site, and will continue to operate after the proposed development. Site accesses are currently from Lougheed Highway and 203 Street, and are proposed to be maintained with the proposed development. c) Project Description: The applicant proposes to rezone a portion of the subject site from CS -1 (Service Commercial) to C-2 (Community Commercial) at the corner of 203 Street and Lougheed Highway to allow for future subdivision into two lots and construction of a financial services use. The existing car dealership would continue to operate on the larger lot. 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, and Bylaw particulars, and may require application for further development permits. d) Planning Analysis: Official Community Plan: The development site is designated Commercial and falls within the General Commercial category due to its location along Lougheed Highway within the Urban Area Boundary and outside of the Town Centre. The objective of the General Commercial category as stated in the OCP is to "respond to emerging market trends and shopping preferences and to permit greater flexibility in the range of commercial uses". The proposed development is subject to the following OCP policy: 6-24 Maple Ridge will review bylaws and regulations aligning with the General Commercial land use designation to respond to market demand and differentiate those uses from retail uses typically found in the Town Centre. The C-2 (Community Commercial) zone aligns with the General Commercial category. -2- Zoning Bylaw: The current application proposes to rezone a portion the property located at 20370 Lougheed Highway from CS -1 (Service Commercial) to C-2 (Community Commercial) to permit future subdivision into two lots and construction of a financial services use while maintaining the existing car dealership use. 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. 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) Building Department; c) Operations Department; d) Fire Department; and, e) 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. This application has not been forwarded to the Engineering Department for comments at this time; and an evaluation of servicing requirements has not been undertaken. This evaluation will take place between First and Second Reading. f) 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. Complete Rezoning Application (Schedule C); 2. Development Permit Application (Schedule D); and 3. Subdivision Application. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. -3- 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. 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. "Original signed by Amelia Bowden" Prepared by: Amelia Bowden Planning Technician "Original signed by Charles R. Goddard" Approved by: Christine Carter, M.PL, MCIP Director of Planning "Original signed by Russ Carmichael" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer AB/dp The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Maple Ridge Zone Amending Bylaw No. 6946-2012 Appendix C - Site Plan -4- I i LMP 34007 P 61704 11989 M N 74 1� 1 119 AVE. M LMP 33673 11961 CL m 2 1195.9 N 7 11957 RP 8346 0) a ry EP 11127// o. N o Pcl.1 N P 48586 68 LMP 34007 P 64073 Rw43436 SUBJECT PROPERTY D 75 / Rem 1 LMP 33673 Rem P61 ONE RP 7774 / P 62569 /'/ N / 11871 A / ---_..._.--..-'--- --------- BCP30168 9 9 LMP 25177 A N S A P 33806 Rem 54 1 2 51 52 53 N N N ,L!' 39 P 32170 40 P 9031 P 8E"4 11834 P 77 Co 20497 W O A 20505 28 11826 P 28876 1 2 N 57 N 56 N Rem 29 Rem 55 11808 30 N 31 N 32 N 33 ` N 34 35 S 36 S 37 S 38 S Rem C g a —' — P 35806 R 80104 118 AVE. P67774illo 2 3 P 7928. EMETERY '— . NWP 80104 9 N Eig 20347 V t N 20344 ' � W 20350 N 20378 20398 O 20416 S v N 20448 N S 2 g3 WALNUT CR. 20498 17 20285 1N 4 8656 2 2 2 4 2049216 5 ift O O 20377 c0 WILL 0389 W 20421 7769' 20473 20287 Rem A F 3 20433 m 6 a 20289 g 8 g 5 P 73921 4 6 5 9 15 20484 a 7 RP 209 N N N 9 20478 14 20291 Ili,/ KATZIE C ilings - NWP 51933, -11-WALNUT CR. 47 8 9 N 10 N 11 N w N P 25049 N N N 9 N S CV S N N N v S KI v s 2 �� 13 g 65?J 802 ,,� , , �T 5 4 P 69948 3 c°io 2 1 0_ 6 7 P 7392' 8 8 10 P 7; 11 12 691 N SCALE 1:2,500 Clt`,_.f Pitt_ Mea ows1117.7Ell 1116 ip ^` , j ! c 20370 LOUGHEED HWY CORPORATION OF THE DISTRICT OF „ r,� o 'i ! F _��_ a , L �� MAPLE RIDGE MAPLE RIDGE District of v I °I BrHEshCWum4la PLANNING DEPARTMENT a �,o Langley I \�� e_ DATE: Jun 28, 2012 FILE: 2012 068 RZ BY: PC _ _ FRASER FRASER R. CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6946-2012 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. 6946-2012." 2. That parcel or tract of land and premises known and described as: Parcel A District Lot 222 Group 1 New Westminster District Plan BCP30168 and outlined in heavy black line on Map No. 1577 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 LMP 33673 "J' — _ (lease) dQ m \I% 1.P1/6A 7706' _ / / 54 ,ss'Rw434., Rem Pcl ONE P 6256940 11961 m 2 II 17959 N 7 11 w IIo RP 8346 Q. 8 17967 cN. o I co I a Sco MA EP 11127 17 17g41 a I I 32 927/35 056 ry Pcl.1 P 48586 1 LMA., 68 II �� <o�GHFFijNbi \SMA BCP 8713 (lease) LMP 34007 I LMP / 32p5� LMP R 1 / o ,SMP 43 j W 43436 — — — N / / N N RW 83 Rw 6177LMP 32057 11 / LP 85936 Rem 1 a LMP 33673 — Rw RP 7774 43436 CO 11871 A Cr BCP 30168 37752 (easeme 37751 (lease D — -!LMP CO o 9 32( 0) 7) N 2 P 35806 Rem 54_ LMP 21498 __ _ _ _ --- - 51 52 53co N N N N N N N F N ry 39 32170 40 LMP 2518' 11834 co (0No CO No 28 CM o M 11826 P 28876 N 57 N 56 Nco Rem 55 ^ Rem 29 11808 30 CO N 31 CO N 32 co N 33 co N 3407 N 35 M N 36 7 0 37 M co 0 38 Lo N P 35806 RW 80244 118 AVE. P. 80104 P 67774, 0 1 co ,q1 4 8 F8 1 CO �l ✓ADL- Bylaw No. Mau No. From: To: R 6946-2012 1577 C C-2 DG= /0\= A✓=\D S-1 (Service C ommercial) (Community Commercial) \G L\ N SCALE 1:2,000 MAPLE RIDGE British Columbia �Ee 8 9flWLHS (V09)'lel GfL NE' J'9'Ra++�S aa, s vzeoi ems 510311HOtlV N3SVIHIVW 1tlV3lOH WVHVtl9 b WH�J ONIO1If18 0821 HlIM Lf OAb'l Ntlld 3 -LIS 600y Je nOaltl��all'0'8 LBSZSLO NOLLtl0llddtl ONINOZ3i1 ZBZ LL 4 Orep Aaars Groan" 1-M400c TO: FROM: SUBJECT: District of Maple Ridge His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer MEETING DATE: September 10, 2012 FILE NO: 2012-079-RZ MEETING: C of W First Reading Maple Ridge Zone Amending Bylaw No. 6944-2012 21722 and 21734 Dewdney Trunk Road EXECUTIVE SUMMARY: An application has been received to rezone the subject properties located at 21722 and 21734 Dewdney Trunk Road from RS -1 (One Family Urban Residential) to RT -1 (Two Family Urban Residential). To proceed further with this application additional information is required as outlined below. RECOMMENDATIONS: That Zone Amending Bylaw No. 6944-2012 be given First Reading, and; That the applicant provide further information as described on Schedule B of the Development Procedures Bylaw No. 5879 - 1999. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Zoning: Existing: Proposed: Surrounding Uses: North: South: Ashok K. Sharma Ashok K. Sharma and Rajrani Sharma Lot: 9, D.L.: 247, Plan: 8772 and Lot: 10, D.L.: 247, Plan: 8772 Urban Residential RS -1 (One Family Urban Residential) RT -1 (Two Family Urban Residential) Use: Zone: Designation Use: Zone: Designation: Town houses RM -1 (Townhouse Residential) RM -4 (Multiple Family Residential District) Urban Residential Single Family RS -1 (One Family Urban (Medium Density) Residential) Urban Residential East: West: Existing Use of Properties: Proposed Use of Properties: Site Area: Access: Servicing requirement: b) Site Characteristics: Use: Zone: Designation: Use: Zone: Designation: Duplex RT -1 (Two Family Urban Residential) Urban Residential Single Family and Preschool RS -1b (One Family Urban Residential) and P-2 (Special Institutional) Urban Residential and Institutional Single Family Duplex 1,929 m2 Dewdney Trunk Road Full Urban The site consists of two relatively flat lots on the south side of Dewdney Trunk Road. An existing duplex, which is strata titled, is situated immediately to the east of the subject site. To the south and immediately to the west of the subject site are single family homes zoned RS -1 and RS -1b respectively. Two lots further to the west on Dewdney Trunk Road is a preschool. To the north across Dewdney Trunk Road, are townhouse developments zoned RM -1 (Townhouse Residential) and RM -4 (Multiple Family Residential District). c) Project Description: The proposal is to rezone the two lots from RS -1 (One Family Urban (Medium Density) Residential) to RT -1 (Two Family Urban Residential). This will enable each lot to have the existing dwelling replaced by a duplex. 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 designated Urban Residential and is located along Dewdney Trunk Road which is identified as a Major Corridor Network road. The proposed use and zone is in accordance with this designation and the proposed increased density (e.g. duplex) achieves the OCP objective of increasing densities along major roads. -2- Zoning Bylaw: The current application proposes to rezone the properties located at 21722 and 21734 Dewdney Trunk Road from RS -1 (One Family Urban Residential) to RT -1 (Two Family Urban Residential) to permit a duplex on each of the existing two lots. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. 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) Building Department; d) Fire Department; and e) 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. Some of the likely requirements will be: • Widening of Dewdney Trunk Road; • Joint driveways; and • Restrictive covenant for duplex design. 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) 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). The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. -3- 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. "Original signed by Adrian Kopystynski" Prepared by: Adrian Kopystynski, RPP, MCIP, MCAHP Planner "Original signed by Charles R. Goddard" Approved by: Christine Carter, M.PL, MCIP Director of Planning "Original signed by Russ Carmichael" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw 6944-2012 Appendix C - Site Plan -4- J 208 Z P 69616 .$U .3 r P 21 JIJ 09 7 3b 180 P436 1 Yu 87 P26194 88 ' 105 106 .1, A 210 — P 2 62 3 P 62886 1 "P P061 LMP 10000 4pp061 Rem B • NWS 2 81 3 1 r NUBS 2037 219 1 P 79 49 8 LMP 18966 1 Rj co Rem P 2.204 C P 76 83 1 P 62886 LMS 2096 _ a ID g 1J48 5 SUBJECT PROPERTIES FiFi DBIJDMEY TRUNK RD. • 13 Fy R$RI 1.81 r71P8772Et }{� diR$R7 Fl6 Rainto F-1ry P8.772 1 2 P6 EZ8 FI r r71 9 P0772 r 1 C7FIry 1, 119- o 5 5 P4-518 * 56 ry 97 ry 5 ID Ea FIPC Re 9G 129 P 134 83 9 131 61 P 91 7 62 63 11995 139 P 4481 119SE 8 89 119E 144 128 MN i74i74N P11951 17164 88 1197 r4 141 CD 11 py;F 119 AVE. 1 40 1 N 'k4 tri 119 119+5 11941 W o 9 • t~ 119 87 cc. 102 127 CO 132 61} 65 1 j � 7 • 119 A)/ E. Ogg11! 119 11935 126 11935119 h l 133 FV �& r �{ 1935 12 1 A•5 P 31180 P 331 2 F 4' 51 1 ac m 144 P 282 8 r7468111 P 2 83 P Z3.917 r134 P 28 917 67 r P 3118 0 pi 3118 0 1 r 13 N 166 167 h 14b -- --- DOM81.0AIII A/E.. I- - t en t or fl or N N N h lil k N * * N ~* N * N8 HALLBT. 298 rD3 al N rN N NyI go mW15"5131* 40.1% 5 15 197 19. 199 P 3.5292 200 201 2132 2133 ON 2 254 0- 11395 256 11E33 2138 MG P 36292 11 6 11 ..-.. ,Fl,.. .-. � I .4 � -. 218 11E35 212 736095 11334 _ �n ... 11 7{{ ri N SCALE 1:2,000 Cit''.sf Pitt Mea.�ows . ___Lii,, � j ' 21722/34 DEWDNEY TRUNK ROAD -' ! 0 Ull 114- 76.1 ik a� I.N L �»Y L4 tee. CORPORATION OF THE DISTRICT O F `r ``?L II i II d I T,, / NEm""'1 r ��'� LI MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT District ofk fN I �F Langley t'7 DATE: Sep 7, 2012 FILE: 2012-079-RZ BY: PC —'� ASER� CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6944-2012 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. 6944-2012." 2. Those parcels or tracts of land and premises known and described as: Lot 9 District Lot 247 Group 1 New Westminster District Plan 8772 Lot 10 District Lot 247 Group 1 New Westminster District Plan 8772 and outlined in heavy black line on Map No. 1576 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RT -1 (Two Family Urban 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 Rem B NWS 2813 1 `- N NWS 2037 219 1 P 79498 LMP 18956 E _ P 9N 22204 LO LO C RPr°73720 P 76831 12049 P 62886 N. ro Lo 10 r N i1 LMS I \\ o \. CO N - N \ r- -RP -RP 73655 RP 73511 I RW 74359 DEWDNEY TRUNK RD. 21656 1 73402 Rem N 5 CD 72 21680 0) OD v �j 21698 v -a21706 ti N2 7685 21722 co co ti N 10 8772 00 0N N— „' 1co 1 11s 21770 CD W 21780 CO CO l` N95 P 4z Cn 21794 OD c9 rn P 130L, 29839 131 61 P 2917 62 0 63 139 11965 92 P 11968 44518 89 Cob co r. (.0 N (5) N CD N CD N / N11951 N�`' 64 140 8 119 AVE. 91 N. �� 90 'co l` CO p p 11942 ti 11945 �' 11958 (� N CO 132 0) N N 60 65 rn co 141 Q 119 AVE. 21l N ct)11939 = w 11936 0)) 133 co 11939 a 59 0 N 11938 66 a 142 11936145 P 31180 P 33' 12 P P 29839 134 N P 28917 58 u) N P 28917 ti_ h7 N co P 31180 /P31180 0, ti 144 ti N 143 N ti 166 N 167 1 N \/AO_- Bylaw No. Map No. From: To: R 6944-2012 1576 RS RT DCI /0\- AV -1 (One Family Urban -1 (Two Family Urban -\_--) Residential) Residential) N SCALE 1:1,500 -11 MAPLE RIDGE British Columbia c co ET. = 0 ›.., c _J E 2 -: . a) 0 4 Orep Aaars Groan" 1-M400c District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: September 10, 2012 and Members of Council FILE NO: 2011-136-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Report Maple Ridge Zone Amending Bylaw No.6896-2012 20724 River Road EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS -1 (One Family Urban Residential) to R-1 (Residential District) in order to subdivide into two single family lots. This application is in compliance with the Official Community Plan. Council gave First Reading to Maple Ridge Zone Amending Bylaw No. 6896-2012. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 6896-2012 be given Second Reading and be forwarded to Public Hearing; and 2. That the following terms and conditions be met prior to Final Reading. Approval from the Ministry of Transportation and Infrastructure; ii. Road dedication as required; iii. Removal of the existing building; and iv. 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. DISCUSSION a) Background Context: Applicant: Gina Wideen Owner: Gina Wideen Legal Description: OCP: Existing: Zoning: Existing: Proposed: Surrounding Uses: Lot 9, D.L. 277, Group 1, NWD Plan 20332 Urban Residential RS -1 (One Family Urban Residential) R-1 (Residential District) North: Use: Single -Family Residential Zone: RS -1 (One Family Urban Residential) Designation: Urban Residential South: Use: Single -Family Residential Zone: RS -1 (One Family Urban Residential) Designation: Urban Residential East: Use: Single -Family Residential Zone: RS -1 (One Family Urban Residential) Designation: Urban Residential West: Use: Single -Family Residential Zone: RS -1 (One Family Urban Residential) Designation: Urban Residential Existing Use of Property: Single -Family Residential Proposed Use of Property: Single -Family Residential Site Area: 886 m2 Access: River Road Servicing requirement: Urban Standard b) Site Characteristics: The subject site is located in the Fraser Escarpment area in the Hammond neighbourhood along River Road, a major corridor. The development proposal is subject to Council Policy 6.23, which requires a storm sewer connection to control surficial and groundwater discharge. The property is fairly flat with several trees along the property lines. A single family home currently exists on site. c) Project Description: The applicant proposes to rezone the subject site from RS -1 (One Family Urban Residential) to R-1 (Residential District) and subdivide into two single-family lots with access provided from River Road. c) Planning Analysis: Official Community Plan: The subject property is designated Urban Residential which permits a single detached housing form located within the Urban Area Boundary. River Road is also designated a Major Corridor in the OCP, therefore the development is subject to the Major Corridor Infill Policies in the plan. OCP policy for -2- Major Corridor Infill requires that there is compatibility with the neighborhood. The following is an excerpt regarding compatibility from Section 3.1.4 Residential Infill and Compatibility Criteria of the OCP: Compatibility refers to development that "fits" with the character of a neighbourhood. It does not mean that the development looks the "same" as neighbouring development; rather the housing form is similar in size, scale, massing and architectural elements. Evaluation Criteria for Major Corridor Infill Policies are found in the OCP Section 3.1.4, sub -section 3- 20, Chapter 3, page 10. The proposed R-1 (Residential District) zone is in compliance with the Urban Residential land use designation and compatibility criteria. Zoning Bylaw: The current application proposes to rezone the property located at 20724 River Road from RS -1 (One Family Urban Residential) to R-1 (Residential District) to permit future subdivision. The proposed lots satisfy the R-1 (Residential District) zone requirements. Development Information Meeting: A Development Information Meeting was held at the Maple Ridge Golf Course on August 13, 2012 at 6:30 p.m. Three people attended the meeting. The applicant also received one phone call, and had several informal discussions with neighbors. A summary of the comments and discussions from these interactions was provided by the applicant and included the following concerns: • Concern if existing grade was going to be increased • Wanted to see how a Development Information Meeting was conducted • Wondered why their opinion was required The applicant provided the following in response to the issues raised by the public: • They were not going to increase the grade of the property • Municipal policy required public consultation for this application and had guidelines on how a Development Information Meeting should be conducted d) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposed project and has noted that there are no services required in support of this rezoning application. As a result, no rezoning servicing agreement is required. The Engineering Department will require 38m2 road dedication as shown on the proposed lot layout along the property frontage to allow for a future road right-of-way of 18m. Additional services will be required at subdivision. Environmental Implications: The Environmental Technician and staff Arborist has indicated that an arborist report is required of all trees within the property boundaries and in the road right of way in front of the property. This is required to identify tree retention opportunities and will be required prior to subdivision approval. -3- Parks & Leisure Services Department: The Parks & Leisure Services Department has identified that after the subdivision is completed they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be an additional two trees which is based on one tree per lot. The Manager of Park Planning & Development has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $50.00. CONCLUSION: This application is in compliance with the Official Community Plan. It is therefore recommended that Second Reading be given to Maple Ridge Zone Amending Bylaw No. 6896-2012, and that application 2011-136-RZ be forwarded to Public Hearing. "Original signed by Siobhan Murphy" Prepared by: Siobhan Murphy, MA, MCIP, RPP Planning Technician "Original signed by Charles R. Goddard" Approved by: Christine Carter, M.PL, MCIP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Maple Ridge Zone Amending Bylaw 6896-2012 Appendix C - Subdivision Plan -4- o P 45429n 362 co a 247 11708 / �yy 354 A a a 352 a ' 17 co a 0 ro co \ a 11674 a 0 11675 11 70 0 P 43 97 251 250 11698 3`,8 1N LMP 1862 20715 20725 CO LMP 1862 00 P 70862 20755 209 248 249 6 N 2 cosi 1 �4LMP N N 390 384 ag 0 116961 PMP 39645 0 co 8 °' 1169 15 00 11683 1 r 116783 7 11673 a o 0_ M M o a 210 N w 1169214 d 1168111676 2 m 12 6 11669 Lr) 11679 N 116741 11661 117 AVE. N 1169013 o icn11677 / 116812 0M 11672 c„,"11653 374 N- 8 300 283 282 281 4 11645 0 � 11686 3 375 376 377 11 65 3 w m 11 56\y ^ 0 —1 ^N ^61 ��6>9 rn6, 11637 373 "' 0_ P 58 300 301 a 284 285 0 28 ^ 11664 10 6 7� 8co X11631 J 1 27 11643 OS 302 Pp 6 11 10 9 8 7 6 5 85 D 3 2 1 0 1161 o 0 25 os8 n c" o m rn m m cp m co °n' 61218 rn rn m 0_ 28 29 30 3P 03 P 43 797 304 305 N N o 0 0 N N N 306 2 N N N SUBJECT PROPERTY 307 \ P 43 793 308 RIVER RD. WEST oo Mo co B 195 P 43 797 0 0 N m 0 N 0 0 N 0 0 N m 0 on 0 co CND- N 43 ao 43 40 0;1N P 81 21 8 m1 0 'O o- 8 328 n 329 330 P 44 �� 9 32 218 33 34 35 N 36 N 37 o 38 o 39 0 1 N 2 0 a 9 N N o O N r- N n n 339 P 8541 8 11593 P 2002 cN *NS M Re m N cq 42 P 8121 8 11 58 8 1 0 P 21 c N A LMP p� N N n 5112 cn4, k- N 8 PARK 11569 I- N 0- 2 g 11580 C N 37 B P 31152 A 00 oo 11550 N M 11 54 4 Ba 0 0 L P 16 74 9 P 85 673 A NWS 3345 11 53 4 n 0 m a M IY IP D LMP 5112 22 11522 P 76467 241 27 LM 40400 2 11509 21 v 11512 c� �,25 25 26 N E 17 LM 41:21 11499 27 20 n 0- 11502 23 114:9 115 AVE. g� 11 114 7 7751 a 0 X10( 12 ,5g 493 111 26 11494 12 90 6 0 \\ ,p5 �� 13 11489 25 2 11 48 4 0 11 0 11485 a g 0 14 k- 15 11491 DARTFORD ST. cv 13 11534 ,— coo 11485 3 n 1145 Rn, P 75786 Rem 1 3 - 11489 CV 14 W 24 11474 16 D A ,i_ 77% 11481 .`.�4 re9. I \11470 P 21114 P 84260 ...., Li\i. N SCALE 1:2,000 Ci �..f Pitt � Mea.lows , __ 20724 RIVER ROAD 0 ■� E ty:�4�L'_YlEill'i�-' 5.11%, 0 'nNi in �� v/ r" CORPORATION OF THE DISTRICT O F min \`L�E.L� s i��j�l�ll �II��c'��'FJI�' SII 1_2-- o ,, E _ � E: i L 'FW4'� ..-+�+1,� ._,,. ! -.) ,i. MAPLE RIDGE MAPLE RIDGE , District of lk 11 I British Columbia PLANNING DEPARTMENT Langley �Skirt '-= , � DATE: Sep 6, 2012 FILE: 2011 136 RZ BY: PC T—'� ASER,� CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6896-2012 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. 6896-2012." 2. That parcel or tract of land and premises known and described as: Lot 9 District Lot 277 Group 1 New Westminster District Plan 20332 and outlined in heavy black line on Map No.1557 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-1 (Residential District). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 28th day of February, A.D. 2012. 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 N J N N ' My 1681 > 00 11676 12 6 11669 co j 11661 AVE. 1679 N 11674 cry117 ' 4 I J 77 / M 11 N N 11653 �� o 374 N o o N. 0 0 0 0 300 283 67 2 i 113645 o i (0 0 , ',6, 9 a� 375 376 377 11653 w '� ' ��O 2 rn ° c2 �i- 11637 J' 373 "' d 11664 P 58300 301 Q 0 284 6 7 8 211631 i 1 27 CO 11643 *PP056 302 7 6 5 4 3 2 1 11610 o P 25068 o0 �o� o, D C° w=oN N- 0) P o o 81218 rn 0 rn 0 rn N N d 28 _ 29 30 303 of 0 P 43797 ` j o \ /- EP 4 ,98304 305 ER RD. WEST RW 85419 N. o N al CO N P 43793 o 195 o P 437 71- o' \ 40 RP 80 1 328 CO 1' 8121 &o o 2>> SMP \ a 32� N 6 37 O 38 O 39 O 1 P 8541811593 0— 2 CO N CO tI P 20 N\ 9 N 2 o ^ N � M 78 4 1 28 SMP 54 8 N R\ R RDAD I-. _ P 21047 o 8 CD E LMS 809D LLMP 9843 20 o o 01 0 N 20772 20780 81218 N 11588 1 0 N 11569 co 0 2 2 J 11580 co 37 - P31 A Coo M 11550 N P 66930 Rem 387 11544 B L In 01c -/nn _ P 85673 A NWS 3345 r, D LMP 5112 VADLI Bylaw No. Mai No. From: RS -1 To: R-1 R 6896-2012 1557 (One (Residential DG= /0\= A\/- \D Family Urban Residential) District) \G L\ N SCALE 1:1,500 MAPLE RIDGE British Columbia PLAN OF PROPOSED SUBDIVISION OF LOT 9, DISTRICT LOT 277, GROUP 1, NEW WESTMINSTER DISTRICT, PLAN 20332 SCALE: 1:250 a 120 Rem_ 8 AO drslanc4$ are ea mere; 5. 420 28 PARCE7. IDEN71FIER CMC ADDRESS RIVER ROAD 1 448.1 m+ 4801 sq. /t 08• 705.53 1,20 J 1.20 05 12.192 2.20 r—. 1.20 29 Dedicated As Road 38.0 01 30 .18988 7Z 62D 409 sq. 11. 2 403.4 m= 4343 sq. /t. Pion 2:7332 0 m 12.192 a CERTIFIED CORRECT this 7st. day of June, 2012. W Papaya 88'35'00 007-728-821 20724 River Rood Maple Ridge, B.C. 1.20 120 NOTES : Lot dimensions ore derived from plan 20332. R-1 Zoning Proposed lot dimensions are preliminary and subject to Municipal approval. BCLS - — — — — - indicotes building envelope Rem. 10 PAPOVE PROFESSIONAL LAND suRYE17Nc INC. 202 - 1120 WESTW 00 STREET CO0IJTRAM , ac , V38 7K8 TF1 : (604) 464-5199 FAX : (604) 464-6509 FILE NUMBER :........._6322------ --- MAPLE RIDGE District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: September 10, 2012 and Members of Council FILE NO: DVP/072/09 FROM: Chief Administrative Officer MEETING: CoW SUBJECT: Development Variance Permit 10121, 10141 and 10175 240 Street EXECUTIVE SUMMARY: Development Variance Permit application DVP/072/09 has been received to vary the RM -1 (Townhouse Residential) zone setback requirements for this townhouse development. It is recommended that Development Variance Permit DVP/072/09 be approved. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal DVP/072/09 respecting properties located at 10121, 10141 and 10175 240 Street. DISCUSSION: a) Background Context Applicant: Owner: Platinum Enterprises Ltd. (Agent: Avtar Johl) 0902028 BC LTD Legal Description: Lot 1 District Lot 405 Group 1 New Westminster District Plan BCP 51258 OCP: Existing: Agricultural Proposed: Medium/High Density Residential Zoning: Existing: RS -3 (One Family Rural Residential), and RS -2 (One Family Suburban Residential) Proposed: RM -1 (Townhouse Residential) Surrounding Uses North: Use: Single Family Residential Zone: RS -2 (One Family Suburban Residential), RS -3 (One Family Rural Residential) Designation Agricultural, ALR South: Use: Albion Elementary School Zone: P-1 (Park and School) Designation: Institutional East: West: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: b) Project Description: Single Family Residential R-3 (Special Amenity Residential District), RS -2 (One Family Suburban Residential) Medium Density Residential, Conservation Vacant RS -3 (One Family Rural Residential) Agricultural, ALR 1 lot - single family residential, 2 lots - vacant Townhouse 3.6 ha (9 acres) 240 Street Full Urban The applicant is proposing to develop 159 townhouse units in 25 buildings zoned RM -1 (Townhouse Residential) in 6 phases. The floor space ratio is 0.6, which is the maximum permitted density for the RM -1 Zone. The units fronting the public street (240 Street) will have front entrances to the street. Each unit will be provided with 2 parking spaces, configured in tandem garages or as single garages with a driveway parking space. Approximately 33 visitor parking spaces will be provided. All unit driveways and parking will be accessed from the internal strata road network and the main site entrance to the development would be at toward the mid point of the 240 Street frontage. A gated emergency access to 240 Street is proposed near the north end of the site. The site is located on the west side of 240 Street, just north of the Albion Elementary School property. It is relatively flat and is currently undeveloped. A portion of the west end of the site contains wetland areas and is located within the Fraser River floodplain. The site is bordered by agricultural lands to the north and west, the school to the south and 240 Street on the east is a major arterial route. The portion of the site to the west of the townhouses will be designated Conservation for the protection of the environmentally sensitive areas, with about half of the ESA area dedicated as Park and half protected by a Restrictive Covenant for environmental protection. The land subject to the Covenant, consisting of the disconnected wetlands, will be maintained by the Strata. The townhouse site contains 4 east -west bio-swales depositing storm water into a pond located in the conservation area west of the townhouse units. There will be information signs installed alerting residents that the bio-swales form "rain gardens" forming part of site drainage. In addition to the back yard spaces behind each unit, there are two child play areas and pathways through the site and in the conservation area. Running concurrently with this application are applications for: a Watercourse Protection Development Permit, and a Multi -Family Residential Development Permit. c) Planning Analysis: The Zoning Bylaw establishes general minimum and maximum regulations for residential development, and a Development Variance Permit allows Council some flexibility in the approval process. Such flexibility can allow an applicant to sensitively fit a project to a site and to accommodate any unique circumstances posed by a proposed development site. While the -2- proposed development may not meet all of the provisions of the bylaw, it meets the intent for thoughtfully designing buildings to suit the site. Requested Variances to the District of Maple Ridge Zoning Bylaw: Each zone in the Zoning Bylaw has setbacks for buildings and structures proposed to be built, and the General Regulations allow for siting exceptions, such as bay windows, hutches, nooks and architectural features to be cantilevered for a portion of a buildings facade, and not more than 0.61 metres into such setbacks. A variance is for the building element closest to a given lot line and will include any projections. Thus the 0.61 metre siting exception cannot be applied to reduce the setback any further. The applicant is proposing setback -related variances as follows: (a) Front setback: The setback requirement provided in Section 6 (a) of RM -1 Zone is varied by reducing the minimum front lot line setback from 7.5 to 5.67 metres (e.g. to the edge of the roof line for the extended front entrances). Staff Comment: The building face will meet the minimum setback requirement for the RM -1 Zone. The projecting bay windows on the second and third levels, and the front entrance porches with roof coverings, allow the facade to be articulated, create a stronger street presence, and produce a better interface with the existing or future single family dwelling on the east side of 240th Street. (b) South Side Interior Setback: The setback requirement provided in Section 6 (a) of RM -1 Zone is varied by reducing the minimum interior lot line setback (south side) from 6.0 to 3.56 metres (e.g. to roof over the porches). Staff Comment: The building face will meet the minimum setback requirement for the RM -1 Zone. The variance is to allow a second level building elements to extend into the setback while retaining the open space behind the units. (c) Building Separation: The minimum required distance between living room windows in the buildings provided in Section 8 (c) (i) of RM -1 Zone is varied by being reduced from 15 meters to 12 meters. Staff Comment: Some of the buildings are to be sited closer together. This is due in part to accommodate the east -west bio-swales. This is offset by the proposed tree plantings to interrupt views and the natural -looking plantings associated with the bio-swales themselves. (d) Building Height: The height requirement provided in Section 7 (a) of RM -1 Zone is proposed to be varied from a maximum height of 10.5 metres and 2 1/2 stories to a maximum 11 metres and of 3 stories. Staff Comment: The additional height is to allow the parking spaces to be included within the building envelope of each unit, to reduce the lot coverage for more open space, and to accommodate a building form more suitable for the housing market in the community. No encroachment into the setbacks, as varied, will be permitted. -3- These variances are being requested to create opportunities for more affordable housing, to have a stronger relationship to 240th Street, to reduce the floor plate thus providing more green space on site, and to cater to market condition for preferred townhouse sizes and for parking to be contained within the building envelope of each unit. Such variances and use of tandem parking allow more units than would otherwise be possible. d) Alternatives: If this application is not approved the applicant will have to re-evaluate the development and explore ways to meet the bylaw and consider what compromises would be feasible. CONCLUSIONS: It is recommended that Development Variance Permit DVP/072/09 be approved. "Original signed by Adrian Kopystynski" Prepared by: Adrian Kopystynski, RPP, MCIP, MCAHP Planner "Original signed by Charles R. Goddard" Approved by: Christine Carter, M.PL, MCIP Director of Planning "Original signed by Russ Carmichael" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Site Plan identifying variances -4 !S. Si RAINS° F J RP 9287F SUBJECT PROPERTIES ii: 1 i 1 16.76 i• (.3 2 ARK LI11 A P 1 30 A 1 31 � 1•I 7 7599 I RP 2701 E 19E'ADJ Pd.{3 - RP 2701 • •R h% rd. L SK 3ZE5•il~ 1014.1 LO T RP @4270 161.71 I P 3E1++ 15 101}1 )• P 2771 161.6 1d1J7 161111 A 4P 15M1 PAR K 16 11 BCP 209713 d1�d It 611.7 21 .61• 20 161J. + 1:1- 161.76 161}6 t5 161 3 16166 1616.7 1 1 M1I 1166TI 16ai. 3 70 - a N SCALE 1:2,500 District of Langley 10121/41/75 240 STREET MAPLE RIDGE British Coillmbia CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Sep 6, 2012 FILE: RZ/072/09 BY: PC I WW1 00 1101111101"1161 ";7��° �°c 71��1eti11[Co��,l 1f�C��'YIFG4�hC::�, ' °�°°p� CP CP 9 00090 G rn [9.962.] 24'-9 1/2" TO DECK [T56m] 20'-61/2° TO BA [631m] •11100/201 16[5'-3019{2• 15•-2' r vosr� [402,1] o6m]I 6Rp110�1F�E� `8.90] o BAY / [40, /00 FLOOR [9L OIm] Srsotio 2641/2• [8.0111] ITO POST b 24-9 1/2" [/5611/ TO .v. it I 16612 rz. TD :og Arabi mai ims=tilet i. 00,00 qu qs.ktrolekou © •_a 111110101001111 1111N1161411111 111[1111 0 3031/2 [42311] . SECOND 32 [4.446) 9BLO0 FADE m A '39a d 31dVw 240TH STREET P 1m* #1AfLE RIDGE Jarn .%aai_ District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: September 10, 2012 and Members of Council FILE NO: DP/072/09 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Development Permit 10121, 10141 and 10175 240 Street EXECUTIVE SUMMARY: A Development Permit application has been received for the above noted development in support of the construction of 159 Townhouse units in 25 buildings under the RM -1 (Townhouse Residential) zone. This application is subject to the Multi -Family Development Permit Area Guidelines as outlined in the 2006 Official Community Plan. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal DP/072/09 respecting property located at 10121, 10141 and 10175 240 Street. DISCUSSION: a) Background Context Applicant: Owner: Platinum Enterprises Ltd. (Agent: Avtar Johl) 0902028 BC LTD Legal Description: Lot 1 District Lot 405 Group 1 New Westminster District Plan BCP 51258 OCP: Existing: Agricultural Proposed: Medium/High Density Residential Zoning: Existing: RS -3 (One Family Rural Residential), RS -2 (One Family Suburban Residential) Proposed: RM -1 (Townhouse Residential) Surrounding Uses: North: Use: Single Family Residential Zone: RS -2 (One Family Suburban Residential), RS -3 (One Family Rural Residential) Designation: Agricultural, ALR South: Use: Albion Elementary School Zone: P-1 (Park and School) Designation: Institutional East: West: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Companion Applications: a) Project Description: Single Family Residential R-3 (Special Amenity Residential District), RS -2 (One Family Suburban Residential) Medium Density Residential, Conservation Vacant RS -3 (One Family Rural Residential) Agricultural, ALR 1 lot - single family residential, 2 lots - vacant Townhouse 3.646 ha (9.0 acres) 240 Street Full Urban Rezoning, Watercourse Protection Development Permit, and Development Variance Permit The site is located on the west side of 240 Street, just north of the Albion Elementary School property. It is relatively flat and is currently undeveloped. A portion of the west end of the site contains wetland areas and is located within the Fraser River floodplain. The site is bordered by agricultural lands to the north and west, Albion Elementary school to the south and 240 Street on the east is a major arterial route. The portion of the site to the west of the townhouses will be designated Conservation for the protection of the environmentally sensitive areas, with half of the ESA area dedicated as Park and half protected by a Restrictive Covenant for environmental protection. The applicant is proposing to develop 159 townhouse units in 25 buildings zoned RM -1 (Townhouse Residential) in 6 phases. The floor space ratio is 0.6, which is the maximum permitted density for the RM -1 Zone. The units fronting the public street (240 Street) will have front entrances to the street. Each unit will be provided with 2 parking spaces, either a tandem garage or a single garage and a driveway parking space. 318 parking spaces, including 32 visitor parking spaces and 5 disabled parking spaces, will be provided. All unit driveways and parking will be accessed from the internal strata road network and the main site entrance to the development would be centered on the 240 Street frontage. A gated emergency access to 240 Street is proposed near the north end of the site. The townhouse site contains 4 east -west bio-swales depositing storm water into a wetted pond located in the conservation area west of the townhouse units. Interpretive signs are proposed to be posted in strategic locations informing that these bio-swales are rain gardens. Amenities on the site include: • Visitor bike racks on the site for 24 bicycles; • Two child play areas; and • A system of pathways through the site and in the conservation area. Running concurrently with this application are applications for: a Development Variance Permit, and a natural features / watercourse protection Development Permit Application. -2- b) Planning Analysis: The Official Community Plan designates the subject site for residential use and the proposed development is subject to the Multi -Family Development Permit Guidelines. The applicable guidelines are noted below with a brief explanation about compliance: Multi -Family Development Permit Guidelines: Applications for Development Permits will be assessed against the following key design concepts as follows: 1. New development into established areas should respect private spaces, and incorporate local neighbourhood elements in building form, height, architectural features and massing. The development provides for townhouse units that front on 240 Street to interface with the single family residential houses across the street. Land to the north and west is in the ALR, and Albion School is to the south. Back yards, bio-swales and a conservation area provide transitioning. 2. Transitional development should be used to bridge areas of low and high densities, through means such as stepped building heights, or low rise ground oriented housing located to the periphery of a higher density developments. The density is proposed to be distributed in a uniform fashion on the site. The building height is proposed to be increased to allow all parking to be located within the envelope of each townhouse, thus freeing up lands for open spaces, including an area with a disconnected wetland area under covenant transitioning to the environmentally sensitive lands to the west. 3. Large scale developments should be clustered and given architectural separation to foster a sense of community, and improve visual attractiveness. The site is organized as follows: Units along the eastern edge are oriented toward 240 Street with garages to the internal roadway to the rear. Thus, no individual driveways or garages face 240 Street. The central units are organized in 2 separate "U shapes" with their backyards and the inside of the "U" oriented to bio-swales. The child play areas are located at the base of the "U". The remaining units ring the edge of the site, backing on to bio-swales or the conservation area, interrupted along the western edge by the bio-swales entering the conservation area. A colour pattern involving 2 colour schemes are proposed for variety and visual attractiveness. 4. Pedestrian circulation should be encouraged with attractive streetscapes attained through landscaping, architectural details, appropriate lighting and by directing parking underground where possible or away from public view through screened parking structures or surface parking located to the rear of the property. The site fronts on a single road - 240 Street. The streetscape features townhouse units that front to the road, with porch entrance elements extending toward the street, with landscaping, street trees and individual gates to each unit. Vehicles access through a single centrally -located driveway with an attractive surface treatment and a centre landscaped median. The entrance driveway ends a short distance and is punctuated with a landscaped area providing a visual buffer to the units and parking further the west. The internal road splits into a north and a south drive aisle, which parallels 240 Street, passes behind the street -facing townhouses, and loops -3- through the site. There is a "bridge element" at the western end of the site, incorporating lighting and a pedestrian sidewalk to allow vehicles to cross the central bio-swale. c) Advisory Design Panel: This proposal was reviewed by the ADP twice; once at the meeting of February 9, 2010 and again on March 9, 2010. All issues were satisfactorily resolved. The following is the resolution from the February 9, 2010 ADP meeting, with the architect's solution noted in parenthesis: "That the Advisory Design Panel suggests the applicant make the following revisions and present back to the panel: • That the applicant provide a 3D rendering of the project (A 3D rendering has been provided.) • Consider relocation of the building blocks to reduce drive isle depth to increase green space a) The width of all driveways have been reduced to 2.5m to maximize the planted areas between each unit. Trees have been added in most of these locations; (b) The drive aisle length has been minimized to pull buildings closer to roads and maximize green space.) • Provide a streetscape along 240th Street. (A full streetscape along 240th has been provided.) • Improve pathway connectivity between buildings through the site to 240th Street. (Connecting pathways from the site to 240th have been added between Buildings 1 & 2 and Buildings 13 &14.) • Provide design development for the public green space to try to create more usable space by undulating the swale (Usable open area within the two public green spaces has been increased by reconfiguring the swales. Instead of being centered between the buildings, a gentle swerve was introduced to provide interest as well as create functional open area in each green space.) • Consider removing backyard fences and use planting to define private backyard spaces (Back yard fences along the perimeter units were removed and replaced with planting to define edges.) • Consider articulation of the roof line (For the buildings fronting 240th Street, the end units were pushed back in the building plans therefore creating an offset in the roofline. This creates articulation in both the roof line and building facade along the length of 240th Street.) • Consider breaking up the massing and decks (Typically, the building massing has been broken up by adding peaked roof elements over bay windows, similar to the fronting elevations. The decks on buildings facing interior streets have been reduced in length to create visual breaks along the elevation at each entrance.) -4- • Consider making the design more consistent and utilize more significant massing elements (Consistency in building massing is now provided from front to back by carrying through similar significant massing elements, particularly at the roofline. We have maintained the individual front entries as we feel it is an essential part of unit identity and clarity.) • Consider end treatments of the buildings that face public spaces and streets (True ends (facing public spaces and streets) have been further developed. Building 3 end elevation (facing 240th Street) has been redesigned to include an extended bay, additional windows and detailing in building finishes. End elevations with wrap around porches have been articulated with more windows and an additional end bay with a stepped roof that ties into an extended porch element.) • Consider an alternate for the garage doors in keeping with the architectural style (Garage doors have been redesigned to include mullioned glazing in the upper panel appropriate to the buildings architectural style.) • Consider design development for intersection treatment and provide some bridge details (a). For site continuity, a stamped asphalt pattern has been added at the intersection aligned with the main entrance, centered between the bridges. (b). Details for the bridge have been provided.) • Develop a crossing at the main site entrance to the site both in terms of sidewalks and pedestrian safety (A stamped asphalt paving pattern has been designed at the main entrance to include two connecting crossings (one from each sidewalk from either side of the entrance drive) with connection to a sidewalk on the west side that leads to the public greenspace. The paving colours in the road contrast with the connecting crossings to provide a clear pedestrian zone.) • Provide details around garbage enclosures (A design for the garbage enclosure is provided.) • Discussion with Engineering needs to take place with regards to a landscape design for a separate sidewalk and boulevard along 240th Street. (This discussion concluded the following: (a). 240th Street is currently under redesign to include a carriageway - however the final design with overall dimensions is not yet available. (b). In principal, Engineering would support a separated sidewalk: 1.6m wide sidewalk adjacent to our property line with boulevard and street trees. Engineering also noted that the property across the street was designed with a separated sidewalk. Drawings have been revised to indicate a separated sidewalk as noted and will work with Engineering when the carriageway design is finalized.) The Advisory Design Panel withholds comments with regards to relaxations of heights and stories until further review of the design." The following is the resolution from the March 9, 2010 ADP meeting, with the architect's solution noted in parenthesis: "The application be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow-up: -5- • Coordinate with Engineering to look at splitting the three lanes at the entry point to add an island / sidewalk (An island (4' wide by length of road entry) planted with ground cover and trees was added between the in/out traffic lanes.) • Consider extending the paving pattern to the crossing (The paving was extended out to the east property line, and provides a crossing between the north and south public sidewalk.) • Consider Tudor detailing for the end treatments (Tudor detailing was introduced to the true end elevations.) • Look at providing pedestrian lighting for the bridges (Pedestrian lighting was added to the bridges in detailing similar to the entry gates.) • Consider privacy screening design options between townhouses at deck level. (Two distinct privacy screen options have been provided for contrast between townhouses.)" d) Financial Implications: In accordance with Council's Landscape Security Policy, a refundable security equivalent to 100% of the estimated landscape cost, including municipal street tree, will be provided to ensure satisfactory provision of landscaping in accordance with the terms and conditions of the Development Permit. The landscape security will be $392,633.00. CONCLUSION: As the development proposal complies with the Multi -Family Development Permit Area Guidelines of the Official Community Plan for form and character, it is recommended that DP/072/09 be given favourable consideration. "Original signed by Adrian Kopystynski" Prepared by. Adrian Kopystynski RPP MCIP MCAHP Planner "Original signed by Charles R. Goddard" Approved by: Christine Carter, M.PL, MCIP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Architectural Plans Appendix C - Landscaping Plans -6- J TOWNHOMES MAPLE RIDGE • 10121,10141 & 10175 240th Street Maple Ridge, British Columbia own aobg- 8 = d 6 Z 0 U W H 0 oc d W � CC N p� d OW U U LLI Z j Q 0 m NN d UJ 6 CC J_ Z Z LL WCC M Z W 0 Z W U O 00 ryF APPENDIX B II 0 > > m W ry W W zzNN�� 99999 N 288 88u- 8 88888888888 8 0 N 9;o 44 4n w?NW tttttttr t t 9,999 722882T2T88 888 N N 199°,"299922292299 1W1115 9§§ M N m m m 0 J N m � q� m m m m m m m m {��yj{ 8 �0y (.•3]� �0.`J)y ry01] NOH tOH� ryO Ery NO N0 ry0fj ry_fj ryrvfj Am1y� �d1y� ryN lry0 8 Q 4 Q 4 8 4 8 4 8 8 4 4 4 8 4 4 8 z 0 �'.4M6p s NY3115 MI6 WON 3ldb'YV '15 410bl SL1OI t 14101 'ILO .L O MC 53.1041401- NOI9:.o3om barnett dembek MEP!: gin YL fin-U.NO, �: MVO N e U Ng"R i ,L.§ rrnrna roma 'art 5351Ld2k31l8 WUNLLYId : ygtp a� A4 t vv ai® MI .0 37. 4.4 Nut xra x/.Y oac.a : 31,05c1 NY3115 MI6 WON 3ldb'YV '15 410bl SL1OI t 14101 'ILO .L O MC 53.1041401- NOI9:.o3om barnett dembek MEP!: gin YL fin-U.NO, �: MVO N e U Ng"R i ,L.§ rrnrna roma 'art 5351Ld2k31l8 WUNLLYId : ygtp Q SITE STATISTICS 3 fi r 3 vA th Y�€ s 2S 4 .._ Q > Y IC m m A 1!111; �a{ K Y m ri p O $ it C g�(yah m:,..?.R.?. °m : A tlE o fsl n r 9 g a 9 nL( 4 4k;§ o2_ Ili ra n SE k fi, 4 M2 �m 1 e s � m< 0IX p . 1 ] n n $ Qz d m(�Zy 1 5 s 5r?uzsextts-xux#aa 1^ P# a. m a 8 S i 4 S� S g t �. S ma m m m �F Qg3j1i .,,.,,.A.x.b. . R: 3 3 .?..?,.?.?1...?. So X. ST o a r. f., a n n -Hg S ttSSA k;111'01 rl n p 'i3 Ya i ��� s ©o 1 22 F 4111111: =1111111: I � I Z BUILDING 1 a u { at. h p�. `Y 1 3 -•'i 's 11114111PIIIiI�IIIFIII•III'i ill 0 9 0 m Z 0 Q IialIii1II IIIIIIIP11111111f1�1P91 IIIigIE7�199l4111 II�I_I_ 1 iiilfr1,1 11111L 0 Q i00 m 0a Z a m uu1111 111E1 (1111II j :I 1 Imo' 111IiIL_ 1 Illl- IIIIII 11 [01111:---i OP' gi kgVtiai 1 1 jLIII lil II. raw._ �al,flll 1JIIIyIII II :� MINN Illi slll,ll II- 1 0 Q 0 4 1- 9 1 1 :1011'11 41 i1 IIIIUIIII I 21, 111111 _ oN 11'9 -- 111111 1=1 �9 11111111 >Q 1111111i -Ti C 1111[11111111 11 rN� 0 — Q 1 IlTifillfi� �g l 0 k s 0$ )i 28 8 h 2! d z — za 1 p 1411 fra. 111::11191 a 111111111111111114 IIIII1_Illill LI I'11IL�lulllr�l Il Llllfll lr! �'.II7 1118111x111131 e IIIA [1Illfllllll 11 al!llll�:1111 111 1=1 -°ff} �li!III IIII; HUMPH 0 1' ii 03 b 3� 4 nul I I I. I I 11U 11111111 I i 1 y aifl lfll =-I z N to Z 0 � l t r I�Illll:lllll Ifi I_IIII11111 iIIM1illM1 iiil_ �I ' • is ' IC•IIIIIIII ^ �1 11. 11111` 11-5-0 ill 1:1 <IPM/1 It— iii&L' 1. L' i a In IIII{� Ili 11 I P: Ill;11 l =I M111111111, €i ald !drill 7 J,IlllhllliLlll:11 MliiIIIJIlll,llIIItIIn v d9P 'ay + Z 0 9 1-0 .1 �I�,I�III 1111 I' NIM 6 911WIIIENPl11 ,•=11111.1I1=_I FEW 1 11111 -Thu 111111:...: 111il1 z 0 z z —o oz CI°I 77 4 k9 0 h 8S go a 7 8o ad s DY 4 • z O 6 tea z p III I!JIIIJEl1IF Rs 49 o� oat OTg Z 0 W o w 3 1 h 9� s ggw a "d �a " o >a 4 0 )1 Z 0 4 14 I. Inman. -I .. M 1 1111111 3111411111E111u IIIE 1 111R��I,1[m111 9lon IirIII'nil 1 ,11111.1i•11111• 1 III 0 Q z 9 m 111 11 !'1 111111!1 4 t� Iih� Illlllli111J-_r �I 3I X111 :1111111; III.III111 ;1111::111 s z n } • r z 0 z z z� -j — iIJ'+i.11 It0 Maida� f? • •. g. A Ilii+I ±111111 i l� i Iwl[DII -111 � IMP 1 illilIIT— I, pl =liIII -I a_onisi- 111 IEjI J]IIIII!I I ,I ^ - O� =III�I�i =+1I lullli. j -: I�'iiurillt) _s I II WI-: -I 1 III �LIIL1 _,Ill11 III�IIiI= _1 _ - 1111 4-=-��!IIII111� AIM 1 „, 0 2 0 ^l: E Opt li�IIJiii!. !NI I ra l? i S m 3 ;� p P2 8� y% 3 P sa [ oY 0 g 8 s8 1 1 1 1 1 1 1 1 1 1 1 L -�I a w. 8' • i 1 l u 4 h !! 0 0 tn Nz z- 95 WW ik a 1-84 ' 1 e=9 45ril soyEWA } 111m 41111 u wE m N0 o �3 w f "0 w 6 i� 1 tsa as 0 z 11111,11thMilli, 111 Aii ,sgs; Inn gni r t Aipmemzwaimorpiogroiamirsi•airficigio. _ inn EITOVI Vlisl liTili'lek I,' — 4 1,,IN al Fri mi ilitl (Illixiim 1... I* las Po, ii: z 0 0 "1 APPENDIX C 0 0 0 0 00 ad ?, A,giu; Ilk "1 WI 41 NOP Pm i.1 10, el co c C 0- I 1,1111;4* 1111 Ail,111/111 k 1 fAs °NINO 5:11:6 i--:. '14 11111:: : ., .. . W-4"641141.0011.11111911911 4/ ) .14114,16 -ii f relinffici%11411 i tr,:ant.,,sLir,..0 0..Z=0•EL0 -0—'•0_ .i8 P.:,-.,10--- = '.11.11, 0 ,libj4,011.60jarie .0 MEN : i„,r, , Wife is iml at alli Wo' I , map 4 111 r i Mk , 10 .. iwr','01, . . moil 7.I il t liWir MAI. 119 trot 05:1 '',C-iffirorNOS), 0 12,),. gig 1-- iiim :3E71 ,k &WI glis:i flii IC • ., 31 (Fir jam T ° pow Its I: r ligar 1°94 k ) 1 . ) , ic= -(' I ••,:,' macLo.o.aaa E.qrNq't.w g § E.IT:02 N AEN 0028 0.° go 78o F. to Isla fs9-8 epti Vsig ill0=0 0LL0.Q0. tilif 11A1 .., _,_,_, !Inn tc'=22 8 CD 3 8 a •Th' , (DI 3 1' P Q3 a IN Snail ods 0 �jta j1ojLeJ o=gaio;�o ?aii1� _.1141. FENCING PLAN a a m m O 0 �8 ijl 22 2 1 1 Ls, _ _ = ....„.:,,,.,:.........„...____,_ _____.,.......„...:,.....,...,..v.a.„,....„.....„....., _ __,„„„„„„,,,,,„„„,,,„:„—t_.,_ L, ,,....„...._,.._•,_...„......„............_.., '''''''''''''''''''''''''''''''''''''''''''' 11,.,,„,,„„:;,..),,,,,, -,,,,,-,,,•,,,:ii.= . .---...... ,-......,..7....... .....,___. . .....,.. • ........_ 114°,4 ' EMEnridian. 44;11 ' 4941 ''‘Ohi.41 14,06 )144, 0 44 ._, ,.., s - Ell i 11.11101 1 il I I i remiimplimProieF. io 1 r irptsitaxmovrimidra,- >_. Ili - a W u. 03 n , ITI ,,--:—_ail-ZIWIII11011171211-1112.111" .11 .i.,...-.„,..,..„„..,,..,...„..,..-„-..al_.,ra_..a.•_-..m, al,. ea. ,.--;— /011.1.1%gralnriit- sommingism 11111:111111111 ' '42: '' L. . � �rn�s • 0 c = 20 >0 — cu a. ,.. • '''' a QHS 53 8 a gme ill of iff I; 111='lli�=' I!=1111= I !illi- IIII!-11! 111=: ,1—:!!!--: I,-1111= - I - 11 . _III! 1I IIII_ I!i=, ll1 11;1= "-"li =1111 11-IIII !111=;1111111=: ''III!111!III=IIII= IIII=1!li= IIII=IIII= IIII=1!11=h =llil=fill= '11!=1!1!=III!• l;l=Illi=1111= 11=-41%-fit----=--1Ip1=IIII=illi Villi ut Llll;ill Illi !1=IIII=!III= 1111=1111=11' IIII i ll!1=lmt- II, =IIII—I illi=illi=ll!!= • I!Il=ill!=IIII � 11�I=1111 1 I. 1=1!11111 I. 1111111- I111 -4111--L-1111 1111. 11 1111---11. 1111111= -11!1=!III= 4 1111=1111=!16 IIII-11I1- 111-1111-41114. 0 III -!1- -1• !=1111=111=1 •---:- _= 1=1111= -Irl Ini-ur,=1m¢ 3 if gi m z gm s a o 3 g$ 4 O) LEDLL illi 311!1 3 i1li.liil illi=l=YI01=ilii= #1AfLE RIDGE Jarn .%aai_ District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: September 10, 2012 and Members of Council FILE NO: 2012-044-DP/DVP FROM: Chief Administrative Officer MEETING: COW SUBJECT: Development Permit and Development Variance Permit 11850 224 Street EXECUTIVE SUMMARY: A Development Permit and Development Variance Permit application have been received for the above noted property to permit the construction of an addition to the Haney Place Mall as well as exterior renovations. The expansion is a result of a tenant change from a Zellers to Target retail store. RECOMMENDATIONS: That the Corporate Officer be authorized to sign and seal 2012-044-DVP respecting property located at 11850 224 Street; and, That the Corporate Officer be authorized to sign and seal 2012 -044 -DP respecting property located at 11850 224 Street. DISCUSSION: a) Background Context: Applicant: Owner: Brook Pooni Associates Inc. Narland Properties (Haney) Ltd Legal Description: Parcel "127", District Lots 398 & 401, Group 1, NWD Explanatory Plan 65997 OCP: Existing: Commercial Proposed: Commercial Zoning: Existing: C-3 (Town Centre Commercial) Proposed: C-3 (Town Centre Commercial) Surrounding Uses: North: Use: Civic Zone: C-3 (Town Centre Commercial), P-1 (Park and School) Designation: Commercial, Institutional, Park South: East: West: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Access: Servicing: b) Project Description: Commercial C-3 (Town Centre Commercial), CD -2-95 Town Centre Commercial Vacant, Commercial, Multi -Family (under construction) C-3 (Town Centre Commercial) Town Centre Commercial Commercial C-3 (Town Centre Commercial) Town Centre Commercial Commercial Commercial 224 Street, Selkirk Avenue Urban The applicant proposes to renovate the interior and exterior of the existing Zellers store, which will be closing in the near future, and expand the existing building on the west side to allow for Target as the new tenant. The added floor space will allow for new stockroom and sales floor space to offer a more complete mix of Target merchandise and services. The total proposed building expansion will be approximately 2,397 sq. metres (25,800 sq. feet), and the total building area will be approximately 10,334 sq. metres, (111,241 sq. feet). The new addition will be located at the west side of the building and along with providing additional floor space, will serve as a new visually enhanced entrance. The form and character of the building addition is guided by the current shopping mall design and building materials. The applicant proposes to add signage to several elevations of the building, and create a new visually enhanced entrance. The predominant building material is proposed to be brick matched to the existing building. A large neutral colored panel will be added for the new entrance and ashlar - patterned masonry veneer sections will be added along the south and west elevations. A number of red "fins" and red and white internally illuminated target "bullseyes" will be added for visual interest and branding. c) Planning Analysis: Zoning Bylaw: This development application is for a two storey addition to an existing two storey building. The C-3 (Town Centre Commercial) zone requires a minimum of three storeys; therefore a Development Variance Permit is required to vary the minimum height. This variance is consistent with similar projects in the C-3 (Town Centre Commercial) zone such as the Westminster Savings Credit Union on the same site. A Development Variance Permit for the following is supported: • to vary the minimum building height from three to two storeys -2- Off -Street Parking and Loading Bylaw: The proposed building addition will require an additional 72 parking spaces, for a total number of 310 spaces for the new Target retail store. Based on the existing Off -Street Parking and Loading Bylaw, the renovated building including the addition meets the parking requirement. Additionally, provision for ten short term and three long term bike parking spaces are required for this addition and have been provided for at the store entrance and within the building, respectively. Official Community Plan: In accordance with the Official Community Plan Section 8.11 a Town Centre Civic Core Development Permit is required for this proposal and is subject to the following Key Guideline concepts of The Town Centre Civic Core Development Permit Guidelines: 1. Promote the Civic Core as the "heart" of the Town Centre 2. Create a pedestrian -oriented, boutique style shopping district 3. Reference traditional architectural styles 4. Capitalize on important views 5. Enhance existing and cultural activities and public open space 6. Provide climate appropriate landscaping and green features 7. Maintain street interconnectivity It is important to note that these Development Permit Guidelines refer to new developments. As this development application is for an addition to an existing building, certain key guidelines are more easily achieved than others, and two guidelines are not applicable to the project. This project is anticipated to provide a broader range of shopping opportunities in the heart of downtown Maple Ridge. The new Target anchor tenant will attract shoppers to the existing Haney Place Mall and will offer an esthetically pleasing renovated interior to customers. The Planning Department has reviewed the proposed addition in terms of its compliance with the key development permit guidelines for the Civic Core Precinct of the Town Centre. The proposed project meets key guidelines #1 (Promote the Civic Core as the "heart" of the Town Centre), #2 (Create a pedestrian -oriented, boutique style shopping district) in part, #3 (Reference traditional architectural styles), and #6 (Provide climate appropriate landscaping and green features). The colours used for the addition are harmonious with the existing building. The use of brick as an exterior finish material references Maple Ridge's heritage buildings. The parking lot space, used in the past for various community events, is largely maintained. Landscaping has also been added to the site along the building addition and in parking medians. Key guideline #2 is met in part. Although a boutique style shopping district cannot easily be achieved because this project involves a large format existing building, the proponent has improved the pedestrian realm by adding a painted designated cross area in front of the entrance, using cement for the raised Selkirk crossing to mimic the sidewalk, and increasing landscaping along the Selkirk sidewalk. An existing pergola will be relocated and planted with vines to create a visually esthetic pedestrian realm. Due to the nature of this development, key guidelines #4 (Capitalize on important views) and #7 (Maintain street interconnectivity) have been identified as not applicable to this project. The proposed addition does not impact mountain or river views, and the level of street interconnectivity is maintained. -3- Key guideline #5 (Enhance existing and cultural activities and public open space) is not reflected in the development application due to the scale of the project and the existing mall's site design. d) Advisory Design Panel: This application was presented to the Advisory Design Panel on June 12, 2012 and 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: • Provide pergola plans and details including planting • Consider adding more trees along the building facade • Consider extending the row of spherical bollards • Maintain handicapped access through sidewalk • Consider carrying the entry landscaping out towards the road • Consider the solution for matching the bricks on the facade • Consider providing trees in the west end of the parking lot aisles • Consider evergreen shrub material in lieu of the proposed more deciduous (perennial) species The applicant has considered the above noted comments and has revised the landscape and site plan accordingly. e) 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 $ 28,425.00, the security will be $ 28,425.00. -4- CONCLUSION: This development application is for an addition to an existing building; therefore, certain key guidelines are achievable while others are not as easily achievable. Staff have reviewed the proposal's compliance with the Town Centre Development Permit Guidelines of the Official Community Plan for form and character, and it is recommended that the Corporate Officer be authorized to sign and seal 2012 -044 -DP and 2012-044-DVP respecting property located at 11850 224 Street. "Original signed by Amelia Bowden" Prepared by: Amelia Bowden Planning Technician "Original signed by Charles R. Goddard" Approved by: Christine Carter, M.PL, MCIP Director of Planning "Original signed by Russ Carmichael" Approved by: Frank Quinn, MBA, P. Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer AB /d p The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Site Plan Appendix C - Exterior Elevations Appendix D - Landscape Plan -5- EP 9471 ULVVUNtr I KUNI( KUAU ''o aDpjrn n 0 11 98 ..--P 67041 0 . O 1• a, 0 . 0 0 o 0 8� �\a m I_ g1 A �EP 11502 a N P 60451 gl q `5 o C\IN11990/92/94 103 N Rem. gl Rem. • Rem. c, ¢ a_ W %–co O c, 1 11982/86 P 49778 ly P 4076 F LMP 46699 Municipal Hall 118 117 CP 30 aa))Q wWest 81.5 Rem. Lo 064 McINTOSH, N 11995 P 60562 NWS 2403 v 4 09 A 11969 11968/70 1P 4076 14 11955/65 7 a A 2 Feet 4 a \ B11965/67 \ Z RCMP co co P 7863 . RP 52529 11952/54/58 BCP35451 LL 11990 11996 z d Pcl. "C' o Lo 1 0 1 11955 N gi P 68843 Courthouse McINTOSH AVE. d McINTOSH AVE 11960 oo , 1 11939 P78676151 `4 P 60562 120 Rem. Arts Centre 118 11944 P 60562 o LMP 1', N w A c, 44 1 11915/19 E 11909 (P 3206) N 1 11912 LMP 46997 Leisure Complex 11925 EPP 120. A 11882 oJRem NOa 8 m 1 Ali -' 1T93/9s 7 P 65997 Haney Place Mall Rem 9 I H co \ Rem 10 m 11900 BN 1 11867 118621 11863/65 65 13, 11850 SUBJECT PROPERTY a 106ellers LU m3381 Co° SY C 11855 19 SELKIRK AVE. SEI / 13 11834 P 77953 P 8615 In 11837 4 LI-, 28 29 0 11841 471/85 P 43090 co w � Cn 1 a) 22535/37 7 22565 P 654! coV 10 12 15 op 11841 30 P 8615 11 d 16 / 3'ot33 22i RP 7636 \ Fl gl £:I MA -E v o 1 NI P 79776 L. Westminster Savings A e Credit Union 11811 �' LOUGHEED ( gi HIGHWAYLOUGHEED Plan 4834 HWY. P 4834 wN Pct.A 714 1111 �� u�°a't A EP 8383NN7 � '4 ,A, 0 1 V7 gl 2 0O gi 3 �Y 1 a 2 COs a �Y � �� gl 3 m Tr �Y 4 m a r �Y g O m �Y 6 V7 md 7 W Aly 0 � 1 O w Rem MP 30487 �� 11783 ' t�a0o a� P 71022 P 9372 P 4769 W E W E P 4769 11778 M M o 3 11784 11781 �cl 1/-P 6645 N Rem.1 gi gi RemS «h' LANE 0 P 9819 Rem 4143 2 Re P 9742 11779 Na 2535 CYO N 162 11771 N 50 4 1 11777 P 8274 4 m d 11770 P 8641 I 14 11760 12 D 9� N A RE 11998 11774/78 PP09211771 P 5194 em 311771 62/64/66 P 4769 8 8 11765 94 P 44960 N 11767 p I C /69 P 4202 1 S 715 92 gl 22503 15CSI 10 ri d ri n W �I` 53 52 r� 6 7 05/07/09 i0 zu �M ,,a_`� '-'8 ink 653 p ll co 7 11767 P 2899 v gi I6y 68r9 v d d ROYAL CRES. ROYAL CRES. NORTH AVENUE Rem. 58 uoi Rem. P 180 P 51411 11743 1 ,_ `o° 11735 P 48518 11742 gl gl �Y I/ 0 n I N 0rig �G f l 18 19 0r,0 000n SCALE 1:2,500 Cit •f Pitt Meat •ws _r Ailia �aip, � ! 0 11850 224 STREET " ruom E� is _ ! CORPORATION OF THE DISTRICT OF °t'" � L'� I ' mt 4 o t jti4--,1 LI _, .ti lr ! �� �� MAPLE RIDGE MAPLE RIDGE District of 'killbVIP �� I British Columbia PLANNING DEPARTMENT '--;-"--' i Langley iiiiiih,. T! DATE: Sep 7, 2012 FILE: 2012 -044 -DP BY: DT FRASER R_,_____.— �� w cc APPENDIX B qqtunroo usrve 'eePfa mold 006R poi weld AeueH 1.301:11/1 02 5 1 M=P 1 1 1 1 1 . 40 li II1 P 1 li 1 1 P fik 1Z).=il SIDEWALK PLAN T-3586 IVersbn:V1.1Conligir Offlwri By Author AMM 0 TARGET 0 TARGET. 01 -% T-3586 MAPLE RIDGE, BC 011850 224Th St., Haney Place Mall 8 Vancouver, Maple Ridge BC, Canada flts — 0 -0 - 0 -0 -0 O -0 -0 — 0 A N Q 0 O mni cm 0 �m O zm NO T TARGET MAPLE RIDGE, BC 11850 224Th St., Haney Place Mall Vancouver, Maple Ridge BC, Canada 9111.468.00 55 A- ��1R Ade. an N Q 0 O mni cm 0 �m O zm NO T TARGET MAPLE RIDGE, BC 11850 224Th St., Haney Place Mall Vancouver, Maple Ridge BC, Canada 9111.468.00 55 Ii, , 1 Iii i1;1;I 11 £111 11 If 9 11' 1 1 11 i1 fs+i li r'll r 111 �f1 11 1'i 1i; I ,xll,r f I I 31 3 S elgwnpo gdpug `e6pN e ld AouBH 0061; LS, Ile01 meld AaueH 989£-1 APPENDIX E I3DHYI MAPLE RIDGE District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: September 10, 2012 and Members of Council FILE NO: DVP/079/10 FROM: Chief Administrative Officer MEETING: COW SUBJECT: Development Variance Permit 26610 124 Avenue EXECUTIVE SUMMARY: An application for Development Variance Permit has been received for the above mentioned property. The proposed variances are to vary the width of 124th Avenue from 20.0 metres to 15.0 metres, requiring a road width variance of 5.0 metres, and the minimum lot widths of proposed lots 7 and 8, as described in this report. These variances requested are to support the proposed subdivision of 13 single family lots (Appendix B). On October 11, 2011, Council granted Third Reading to the rezoning proposal intending to rezone the subject property (Appendix A) from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to permit a subdivision of 13 single family residential parcels not less than 0.40 hectares each in area. Council is anticipated to consider the Final Reading Report (RZ/079/10) at the September 11, 2012 Council meeting along with this Variance Report. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal DVP/079/10 respecting property located at 26610 124 Avenue. DISCUSSION: a) Background Context Applicant: Shawn Bouchard, Quadra Homes Owner: 655287 B.C. Ltd. Inc No. BC 0655287 101, 33119 South Fraser Way Abbotsford, BC V2S 2B1 Legal Description: Lot: 9, Section: 19, Township: 15, Plan: 8097; PID: 011-286-253 OCP: Existing: Proposed: Zoning: Existing: Proposed: Suburban Residential Suburban Residential RS -3 (One Family Rural Residential) RS -2 (One Family Suburban Residential) North: South: East: West: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Companion Applications: Lot Size: Previous Applications: Requested Variance: b) Project Description: Single Family Residential and Agricultural A-2 (Upland Agricultural) Suburban Residential Single Family Residential RS -3 (One Family Rural Residential) Suburban Residential Single Family Residential RS -2 (One Family Suburban Residential) Suburban Residential Single Family Residential RS -3 (One Family Rural Residential) and RS -2 (One Family Suburban Residential) Suburban Residential Vacant Suburban Residential and Conservation 16.178 Hectares (39.97 acres) 124th Avenue and 122nd Avenue Rural SD/079/10 and DP/079/10 (WPDP) not less than 0.4 hectare each RZ/079/10 road width of 124th Avenue and lot widths for proposed lots 7 and 8 The subject site, 39.97 acres in size, is located in the south-east corner of 124th Avenue and 264th Street. The site generally slopes from east, down towards the west and from north, down towards the south. It is predominantly wooded with mature second growth conifers/deciduous species and impacted by McFadden Creek around which the environmentally sensitive areas must be protected and enhanced. An estimated 22.7 acres will be dedicated as park and covenanted for conservation, as a condition of Final Reading on the Rezoning Application. The applicant is proposing to rezone the subject property from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to permit a subdivsion of 13 single family residential parcels not less than 0.40 hectares (1 acre or 4,000 m2) each in area. Main access to the proposed subdivision is from 124th Avenue which will be extended fronting the property. A rural local road standard of 20.0 m width is required for 124th Avenue. The developer did not get any cooperation from the northern property owners. This proposal is providing for a 15.0 metre road right-of-way, while the remaining 5.0 metres is anticipated to be acquired from the properties on the north of the subject site, when they develop. The road width of 15.0 metres will allow a single driving lane with an open ditch and 2.0 metre gravel shoulder on the northern side of 124th Avenue plus a single driving lane, barrier curb & gutter, sidewalk & street lights on the southern side of 124th Avenue (Appendix C). This extended 124th Avenue will end in a half turn- around at the end. Proposed Lot 13 is accessed from 122nd Avenue. The applicant has coordinated with the owner on the south (26777 Dewdney Trunk Road) for a small sliver of land to be able to complete a turn -around for 122nd Avenue accessing proposed lot 13 (Appendix B). -2- c) Planning Analysis: Official Community Plan: This neighbourhood is currently designated Suburban Residential in the Official Community Plan which permits a single detached housing form in areas located outside of the Urban Area Boundary. The Official Community Plan also notes that city water is required and sewage disposal is to be provided through a private system. The proposed RS -2 (One Family Suburban Residential) zone correlates with this designation. Zoning Bylaw: The current application proposes to rezone the property from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to permit a future subdivision of 13 single family residential parcels not less than 0.40 hectares (1 acre or 4000 m2) each in area. The RS -2 (One Family Suburban Residential) zone requires a minimum lot area of 0.4 hectare; a minimum lot width of 36 metres and a minimum lot depth of 60 metres. Council gave Third Reading to the Rezoning Application (RZ/079/10) on October 11, 2011 and is anticipated to consider the Final Reading at the Council meeting of September 11, 2012, along with this report. All the proposed lots meet the minimum lot size required by the proposed zone (0.40 hectares). All the proposed lots meet the minimum depth required by the proposed zone. Two lots need a lot width variance as described below. Variances to the Zoning Bylaw and Subdivision Servicing Bylaw: The applicant is seeking the following variances: 1) Proposed lots 7 and 8 require a lot width variance due to their location and configuration at the end of the cul-de-sac, within the proposed subdivision layout (Appendix B). These two lots are much bigger than the minimum lot sizes required in the proposed zone (i.e. Lot 7 is 0.56 hectare and Lot 8 is 0.69 hectare is area). The minimum lot size for the RS -2 (One Family Suburban Residential zone) is 0.4 hectares. Lot 7 is proposed to be 27.9 metres wide, requiring a variance of 8.1 metres. Lot 8 is proposed to be 16.5 metres wide, requiring a variance of 19.5 metres. The exact wording for the variance is as follows: i) Part 4, Section 406(6) and Schedule D (Minimum Lot Area and Dimensions) of the Zoning Bylaw, to vary the minimum lot width of proposed Lot 7 from 36.0 metres to 27.9 metres and to vary the minimum lot width of proposed Lot 8 from 36.0 metres to 16.5 metres. 2) A 15.0 metre road right-of-way is proposed and the remaining 5.0 metres is anticipated to be acquired from the properties on the north of the subject site when they develop. The proposed road width will allow a two driving lane with an open ditch and 2.0 metre gravel shoulder on the northern side of 124th Avenue and a barrier curb & gutter, sidewalk & Street lights on the southern side of 124th Avenue (Appendix C). The exact wording of the variance is as follows: i) Part IV E (General Requirements -Highway Right of Way Requirements) and Schedule B of the Subdivision Servicing Bylaw # 4800-1993, to vary the minimum width of a "Minor- Street- Rural Standard" from 20.0 metres to 15.0 metres. - 3 - The above mentioned variances are not anticipated to negatively impact the neighbourhood. Off -Street Parking and Loading Bylaw: As per the Maple Ridge Off -Street Parking and Loading Bylaw No. 4350-1990, the RS -2 (One Family Suburban Residential zone) requires two on-site parking spaces per lot. It is anticipated that this can be easily achieved with the proposed lots. d) Citizen/Customer Implications: The mail -outs to inform residents of the proposed 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. e) Interdepartmental Implications: Engineering Department: The Engineering Department is in support of the proposed road width variance for 124th Avenue and has no concerns regarding the lot width variances for proposed Lots 7 and 8. Fire Department: The Fire Department has no concerns with the proposed variances. Building Department: The Building Department has no concerns with the proposed variances. f) Alternatives: The owner has submitted a Rezoning Application (RZ/079/10) that Council gave Third Reading and a Subdivision Application (SD/079/10) in support of the proposed development for which a Preliminary Review Letter was issued. The applicant is working towards satisfying all the conditions laid out in the Preliminary Review Letter and is close to the final Subdivision Approval. Council approval is required for the Development Variance Permit as presented in this report prior to a Subdivision Plan being approved by the Approving Officer. -4- CONCLUSIONS: The development proposal is in compliance with the Official Community Plan and it is anticipated that the Final Reading for RZ/079/10 will be considered at the Council meeting of September 11, 2012, along with this report. The proposed variances are not anticipated to negatively impact the neighbourhood, so it is recommended that DVP/079/10 respecting the property located at 26610 124th Avenue be approved. "Original signed by Rasika Acharya" Prepared by: Rasika Acharya, B -Arch, M -Tech, UD, LEED® AP Planner "Original signed by Charles R. Goddard" Approved by: Christine Carter, M.PL, MCIP Director of Planning "Original signed by Russ Carmichael" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Proposed Subdivision Plan Appendix C - Proposed road standard and cross-section of 124th Avenue - 5 - r I • r III r j r i r I ti SUBJECT PROPERTY ir 1 I I ! f i I _ .aa.,F. —•�-� — — — tIt- II if 1 i t ie , N SCALE 1:3,000 Mea lows Cit''..f Pitt --Lii, 26610 124 AVENUE ! a y.6. �� ).# I Ul �. . .., CORPORATION OF THE DISTRICT OF ��!"L,11.. min Air LC ri.ILf o r '- VlE L" LI 2 MAPLE RIDGE British Co[umhia MAPLE RIDGE PLANNING DEPARTMENT �,, ;: 7 District of •'y fN I Langley ��a ,� = �� DATE: Sep 6, 2012 FILE: RZ/079/10 BY: PC T— FRASER R--. 264 STREET If io o A R 0 L602 N'grld N 0 z z CO 0 0 0 0) z N 4 D- 1 :z am= 266th dSTREET m 20 0 20 -n 0 z0 m 0 QUARTER SECTION 19 TOWNSHIP 15 01 P1 z 0 01 J a_ J 0 m O aq x 88 1 a APPENDIX C Vim 8 3cnnOHis 13nV _{_ a3+aare ai v H o `b' 0 Q x U a. Q a5 Q Q 0 0 0 a CO 4 117) "' O 4M 0w M m it ui N U Z 0 co al 4i 0 z 0 M �Og O r = U �, � o �_ < �. 8 °dr � Ci F E E 5 0 13 E E d 0 d z a E E 0 E aritiht94umbLI District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: September 10, 2012 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Development Sign Policy 6.21 EXECUTIVE SUMMARY: In February 2010, Council approved Maple Ridge Development Procedures Amending Bylaw 6706-2009 to permit rezoning applications to proceed to First Reading with the requirements of Schedule I. As a result, the conditions of the Development Sign Policy 6.21 regarding when a development sign must be installed must be revised. Additionally, a number of other housekeeping changes are proposed to the policy's schedules. RECOMMENDATIONS: That the Development Sign Policy 6.21 attached to the staff report dated September 10, 2012 be adopted. DISCUSSION: Prior to the addition of Schedule I to the Development Procedures Bylaw, the Development Sign Policy required applicants for OCP and rezoning applications to post a development sign on the property within a minimum of 21 calendar days following application. With the adoption of Schedule I, applicants can proceed to First Reading earlier, and therefore revisions to clause four of the policy are required to ensure the development sign is installed on the development site a minimum of ten calendar days prior to consideration of the application for First Reading at Committee of the Whole. This is consistent with the timing for notification prior to a Development Information Meeting and a Public Hearing. Other policy changes include housekeeping items such as edits to the sign template and the addition of sample signs to better guide applicants. The sign template has been revised to show metric measures for lettering, decals, and overall dimensions. The file reference format has been revised to show the new numbering system beginning with the file year rather than the application type. The subject map box has additional criteria to create consistency and greater clarity. Lastly, the policy and templates will provide guidelines for heritage revitalization agreement proposals as well. Furthermore, examples of sample signs have been added to the policy to illustrate the difference in measurement units between a single-family and multi -family, commercial or industrial development. Single-family development rezoning signs will note the number of proposed lots and the size of those lots. Multi -family, commercial or industrial developments will note the number of units proposed and the site area. CONCLUSION: Due to the addition of Schedule I to the Development Procedures Bylaw, the development sign posting requirements need to be revised. Additionally, several housekeeping changes have been made to the policy's schedules. It is recommended that the Development Sign Policy 6.21 attached to the staff report dated September 10, 2012 be adopted. "Original signed by Amelia Bowden" Prepared by: "Original signed Amelia Bowden Planning Technician by Charles R. Goddard" Approved by: Christine Carter, M. PI, MCIP Director of Planning "Original signed by Russ Carmichael" Approved by: Frank Quinn, MBA, P. Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer AB/ab The following appendices are attached hereto: Appendix A - Revised Development Sign Policy 6.21 MAPLE RIDGE Dr il . i CutariL�f Dred Ril<45 Greater Heights POLICY MANUAL Title: DEVELOPMENT SIGN POLICY Policy No : 6.21 Supersedes: Authority: ® Legislative Approval: ® Council ❑ Operational ❑ CMT ❑ General Manager Effective Date: Review Date: 2013 That with respect to the posting of development signs, be it resolved that the policy take effect when approved by Council. 1. This policy shall apply to all Official Community Plan, Rezoning, and Heritage Revitalization Agreement development applications. 2. Development signs shall be placed to indicate to the general public the intent of a development application and to indicate the property(ies) involved in an application. 3. The applicant shall be solely responsible for the preparation, placement, maintenance and removal of the sign(s) and there shall be no cost to the municipality. 4. The sign(s) shall be placed on the site a minimum of 10 calendar days prior to consideration of the application for First Reading at Committee of the Whole. Failure to place the sign at the property will prevent further processing of the application. A photo of the sign on the property must be provided prior to consideration of the application for First Reading at Committee of the Whole. 5. The following information shall be added to the development sign only when required: • Notification of a Development Information Meeting (D.I.M.) must be placed on the site a minimum of 10 calendar days prior to the Development Information Meeting. Failure to place the sign at the property 10 days prior to the scheduled Development Information Meeting will invalidate the Development Information Meeting and another meeting will be required. • Notification of a Public Hearing (P.H.) must be placed on the site a minimum of 10 and no more than 20 calendar days prior to the Public Hearing. Failure to place the sign at the property 10 days prior to the scheduled Public Hearing will result in the application being withdrawn from the agenda of that Public Hearing. 6. The sign(s) shall be placed in a prominent location on the site. Where a site abuts more than one road, one sign for each road frontage may be required. The sign shall not obstruct visibility for vehicle traffic. Page 1 of 3 Policy 7. The size, layout and arrangement of text on the sign(s) shall be in accordance with the attached sketches. The overall dimensions of the sign shall be 1.2 m by 2.4 m (4 ft by 8 ft). 8. The content of the sign shall be subject to the approval of the municipality and shall contain the following information: a) The development application number; b) The purpose of the application (e.g. single family lots, townhouses, commercial units, or heritage revitalization); c) A description of the development proposal: i. For subdivision: Proposed number of lots, lot size range; or; ii. For multi -family, commercial, or industrial: Proposed number of units and total site area. d) The date, place and time of the Development Information Meeting (if required); e) The date, place and time of the Public Hearing; f) An invitation to obtain information from the applicant and the Planning Department with contact numbers; g) Additional information as may be deemed necessary by the Director of Planning. 9. The sign(s) shall contain a 0.6 m by 0.6 m (2 ft by 2 ft) map showing the location of the property involved in the application. 10. The sign shall be removed within 30 days following the Public Hearing or upon denial of the application. Purpose: To ensure proper notification to the public of proposed development changes in their community. Definitions: Page 2 of 3 Policy Key Areas of Responsibility Action to Take • Development application received • Applicant is provided a copy of the Development Sign Policy 6.21 • Correspondence sent to applicant requesting draft of sign for review and approval • Applicant submits proof of sign installation for file record • Application forwarded to Committee of the Whole for First Reading • Applicant submits proof of Development Information Meeting notification decal submitted to the Planning Department (if required) • Applicant submits proof of Public Hearing notification decal submitted to Planning Department • Applicant confirms sign removed after Public Hearing Responsibility • Planning Development Services Technician or Planning Technician/ Planner • Planning Technician/Planner • Planning Technician/Planner • Planning Technician/Planner • Planning Technician/Planner • Planning Technician/Planner • Planning Technician/Planner Page 3 of 3 Policy E U O E U ►RPORATION OF E DISTRICT OF PLE RIDGE NING DEPARTMENT W 9.0 0w m Z UH20 N CC 13 a) a "CV"CVay:: cl ::�� :: . i TOMATO I co O T ONU UBJECT MP ect parcel si h arrow ining roads els 1 names anc esses in bol natio n: wh eaasireq paring in the _ pm JND COLOUR - # wu) Fe N cnzaQoc� e:: U C _ 0 °Q CD 0v:: Z O O O O ::: :::: a::: ... ::: I :. .:: :;Q: This proposal will be presented al Council Chambers at the MunicpE Install on sign min. 10 days bi B, or # of units r other developments pecificatior Q to co.� :: N CO All Text must be approved by the Planning Department prior to construction of the sign. All text is Helvetica and all colour must be black. The sign background colour is white. DEVELOPMENT APPLII (1 PROPOSED Rezoning from to the development of Proposed Number of Lots/Units: Lot size: ** This proposal will be presented at a Development Information Meeting at on from to pm Install on sign min. 10 days before D.I.M. BACKGROUND COLOUR - OLYMPIC I ,d Number of Lots/Units: provide total # of lots at subc provide size range of lots at subdivision or total site Iopment Sign Drawing (.0N O cn 7 w ` . I, / Q � ^ , O J A d * * 0 E N E N Sign Sample: 0.6 m DEVELOPMENT APPLICATION No. 2012-001-RZ (12343 and 12345 120A Street) PROPOSED Rezoning from RS -3 to RS -1 to enable the the development of single family lots. Proposed Number of Lots: 10 Lot size: 668 m2 - 750m2 (These numbers are approx. only and final approval) APPLICANT: 604-123-4567 PLANNING DEPARTMENT 604-467-7341 may change before SPR Development Group 6 5 cm 12345 12343 This proposal will be presented at a Development Information Meeting at ABC Community Centre on February 15, 2012 5:OOpm - 7:00 pm MAPLE RIDGE British Columbia 2.4 m Development Sign Sample for Projects with Single Family Lots 0.6 m DEVELOPMENT APPLICATION No. 2012-001-RZ (12343 and 12345 120A Street) PROPOSED Rezoning from RS -3 to RM -1 to enable the the development of multi -family townhouse residential units. Proposed Number of Units: 20 Lot size: 1.17 Hectares (These numbers are approx. only and may change before final approval) APPLICANT: SPR Development Group 6 5 cm 604-123-4567 PLANNING DEPARTMENT 604-467-7341 N This proposal will be presente Chambers at the Municpal Hal February 15, 2012 at 7:00 pm 4 cm E co 2.4 m Development Sign Sample for Projects with Multi -Family, Commercial, Industriall or Institutional uses 4 cm 10 cm 10 cm I E 0 O E 0 ►RPORATION OF E DISTRICT OF PLE RIDGE NING DEPARTMENT W 9.0 w m Z UH200 N— T a) 0 -o 0 5 a)::: ::::::: :::: ::: .:: ^- i TOMATO I co O 012-00' UBJECT MP ect parcel si h arrow ining roads els 1 names anc esses in bol natio n: wh eaasireq paring in the _ pm JND COLOUR - - w w a x a No _ 1 o O �o� D c. , , i � :. .e a:: :: : U C O _ °Q v/ Z Z o _ V tf5 o 2 O::::Cii ::r :::. :::: ::::0 .... v�i :: :- ::UJ:: :- ::a, This proposal will be presented al Council Chambers at the MunicpE Install on sign min. 10 days bi B, or # of units r other developments pecificatior 71- Q) U : \ m > cFs M All Text must be approved by the Planning Department prior to construction of the sign. All text is Helvetica and all colour must be black. The sign background colour is white. HERITAGE DEVELOPMENT (1 2C.: PROPOSED Heritage Revitalization Agreem and to enable the development of the zone. Proposed Number of Lots/Units: Lot size: ** This proposal will be presented at a Development Information Meeting at on from to pm Install on sign min. 10 days before D.I.M. BACKGROUND COLOUR - OLYMPIC I ,d Number of Lots/Units: provide total # of lots at subc provide size range of lots at subdivision or total site Iopment Sign Drawing W 0 3 N O to W 3.l, Q .-- / 23 d * * 0 E Sign Sample: 0.6 m HERITAGE AND DEVELOPMENT APPLICATION No. 2012-001-RZ (12343 and 12345 120A Street) PROPOSED Heritage Revitalization Agreement for the Jones House and to enable the development of an apartment building based on the RM -2 Zone Proposed Number of Units: 20 Lot size: 1.17 Hectares (These numbers are approx. only and may change before final approval) APPLICANT: SPR Development Group 6 5 cm 604-123-4567 PLANNING DEPARTMENT 604-467-7341 This proposal will be presented at a Development Information Meeting at ABC Community Centre on February 15, 2012 5:OOpm - 7:00 pm MAPLE RIDGE British Columbia E co. 2.4 m Development Sign Sample for Projects with Heritage Revitalizaion Agreements 4 cm 10 cm