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Home My WebLink About2013-11-04 Committee of the Whole Meeting Agenda and Reports.pdfDistrict of Maple Ridge COMMITTEE OF THE WHOLE AGENDA November 4, 2013 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 Customer Service Update Presentation • Kelly Swift, General Manager of Community Development, Parks and Recreation Services 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 2012-115-RZ, 12018 and 12038 Edge Street, 22554 and 22566 Brown Avenue, CS -1 and RS -1 to CD -1-13 Staff report dated November 4, 2013 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 7019-2013 to extend the Town Centre Commercial designation to the lots fronting Brown Avenue be given first and second reading and be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 6966-2013 to permit a phased three tower development of 240 apartment units, commercial floor area, 2 levels of underground parking and 2 levels of above ground structured parking be given second reading and be forwarded to Public Hearing. Committee of the Whole Agenda November 4, 2013 Page 2 of 4 1102 2012-068-RZ, 20370 Lougheed Highway, CS -1 to C-2 Staff report dated November 4, 2013 recommending that Maple Ridge Zone Amending Bylaw No. 6946-2012 to rezone from CS -1 (Service Commercial) to C-2 (Community Commercial) to permit future subdivision into two commercial lots and the construction of a Royal Bank of Canada be given second reading and be forwarded to Public Hearing. 1103 RZ/033/08, 10366 240 Street, First Extension Staff report dated November 4, 2013 recommending that rezoning application RZ/033/08 to permit a 13 lot residential subdivision under the R- 3 zone be granted a one year extension. 1104 2011-089-RZ, 22309, 22319 and 22331 St. Anne Avenue, First Extension Staff report dated November 4, 2013 recommending that rezoning application 2011-089-RZ to permit the relocation, restoration and adaptive re- use of an existing heritage house into a duplex and a multi -family apartment building be granted a one year extension. 1105 RZ/063/10, 11655 Burnett Street, Final One Year Extension Staff report dated November 4, 2013 recommending that rezoning application RZ/063/10 to rezone from RS -1 (One Family Urban Residential) and C-3 (Town Centre Commercial) to RM -2 (Medium Density Apartment Residential) to allow for construction of a four -storey apartment building with 21 units be granted a final one year extension. 1106 VP/065/09, 22379 116 Avenue Staff report dated November 4, 2013 recommending that the Corporate Officer be authorized to sign and seal DVP/065/09 to vary setbacks and lot coverage in the Commercial/Residential zone, the Off-street Parking and Loading Bylaw for small car spaces and subdivision standards and specification for road widths. 1107 Official Community Plan Revision Bylaw No. 7034-2013 Staff report dated November 4, 2013 recommending that Official Community Plan Revision Bylaw No. 7034-2013 to correct discrepancies between maps and incorporate any other required housekeeping items be given first, second and third readings. Committee of the Whole Agenda November 4, 2013 Page 3 of 4 1108 2012 -040 -SD, Money in Lieu of Parkland Dedication, 10412, 10450 and 10500 Jackson Road Staff report dated November 4, 2013 recommending that the owner of the subject property pay an amount that is not less than $252,014.00 representing 3.29% of the site area. 1109 Excess Capacity/Extended Services Agreement LC 153/13 Staff report dated November 4, 2013 recommending that the Corporate Officer be authorized to sign and seal Excess Capacity Latecomer Agreement LC 153/13. 3. FINANCIAL AND CORPORATE SERV/CES (including Fire and Police) 1131 Fraser Valley Regional Library - 2014 Budget Staff report dated November 4, 2013 recommending that the draft 2014 Budget Report from the Fraser Valley Regional Library be received for information. 4. COMMUNITY DEVELOPMENT AND RECREATION SERV/CES 1151 5. CORRESPONDENCE 1171 6. OTHER ISSUES 1181 7. ADJOURNMENT Committee of the Whole Agenda November 4, 2013 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: 411. 41. #.1A.PLE RILE ijrrn •. District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: November 4, 2013 and Members of Council FILE NO: 2012-115-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading: Maple Ridge Official Community Plan Amending Bylaw No. 7019-2013; and Second Reading: Maple Ridge Zone Amending Bylaw No. 6966-2013 12018 Edge Street, 12038 Edge Street, 22554 Brown Avenue and 22566 Brown Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject site from CS -1 (Service Commercial) and RS -1 (One Family Urban Residential) to CD -1-13 (Comprehensive Development Zone), to permit a phased three tower development of 240 apartment units and 4,380 m2 (47,144 ft2) of commercial floor area, with 2 levels of underground parking and 2 levels of above ground structured parking. The proposed Comprehensive Development Zone (CD -1-13 - Appendix C) has been crafted to accommodate the proposal and complies with the Official Community Plan. An Official Community Plan amendment, however, is required to extend the Town Centre Commercial designation to the three lots fronting Brown Avenue. This application received first reading for Zone Amending Bylaw No. 6966-2013 on February 26, 2013. With the submission of detailed information, further discussions with the applicant and the Municipal Solicitor, the CD Zone has been finalized. RECOMMENDATIONS: 1. That in accordance with Section 879 of the Local Government Act opportunity for early and on-going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 7019-2013 on the municipal website and requiring that the applicant host a Development Information Meeting, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 2. That Maple Ridge Official Community Plan Amending Bylaw No. 7019-2013 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 7019- 2013 is consistent with the Capital Expenditure Plan and Waste Management Plan; 1101 4. That Maple Ridge Official Community Plan Amending Bylaw No. 7019-2013 be granted first and second readings and be forwarded to Public Hearing; 5. That Zone Amending Bylaw No. 6966-2013 as amended, be granted second reading and be forwarded to Public Hearing; 6. That the following terms and conditions be met prior to Final Reading: i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii. Registration of a Development Agreement as a Restrictive Covenant for the proposed bonus elements and receipt of deposits as securities, as outlined in the Agreement; iii. Receipt of a voluntary contribution of $100,000 for public art; iv. Amendment to Schedule "B" of the Official Community Plan; v. Road dedication as required; vi. A portion of the municipal lane between the properties 12038 and 12018 Edge Street be closed, purchased by the applicant and consolidated into the development site; vii. Lot consolidation and re -subdivision of the development site to three lots consistent with the phasing boundaries; viii. Registration of a Statutory Right -of -Way plan and agreement for vehicular and pedestrian purposes in place of the current municipal lane; ix. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; x. Registration of an easement for public passage for the areas between Brown Avenue, Edge Street and Dewdney Trunk Road rights-of-way and the buildings and to future roof top open spaces; xi. Registration of reciprocal access agreements for vehicle and pedestrian passage through the parking structure between phases and between levels, as well as to the future extension of the parking building to the east on Brown Avenue (2013-019-RZ); xii. Registration of a restrictive covenant protecting required off-street parking spaces located on separate lots of this development; xiii. Registration of a Restrictive Covenant protecting the Visitor Parking; 2- xiv. Registration of a restrictive covenant and entering into a Housing Agreement respecting adaptive housing and rental housing; xv. Removal of all the existing buildings located at 12038 Edge Street, 22554 Brown Avenue and 22566 Brown Avenue; xvi. 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; and xvii. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the property owner will provide a Site Profile for the subject lands. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: Bissky Architecture and Urban Design (Agent: Wayne Bissky) Ascent One Properties Ltd (Inc. No. BC0949104) Lot: 303, Section: 20, Township: 12, Plan: NWP44882 Lot: 4, Section: 20, Township: 12, Plan: NWP8081 Lot: 5, Section: 20, Township: 12, Plan: NWP8081 Lot: 6, Section: 20, Township: 12, Plan: NWP8081 Town Centre Commercial and Low -Rise Apartment Town Centre Commercial CS -1 (Service Commercial) and RS -1 (One Family Urban Residential) CD -1-13 (Comprehensive Development Zone) Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Duplex and Single Family Residential RT -1 and RS -1 Medium and High -Rise Apartment Civic Complex and Commercial P-1 and C-3 Institutional and Town Centre Commercial Municipal parking lot, Single Family Residential and Commercial CS -1 and C-3 Designation: Medium and High -Rise Apartment, and Town Centre Commercial -3- West: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Companion Applications: b) Background: Use: Apartment & recently completed apartment development (RZ/078/09), Shopping center. Zone: RM -2, RM -3 and C-3 Designation: Town Centre Commercial and Low -Rise Apartment Single Family Dwellings (3 lots along Brown Avenue) Commercial Use (Lot at corner of Edge Street and Dewdney Trunk Road) Commercial and Multi -Residential Mixed Use Phased Development 0.43 Ha. (1.06 acres) excluding lane proposed to be included as part of the development site Dewdney Trunk Road, Edge Street and Brown Avenue Urban Standard 2012 -115 -DP The applicant has submitted the necessary detailed information about the proposal to proceed to second reading and public hearing. At the time of the first reading report (February 26, 2013), the size, complexity, timing and servicing requirements associate with the project suggested the use of a Phased Development Agreement. However, now that the project is fully understood, a traditional CD Bylaw with restrictive covenants and securities is sufficient to regulate this development. The terms and conditions of approval of the CD Bylaw are as follows: • A rezoning servicing agreement (registered as a restrictive covenant) that will state the services, utilities, etc. that are to be provided prior to each phase commencing; • A development covenant that will state the bonus elements to be provided by the developer to obtain the requested commercial and residential floor space (floor space ratio) stated in the CD Bylaw in each of the three (3) phases, and required performance securities; and • A housing agreement respecting the proposed adaptive housing and rental housing. This requires an authorizing bylaw that is not subject to a public hearing. These three documents are described in the Planning Analysis Section of this report. The development site is flat and consists of four (4) lots. There are existing houses and accessory buildings on the three (3) lots facing Brown Street to be demolished prior to final adoption. The commercial building (Paliotti's Restaurant) on the lot at the corner of Edge Street and Dewdney Trunk Road may be retained and will be demolished at a later date, prior to the third phase of development. c) Project Description: The proposal is a commercial and multiple residential mixed-use development, having a total of 240 residential units and 4,380 m2 (47,144 ft2) of commercial floor area, with underground and -4- structured parking. It consists of commercial floor space and a parking podium, extending across the entire site, with three (3) separate towers stepping up in height from 6, 13 to 19 storeys. The western portion of the existing lane off of Edge Street north of Dewdney Trunk Road, is to be incorporated into the project. It will remain open via a public access easement allowing for public use, servicing and parking access. This will allow the above ground and underground parking levels to be uninterrupted structures. The podium structure will be 4 -storeys along Edge Street, stepping down in Phase 1 to 2 storeys along Brown Avenue. The podium structure will have commercial floor space on the ground level along all three fronting streets and parking on the second level in all three phases. In phase 2 and 3, there will be an additional 3rd level of parking with the 4t" level of the podium containing additional commercial floor space. Amenity and mechanical rooms may be situated on the above ground parking levels. Three towers are proposed atop the podium structure. The first phase tower is to be a 6 -storey, 48 residential dwelling unit structure facing Brown Avenue. The second phase is to be a 13 -storey, 72 residential dwelling unit towers at the corner of Brown Avenue and Edge Street, and the tallest building is to be a 19 -storey 120 residential dwelling unit tower at the corner of Edge Street and Dewdney Trunk Road. This development is to be built in three phases (See Schedule "A" in Appendix C) over a period estimated to be 8 years. The floor space ratio (FSR) includes both the commercial and the residential floor areas. By including both the commercial and residential floor areas together, the FSR figures will increase slightly over the amounts stated in the first reading bylaw. A summary of the phases is described in the table below (See Appendix D and Appendix E for site plans, elevations and renderings): • Phase 1: A 6 storey structure with a FSR of 2.937 and having 630.6 m2 (6,788 ft2) of commercial and 3,840.3 m2 (37,462 ft2) of residential floor area. It would be located at the eastern end of the site fronting on Brown Avenue. There would be 48 residential dwelling units, and 104 underground or structured parking spaces, including visitor parking spaces; • Phase 2: A 13 storey structure with a FSR of 5.28 and having 1,852.6 m2 (19,941 ft2) of commercial and 6,214.3 m2 (66,890 ft2) of residential floor area. It would be located at the corner of Brown Avenue and Edge Street, next to and adjacent to the first phase, having a presence on both streets. There would be 72 residential dwelling units, and 105 underground or structured parking spaces, including visitor parking spaces; and • Phase 3: A 19 storey structure with a FSR of 6.479 and having 1,896.6 m2 (20,415 ft2) of commercial and 8,851.4 m2 (95,276 ft2) of residential floor area. It would be located at the corner of Edge Street and Dewdney Trunk Road, south of and next to the second phase, having a presence on both streets. There would be 120 residential dwelling units, and 133 underground or structured parking spaces, including visitor parking spaces; 5- The following table summarizes the proposal: Using the C-3 (Town Centre Commercial) Zone as a guide, Phases 2 and 3 of this proposal will exceed the permitted residential floor area of 2.3 times the lot area. The proposed densities are noted in the above table. As this development is in keeping with the objectives of densification in the Town Centre and is in the Town Centre Incentive Area, the creation of a CD (Comprehensive Development Zone) with bonus provision (as described in the Planning Analysis section) allowing the envisioned densities to be achieved is appropriate. The agent for the owners has reviewed the CD Zone and is comfortable with the Bylaw as it reads. The development site is located within Sub Area 1 of the Town Centre Area Incentive Program, and meets the conditions to be included in the program. The proposal does not currently have information about "green" or energy efficiency -related considerations; therefore the applicant has been advised that a larger incentive benefit is available under the Incentive Program by incorporating LEED/energy conservation measures into this project. Further information in this regard is proposed to be provided as a component of the Town Centre Development Permit. d) Planning Analysis: Official Community Plan: The development site is located within the Town Centre Area Plan. The one lot at the corner of Dewdney Trunk Road and Edge Street is designated Town Centre Commercial. The remaining 3 lots along the south side of Brown Avenue are designated Low -Rise Apartment. To accommodate this proposal, the 3 lots on Brown Avenue will need to be redesignated to Town Centre Commercial to match the designation of the corner lot on Dewdney Trunk Road. This redesignation is supportable because: • it will give a consistent designation for the entire site; • it is more in keeping with the Medium and High -Rise Apartment designation of the other properties along this stretch of Brown Avenue; 6- Gross Floor Area Square Meters & (Square Feet) Phase Commercial Residential Dwelling units Building Height (Storeys) Total FRS (Resid. FSR) Parking Phase 1 630.6 m2 (6,788 ft2) 3,480.3 m2 (37,462 ft2) 48 6 2.937 (2.548) 104 Phase 2 1,852.6 m2 (19,941 ft2) 6,214.3 m2 (66,890 ft2) 72 13 5.28 (3.996) 105 Phase 3 1,896.6 m2 (20,415 ft2) 8,851.4 m2 (95,276 ft2) 120 19 6.470 (5.461) 133 TOTAL 4,379.8 m2 (47,144 ft2) 17,253.3 m2 (185,713 ft2) 240 323 Using the C-3 (Town Centre Commercial) Zone as a guide, Phases 2 and 3 of this proposal will exceed the permitted residential floor area of 2.3 times the lot area. The proposed densities are noted in the above table. As this development is in keeping with the objectives of densification in the Town Centre and is in the Town Centre Incentive Area, the creation of a CD (Comprehensive Development Zone) with bonus provision (as described in the Planning Analysis section) allowing the envisioned densities to be achieved is appropriate. The agent for the owners has reviewed the CD Zone and is comfortable with the Bylaw as it reads. The development site is located within Sub Area 1 of the Town Centre Area Incentive Program, and meets the conditions to be included in the program. The proposal does not currently have information about "green" or energy efficiency -related considerations; therefore the applicant has been advised that a larger incentive benefit is available under the Incentive Program by incorporating LEED/energy conservation measures into this project. Further information in this regard is proposed to be provided as a component of the Town Centre Development Permit. d) Planning Analysis: Official Community Plan: The development site is located within the Town Centre Area Plan. The one lot at the corner of Dewdney Trunk Road and Edge Street is designated Town Centre Commercial. The remaining 3 lots along the south side of Brown Avenue are designated Low -Rise Apartment. To accommodate this proposal, the 3 lots on Brown Avenue will need to be redesignated to Town Centre Commercial to match the designation of the corner lot on Dewdney Trunk Road. This redesignation is supportable because: • it will give a consistent designation for the entire site; • it is more in keeping with the Medium and High -Rise Apartment designation of the other properties along this stretch of Brown Avenue; 6- • the proposal will contribute in creating a compact and vibrant Central Business District with mixed uses envisioned in the Town Centre Area Plan; • the strategic location of the site being across from the Civic Core area; and • will permit a consistent form and character of all the lands comprising the project. The proposed CD Zone and the C-3 (Town Centre Commercial) Zone, upon which it was modeled, are both permitted zones for the OCP Category of Town Centre Commercial Designation in the Zoning Matrix. The proposal will contribute to the OCP objective to create a compact and vibrant commercial area that is pedestrian -oriented, including commercial, mixed-use, and multi -family residential uses. Apart from the redesignation described above, the proposed development complies with the following Land -Use Designation policies in the Town Centre Area Plan: 3-29 Building heights within the Town Centre Commercial will range from three (3) storeys in height to over twenty (20) storeys. Generally, building heights should not be permitted greater than twenty-five (25) storeys. 3-30 Multi -Family Residential use is permitted as a principle use in the Town Centre Commercial designation, except where identified on Schedule "G" as "Ground Floor Commercial Required" in the Maple Ridge Zoning Bylaw, where the ground floor use is to be commercial. 3-31 Within a Mixed -Use development, retail, service, and entertainment uses shall be encouraged at ground level with office and/or residential uses encouraged above -grade. Appendix F contains an analysis of how this project complies with the applicable OCP Policies. Zoning Bylaw: Background: The proposal is to rezone the 3 lots along Brown Avenue (i.e. 12038 Edge Street, 22554 Brown Avenue and 22566 Brown Avenue ) from RS -1 (One Family Urban (Medium Density) Residential) to CD -1-13 (Comprehensive Development Zone), and the lot at the corner of Edge Street and Dewdney Trunk Road (i.e. 12018 Edge Street) from CS -1 (Service Commercial) to CD -1-13 (Comprehensive Development Zone). A three -tower commercial and multiple residential mixed-use development is proposed to be built over an eight (8) year period, having a total of 240 residential units and 4,380 m2 (47,144 ft2) of commercial floor area, with 2 levels of underground parking and 2 levels of above ground structured parking. The proposal has continuous commercial floor area along each of the three street edges. This adhers to the proposed CD Zone where ground floor commercial space is permitted by proposed CD Zone in each phase of the three phases, and to Schedule G of the Zoning Bylaw where street level commercial use is manditory for Phase 3. 7- Proposed CD Bylaw Changes: Since first reading, the applicant has provided a full application submission. As a result, and it has become necessary to make the following changes to CD -1-13 (Comprehensive Development Zone) previously granted first reading: • Interpretation: Terms used repeatedly in the CD Zone were defined in this section. • Permitted Uses: Apartment Use was moved to the Accessory Use Section to align with the proposed new zoning bylaw, and off-street parking (e.g. parking lots), outdoor display or sales areas and rentals were deleted being inappropriate for a downtown setting. • Density: The section governing density sets the maximum Floor Space Ratio (FSR) for each of the three phases. The first reading left the bonus provision generally worded subject to more information. Now that the final FSR's for the project are known, they can be set in the bylaw. The permitted FSR for each phase is listed in the table below: FSR Category Phase 1 Phase 2 Phase 3 Base Floor Space Ratio (FSR) 1.0 1.0 1.0 Bonus FSR for Underground or concealed parking 0'3 0.3 0.3 Bonus FSR for Height above second storey 1.0 1.0 1.0 Bonus FSR for bonus elements specified in Development Covenant 0.637 2.98 4.179 Total FSR 2.937 5.28 6.479 Note: For ease of calculating, the Phase 1 and Phase 3 FSR is rounded up to 2 places for the bonus and the total FSR in the CD Zone for this project. • Setback: The setback for the side lot line in Phase 3 has been increased from 0.0 meters to 3.9 meters to accommodate the green wall screen on the east elevation of the lower portion of the building. • Open Space: A minimum useable open space and indoor amenity space has been added. • Housekeeping Changes: The format and wording has been edited to be consistent with the future new Zoning Bylaw. Development Agreement The proposed densities on the site exceed what can normally be achieved through the highest density zone currently allowed in the Town Centre. Through negotiations, the developer is to provide a number of bonus elements to bridge the difference between what can be achieved currently and the density being requested in the proposed CD Zone. This is a restrictive covenant similar in nature to a rezoning serving agreement. Both instruments are registered on title and would have securities held until the requirements of the covenants are satisfied. -8- The additional bridging FSR bonus elements will be specified in a development covenant for each phase as described in the following table: These bonus elements are described more fully below: • Public Art: Policies related to public art are included in the Town Centre Plan (Policy 3-14) and in the District of Maple Ridge Public Art Steering Committee Policy. The Town Centre Plan encourages incorporating public art into public outdoor meeting spaces. For this project, this is being achieved as follows: (1) Through a voluntary contribution of $100,000 from the developer to provide public art in the Town Centre, to be collected at third reading; and (2) Through a schedule of form and character guidelines including the proposed "Netting and Fish Theme" along the exposed facade of the parking structure to enhance the visual appearance of this structure from the streets (See Appendix G for Art Concept). These guidelines supplement those contained in Section 8.11 of the Official Community Plan Town Centre Development Permit Area for the Civic Core Precinct, and will be achieved through the development permit approval process for each phase in the development. • Adaptive Housing: It is proposed that 11% of the units in each phase be Adaptive Housing. Adaptable housing involves the design and construction of dwellings to meet occupants' changing needs over time. When constructed, a number of features would be incorporated that are more practical for people who are elderly or have a disability to live a normal life. These standards are incorporated into BC Building Code Section BC Building Code Section 3.8.5 (Building Requirements for Persons with Disabilities), The Building Access Handbook 2007, and the SAFERhome Standards Criteria (attached as Appendix H) would be attached to the development covenant and achieved through the building permit approval process. Adaptive housing strives to helps people stay in their own homes through illness, injury and aging or who have disabilities, and by being in place, reducing the cost of future renovations to allow people to function and stay in ones home as long as possible. The adaptive dwellings will include: wider corridors and doorways, bathrooms and kitchens that facilitate more space to maneuver with walkers or wheelchairs, construction features such as stronger materials under drywall to -9- Development Agreement Bonus Elements for Phase 1 Development Agreement Bonus Elements for Phase 2 Development Agreement Bonus Elements for Phase 3 • Public Art on Facade • Public Art on Facade • Public Art on Facade • Adaptive Housing • Adaptive Housing • Adaptive Housing • Rental Housing • Rental Housing • Rental Housing • Green Screen • 2 Electric Vehicle Charging • Green Screen • Electric Vehicle Charging Station Stations • 2 Electric Vehicle Charging Stations • Outdoor Community Space • Indoor Community Space • Community Digital Information Board These bonus elements are described more fully below: • Public Art: Policies related to public art are included in the Town Centre Plan (Policy 3-14) and in the District of Maple Ridge Public Art Steering Committee Policy. The Town Centre Plan encourages incorporating public art into public outdoor meeting spaces. For this project, this is being achieved as follows: (1) Through a voluntary contribution of $100,000 from the developer to provide public art in the Town Centre, to be collected at third reading; and (2) Through a schedule of form and character guidelines including the proposed "Netting and Fish Theme" along the exposed facade of the parking structure to enhance the visual appearance of this structure from the streets (See Appendix G for Art Concept). These guidelines supplement those contained in Section 8.11 of the Official Community Plan Town Centre Development Permit Area for the Civic Core Precinct, and will be achieved through the development permit approval process for each phase in the development. • Adaptive Housing: It is proposed that 11% of the units in each phase be Adaptive Housing. Adaptable housing involves the design and construction of dwellings to meet occupants' changing needs over time. When constructed, a number of features would be incorporated that are more practical for people who are elderly or have a disability to live a normal life. These standards are incorporated into BC Building Code Section BC Building Code Section 3.8.5 (Building Requirements for Persons with Disabilities), The Building Access Handbook 2007, and the SAFERhome Standards Criteria (attached as Appendix H) would be attached to the development covenant and achieved through the building permit approval process. Adaptive housing strives to helps people stay in their own homes through illness, injury and aging or who have disabilities, and by being in place, reducing the cost of future renovations to allow people to function and stay in ones home as long as possible. The adaptive dwellings will include: wider corridors and doorways, bathrooms and kitchens that facilitate more space to maneuver with walkers or wheelchairs, construction features such as stronger materials under drywall to -9- support future installation of grab bars in the bathroom and purpose-built features such as accessible positioning of electrical outlets higher up from the floor, switches placed lower on walls, more toe space and lower counters, and easier to operate doors and faucet handles. The adaptive housing units would also be subject to a housing agreement, described in more detail in a following section. • Rental Housing: It is proposed that 10% of the units in each phase be rental units. These will be units in addition to and not the Adaptive Housing. Further discussions are necessary to determine the mixture of unit types (e.g. 1 and 2 bedroom units), non -market housing (e.g. social) and market housing (e.g. private rental and home ownership). As is the usual District practice, these rental units will be secured through a Section 905 Housing Agreement. A separate report will be sent to Council outlining the final terms and to obtain readings for authorization bylaw necessary for the housing agreement. The authorization bylaw would be considered for final reading together with the final adoption of the zone amending bylaw for the proposed CD Zone to govern this development proposal. The provision of this rental housing will support the OCP policies to accommodate a wide range of housing needs in the District. Although the preference is for such units to be affordable rental, a Housing Action Plan is not in place to help define what constitutes "affordability" and consistency in implementing this OCP policy. However, as this is a large 240 -unit housing development, setting aside 10% or 24 units for market rental housing is a reasonable requirement, to give future residents a choice in their housing options. The applicant intends to insure the identified units remain rental for a minimum period of five (5) years following the completion of Phase 3. Based on the proposed phasing, units in Phase 1 would be rented out for a minimum period of about 12 - 15 years, Phase 2 about 8 - 10 years, Phase 3 about 5 years. To achieve this, the applicant intends to employ Section 139 and 143 of the Strata Property Act and by the filing of a Form J Rental Disclosure Statement with the Superintended of Real Estate. These provisions provide for the identification of these rental units and to insure the owner - developer or a future strata council do not pass bylaws preventing owners from renting the identified units. Coordination of this approach with the Housing Agreement would be necessary. • Outdoor Community Space: The public space associated with this development will include: the street edges, features at the two main corners, a pedestrianized former laneway having a porte- cochere entrance to Edge Street and a semi-public open space in phase 3 of about 470 square meters (about 4,000 square feet) space at the lower roof level. There is some flexibility to allow the roof level space to be adapted to the needs of future residents, including areas for child play, gardening, exercise, etc. Some of this space is to be situated in such a manner to be accessible to any future daycare in the complex and is proposed to be available for a certain proportion of time for community use in association with events, activities or programs. The development permits will reflect the landscaping and design details. -10- • Indoor Community Space: The applicant is pursuing a number of options for the use of approximately 2,040 square meters (about 22,000 square feet) of commercial space on the Fourth Floor use as a college, community meeting room, community service organization offices, day care or a combination thereof. The particulars, including ownership, lease or rental arrangements will be reflected in a restrictive covenant or equivalent legal instrument registered after third reading. • Green Screen: Through the development permit process, the details of this feature will be specified. In addition, there will be an agreement, insuring the long term maintenance of this natural feature. Green screens are proposed in phase 1 for the lower building wall facing the lane and in Phase 3 for the lower level wall that is setback and facing the lot to the east. • Charging Stations: Each phase is to have installed an electric vehicle parking station for residential use. In Phases 2 and 3, an additional electric vehicle parking station is to be provided in a location accessible to the general public, either in the parking building or on the street. • Community Digital Information Board: It is proposed to incorporate a digital electronic board as part of phase 3 as a focal element. Strategically located in the Town Centre across from the Civic Centre, this will support and promote a busy, vital and vibrant pedestrian area. The intent is to sensitively integrate it into the landscaping or building facade. This will be achieved through the Phase 3 development permit review. Bylaw Enforcement has advised that changes are being contemplated to the Sign Bylaw to allow this type of sign as a variance category in the bylaw. By agreement to be reached as a third reading condition, a minimum proportion of time or content will be established for civic and community information, news, digital art display and public service announcements. Proposed Variances: This bylaw was specifically crafted as requested by the applicant to accommodate the development project. Therefore, no variances have been requested. In the event departures will be necessary, a development variance permit application will be submitted and forwarded after staff review for Council to consider. Off -Street Parking and Loading Bylaw: Parking and loading is to be provided in compliance with Maple Ridge Town Centre Parking Standards in Section 10 of Parking and Loading Bylaw. Overall, there will be 33 more parking spaces than required currently by the bylaw. With the parking being provided in an interconnected structure, there will be legal arrangements to shared commercial parking spaces between phases. Based on the total parking required, the following is the minimum number of disabled parking spaces required: one (1) space in Phase 1, two (2) in Phase 2 and three (3) in Phase 3. The project complies. -11- The number of residential and non-residential (commercial) parking spaces, including visitor spaces, are as follows: In addition, the required one off-street loading space is provided in each phase. For bicycle storage, the requirement is 153 spaces and a total of 154 are proposed. Long term and short term bicycle parking requirement for residents and users of the commercial uses are as follows: Phase 1 Phase 2 Phase 3 Total Bylaw requirement 62 102 156 320 Provided 100 114 139 355 Difference +38 +12 -17 +33 In addition, the required one off-street loading space is provided in each phase. For bicycle storage, the requirement is 153 spaces and a total of 154 are proposed. Long term and short term bicycle parking requirement for residents and users of the commercial uses are as follows: Development Permits: Pursuant to Section 8.11 of the Official Community Plan, a Town Centre Development Permit application is required for all multi -family residential, flexible mixed use and commercial development located in the Town Centre. Unlike most residential or commercial projects, this development is being staged over a period of up to eight (8) years. This is also different from a phased strata development where a development permit is issued for all the design of buildings in all phases, and timing for commencing and completing each phase is governed through a phasing declaration form issued by the Approving Officer under the Strata Property Act. Therefore, a supplementary set of development permit guidelines (See Appendix J) will be included as part of the development covenant. These guidelines have been reviewed by the Advisory Design Panel. For each phase of this development, there would be a separate development permit application submitted, referred to the Advisory Design Panel for review and evaluated on the following basis: • Compliance with the Town Centre Development Permit Area Guidelines; • Having a consistent form and character over the 3 phases; and • Being in compliance with the supplementary guidelines, such as provision of public art on the facade, pedestrian and public spaces, digital display screen, green walls, etc. The development permit application for the first phase will be brought forward to Council for issuance in conjunction with the adoption of the zone amending bylaw to create the CD Zone for this - 12 - Phase 1 Phase 2 Phase 3 Total Bylaw Requirement: - Residential 26 40 66 132 - Commercial 3 9 9 21 Total Required: 29 49 75 153 Total Provided: 30 49 75 154 Development Permits: Pursuant to Section 8.11 of the Official Community Plan, a Town Centre Development Permit application is required for all multi -family residential, flexible mixed use and commercial development located in the Town Centre. Unlike most residential or commercial projects, this development is being staged over a period of up to eight (8) years. This is also different from a phased strata development where a development permit is issued for all the design of buildings in all phases, and timing for commencing and completing each phase is governed through a phasing declaration form issued by the Approving Officer under the Strata Property Act. Therefore, a supplementary set of development permit guidelines (See Appendix J) will be included as part of the development covenant. These guidelines have been reviewed by the Advisory Design Panel. For each phase of this development, there would be a separate development permit application submitted, referred to the Advisory Design Panel for review and evaluated on the following basis: • Compliance with the Town Centre Development Permit Area Guidelines; • Having a consistent form and character over the 3 phases; and • Being in compliance with the supplementary guidelines, such as provision of public art on the facade, pedestrian and public spaces, digital display screen, green walls, etc. The development permit application for the first phase will be brought forward to Council for issuance in conjunction with the adoption of the zone amending bylaw to create the CD Zone for this - 12 - development proposal. Applications for Phases 2 and 3 would be brought forward to Council in the future as the developer and market dictate. Advisory Design Panel: Referral Summary: This project was brought before the Advisory Design Panel on June 11, 2013. The entire project was also presented to provide context and to obtain general comments on the entire design concept as well as specific comments for the first phase 6 -storey building. Development permit applications for the future phases will be referred to the panel for a detailed review. A description and revised plans addressing the following Panel comments will be included in a future generalized and detailed development permit application report to Council. • Confirm sidewalk alternative/s to obtain wider sidewalks with street trees. • Consider location of the upper storey parking spaces and facade openings. • Consider connections for all podium levels. • Confirm location of parking lot venting. • Keep corner plazas as open as possible. • Develop a more distinctive treatment for tower roofs. • Look at providing a visual treatment for lower rooftops. • Consider articulating a green screen wall along the lane. • Consider opening up the entrances of the lane and driveways. • Look at creating an inviting treatment in the laneway including lighting and wall treatment. • Provide proper soil volumes for trees. • Explore alternative landscape treatments on the upper levels. • Show landscape elements on the elevation drawings. • Include development design guidelines in the Phase Developments Agreement. • Look at the architectural treatment of the separation between the podium and tower. • Consider providing rooftop amenity area. • Look at providing a cleaner treatment of areas between the buildings. • Look at providing a better frontage treatment for commercial units along Brown Avenue. • Consider reducing the amount of deck space on Building 2 adjacent to Building 1. • Provide clearer phasing plans showing interim treatment of exposed wall/s. • Confirm details, amounts and source of funding for proposed Public Art. • Look at including parking level screens and guard rails as public art. • Consider a child space amenity area. • Provide a pedestrian treatment across the lane and underground parking entrances/access area. • Confirm the durability of metal panels used at pedestrian levels. • Create an entry feature in Building 1 similar to Buildings 2 and 3. • Consider separate commercial and resident garbage area. - 13 - Staff Comments and Conclusion: With the full application submission being made, staff has identified additional matters to be addressed by the applicant respecting design. These include: • Providing for architecturally integrated business and directional signage. • Insuring adequate clearance for vehicle passing through the porte-cochere (former lane) to Edge Street. • Providing for appropriate screening and detailing of the knock out walls between phases of the parking building before being interconnected with future phases. Revised plans have been submitted by the project's Architect that address nearly all ADP and further design concerns. The usual compliance analysis will be included at a later date in the Council report for issuance of the Phase 1 development permit. Development Information Meeting: The Development Information Meeting for this proposal was held on the evening of Wednesday, May 15, 2013. Materials made available to the public included: the site plan, elevations, landscaping plans and shadow analysis. A total of two people attended with one signing the attendance sheet. The applicant advised that no written comments were left and the only question was about building shadows for a property across the street. e) Interdepartmental Implications: Engineering Department: A rezoning servicing agreement forming part of a restrictive covenant to be registered on title is required to upgrade municipal services to accommodate the proposed density of this project. Where appropriate the construction of these municipal services to the final design standard may be staged with each of the 3 development phases. The details for the timing of the necessary servicing works, relocation of existing services, the provision of any temporary facilities and processing of security releases will be reflected in the rezoning servicing agreement, the development covenant and other associated documents or agreements. The staging of the services in conjunction with each project phase is not to result in the long term closures to pedestrian facilities or road right of ways or lane access. Details, legal instruments, including the rezoning servicing agreement and any security would be finalized between third and final reading. Parks & Leisure Services Department: The proposed provision of amenities, including public art, community -accessible open space, floor area for community or educational -related uses, and gardening space for the project's residents, are in accordance with a number of objectives and practices to build a vibrant Town Centre. The provision of adaptive housing will give Maple Ridge residents the opportunity of aging in place, a key - 14 - element in achieving a healthy community. Provision of rental housing achieves the goal of having a range of housing choices in the community, however the final agreement needs to insure that these dwelling units are affordable rental housing that is owned and managed in a manner that is in favour of the District, its housing policies and a benefit to the community. The District will be responsible for maintaining the street trees to be planted along the three frontages. The Manager of Parks & Open Space has advised that the maintenance requirement will be $25.00 per new tree and will be included in the securities associated with future development permits. Fire Department: A number of comments were provided by the Fire Department. Comments included: having an adequate fires safety plan, relocation of overhead wires to improve ladder access and dealing with hazardous debris from buildings to be demolished. More detailed comments will be requested as part of finalizing the development permit plans. f) School District Comments: A referral dated March 25, 2013 was made in accordance with Sections 879 and 881 of the Local Government Act to the Maple Ridge and Pitt Meadows School District No. 42 concerning this project. No response from the School Board has been received. g) Intergovernmental Issues: Local Government Act: An amendment to the Official Community Plan requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the Act. The amendment required for this application to extend the Town Centre Commercial designation, is in alignment with the goals, objectives and policies of the Town Centre Area Plan; and as such it has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. - 15 - CONCLUSION: This 3 -tower three -phased mixed use commercial/residential development is one of the most significant development projects and private capital works projects ever proposed in the Town Centre. When completed, it will make a major contribution to the emerging urban character in terms of its architecture, creating a sense of place, providing for business growth, increasing density, creating an animated pedestrian environment and adding to the Town Centre's skyline. It is recommended that first and second reading be given to Maple Ridge Official Community Plan Amending Bylaw No. 7019-2013, that second reading be given to Maple Ridge Zone Amending Bylaw No. 6966-2013 as amended, and that application 2012-115-RZ be forwarded to Public Hearing. "Original signed by Adrian Kopystynski" Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP Planner "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP 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 - OCP Amending Bylaw Appendix C - Zone Amending Bylaw (CD -1-13 Zone) Appendix D - Site Plan and Landscape Plans Appendix E - Building Elevations, Sections and Renderings Appendix F - OCP Policy Compliance Analysis Appendix G - Art Concept for Building Facade Appendix H - SAFERhome Standards Criteria Appendix I - Supplementary Development Permit Guidelines - 16 - N APPENDIX A 121 AVE. 22490 v p) 225 04 co co 22514 O 20 120 85 12080 10 0 a pp 225 52 /54 r-, 66 22566 N 225 76 P; 22582 w 0325 88 co 0 P 0 o 9446 CO 28 679 5 co (EPS 1223) A 12075 9 12060 /62 P 8 in nl 8081 7 co P 6 t- 8843 5 co 4 o N P 6 rn 9446 5 o co 4 co 2 N / N N N N BROWN AVE. w CD Subject Properties BROWN N AVE. N N RP 79 869 \ 0 O 00N P 8081 D O 225 54 Co 22566 ^ 22576 �cr0 000)-1 N co --- o o� 01 225 88 225 96 co co 226 02 0 22610 2f )2 4 22519 313 P 47933 12093 2018 19460 P 9446 LMP 37413 22611 N. 0 — a _MP 303 A P 44882(7) *PP094�N P 9687 2 N. 1 N. �° 11 N_ L0 1 N N N 7 DEWDNEYTRUNK ROAD P 60451 / N 1 N oco N N N N o (.0 0 Rem. Municipal Hall 118 Rem. 117 CP cvE< Rem. West 81.5 Rem. 264 3 11 99 5 P 60562 NWS 2403 d- `� Feet 4 coo "' P 8695 RCMP 11 99 0 2P 11996 ) Z P 8844 4 7863 a_ *PP093 1 P68843 AA..IAIT/IOLJ A'I Lii,, N11V150,111- Scale: 1:1,500 Cil�..fPitt Meauows __Jih 111.11 '�;` I 12018/38 Edge St 22554/66 Brown Ave�.��„� ��16 i :.. i 111, ��;�ii r CORPORATION OF THE F -1,�lEll i^ r a� 0 ■■ 4aVI ! =�!° sVal• ` iIIT MAPLE RIDGE MAPLE RIDGE District of � i 6 r It 10 Columbia FINANCE DEPA RTMENT d Langley -fie} v=im 1 ' ;dj DATE: Oct 31, 2013 2012-115-RZ BY: JV FRASER R. APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7019-2013 A Bylaw to amend the Official Community Plan WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedule "B" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 7019-2013." 2. That parcel or tract of land and premises known and described as: Lot 4 Section 20 Township 12 New Westminster District Plan 8081; Lot 5 Section 20 Township 12 New Westminster District Plan 8081; and Lot 6 Section 20 Township 12 New Westminster District Plan 8081. and outlined in heavy black line on Map No. 859, a copy of which is attached hereto and forms part of this Bylaw, is hereby redesignated to Town Centre Commercial. 3. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the day of , 20 . PUBLIC HEARING HELD the day of , 20 . READ A SECOND TIME the day of , 20 . READ A THIRD TIME the day of , 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , 20 . PRESIDING MEMBER CORPORATE OFFICER 31688 31688 E 12129 E 1/2 111 P 7875 1 a- I 1 I P 61324 2I I `° a1 W( 6 N P'875 7 73 N 8 0Lr) N 9^ N r .4.) 10 N 00I N 24 1 I coN. P1161 I I .0- N 00 N 121 AVE. 121 AVE. / In N 22490 o N N 18 22514 20CD 12080 10 0 v 11 L co (o N N12 (0 n N ("1 N w N N2 CO w N N3 CO CD N ("1 CO 0 N " 2 0 N N3 W22620 — .\ 0 710- N 0 (o N N 0 m N 290 N 533 2 (lease) A LMP 44378 3679 12085 oo a CV N P 8081 P 8843 P 9446 288 3724 289 291 12087 I N En 12080 w M 12063/65 4 w n 12064 0 P 8679 15 (EPS 1223) A o W P 8081 P 8843 P9446P X3724 �2g6 295 294 v 292 d 12077 n VIP 533 �/ ii P 9 0 a EPP 13648 12075 9 1206062 8 cr)n N 7 N 6 5 M 4 rn 6 r- 5 M 4 N ry N LMP7p9 174 N ry -- / N N N N N N N N N N N N N N N N N N N N gam N/ LMP 2359 1- Gs RP 84340 BROWN AVE. ( BROWN AVE. 39 RP 79869oo0 LMP 30148 (LEASE) o CD N N NCV N co N N N v 22596 rn 22602 cip 22610 N 22630 RI N 0co RI N 300 N LP 69873 4 a 12038 5 P 6 3081 * LOT A (P9687)P1821 5 298 P 43 299 24 12047 301 Rem. 302 rn P 45004 rnl M 12/00003 12018 19460 P 3446 M ;I 1 2 co 1 w N M Mr- o, v N a rn r eL 303 P 44882 *PP094 _MP A ,7 N P 9687 2 N. N 1 N. N 11 " ry - r` 1 co ac E J N P 20546 1' - RW 18394 N DEWDNEY RP 69394 N TRUNK ROAD P 70955 LMP N 45326 N N V 0 N P 60451 1 N 0 N V N 0 N N 0 N N N V nCO CO � N N 0\ V CV N N N Rem. Rem. N CP ai< Rem. co N 4a LO c a LMP 46699 Municipal Hall 118 117 ^ t' ix West Rem. 064 3 61 N LANE ,5 CC 11995 P 60562 a NWS 2403 N Feet 81.5 4 co P 8695 p 51167 A RP 68844 4 a *PP093 LP 73289 311971 ccl RW68845 �1i7,h199 RCMP , i 2 11996 Z d P7863 d 211963 —_ RW 59110 — _ P 68843 Courthouse McINTOSHAVE. oo 3 07 11960 L ,30 r• -o -11947 _ LMP 52324 LMP 46998 (Lease) RW 68845 I 1 N P 60562 120 'Rem 2 a 11937 co d Arts Centre Rem.11944 LMP 15424 P 12640 *PP088 P 60562CO A Ni cop 2 c co N 2 v 1 4' N 11931 Rem1 CO — 1 Rr1O narmo (1 3 - BCP 49797 Plan 81350 119 AVE. N MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 7019-2013 Map No. 859 From: Low -Rise Apartment To: Town Centre Commercial L\ N SCALE 1:2,500 40 MAPLE RIDGE British Columbia APPENDIX C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6966-2013 A Bylaw to amend the text and 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. No 6966-2013." 2. PART 10, COMPREHENSIVE DEVELOPMENT ZONES, is amended by adding the following section immediately following the existing Section 1042 CD -1-05: "SECTION 1043 CD -1-13 A. PURPOSE This zone is intended to accommodate and regulate the development of a medium to high density mixed use development in three stages in the Town Centre Area. B. INTERPRETATION 1. For the purposes of this zone: (a) Agreement means the Master Development Agreement entered into between the District of Maple Ridge and Accent One Development Ltd. (b) Schedule A means Schedule "A" attached to Maple Ridge Zone Amending Bylaw No. 6966-2013. C. PRINCIPAL USES 1. The following principal uses are permitted: (a) assembly use. (b) place of worship use. (c) civic. (d) financial services. (e) convenience store. (f) tourist accommodation. (g) indoor commercial recreation. (h) personal repair services. (i) personal service. (j) professional services. (k) business services. (I) recycling depot. (m) restaurant. (n) retail, excluding highway commercial use. (o) liquor primary establishment. (p) licensee retail store. D. ACCESSORY USES 1. The following accessory uses are permitted: (a) apartment. (b) home occupation. E. LOT AREA & DIMENSIONS 1. Minimum lot area and dimensions shall not be less than: (a) in lot area 186 square metres. (b) in width 6.0 metres. (c) in depth 27.0 metres. F. DENSITY 1. For the land shown as Phase 1 in Schedule A: (a) The floor space ratio shall not exceed a base density of 1.0 times the net lot area. (b) An additional density of up to a maximum of 1.94 times the net lot area may be obtained by providing the following: (i) An amount equal to 0.3 times the net lot area for providing 100% of the required parking within a parking structure or within an underground parking structure; (ii) An amount equal to 0.25 times the net lot area for each storey above the second, not to exceed 1.0 times the net lot area; and (iii) An amount equal to 0.64 times the net lot area for providing the bonus elements as set out in the Agreement. 2. For the land shown as Phase 2 in Schedule A: (a) The floor space ratio shall not exceed a base density of 1.0 times the net lot area. (b) An additional density of up to a maximum of 4.28 times the net lot area may be obtained by providing the following: (i) An amount equal to 0.3 times the net lot area for providing 100% of the required parking within a parking structure or an underground parking structure; (ii) An amount equal to 0.25 times the net lot area for each storey above the second, not to exceed 1.0 times the net lot area; and (iii) An amount equal to 2.98 times the net lot area for providing the bonus elements as set out in the Agreement. 3. For the land shown as Phase 3 in Schedule A: (a) The floor space ratio shall not exceed a base density of 1.0 times the net lot area. (b) An additional density of up to a maximum of 5.48 times the net lot area may be obtained by providing the following: (i) An amount equal to 0.3 times the net lot area for providing 100% of the required parking within a parking structure or an underground parking structure; (ii) An amount equal to 0.25 times the net lot area for each storey above the second, not to exceed 1.0 times the net lot area; and (iii) An amount equal to 4.18 times the net lot area for providing the bonus elements as set out in the Agreement. G. LOT COVERAGE 1. A lot coverage of all buildings and structures shall not exceed 90%, provided that lot coverage may be 100% where required parking is provided in accordance with Section 3.6 of Maple Ridge Off Street Parking and Loading Bylaw No. 4350 - 1990, as amended. H. SETBACKS 1. The minimum setback for all principal buildings and structures shall be not less than: (a) from a front lot line: 0.0 metre. (b) from a rear lot line: 0.0 metre. (c) from a side lot line for the land shown as Phase 1 and Phase 2 in Schedule A: 0.0 metre. (d) from a side lot line for the land shown as Phase 3 in Schedule A: 3.9 metre. (e) from an exterior side lot line or a lane: 0.0 metre. I. HEIGHT 1. Minimum building height shall be three (3) storeys. 2. Maximum building height is not restricted. J. OTHER REGULATIONS 1. An Apartment Use shall: (a) be limited exclusively to storeys above the first storey of a building. (b) be the only use in a storey so used. (c) be located within a building above all storeys which are used for a principal use or off street parking. (d) be permitted only where all parking for such use is concealed parking. 2. The ground floor of all buildings shall have not less than: (a) 90% of the lot frontage developed for permitted principal uses with public pedestrian or vehicular access. (b) 25% of the lot area developed for a permitted principal uses. 3. A minimum of 20% of the site area shown as Phase 1 in Schedule A, 60% of the site area shown as Phase 2 in Schedule A and 60% of the site area shown as Phase 3 in Schedule A shall be provided as useable open space. This required open space may be provided on a roof. 4. A minimum of 1.0 sq. m. of indoor amenity space shall be provided for each dwelling unit on the lot. 5. Every use except for a loading use shall be located and undertaken wholly within an enclosed building. 6. An off street parking use shall be sited inside a building or underground . 7. A home occupation use shall comply with the regulations of Section 402 (4). Schedule A to Section 1043 CD -1-13 Insert Schedule "A" that is attached to Maple Ridge Zone Amending Bylaw No. 6966-2013 in place of and delete this text in italics." 3. Those parcels or tracts of land and premises known and described as: Lot 303 Section 20 Township 12 New Westminster District Plan 44882; Lot 4 Section 20 Township 12 New Westminster District Plan 8081; Lot 5 Section 20 Township 12 New Westminster District Plan 8081; and Lot 6 Section 20 Township 12 New Westminster District Plan 8081. and outlined in heavy black line on Map No. 1580 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to CD -1-13. 4. Maple Ridge Zoning Amending Bylaw No. 3510-1985 as amended and Map 'A' attached thereto are hereby amended accordingly. READ a first time the 26th day of February, A.D. 2013. 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 • 1688 E in E 1/2 11 P 7875 . 1 �L P61324 `,'',II 1 �I w1 6 N P'875 7 N N 8 N N 9 N r n10N N 24 v m P1161 I I 7, U N m N 121 AVE. 121 AVE. i O 71- N 22490 V O N N 18 22514 co 20 O o P 8081 co 22552/54 CON. "12' N.� 'I W N2 L W N3 J m N (NV, O N2 0 3 J 22620 co — J— \ o ZS N coo a> N W X290 N 533 ' (lease) A LMP 44378 3679 12085 181 P 8843 P 9446 288 289 29087 N i13724N 12080 I coN. 12063/65 64533 w cn 12064 0 P 8679 15 BCP 48855 A P 8081 P 8843 P 9446 1 P 43724 ‘9,,) 296 295 294 '7I-292 a 12077 co AP 3 1P 4709 § IL 9 © co a v EPP 13648 12075 1 9 12060 /62 8 N N N 7 la L. 6 r• N 5 M W N 4 2 N 6 m 5 o ,D 4 N a 1 CD co ro CD w Rem EIC N N LM/' 174 N __ N N N N N N N N N N N N 293 / LMP 2359 u RP 84340 BROWN AVE. BROWN AVE. 9 RP 79869 _MP 30148 (LEASE) N .P8081 cn 22554 En N En LOTH N V 22596 rn 22602 co 22610 N —(r,— -,122630 N N 300 N N LP 69873 6 3081 *L (P9687) AP18210 5 298 P 43724 299 12047 301 Rem. 302rn P 45004 M 12/00003 12018 19460 P 9446 co I2 a 7, Lill N I N. m v N a Cn N-,— `° a 303 P 44882 *PP094 _MP A D P 9687 2 r. 1 11 N. °� 7 co 1 a N P 20546 1 1- RW 18394 DEwDNEY1111.111.1111 RP 69394 N P 70955 LMP N 45326 N N c. p 71- P 60451 0 co N 1 N N 0 N V N 0O N O co N O N N N 7--r r u� N (V W\ V N N N Rem. N Rem. CP N N aEiQ N Rem. N N 4a l27 l27 ce a LMP 46699 Municipal Hall 118 117 o a West Rem. 064 3 61 LANE 5 (13 ce 11995 P 60562 NWS 2403 N 81.5 Feet 4 P 8695 P 51167 11971 o) A RP 68844 a v a *PP093 LP 73289 N 3 x RW 68845 CMP I , `. 111990 - I_ 2 11996 Z 03 op a P 7863 — 11963 ID- 2 _ j 1 RW 591 0 — — — I P 68843 Courthouse 111960 McINTOSH AVE. I— co op 3 — ,, 1,o coo- 11947 °O _ — LMP 52324 LMP 46998 (Lease) RW 68845 -. I 1 N P 60562 , N 120 ` Rem 2 a 11937 Op a Rem. Arts Centre LMP 15424 n P 12640 *PP088 11944 P 60562 N. A L N 22 N 2 v M 1 42 N 11931 Rem 1 ,T CO — LMP 46998 (Lease) BCP 49797 Plan 81350 119 AVE. N — — 1iono MAPLE RIDGE ZONE AMENDING Bylaw No. 6966-2013 Map No. 1580 From: CS-1 (Service Commercial), RS-1 (One Family Urban Residential) To: CD-1-13 (Comprehensive Development) ,Z•k N SCALE 1:2,500 ,......,, MAPLE RIDGE British Columbia / BROWN AVENUE STREET V Phase 2 " Phase 1 VJ W 0 0 W Phase 3 N DEWDNEY TRUNK ROAD The Corporation of the District of Maple Ridge _ makes no guarantee regarding the accuracy or present status of the information shown on this map. I I A, N Scale: 1:750 BYLAW No. 6966-2013 SCHEDULE "A" Density 4 �' CORPORATION OF THE DISTRICT OF MAPLE RIDGE MAPLE RIDGE British Columbia PLANNING DEPARTMENT DATE: Jan 31, 2013 FILE: ScheduleA BY: DT APPENDIX D Date July 8, 2013 awings ,Sheet Layers) 18/JUNE/13-3.vwx 00 770, I BROWN AVENUE 237-11%T 1055701 MaIntain si4salk elev AlAIRMIU 101011•Toilair 1 20'4' . 0481 LEGEND Existing Grade Proposed Grade 22441 Dewdney Trunk Road Existing Parking Lot 15 is lend ease) Building 2 „ 1,3 storey 72 Units ,--• — — UgriZ/%0 Parking Access 4 4111101 12003 Edge Street Existing Apartments *10 L _ Building 1 ›' / 48 Units • MFE: 131.-7" 40.107m ;---,f 1 Malksjs sidewalk elev9est On [Rade Comreercial „ Parka.. Para Parking 'wogs' Q.v.,- lase o5s0ewinhe44. Building 3 19 storey 120 Units MFE: 130-11" (39.903m) 81 , 153 ,Isdro Kilos4 • 'bashed lineal s residential...above 01,3 AeN 1314421116n Ave ; Existing Municipal Hrking Lot Rezonin Application for 126 Ulit 18 storey RZo019J2013 Above Grgstrid Residential. ComMercial, & Visitor >Hang Access Dashed line of ex.sting contours at 0.25m intervals 22561 Dewdney Trunk Road‘, Existing CommeiVial atchetl area of road dedication RtsaSea_.. 01% 22577 Dewdney Trunk Road Existing Commercial MINIM DEWDNEY TRUNK ROAD • PRELIMINARY ONLY NOT FOR CONSTRUCTION DIMENSIONS AND SPACES AIRE NOT FINAL SUBJECT TO CHANGE TO SCALE WHEN PRINTED ON ARCH LI PT, 241 Site Plan ISSUED MS/MINOS 4144 ASCENT1 `72 qh .8A RI ilh Jul% 2013 VVIS /JEA Project ID A2.0 22441 Dewdney Trunk Road Existing Parking Lot -J 12003 Edge Street Existing Apartments H L J PRELIMINARY ONLY NOT FOR CONSTRUCTION DIMENSIONS O SCALE WHEN PRINTED ON ARCHD FINAL SUBJECT 24'j cryo CHANGE CO BROWN AVENUE O 237-11'" ®b ' 004,iB!e!tfy = At 129.5881 [8.0941 69,952 [34.7481 Service Bike Storage Service Service Lobby fLL nl Bike Storage Parking Level -2 26 Parking Stalls Parking Level -2 27 Parking Stalls Cross Muss Agreement Required Ramp UP 36,331 Parking Level -2 31 Parking Stalls Lobby Service 2 LANE ta711° 9 4 a,', :47: city engineering4eaedreel. DEWDNEY TRUNK ROAD 22561 Dewdney Trunk Road Existing Commercial 22576 Brown Ave Existing Municipal Parking Lot Rezoning Application for 126 Unit 18 storey RZ/019/2013 22577 Dewdney Trunk Road Existing Commercial ISSUED DRAWINGS a) E rn Q -c O 0 co 0 0Lu0 in N O� a-0 O a2 e. ,leach 01 c m c ca a) - -= c N N 0 ' O` O E 01 O U-oLL Level -2 Underground Parking Plan O 41 ASCENT1 Jul 8, 2013 Scale As Note.] Drawn Project ID 1237 Sheet A3.0 22441 Dewdney Trunk Road Existing Parking Lot J 12003 Edge Street Existing Apartments L J PRELIMINARY ONLY NOT FOR CONSTRUCTION DIMENSION.. O SCALE WHEN PRIINTTED ON ARCH u POe SUBJECT1 ]o CHANGE CO BROWN AVENUE O 237-11W 129.5061 [6.096] 59,952 [34.740] ■ I I Service Parking Level -1 27 Parking Stalls Parking Level -1 31 Parking Stalls Dashed li afloor above-\ ti 0 E m Parking Level -1 26 Parking Stalls Ramp UP Service Future Drive Aocess to .0 9/2013 -- --> Agrcerom Access 4 1 LANE 36,331 22576 Brown Ave Existing Municipal Parking Lot Rezoning Application for 126 Unit 18 storey RZ/019/2013 L engide� 9 ao e.. ° as city engineering6e9�inee,. 22561 Dewdney Trunk Road Existing Commercial DEWDNEY TRUNK ROAD 22577 Dewdney Trunk Road Existing Commercial ISSUED DRAWINGS 5) E 1n -c o 0 CO N 0Lu0 (.0 fop O� a-0 O a2 e. ,leach Level -1 Underground Parking Plan O �i ASCENT1 .1018,2013 Scale Notetl Drawn Project ID 1237 Sheet A4.0 MN H L isk 22441 Dewdney Trunk Road Existing Parking Lot 12003 Edge Street Existing Apartments #"'ate et PRELIMINARY ONLY NOT FOR CONSTRUCTION DIMENSIONS o SCALE WHEN AND SPACES ARE ARCH uiae.z<'lec„o CHANGE OD BROWN AVENUE 237-11%” [225661 [34,/40] Commerdial Commercial [llll1E :111111: 1111 ummmi:::� REVISE No. dss gear to srn Clear height," Floor thickness 1 Dshed Isle of resaenhai floor above Dashed Ilne of residential neer above Commercial adIng Bey s REVISE Dole CR Soar to Sm Clear height, Od Floor thickness Parkihq 9 Parking[Stalls [ Parkins 6 Parking Stalls Ramp UP 0 Dashed lineal floor a Provide Sal Clear height in lane Parkde over lane Above Ground Residential. Commercial. 8 Visitor Parking for ildings REVISE Note this floor to Dashed e residential floor ab line -\ Parking 8 Parking Stalls Commercial 11111111111! Commercial 0 • 22561 Dewdney Trunk Road Existing Commercial DEWDNEY TRUNK ROAD 441 ISSUED DIRAWINGS 22576 Brown Ave Existing Municipal Parking Lot Rezoning Application for 126 Unit 18 storey RZ/019/2013 22577 Dewdney Trunk Road Existing Commercial Main Floor Plan O > m "N a ago s ELL E m U2 41 ASCENT1 Jul 2013 Scale As Noted Drawn WE /JIA Project ID 123) Sheet A5.0 22441 Dewdney Trunk Road Existing Parking Lot -- __.__.__.__.__.__._— __________ 12003 Edge Street Existing Apartments H L J PRELIMINARY ONLY NOT FOR CONSTRUCTION DIMENSIONS O SCALE WHEN ANS SPACES ON ARCH u jar SUBJECT1 yo CHANGE EDGE STREET 00 BROWN AVENUE 237-1 [29583] [37,4901 [6.096] [34.7481 [3.3271 Amenity %ma stank .111nn11111111F Parking 26 Parking Stalls Parking 34 Parking Stalls 41111: R,AI�l 41111211:11. 125.908] -77 Unit A Unit B Unit C Unit J !j Unit D Unit E Unit E Unit F Unit F [war Ina ari LANE Unit H 36.361--..-1 Ji P nting - ll 22576 Brown Ave Existing Municipal Parking Lot Rezoning Application for 126 Unit 18 storey RZ/019/2013 L ISSUED Ole/MINOS 22561 Dewdney Trunk Road Existing Commercial DEWDNEY TRUNK ROAD 22577 Dewdney Trunk Road Existing Commercial 3- a) E t 0 0 m CO N LLI i4 O� 0_-0 O a2 e. ,lead BC CD C Na -c 2 Li E2 OF Third Floor Plan O Scale' 1/16" - 1'-0' OFT 41 ASCENT' Jul 8. 2013 Snare As Nowa Drawn VVIS /AA 123) Sheet A7.0 41, H L 22441 Dewdney Trunk Road Existing Parking Lot 12003 Edge Street Existing Apartments PRELIMINARY ONLY NOT FOR CONSTRUCTION DIMENSION.. O SCALEWn N PRIINTTED 00 ARCH u jar SUBJECT1 yo CHANGE CO BROWN AVENUE O 237-11'" 129.5061 E_ Lobby imanssial .111111a11lllF Parking 25 Parking Stalls reel eZ1 ,01171;:1 ' i [8.0941 [34.7481 5 Parking 35 Park ng Stalls 3iiiiii iii. 011 Dashed fine resIdenlIal floor elm 0 shed 11 e residential floor al4040 Parking 33 Parking Stalls —J 1 1 1 ur„1u°$;sao a s roes .ea Agremep LANE DEWDNEY TRUNK ROAD 22561 Dewdney Trunk Road Existing Commercial 22576 Brown Ave Existing Municipal Parking Lot Rezoning Application for 126 Unit 18 storey RZ/019/2013 22577 Dewdney Trunk Road Existing Commercial ISSUED DRAWINGS C E tnQ t o 0 co 01 V) co O� 0_ -o O a2 e. ,leach Second Floor Plan O 41 ASCENT1 Jul 8, 2013 Scale As Note.] Drawn Project 10 1237 Sheet A6.0 22441 Dewdney Trunk Road Existing Parking Lot 12003 Edge Street Existing Apartments L PRELIMINARY ONLY NOT FOR CONSTRUCTION DIMENSIONS O SCALE WHEN ANS SPACES ON ARCH u PPe SUBJECT1 yo CHANGE BROWN AVENUE 237'-1 126.5661 EDGE STREET 1 ; anmm�nnnm: Commercial f----1 [60361 [5,401] [34.7431 fi [3.3271 2 125.203] 3 7 Roof Deck Lounce 1 T Roof D k Commercial litii111:11:111:11ll ,ii� Lobby uu .601 Deck IA LANE Unit B Unit A Unit C Unit J !j Unit D Unit E Unit E Unit F Unit F Unit I Unit H Unit G [5,2031 DEWDNEY TRUNK ROAD 22561 Dewdney Trunk Road Existing Commercial 22576 Brown Ave Existing Municipal Parking Lot Rezoning Application for 126 Unit 18 storey RZ/019/2013 22577 Dewdney Trunk Road Existing Commercial L ISSUED DRAWINGS E ur Q t o 0 m co 0 00 O� 0_-0 O X a2 e. ,lead BC a1 cu N _c00 2i E o 0 ULL Fourth Floor Plan O �i ASCENT1 Jul 8. 2013 Snare As Note] Drawn WS 1,1111 Prete. 10 123) Sheet A8.0 22441 Dewdney Trunk Road Existing Parking Lot 12003 Edge Street Existing Apartments H L PRELIMINARY ONLY NOT FOR CONSTRUCTION DIMENSIONS O SCALE WHEN AND SPACES ON ARE NOT jar SUBJECT 24") c77o CHANGE BROWN AVENUE X295500] [6.096, 0.76[ [34.746[ [26.205, [5,206[ fi9,952 Unit H 111111 Unit G IA Unit B Unit A Unit C Corridor EDGE STREET PI. mp (See andscape) 3 Pla tinq (See Le ca lirl4111::11:121:121:0 Corridor III Unit G 6 IJ L nit H Unit A �3_' '! lIYIIIII k Unit C Unit B 33 Gla Unit I LANE Unit H Unit G 22576 Brown Ave Existing Municipal Parking Lot Rezoning Application for 126 Unit 18 storey RZ/019/2013 L 22561 Dewdney Trunk Road Existing Commercial DEWDNEY TRUNK ROAD 22577 Dewdney Trunk Road Existing Commercial ISSUED D.WINGS e. ,lead BC Fifth Floor Plan O 41 ASCENT" Jul 8, 2013 Snare As Norea Drawn VVB Project ID 1237 Sheet A9.0 22441 Dewdney Trunk Road Existing Parking Lot 12003 Edge Street Existing Apartments PRELIMINARY ONLY NOT FOR CONSTRUCTION DIMENSION.. O SCALE WHEN PRIINTTED ON ARCH u j06 SUBJECT1 yo CHANGE 0 FT CO BROWN AVENUE O 237-11W [28.5681 [6.0961 [34.748] IIII IIIIIIIIIIIIIII I 11111111111 LANE III I IIIIIIIIIIIIIIII L 1�0 DEWDNEY TRUNK ROAD 22561 Dewdney Trunk Road Existing Commercial 22576 Brown Ave Existing Municipal Parking Lot Rezoning Application for 126 Unit 18 storey RZ/019/2013 22577 Dewdney Trunk Road Existing Commercial Roof Plan O ISSUED 013/MINGS e. ,leach �i ASCENT1 >-- Jul 8, 2013 Scale As noted Drawn Project ID 123) A10.0 - -��i*iro �►1', y�®�®�- ��dvA��®O�A�®®�A�AAA�AAA�A��w'�� IIIIIIIII, lu IIIIIIIIIIIIIIIIIIIIIIIIIIIIII!!IIIIIo o IE NTERLOGKING DECK TILES BARKMAN GOMTEMPRA PLANTER IH' DROP 6' WOOD PRIVACY SCREENING WIDE WIRE TRELLIS PANELS LANDSCAPE PLAN NTERLOCKING DECK TILES THICK PEA GRAVEL BUILDING I 6 STORY 48 UNITS 119.-2 3" THI fay ENLARGE INS.111M •■■■ G •■■■ I •ENN Q Es ■■■■ 512on ■■■■ Gon •■■■ QEE rimmib ma mum% ma •..11I�isLt riY'r Tr VEL 22576 Brown Ave Existing Municipal Parking Lot Rezoning Aplation fir 126 Unit 18 Story RZ/019/2013 H. DROP EARKMAN GOMTEMPRA PLANTER 5" HT. CONCRETE WALL P. WIDE WIRE TRELLIS PANELS NTERLOCKING DECK TILES 6' WOOD PRIVACY SCREENING WIDE WIRE TRELLIS PANELS 24X24 CONCRETE UNIT PAVER PLANT SCHEDULE M2 JOB NUMBER: 13-010 KEY OTV BOTANICAL NAME COMMON NAME PLANTED BIZE / REMARKS AGER PALMANH DAPHNE ODORA SAROOGOGLA HOOKERANA RUSGIFOLIA' TAMS X MEDIA HICKSW PENNISETUH ALOPECUtOIDES'XA ELIN' AKEBIA OUINATA CLEMATIS ARMANDII LONICERA DROPMORE SCARLET ROSA NPJN DAWN LAVENDULA ANGISTIFOLIA .14PANESE MAPLE(SPEGIMAW FRAGRANT DAPHNE FRAGRANT SARCOCOGGA HICK'S YEA DWARF FOJMAIN GRASS FIVE-LEAr /MEDIA EVERGREEN GREEN CLEMATIS DR0.10. SCARLET HONEYSUCKLE NEW DAWN LIGHT PINK ROSE ENGLISH LAVENDER SCM GAL; 2M HT; 620 53 POT; 40CM 2 POT;50,41 250*6 r2 POT; SOCM ISM BEB POT 52 POT; SOCK 51 POT; SOCM 51 POT; 25CM NS POT STAKED 51 POT NOTES: " PLANT SIZES IN THIS LIST ARE SPECIFIED ACCORDING TO THE BC LANDSCAPE STANDARD, LATEST EDITION. CONTAINER SIZES SPECIFIED AS PER OITA STANDARDS. BOTH PLANT SIZE AND CONTAINER SIZE ARE Tiff MINIMUM ACCEPTABLE SIZES. " REFER TO SPEGIFIGATIONS FOR DEFINED CONTAINER MEAGREMENTS AND OTHER PLANT MATERIAL REGUIREMENTS. ` SEARCH AND REVIEW: MAKE PLANT MATERIAL AVAILABLE FOR OPTIONAL REVIEW BY LANDSCAPE ARCHITECT AT SOURCE OF GPPLY. AREA OF SEARCH TO INCLUDE LOWER MAINLAND AND FRASER VALLEY. "SUBSTITUTIONS: OBTAIN WRITTEN APPROVAL FROM THE LANDSCAPE ARCHITECT PRIOR TO MAKING ANY SUBSTITUTIONS TO THE SPECIFIED MATERIAL. UNAPPROVED SUBSTITUTIONS WILL BE REJECTED. ALLOW A MINIMUM OF FIVE DAYS PRIOR TO DELIVERY FOR REGLEST TO SUBSTITUTE. 5L'E5'ITL'TIGNS AeF 5.1, T TO BC LANDxAPF STANDARD - DEFINITION OF CONDITIONS OF AVAILABILITY. ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY. PROVIDE CERTIFICATION UPON REQUEST. .■■■IPw\II• IMMO .■■■1{i E8► MENNIP EMIR OM ■■■■IQ BE =ma Em ENLARGEMENT eR� ning Ap1ation t¢ 126 Unit 18 Story RZ/019/2013 8' DROP EARKMAN GOMTEMPRA PLANTER 36" HT. CONCRETE WALL 6' WIDE WIRE TRELLIS PANELS NTERLOGKINS DECK TILES 6' HOOP PRIVACY SCREENING 6' HIDE WIRE TRELLIS PANELS 3P03131. LN. :NDN. .N.4.1.10.m«0 l.m 1 wron W.M E b n of .IpLW:R.IF wolw•Wer •1p01.1 11811 131 MIK! .r.w...••vw,. WnI—.I Y.NP e0211�1! • 1048.10-118_100211TN,21_0414 03451-11400.. senmAiml]1-l4ww'1A"a'6*.. . aria,.Ee-v:.n lc Sen=i21 1*1. SF=Foss mo :vu �. NwANydaprrem I NTERLOGK PAVEMENT M2 LANDSCAPE 1RCRITECTDRE 0220 - 26 Lorne Mews New Westminster, British Columbia V3M 317 Tel: 604.553.0044 Fax: 604.553.0045 Email: office@m21a.com G➢ BROWN & EDGE PHASE 1 MAPLE RIDGE, B.C. DRAWING TIRE. 3RD FLOOR LANDSCAPE PLAN DRAWN x/L DESIGN: at DRAWING NUMBER, Li OF 4 META PROJECT NUMBER. 13-010 1011 ABLIN BIKE RACK. Building 2 13 Story 70 Units MFE: 130'-11" (39.903m) NCRETE 15 TO BE HAINTAINE, 3'HT."EPDirv6 1 Building 3 19 Story 120 Units MFE: 130'-11" (39.903m) 1(4ns:00041PiTOtil ;°""P' 15 PHASE 2 LANDSCAPE PLAN -STREET FRONT PAVING KEY SYMBOL HATCH PATTERN DESCRIPTION DOUBLE STANDARD & HALF STANDARD COLOUR NATURAL rilp lky OLD COUNTRY STONE -ASHLAR PATTERN TAN/BROWN, NATURAL, & SHADOW mei. HALF STANDARD, - SOLDIER COURSE PATTERN COLOUR CHARCOAL, SHOT BLAST FINISH PLANT SCHEDULE -STREET FRONT CONY.. WYSE If IED ALL PLANT MATEDAL MUST BEPROVRMDMIONCERTINED 1118LABEIREC NURSERY. MO.. GERFIFKATION UPON RIXWBST. PHASE 3 LANDSCAPE PLAN -STREET FRONT 3(32'=l'4' 1304,1(3-02 P M2 MOPE ARERITECTRRE 6220 - 26 Lorne Mews New Westminster, British Columbia V3M 317 Tel: 604.553.0044 Fax: 604.553.0045 Email: office@m21a.com PROIrCi BROWN & EDGE PHASE 2&3 MAPLE RIDGE, B.C. DRAWING TITI.E. 1ST LEVEL LANDSCAPE PLAN DATE: 13J44120.0 DRAWN: a DESIGN: 01. DRAWING NUMBER L1 OF 5 META PROJECT NUMBER. 13-010 APPENDIX E Dashed Line of Future Tower 22576 Brown Ave Existing Municipal Parking Lot RZ/019/2013;0Phase 1 Rezoning Application for 126 Unit 18 Story RZ/019/2013 Floor MP 1/8 51� Vf1 i 1, Floor 2 Parking , Building 1 0Buildinq2 11.■; IL I �inw■i.-_ .-- No1_11 nAll.i:�:.■rr.,ILl ■..ol_M1au INA11 -! j l ,'i • elms 1 !JI\Z .OLI'Mi � . L 1 1 . �R:'.7 dl�. ■A�R�l. tT'A!'JlR7. (Ten' A I 1 1 I ! — 1 II 1 i R --------------- lsss6fi, • • 3 J... J ::1:: Dashed Line of Building 2 Tower -65 N Lu 13, PRELIMINARY ONLY NOT FOR CONSTRUCTION DIMENSIONS o SCALE WHEN AND SPACES ARE ARCH LI 06,2<'7ec„o CHANGE AAce59i Building 1 bBuilding 2 North Elevation (Elevation Along Brown Avenue) oo SSUED DRAW GS DP N Q t O 0_ N CO N 00 LLI N d U 0 X d2 So o VA' i!g 0 CO C -0 W CO -C 0 z .i ASCENT1 Jul 8 201 Project 10 haat Al2.0 4 2m7, Floor 3 - Parking Floor 2 - Parking P1 Detail Section 1 Scale: Dr 21 25 FT 40.43m� 117 Flt L III11- 11 _ Floor 2 - Parking P1 ft n Main Flbor Commercial 40 11m 1 I I I rt ial FI oor 3 -Park ng FI Parking P-1 Parking P-2 PRELIMINARY ONLY NOT FOR CONSTRUCTION DIMENSIONS o SCALE WHEN AND SPACES ARE ARCH uiae.z<',ec„o CHANGE Dashed line af exlating grade r 2 - Parking P1 Mn Floor Co ercial Parking P-1 Parking P-2 T1 -94111101 Amenity Amenity 39.®2mMan Floor 1 • 20 Building Section 1-1 50 70 FT CO 0 • • aI ASCENT1 3-- Z o w z z a Qx< :an JuI8, 2013 As Noted Drawn Praia. ID 1237 A15.0 12 Issus oow�w�h�s aH .a.a 6 VSs ooEi :14---111 s3i� ■■ ■■ ■4: ■ „. . ¢ aem a E ag 9.sss 3g `€ sass £ gist p '€a e Ila€a 11 11 ■■ ■■ . � • 1 s „q I 157 MI Dewdney Trunk Road 0 N 0_ ... 1 1 9999,2 R1 nI 11 ■ -_F. Iii1 ss s !!I � � 1 - 1 9;,4 �� zas r 1.. !! ° 1 ■ PROPOSED 3 Phase Mixed Use Development ClvIcAddrees, 12018B ` Are Edge 6B Ave. MapleR BC Legal Address: See A1.0 PIO See Ate !!� ! n n ••• —1 III II ■ A • LI 699,2 IN 41 n 1 •.1 —1 III i� „l- .IN zor. 2 I IN �11 1 11 11 11! .�J ?� ••n 7 _ 111 11 T11• 1. 1 F . 1 f .F . 1 • ��__ IC 99, 2.1 1 =39 ,f 1111 !I" 1!00111 'kill 11 IF" 1 1111 s9,ra Building 3 West Elevation n! ! n n !!� !!! !I F. 1 1111 � 99, z 1 �« !ice! !� !� !!� �- 4! °� ■ , . 1 .1, ,, i 09..; 1 111 11 11 11I Building 20Buildinq 3 11 1 1 1 1 �9FIPo/4 ■■■ 1 I i ■■ 1■ ■■ `1 ■■ ■ ■ ` - `� 1.. I••• MI II II IN : n • I 1 iii.Foo, I. I'_........... ■■rr; nn1 f 1 . l WAYNE STEPHEN BISSKY ARCHITECTURE 8 URBAN DESIGN INC PLANNING INTERIOR DESIGN In ,", minnmmmmmmmm ■11 11 .111 mmmmmmmm■n 1 11 ■ „99„z 1 Foo,a omme, .� ■■ ■� ■■ 0*1610.41,1” ■■ ■■ ■■ ■ ;.."_ ■■I Illm„,.7 I �_` II ! 1�� iii l 11 , aa 1 --PT. ,4T T .T. T T T T 71_117 T 1 T TW. ,ae, 1 '_ 0 a”. ,, sa,s m e i it L_._L :_._J_•,_L_I L J 1 1 3 11 I IIIA 11 1 1 1 LANE J LOLL � LL. _I LiJL _ I , i' • 1 11 1 I' I I I 1111 1 ; 11WS o.� 1 4 "°" Building 20 Building 3 v mien o West Elevation PRELIMINARY ONLY NOT FOR CONSTRUCTION s^.,, A14.3 to scnIe wnery SPACESARE ry nacnol3e SUBJECT za Ec„o CHANGE 0, .w o3�Eu.roo ton Floor 1 Rj'j I[��.n]JI I I � Floor 1 1f 1 IT i atno tn�� 1 s _ 2 AC„$ E_ ag: . a 0 @ tae's :g2si gi�F lFhd sa a€.�.vi § g �,°:' Floor 1 IT I ovotrz., 1 e I� I ' Floor ii �I®® IT zago,,,, 5, I a ° I eLz_9 ' Floor 1 _L � Iw Imo�® zero I , — — -j I govz 9 aaao Floor 1 �h'j i v aee'ot I I Floor13 1 Imo' Ism IFIII�I W IFI1�1I�II I I I Floor L ��m&oa€. El I II�11 I :s b 1 ! PROPOSED 3 Phase Mixed Use Development ClvicAddrees, ISOM BrownAre 2Edge 6B Ave. MapleR BC Legal Address See A1.0 PIO See Ate _�et a•o„1 I Floor 12 ILII I I I�{ Ism IFII�I W j1�1�II I I I ' Floor 1 .� -- _IL IL �r}j �C�Yi _____i____,97,:. sir,2,z I Floor 11 11 ILII I I I�{ I�—, I I Pr jj1�1�II I I I Floor 1 — t �r}j ! �Finar,o I m r„ Floor 10 1 Ihj'j iIt Floor 1 � �'j'j IT v I ° I n�fto” Fmre i Floo 9 Irj'j Y_ �1 I®I 71�1� I I Floor _ IT ��_ I I b I m O�FmoJ II Floo 3 III I I h9'j �1 I®I 11r I I Floor pyjids IITFlo go—� 7 Irpj �u1 fl IIT I I v Building Sections A -A 1�' _ _gym eb Floo 6 �'�' Iw i® I®I JI-�- j Floor '®I i[n IT j I ° 1 Fens„ v'BsO'�/z ' 1 I _� I 4 - - ii I Floor iil . II 'I Floors 'i I IT U e „” „ J IILIJII I 7 11 �W I 1 1 n I �� Floor4-Comte III iii ITf 11 ]� III 111 111 I .ei _ I . Floor a-casimercmi ut era-cem — WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. > PLANNING INTERIOR DESIGN 4- 4 1 OFwera-a.dw.a T Floor 3 -Parking P� e 1 n v?.? 3 -P.m yr . V `�Fm Floor 2 -Parking "� rI x d• l j v 39.79_ wam Fwer gg�q{I � — e am Floor J mmercial a 39.66m r Lane — 39.9 = Main Commero Floor al 0 4 . 8m N �_—_____ Mem naar� � T _ � F_ i 'auk 7 - i Parking anJ-_ e""'"s°ra. Parking =-1 V 1 -t 1 n Y , 2013 Jul 8PSN e„g, I I a _ Parkin Parking F-2 1'r9 m Sine e Dawnn wa Ja Preen Io tzaJ 01 I ,wrs S Be A15.2 PRELIMINARY ONLY NOT FOR CONSTRUCTION DIMENSION..SPACESSUBJECTBuilding Section A -A AREJlecrro CHANGE o SCALE wn N ARCH o iae za scale: Liz•=t-o. Floor 18 rill!!! Ir !L! r!!!1n If 1!1 11! r m In Ir 111 1n r!!! n1 r I n! r!nn! ff ® m r11!!!! If !!! 111 o, ;r11!!!! Ir !!! !!! 249'1 1 111 2390,rz ;rte■m !!! m zsa„z F,00. I r111l11 INFO 111 2,so,a Icor 8.o,n r!!! n! !1! .1!!1!1111 MRIId !1119so„z Ir■ .■■■ �■■ ir!11!11 f !1! as ,, i r1!!!1! N ,I 1111111! I IInmmmmmmmill bor,:::::j in I ,e ens I I I CP no I H A. B,, ✓ !!!!!! , !!! 30919 289'0 1/21 Floo 2790 1121 14 269'0 1l2. 259.0 1/21 [Jowl Building 3 Q122561 DeWdney Trunk Road Dashed Line of Building 1 beyond jLl al L. !Cm , Ir'll 01.4 1 I Ftt-,a--1_ rT k-2,,+1 I I I II 11`—' I Il,, ;I ,I I 1 1 1 II L I 1 ii, f I. 1 , ..4...1 .+�.F—hj—{ 4+4, I Y I - ` J lir t=I —rel r II h iIl,, iI 1, I 1 1 1 II I I I I, 14.L ...y1 L ��4++.10-,4-1�-a L+ a, ,,J 1 I I I I I Q. --Z; I I -1,."Ili I I I II II I I II hi 1i.�..11 ++af ra-4+4 I I I I PRELIMINARY ONLY NOT FOR CONSTRUCTION DIMENSIONS O SCALE MIN AND SPACES of, ARCHU 06 SUBJECT TO South Elevation (Elevation Along Dewdney Trunk Road) •� ASCENT1 1.1 Jul 8, 2013 Scala As Notetl Dra WB JEA Project ID haat A14.2 SSUED DRAWINGS POP PRELIMINARY ONLY NOT FOR CONSTRUCTION DIMENSIONS O SCALE WH N PRIINTTEOOON ARCH u jae SUBJECT") yo CHANGE View West into Outdoor Amenity Space Between Buildings 2 & 3 rns a) 0 $ 0 $� M 0 m W s o=d 0_ 0 0.2 g° L 0 N V) N N cs 41 ASCENT1 Ju 8 201 NTS WB P 10 heat A18.0 CO 0 CI CI LLI Jul 8, 2013 NTS Drawn Project ID 123) A18.1 co 0 UJ JulS, 2013 NTS Drawn Project ID 123) A18.2 i• PRELIMINARY ONLY NOT FOR CONSTRUCTION DIMENSIONS O SCALE wn N PRIINTTEOOON ARCH u jae SUBJECT1 yo CHANGE use r View West Along Brown Avenue Towards Building 1 & 2 NTS POP 1 03 N N Vl a co 0 0_ CO TD N DD 1.11 U) cUp O� 0_ -p O a2 r U V) a) C �1 ASCENT1 Jul 8, 2013 We NTS RI 123) Est A18.3 ISSUED DRAWINGS PRELIMINARY ONLY NOT FOR CONSTRUCTION TO SCALE WHEN PRIN`ED ON ARCH LI PT, 241 CHANGE View South East Towards Building 2 Hrs J) N E N Q L 0 d N co N uJ N OD d U O X Q rn c a c cD e. ,leach 41 ASCENT1 Jul 8, 2013 NTS Pmiect ID 1237 A18.5 1237A DP Dee,(Sheet Layers) 'MUNE/13 stir' 1p 111 ion PA min �Tl 11, a) L o CI_ TUM 0 LU U) N o_2 11111 tr 114 11 PRELIMINARY ONLY NOT FOR CONSTRUCTION DIMENSIONS..., o SCALE WHE SPACES ON ARCH o lieSUBJECT 24i cryo CHANGE View from Building 1, 6th Floor Deck Looking South West Towards Building 3 HTS APPENDIX F OCP Policy Compliance Analysis The following is an analysis of the projects' compliance with the applicable General Land -Use Requirement Policies in the Town Centre Area Plan: Policy No. Summary of Policy Compliance with policy 3-1 Increase in residential and commercial density. This proposal complies by proposing to develop 240 residential units and 4,380 m2 (47,144 ft2) of commercial floor area. 3-2 Office use will be encouraged. This proposal will provide for commercial floor space capable of accommodating a range of commercial and office uses. 3-3 Commercial uses that support the residential population. Situated in the heart of the Downtown, the development will be capable of accommodating a range of uses and services for local residents. 3-4 Hospitality, cultural, recreation and entertainment uses will be encouraged. These uses are permitted in the C-3 Zone and will be reflected in the CD Zone for the subject site. 3-6 Not support changes in land use designation and zoning reducing employment or housing density. This proposal and its associated redesignation will increase the floor space for commercial office and business enterprises to be established and to employ people; and significantly increase residential densities in the Downtown. 3-7 To ensure a wide range of housing needs are accommodated. It is proposed that 11% of the dwellings in each phase be "adaptive units", following BC Building Code and SAFERhome Society guidelines; and a further 10% of the units in each phase be rental housing. 3-8 Potential opportunities for designing flexibility into new development. The adaptive housing units will benefit people with temporary or permanent mobility limitations and the elderly, thus allowing residents to "age in place." 3-10 Land assembly or lot consolidation. The proposal will assemble a site allowing for the proposed development to take place, permitting surrounding sites to develop and to achieve adequate buffering with abutting lands. 3-11 Viewscape studies for proposed buildings greater than three (3) storeys. This study has been provided and accepted by Advisory Design Panel as part of their review. 3-12 Shadow study to address potential impacts. This study has been provided and accepted by Advisory Design Panel as part of their review. 3-14 Creating public outdoor meeting spaces, with public art, will be encouraged. Outdoor spaces for people residing, shopping and passers-by are being provided along the abutting streets, at the two major corners and on the lower rooftops uses. More details will be shown in the Development Permit. 3-15 Concealed parking structures are encouraged for all uses in the Town Centre. The proposal conceals the proposed parking underground or in structured parking integrated into the structures proposed to form the development. 3.16 Incorporate principles of CPTED (Crime Prevention through Environmental Design). The design rationale for the project provided by the Architect to addressed the CPTED issue. - 17 - APPENDIX G 0 - Start Life Cycle ISSUED DRAWINGS AI North Elevation Scale: 1" - 20 h West Elevation Scale: 1"- 20 ft South Elevatio Scale: l" = 20 e. ,leach 11 I� 14 411 12 20 n Partial North Elevation Scale: 1/2" - 1,0" Salmon cut outs start as small silver salmon. They follow a wave resembling the Fraser River. Fees 1111,11111110 Spawning Adult AduPS Alevl PRELIMINARY ONLY NOT FOR CONSTRUCTION TOECALEWII N PRINTED ARE ARCHU 06 SUBJECT CHANGE kw ea Et at, Pyre u..ri. Man - Semi Partial West Elevation Partial South Elevation The Salmon cut outs grow into larger pink salmon as they follow a wave resembling the Fraser River. The Salmon cut outs finish as large full grown salmon as they follow a wave resembling the Fraser River. 0, +1 ASCENT1 >-- Jul 8.2013 Scale As noted prawn WB /J1v1 Prejett 10 1232 A17.1 APPENDIX H SAFERhome Standards Society Manual The SAFERhome Standards Overview (for Single/Multi-Family Family, Multi -Unit Residential Buildings and Multi -Story Residential Towers) Criteria 1 Exterior Thresholds All exterior thresholds are flush. Criteria 2 Interior Thresholds All interior thresholds meet minimal code constraints (eg. shower entrance). Criteria 3 Bath and Shower Control Positioning All controls are offset from centre, roughly 1/2 way between the historic centre location and the outside edge of the shower or tub enclosure. Criteria 4 Pressure/Temperature Control Valves (Canada for renovations only) Control valves are installed on all shower faucets. Criteria 5 Washroom Wall Reinforcements Reinforced with 2"x12" solid lumber in all washroom tub, shower, and toilet locations. Criteria 6 Waste Pipes All pipes are brought in no higher than 14" to the centre of the pipe from floor level. Criteria 7 Sink Cabinets Cabinets underneath each sink are easily removed. Criteria 8 Doors (pinch points) All doors and pinch points are a minimum of 34" but ideally 36" wide. Criteria 9 Hallways All hallways are a minimum of 40" but ideally 42" wide. Criteria 10 Light Switch Positioning All switches positioned at 42" to the centre of the electrical box from the finished floor. Criteria 11 Electrical Outlet Positioning All outlets positioned at 18" to the centre of the electrical box from the finished floor. Criteria 12 Electrical Outlet Placement Locations - Beside windows, especially where draperies or blinds may be installed; - Bottom of staircases; - Beside the toilet; - Above external doors (outside and inside); - On front face of kitchen counter; - At Node Zero Location (the communications control centre for smart home options) where all the house wiring meets in one place. Making Homes Look Better, Work Better, and Worth More © Copyright 2011 — SAFERhome Standards Society — Distribution with credit encouraged Page 5 • SAFERhome Standards Society Manual Criteria 13 Electrical Boxes All light switches and A/C outlets use Smart electrical boxes. Criteria 14 Four-Plex Outlet Locations Placed in master bedroom, home office, garage, and recreation room. Criteria 15 Telephone Pre -Wiring CAT 5E (4 pair) homerun to all areas and return to one central area. (Node Zero) Criteria 16 RG -6 Coaxial Cable Runs All homeruns return to one central area. (Node Zero) Criteria 17 Low -Voltage Runs All other low -voltage homeruns (eg. door bells, security systems, etc.) return to one central area. (Node Zero) Criteria 18 Wall Reinforcements (Top of the Stairs) At the top of all stairs, walls are reinforced with 2"x12" solid lumber at 36" to centre. Criteria 19 Multistory Connection Provision Either an allowance for an elevator options in stacked closets or build all staircase(s) with to a minimum width of 42". Making Homes Look Better, Work Better, and Worth More © Copyright 2011— SAFERhome Standards Society— Distribution with credit encouraged Page 6 APPENDIX I Supplementary Guidelines for the Evaluation of Buildings for Each of the Three Phases of the Subject Development Site 1. Building Mass and Form A. Phases 1, 2 & 3 will maintain the same general massing as proposed in the rezoning process with Phase 1 at 6 storeys, Phase 2 at 13 storeys and Phase 3 at 19 storeys. B. Phase 2 and 3 will enhance the corners with retail commercial uses on the main floor. C. The corners of the buildings must be accented to acknowledge the significance of these transitions and encourage social interaction and ease of pedestrian flow at the street level. D. Pedestrian -scale design elements must be used along the street to reduce the scale of the towers at grade and in order to provide for a conformable human scale. E. Pedestrian amenities such as benches and planes are encouraged, as is the opportunity for interior uses such as cafes and restaurants to "spill" outside in order to create a lively interface between the interior and exterior spaces. F. Design large buildings into smaller -appearing modules through the use of smaller scaled architectural features such as columns, pilasters, horizontal trims, etc. to create a pleasing rhythm. G. Commercial units and main residential entries should be street -fronting. 2. Building Heights A. Above the 4th floor, the heights of the towers must vary from one to the next in order to create an interesting grouping and silhouette on the cityscape. B. The alignment of architectural features along the first 4 floors is to be maintained especially to enhance the "podium" that houses the commercial, amenity and parking areas. C. The tall buildings over the podiums are to be well integrated architecturally through the use of materials, features and vertical reference lines. D. Buildings may be brought to the streetfront in order to encourage a street wall and reinforce their perceived scale from across the street or in vehicles. E. Buildings heights at corners need not be identical, however buildings more than 4 storeys are encouraged. 1 F. Views from residential suites should ensure that each unit enjoys an interesting view within the development or beyond the development. Interesting views towards the development though the use of varied heights, materials, massing and roof top landscaping are encouraged. 3. Building Setbacks A. Buildings are to be placed close to the street to reinforce sidewalk activity. B. Building entrances are to be oriented to the street for visibility and ease of access. C. Pedestrian access should be continuously provided from one site to the next. All pedestrian areas are to be well -lit for safety and to reduce the potential for illegal activity and vandalism. D. For security, provide clear sight lines from building foyers and lobbies to maximize visual surveillance. E. Residential entrances are to be separated from commercial entrances. F. Main entrances are to be distinguished by use of covered walkways, arrival areas, and/or courtyards. Landscape and hardscaping is encouraged as a means "celebrating" entry points. G. Locate ramps and entrances in areas that are highly visible to reduce the opportunity for illegal activity or vandalism. 4. Building Facades, Materials and Colour A. Commercial uses must wrap around both sides of the main floor when located at a corner. B. Main entrances are to be oriented towards the sidewalk. C. Street level facades must not be blank but shall include windows, doors and interesting architectural elements and materials. D. The facade patterns and architectural elements shall be harmonious with the classic and contemporary clean style for the buildings in each phase. E. Similar horizontal lines and vertical rhythms are to be reflected in buildings in each phase. F. Provide a strong, mostly continuous horizontal expression or line by use of a protective canopy between the main floor and the second floor. 2 G. A digital (electronic) screen is to be sensitively integrated into the facade and design of the building in phase 3, to become a significant landmark in the Town Centre capable of displaying art, advertising as may be permitted and public service announcements. H. Provide for architecturally integrated and compatible business and directional signage similar in design for buildings in each of the phases. 1. Canopy materials are to be contemporary, clean, devoid of ornamentation and of the same or similar materials for the buildings in each phase. J. The public realm at the street level should incorporate matching street trees, planters, benches and interesting surface material and pattern for the building in each of the phases. K. Quality building materials are to be used and must be consistently used for the buildings in each of the phases. Materials such as vinyl siding are inappropriate and are not acceptable. Metal, glass, brick and fiber cement siding "panel" are acceptable. Some variety is encouraged however should be limited 3 or 4 colours in keeping with the contemporary -classic character of the overall development. L. Colours on the exterior of the building should be the same or within the "family" for the buildings in each of the phases. Some use of the red -rust colour paying homage to the typical red brick of the Haney Brick and Tile Company is encouraged. M. Main entries to the residential towers are to be designed for clarity to assist visitors in way -finding and to highlight the major user group in the project. The residential entries should be similar for the buildings in each of the phases. N. Recycling and refuse areas are to be located at the lane side of the building and enclosed in their own rooms, and screened from public view. 0. Mechanical equipment should be either screened or designed as an aesthetic element in the overall composition of the project. They should be placed in a manner to avoid conflict with neighbouring properties. P. Ventilation systems should minimize the impact of noise and exhaust on the pedestrians, the public and neighbours. Q. Provide appropriate screening and detailing of temporary blank and knockout walls between phases and to adjacent sites for the parking levels of the building on each of the phases. 5. Building Site Considerations A. Provide highly visible, universally accessible public outdoor spaces either as open plazas at the intersections or as covered protected walkways along the street front. 3 B. Clearly marked universally accessible pedestrian connections between the street fronts of buildings in phases 1 through 3 must be made. C. Universal access should be provided to all public outdoor and interior public spaces of the buildings in each of the phases. D. Hardscape should provide an interesting and quality texture and colour and should be well integrated with the design concept of the overall development. E. Public amenities such as benches, planters, and open plazas must be included. F. Public art on the building is to be provided to lessen the visual impact of the above grade parking structure, including along the walls facing the lane where buildings in Phases 2 and 3 create a "bridge" or porte cochere over the lane. G. Parking should is to be located inside the building and screened if visible from the street. H. Parking areas should be well lit, highly visible, safe and include clear direction markers to exits, building entries, stairs and lobbies. I. Service and loading areas should be located along the lane and screened. They should be separated from pedestrian pathways. J. The lane is to be considered as a secondary pedestrian throughway. They should be appealing, safe well lit and without impediments to visual surveillance. K. Street trees should be in accordance with the varieties selected by the District and should not impede the ability of people on the street walking, in wheel chairs or in vehicles from having a clear view onto and from the site. 4 MAPLE R11)0E B. E.l�ra�u-a�s Jrrn Kaci_ District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: November 4, 2013 and Members of Council FILE NO: 2012-068-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Maple Ridge Zone Amending Bylaw No.6946-2012 20370 Lougheed Highway EXECUTIVE SUMMARY: An application has been received to rezone the subject property from CS -1 (Service Commercial) to C-2 (Community Commercial), to permit future subdivision into two commercial lots and the construction of a Royal Bank of Canada (RBC). The proposed C-2 (Community Commercial) zoning complies with the Official Community Plan. This application received first reading for Maple Ridge Zone Amending Bylaw No. 6946-2012 on September 11, 2012. RECOMMENDATIONS: 1. That Maple Ridge Zone Amending Bylaw No. 6946-2012 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. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; iii. Road dedication as required; iv. Registration of a Reciprocal Cross Access Easement at the Land Title Office; and v. 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. 1102 DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Project Description: Ron Hoffart M R Landmark 2000 Centre Ltd Parcel A District Lot 222 Group 1 New Westminster District Plan BCP30168 Commercial CS -1 (Service Commercial) C-2 (Community Commercial) Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Shopping Mall C-2 (Community Commercial) Commercial Single -Family Residential RS -1 (One Family Urban Residential) Urban Residential, Commercial Retail Commercial CS -1 (Service Commercial) Commercial Service Station, Vacant CS -1 (Service Commercial) Commercial Commercial Commercial 1.7 hectares (4.2 acres) Lougheed Highway, 203 Street Urban 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 Royal Bank. The existing car dealership will continue to operate on the larger lot. The new corner parcel for the Royal Bank will utilize the existing accesses from Lougheed Highway and 203 Street. This access will be secured through a reciprocal cross access easement, allowing access for both parcels across the larger dealership property. -2- c) Planning Analysis: Official Community Plan: The development site is designated Commercial in the Official Community Plan. Due to the site's location on Lougheed Highway outside of the Town Centre, and based on Policy 6-23 (a), this development is subject to the General Commercial policies of the OCP. 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 C-2 (Community Commercial) zone aligns with the General Commercial category. Zoning Bylaw and Off -Street Parking and Loading Bylaw: The current application proposes to rezone a portion of 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 Royal Bank while maintaining the existing car dealership use. A development variance is required to vary the height of the building, as the parapets extend beyond the maximum allowable 7.5 metres. This variance will be the subject of a future report to Council. The proposed development includes 40 parking spaces on the Royal Bank lot, which exceeds the requirement of 26 parking spaces based on the bylaw minimum of one space per 20 m2 of gross floor area. 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 in accordance with the following key development permit guidelines: 1. Avoid conflicts with adjacent uses through sound attenuation, appropriate lighting, landscaping, traffic calming and the transition of building massing to fit with adjacent development; 2. Encourage a pedestrian scale through providing outdoor amenities, minimizing the visual impact of parking areas, creating landmarks and visual interest along street fronts; 3. Promote sustainable development with multimodal transportation circulation, and low impact building design; 4. Respect the need for private areas in mixed use development and adjacent residential areas; and 5. The form and treatment of new buildings should reflect the desired character and pattern of development in the area by incorporating appropriate architectural styles, features, materials, proportions and building articulation. -3- Advisory Design Panel: The Advisory Design Panel reviewed the form and character of the proposed Royal Bank building design and the landscaping plans at a meeting held August 13, 2013. Following presentations by the project Architect and Landscape Architect, the Advisory Design Panel made the following resolution that: The application be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow-up: • Improve pedestrian access to the south and possibly to the Ford dealership • Consider using the same masonry treatment for the garbage enclosure • Increase the shrub massing around the parking to the property line • Provide additional wheel stops as needed • Consider landscaping at south east corner • Consider reducing the size of the garbage and recycling enclosure and possibly deleting one parking stall near it • Consider carrying the hedge around the three sides of the enclosure • Consider a covered canopy at the front entrance • Consider `green or sustainable features" for the site through landscaping • Consider providing clear storey windows at the south-east corner • Provide additional color and scale details for the pedestrian trellis features. Most of the Advisory Design Panel concerns have been addressed and are reflected in the current plans. An important aspect that has not been addressed by the applicant is the lack of pedestrian level canopies at the building entrance. The Commercial Development Permit guidelines speak to creating a pedestrian scale of development, continuous weather protection and weather protected building entrance areas. A detailed description of how most of these items were incorporated into the final design will be included in a future development permit report to Council. d) Traffic Impact: As the subject sites are located within 800 metres of the Lougheed Highway, a referral has been made to the Ministry of Transportation and Infrastructure. Ministry approval of the zone amending bylaw will be required as a condition of final reading. At this time, the Ministry has granted preliminary approval of the development application subject to a number of requirements. -4- e) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposed development and has noted that a Rezoning Servicing Agreement will be required as not all required services exist. Road dedication is required along the entire 203 Street frontage in order to obtain the necessary road right-of-way for an arterial road from the east side of the street. The road right-of-way for an arterial road is 26 metres, and the full width will be achieved when properties on both sides of 203 Street are re- developed. The Ministry of Transportation and Infrastructure also requires road dedication along Lougheed Highway. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the subdivision is completed they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be an additional 13 trees which is based on one tree for every 8-12 metres of property frontage. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $325.00. CONCLUSION: As the subject development proposal is in compliance with the Official Community Plan, it is recommended that second reading be given to Maple Ridge Zone Amending Bylaw No.6946-2012, and that application 2012-068-RZ be forwarded to Public Hearing. "Original signed by Amelia Bowden" Prepared by: Amelia Bowden Planning Technician "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP 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 No.6946-2012 Appendix C - Site Plan Appendix D - Building Elevation Plans Appendix E - Landscape Plans -5- APPENDIX A LMP 34007 P 61704 119 5 M N 74 1� 1 119 AVE. M LMP 33673 11961 a m 2 1195.9 N 7 11957 RP 8346 c, ry EP 11127// o. 4- 8 o Pcl.1 P 48586 68 LMP 34007 P 64073 Rw43436 SUBJECT PROPERTY D 75 / Rem 1 LMP 33673 Rem PANE RP 7774 / 1- P 62569 /'/ N / 11871 A / --�-----� ��— — — — – BCP30168 9 9 LMP 25177 A N 3 A P 35806 Rem 54 1 2 51 52 53 8 N 39 P32170 40 P 9031 P8E' 11834 P 77 20497 W O A 20505 28 11826 P 28876 1 2 N 57 N 56 N Rem 29 Rem 55 11808 30 N 31 H 32 N 33 ` N 34 35 S 36 S 37 S 38 S Rem C g a —' — P 35806 R 80104 118 AVE. P 67774ilf3L. 2 3 P 7928. EMETERY '— . NWP 80104 9 20347 V t N 20344 ' � W 20350 N 20378 20398 O 20416 v S 20448 S 2 g3 WALNUT CR. 20498 17 202485 1N 4 8656 2 7672 2 2 4 2049216 5 ift O O 20377 c0 WILL 0389 W 20421 7769' 20473 20287 1- Rem A F 3 20433 6 a 20289 g g g 5 P 73921 4 6 5 8 15 20484 0- 7 RP 209 9 9 9 A A 20478 14 20291 Ill( KATZIE C ilings - NWP 51933, WALNUT CR. 04 2 8 9 10 11 9 P 25049 2 o 8 S S 8 S 3 s 2 �� 13 g sv 802 ,,� , , �T 5 4 P 69448 3 2 c,0 1 a 6 7 P 7392' 8 8 10 P 7- 11 12 691 N SCALE 1:2,500 Clt`,.f Pitt Measll -- '� ^`t j 20370 LOUGHEED HWY CORPORATION OF THE DISTRICT OF Ilii in - / 'i o v74,nt we,F = ani �� r ---wl, ......_ --lirL , MAPLE RIDGE MAPLE RIDGE District of I°( Brilishca{umhla PLANNING DEPARTMENT �� ! Langley �� o C DATE: Jun 28, 2012 FILE: 2012-068-RZ BY: PC _ FRASER R. APPENDIX B 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 11th day of September, 2012. READ a second time the day of , 20 . PUBLIC HEARING held the day of , 20 . READ a third time the day of , 20 . APPROVED by the Minister of Transportation this day of RECONSIDERED AND FINALLY ADOPTED, the day of , 20 . , 20 . PRESIDING MEMBER CORPORATE OFFICER LMP 33673 "J' ,,` _ (lease) dQ m \I% 1.P1/6A >>�6' _ / / 5'4 ,6SiRw434, Rem Pcl ONE P 62569to 11961 1 m 2 II II 17969 N 7 I I w Ilo RP 8346 Q. 8 17957 cN. o I co I a co SMA EP 11127 17 17g41 a 1 I 3 i 927 1 2056 N N Pcl.1 s6 11 v P 48586 1 tmr, , ss 68 I I �� <o�GHFF�NiI y — SMP BCP 8713 (lease) LMP 34007 I LMP / 32p5� LMP R 1 / o , SMA 43 j W 4-436 — , � \ N 1 / / N N RW 83 Rw 6177LMP 32057 \ 1 1 / LP 85936 Rem 1CO a LMP 33673 — Rw RP 7774 43436 CO 11871 A Cr BCP 30168 37752 (easeme 37751 (lease D — -!LMP CO o 9 32( 0) in N 2 P 35806 Rem 54_ LMP 21498 __ _ _ _ --- - 51 52 53co N N N N NN N F32170 N ry 39 40 LMP 2518' 11834 (.0 No CO � No 28 o M 11826 P 28876 N 57 N 56 N Rem 55 ^ Rem 29 11808 30 CO N 31 CO N 32 co N 3371- co N 3470 N 35 co N 36 CN CN N 37 M CO N 38 N P 35806 RW 80244 118 AVE. P. 80104 P 67774�w°� co 01 4 2 2 1 0) 2 C0 2 �1 ✓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 APPENDIX C Copyright Reserved SUBMIT TO PLANNING JULY 22, 2013 SUBMIT TO PLANNING SEPTEMBER 26, 2013 SUBMIT TO PLANNING OCTOBER 02, 2013 E. (166 0,1 CS1 HIGHWAY COMMERCIAL USE WEST COAST FORD FLOOR ELEVATION. 15.600 3D0 PARKING 55 SPACES 6D0 bre WIDE FIRE FIGHTING ACCESS CENTERLINE ISM RADIUS OSITE PLAN SCALE: 1:300 LEGEND CONCRETE / PAVERS LANDSCAPING GRASS 193077 RECONCILIATION - EXISTING CIVIC ADDRESS: 20370 LOUGHEED HIGHWAY, MAPLE RIDGE, B.C. LEGAL DESCRIPTION: PARCEL IDENTIFIER: 027-077578 PARCEL A, DISTRICT LOT 222, GROUP 1, NEW WESTMINSTER DISTRICT PLAN BCP30168 CURRENT ZONE: LOT AREA EXISTING: GROSS FLOOR AREA DEALERSHIP: BUILDING AREA FORD DEALERSHIP: LOT COVERAGE EXISTING: CSI (PARCEL A) 18,733.9 M2 3,551.3 M2 2,811.7 142 16.8% RECONCILIATION - PROPOSED PROPOSED ZONE: CSI AND C2 PROPOSED PARCEL' A" ZONE:CSI PROPOSED LOT MY ZONE:C2 PROPOSED ROAD DEDICATION RECONCILIATION PROPOSED PARCEL 'A' ZONE: CSI LOT AREA PROPOSED: 13,88.3 M2 13,188.3 M2 BUILDING AREA FORD DEALERSHIP: 2,,811.7 M2 LOT COVERAGE PROPOSED: 21.32% 3441_8 M2M2 (18.828.1 M2) 105.8 M2 16,733.902 RECONCILIATION PROPOSED LOT IT PROPOSED ZONE: C2 LOT AREA PROPOSED. 3,441.8 M2 BUILDING AREA GROSS FLOOR AREA: 51098142 LOT COVERAGE: 14.94% PARKING REQUIRED: 17 SPACES (510.9602 / 30M2) PARKING REQUIRED MOT 32 SPACES (5,500 SQ. FT. / 1,000 SQ.FT. X 5.87) PARKING PROVIDED: 40 SPACES GA 62 LANDMARK 2000 COMMERCIAL/DP A001 SITE PLAN RESUBMIT SOB 1002.dwg, 02/10/201311:01:48 AM, DWG To 801.8(3 d r 02 I o � o WEST ELEVATION S SOUTH ELEVATION TR2920 RBC MEADOWRIDGE RELOCATION 20370 LOUGHEED HIGHWAY MAPLE RIDGE, BC El G V AVSMN WM/ 14001Ct5 INC 5 APPENDIX D .N mrS*B6[ rpelpiwApia Tam 1bwa .fry.. eui}a as rw �. 1.4 W IRED M".47+1.- 4421.1 pied pee tie Xi* ▪ aw SOUTH & WEST ELEVATIONS A4.02 C SCALE: 3/16" = 1'-0" SEPT 16, 2013 RBC Royal Bank EAST ELEVATION 4.51../Seel WM/ .WIf1:CtSIPC i3TaF��- ELEVATION TR2920 RBC MEADOWRIDGE RELOCATION 20370 LOUGHEED HIGHWAY MAPLE RIDGE, BC .fry. eui}a as rw �. wed ire NORTH & EAST ELEVATIONS A4.01 C SCALE: 3/16" = 1'-0" SEPT 16, 2013 �I ate 0 MEWS (Sao Arch) APPENDIX E '/ SHRUB BEDS W/ EVERGREENS AND SEASONAL FLOWERING PLANTS INCLUDING ORE GRASS & BOXWOOD (TVP) BENCH This S�Mit) SUBJECT AREA FOR RBC WITHIN DASHED LINES ONLY -1 (This Plan Does Not Incl WCF) / / / / / / / / STREET TREES \ \ (Spades Match West Coast Ford Permit Approval) BENC Sea This Sheet) BIKE RACK (-N Sflee Thla Sheat) LIS (See Arch) L o(jGH 0 H,kify I \Cr�EDITSIA MATCH EXISTING LGBGMF I STREET TREES sys / /- / / PLANT LIST - RBC SITE SYMBOL CITY. BOTANICAL NAME COMMON NAME SME nnNubmm Mp.aa Maple Var. sun cal /1.sm atna 0 Chamaecyparls nookatensis Hoeft Cypress 3m ht/ spittoon maticana 'Autumn Blaze' W. Ash Var. 8cm cal. /1.8m st. Ica ar Tricolour Beech Var. 7cm cal. /1.8n) st. POrple Papua dewy. Flowering an,o Prunussemi. PS Redaction' ny Va, a cal. /1.8m.tna Styrax repnns„aune JpneSeesaabei aJ/12maatw sense 10 43 japonica Japanese N3 pot Q 212 Boxes eempe„,en,nl Bell,Boxwood Hedge 43 pot • ,ae Feature'Elijah alo0 Beta Fescue Veer. 21 pot O 4 Photinia raserh Pbabma 113 pot < Iris ebenw,tal„ Siberlan Iris ., pm O 17 Lama,a plleata Evergreen Honeysuckle e2 pot a230 Prunus L eP> Le,kea Oho La„1,n Laurel a3 pat 15 Rhododendronep30 Rhododendmn(medm ,,.) 1/3ryrt 3 Rhododendron arab emeobaa Rhododendron Ball var.) ., pat 37 Rosa meldaanasamllana Hardy Ens.Rose var. 43 pat 11 Spiraea x burnalda .1.111 sm1avar. 93 pat 5l0681,•122!3128824Japanese .a as g8 Andromeda m ht. 26 Yburnum da.M, David's Viburnum 92 pat 16 Welgela 'Bristol Ruby' Weigela S3 pot Ora* Cams 1 BB Ramataph,7oawaaral Vancouver Jade 1Bnmpot /.umo< 1 les Erica x amea %rammer,. Red w,me, Heather N1 pa11>xm e.c. 1. Specification as per most recent BC Landscape Standards' a. LandSpace Design Inc 'Spec fides'. 2. 2' Compost Mulch In Shrub Beds. 3. Landscape Areas Irdgated. FRANCES ANDREW BENCH MODEL #CL 31-3A WCF SITE (Landscape Greyed Shown For Ref. Only) noesooak4aaAUL AdW ,? oa aaS lane se 3qa/�scaelae jjr gerc kk_IIrII acme :titIIlIDIItE]tdG 1 ..ti,IDIIopp •l•IE.1. COMPLETION OF PLANTING FROM WCF PREVIOUS DEVELOPMENT APPROVAL 7" Model: 4 Class B BIKE RACK (r47,17.7.,7!"" Color TBD) Copyright eewReserved SUBMIT TO PLANNING JULV22, 2013 LANDSCAPE ARCHITECT ewF)a.._aea- 0 a 43 w gm O J r�kr p!n;-r OPIp AoLLs Grranr HFgf. E District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: November 4, 2013 and Members of Council FILE NO: RZ/033/08 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Rezoning - First Extension Maple Ridge Zone Amending Bylaw No.6621-2008 10366 240 Street EXECUTIVE SUMMARY: The applicant for the above noted file has applied for an extension to this rezoning application under Maple Ridge Development Procedures Bylaw No. 5879-1999. This application is to permit 13 lot residential subdivision under the R-3 (Special Amenity Residential District) zone. RECOMMENDATION: That a one year extension be granted for rezoning application RZ/033/08 and that the following conditions be addressed prior to consideration of Final Reading: i. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; ii. Road dedication, as required; iii. Removal of the existing building or buildings; 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; and v. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the applicant will provide a Site Profile for the subject property. DISCUSSION: a) Background Context: Applicant: H.Y. Engineering Ltd. Owner: Gurinderjeet S. Toor Sukhjinder K. Toor Legal Description: Lot A, Section 3, Township 12, Plan 13554 -1- 1103 OCP: Zoning: Surrounding Uses North: South: East: West: Existing: Medium Density Residential Proposed: Medium Density Residential Existing: RS -2 (One Family Suburban Residential) Proposed: R-3 (Special Amenity Residential District) Use: Single Family Residential Zone: RS -2 (One Family Suburban Residential) Designation Medium Density Residential Use: Single Family Residential Zone: R-3 (Special Amenity Residential District) Designation: Medium Density Residential Use: Single Family Residential Zone: RS -3 (One Family Rural Residential) Designation: Medium Density Residential Use: Multi Family Residential Zone: RM -1 (Townhouse Residential) Designation: Urban Residential Existing Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential Site Area: 6,475 m2 (1.60 acres) Access: Proposed 240A Street and proposed rear lane Servicing: Full urban servicing will be provided Accompanying Applications: SD/033/08 and DP/033/08 Originally, this was a seven (7) lot R-3 (Special Amenity Residential District) residential subdivision in the front portion of the site and townhouses in the rear coordinated with a project to the east. This was changed to a 13 R-3 lot subdivision on the entire lot. This change prompted a new Public Hearing for the amended rezoning bylaw. The following dates outline Council's consideration of the amended application and amended Bylaw No. 6621-2008: Report (see attached) to rescind the original Third Reading and grant amended Second Reading was considered on November 15, 2010; Second Reading to the amended Zone Amending Bylaw was granted on October 23, 2012; Public Hearing was held on November 27, 2012; Third reading to the amended bylaw was granted on November 27, 2012. Application Progress: The applicant is pursuing the completion of the terms and conditions to be met prior to final reading of the Zone Amending Bylaw. The outstanding items are related to the change in the layout and are expected to be completed shortly. -2- Alternatives: Council may choose one of the following alternatives: 1. Grant the request for extension; 2. Deny the request for extension; or 3. Repeal Third Reading of the bylaw and refer the bylaw to Public Hearing. CONCLUSION: The applicant has been actively pursuing the completion of this rezoning application and has applied for a one year extension. It is anticipated that within the next few months consideration for Final Reading approval will be applied for. "Original signed by Adrian Kopystynski" Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP Planner "Original signed by Christine Carter" 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 - Second Reading Report -3- APPENDIX A $155 10456 9 P 14750 P 10921 4 � Jty I 1 ' P 22743 A 10420 P 14750 Rem7 0 N I 8 0 N 0 N 104 AVEco co oi. N 0) c.") J A B SUBJECT PROPERTY j N 7 N 4 P 21769 10388 7139 P 1355' t ---�•--' P 11176 P 9393 A 800 BCP 45801 A P 13554 10388 10358 9 18 10355 I 10352 8 17 10349 BCP 36407 10346 7 16 10343 10389 ! 10340 6 15 10337 19 10332 5 14 10331 u~ ) 2 co 10328 4M 13 10325 '¢ 10336 10322 30_ 12 10319 Lr 10316 203 11 10313 —L164p�$Q i I 0310 1 / 110 111307 f _ .0.. P _ ,. 10337 j I 103AVE. PAR,• P 60014 1 1 P8149 f/ Rem 1 fl _MP 51757 •10309 10294 / •••0 Q -41 ` 40 o 39 38 37 M 36 ti 35 cr 34 33 n N N N ry i N N N N [may n 28 P 7992 1d2 B AVE. N SCALE 1:2,000 Cit mea f Pitt .ows- Noe ap I 1�r , } ! c O I. .g 10366 240 STREET g j I '' �- �i R i g if '� MM. r _. gij q_ F CORPORATION OF THE DISTRICT OF 1111. '; -F ! MAPLE RIDGE BriiishGatumbia MAPLE RIDGE PLANNING DEPARTMENT District of S I ��` Langley o `FBAs C Ium Apr 25, 2012 FILE: RZ/033/08 BY: PC •' ��DATE: ER R. \\ #1AfLE RIDGE 9rLi.h ^_ad"tI. Jars .%asi_ District of Maple Ridge APPENDIX B TO: His Worship Mayor Ernie Daykin MEETING DATE: October 15, 2012 and Members of Council FILE NO: RZ/033/08 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Amended Second Reading Maple Ridge Zone Amending Bylaw No. 6621-2008 10366 240 Street EXECUTIVE SUMMARY: This site is currently subject to two rezoning applications and bylaws. These are: • RZ/033/08: The front portion fronting on 240th Street of the site is subject to Bylaw No. 6621-2008, which provides rezoning from RS -2 (One Family Suburban Residential) to R-3 (Special Amenity Residential District). This bylaw was granted Third Reading on April 26, 2011 following a Public Hearing on April 19, 2011; and • RZ-063-09: Three properties owned by a different party to the east together with the remaining rear portion of the subject site is subject to Bylaw 6713 - 2010, which proposes rezoning from RS -2 (One Family Suburban Residential) and RS -3 (One Family Rural Residential) to RM -1 (Townhouse Residential). This bylaw was granted Third Reading on April 27, 2010 following a Public Hearing on April 20, 2010. The owner of the subject site has now withdrawn from RZ-063-09, and this application has collapsed. Each party will be proceeding separately. Therefore, the owner of this site requests to revise this application to rezone the entire site to R-3 (Special Amenity Residential District). This report has been brought forward to Council for the following actions: • To rescind Second and Third Readings for Bylaw No. 6621-2008; • To grant Second Reading to rezone the entire subject parcel from RS -2 (One Family Suburban Residential) to R-3 (Special Amenity Residential District); and • To advance Bylaw No. 6621-2008, as amended, to a new Public Hearing. The proposed R-3 (Special Amenity Residential District) zoning complies with the Official Community Plan. The amended proposal would increase the number of potential lots in a future subdivision from 9 lots to 13 lots and allow for a logical street and lot pattern in the area. RECOMMENDATIONS: 1. That Second and Third Readings for Zone Amending Bylaw No. 6621-2008 be rescinded; 2. That Zone Amending Bylaw No. 6621-2008 be amended as described in the report dated October 15, 2012, be given Second Reading as amended and be forwarded to Public Hearing; 3. That the following term(s) and condition(s) be met prior to Final Reading: i. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; ii. Road dedication, as required; iii. Removal of the existing building or buildings; 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; and v. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the applicant will provide a Site Profile for the subject property. DISCUSSION: a) Background Context: Applicant: H.Y. Engineering Ltd. Owner: Gurinderjeet S. Toor Sukhjinder K. Toor Legal Description: Lot A, Section 3, Township 12, Plan 13554 OCP: Existing: Medium Density Residential Proposed: Medium Density Residential Zoning: Existing: RS -2 (One Family Suburban Residential) Proposed: R-3 (Special Amenity Residential District) Surrounding Uses North: Use: Single Family Residential Zone: RS -2 (One Family Suburban Residential) Designation Medium Density Residential South: Use: Single Family Residential Zone: R-3 (Special Amenity Residential District) Designation: Medium Density Residential East: Use: Single Family Residential Zone: RS -3 (One Family Rural Residential) Designation: Medium Density Residential -2- West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Accompanying Applications: b) Project Description: Multi Family Residential RM -1 (Townhouse Residential) Urban Residential Single Family Residential Single Family Residential 6,475 m2 (1.60 acres) Proposed 240A Street and proposed rear lane Full urban servicing will be provided SD/033/08 and DP/033/08 The subject property is in total 0.649 ha (1.6 acres) in size. The revised application proposes to rezone the property from RS -2 (One Family Suburban Residential) to R-3 (Special Amenity Residential District), to permit future subdivision into 13 single family residential lots. The subject property is bound by residential development in all directions; the adjacent property to the south was the subject of a rezoning to R-3 (Special Amenity Residential District), under application RZ/093/04, and was subsequently granted subdivision approval under application SD/075/07. The current application is a continuation of the established subdivision, closely matching the lot areas and dimensions of those approved lots. The applicant proposes to extend 240A Street northward, provide an east -west lane along the northern edge of the property for future alternative access to the lands fronting 104 Avenue, and to extend northward the existing north -south lane to avoid having driveways to the proposed street lots fronting lots from 240 Street. c) Planning Analysis: Official Community Plan: The subject property is located within the Albion urban area and is therefore subject to the policies set out in the Albion Area Plan. The proposed rezoning to R-3 (Special Amenity Residential District) is in accordance with the subject property's designation as "Medium Density Residential" in the Albion Area Plan. Zoning Bylaw: The R-3 (Special Amenity Residential District) zone requires a minimum lot area of 213 m2; a minimum lot width, with lane access of 7.9 m and a minimum lot depth of 27 m. The 13 proposed single family lots comply with the above requirements of the Zoning Bylaw as follows; • Areas range from 273 m2 to 450 m2 • Lots widths range from 9.1 m to 9.6 m for interior lots and 10.5 m for corner lots • Lot depths are all 30 m to 42.4 m. -3- Development Permits: Pursuant to Section 8.8 of the Official Community Plan, an Intensive Residential Development Permit application is required to ensure the current proposal provides emphasis on high standards in aesthetics and quality of the built environment, while protecting important qualities of the natural environment. This application will be processed concurrently with the rezoning, and will be forwarded to Council in a separate report following Final Reading of the rezoning bylaw. d) Interdepartmental Implications: Engineering Department: The required services to permit this development already exist. District standards required that 3 m of road dedication be provided along 240 Street, and a development variance permit be required to allow for the existing above ground utilities on 240 Street to remain in place. The applicant has been provided with the Engineering Comments to address the issues and requirements directly with Engineering Department staff. Building Department: The Building Department has reviewed materials submitted in support of this rezoning and subdivision proposal. The usual requirements for geotechnical, lot grading and rain and storm water infiltration issues have been identified to be resolved through the subdivision approval process. Registration of a Geotechnical Report and Storm Water Management Plan as restrictive covenants will be required as part of the subdivision approval process. The applicant has been provided with the Building Comments to address as necessary through the rezoning and/or subdivision process. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the subdivision is completed they will be responsible for maintaining new street trees. In the case of this project, it is estimated that there will be 13 trees added to the street tree inventory, which is based on one tree per lot. The final subdivision layout will determine exact numbers. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will affect their operating budget requirements by $325.00. This will be collected through the subdivision process. Fire Department: The initial concerns of the Fire Department about access to the lots not fronting 240 Street have been resolved by the completion of 103 Avenue and 240A Street in the subdivision to the south. -4- e) School District Comments: A referral has not been made because the designation is unchanged and the anticipated pupil population from this project is already included in the population projections for the Albion Area. However, the School Board has indicated to the District in the past that the closest school, Albion Elementary School is beyond capacity and future area home owners can expect their children to attend another school. CONCLUSION: The applicant has amended this application so that the front portion as well as the back portion is proposed to be zoned R-3 (Special Amenity Residential District). Since Bylaw No. 6621-2008 applied only to the front portion and has already been granted Third Reading, it is recommended that this Third Reading be rescinded, Second Reading be given so that the zone amending bylaw applies to the entire parcel and that the amended bylaw be forwarded to a new Public Hearing. "Original signed by Adrian Kopystynski" Prepared by: Adrian Kopystynski, MCIP, RPP, 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 - Zone Amending Bylaw Appendix C - Site Plan -5- 8155 t ,1r r 10456 9 P 14750 P 10921 4 Jty c I 1 ' P 22743 A 10420 P 14750 Rem 7 0 N 8 0 N 0 N 104 AVEco co oi. N 44I o W ol J A O B SUBJECT PROPERTY j P N 7 N 4 I P 217 10386 69 7139 \ P 1355' j ---�•_-, P 11176 P 9393 � A 800 BOP 45801 1 1 j V A P 13554 10355 10358 9 18 10355 I 10352 8 17 10349 BCP 36407 10346 7 16 10343 10389 10340 6 15 10337 19 10332 5 14 10331 u~i 2 10328 4(''1F3 13 10325 ¢ `4 10336 10322 30_ 12 10319 Lr 10316 21213 11 10313 —L164p�$Q 1 10310 1/ 110 10307 f _ , P _ 10337 j ".. — I 103 AVE. PA R is, P 60014 1 1 1 P8149 f/ Rem 1 . _MP 51757 •10294 / •••Q 4C41 `� 40 o Zr- 39 0 38 37 M 36 ti 35 cr 34 33 n 10309 _ n N N N NNN 28 7992 102 BM/E. / 1— t N SCALE 1:2,000 Cit`,.f Pitt Meaows III - 111_ ^`NF .,� �N , j I 0 1.0 10366 240 STREET .04-ffor �L� I t<aLiii,lir 4 CORPORATION OF THE DISTRICT OF eam'illt Bili . "i - / ' o :, -m. F'_� ! L MAPLE RIDGE MAPLE RIDGE DY,hsh. Columbia PLANNING DEPARTMENT �� District of �' j :�j` Langley d DATE: Apr 25, 2012 FILE: RZ/033/08 BY: PC � � _ FRASER R. �\\ CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6621-2008 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. 6621-2008." 2. That parcel or tract of land and premises known and described as: Lot "A", Section 3, Township 12, New Westminster District Plan 13554 and outlined in heavy black line on Map No. 1443 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-3 (Special Amenity Residential District) 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 23rd day of November, A.D. 2010. PUBLIC HEARING held the 19th day of April, A.D. 2011. READ a second time the 22nd day of March, A.D. 2011. READ a third time the 26th day of April, A.D. 2011. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200 . MAYOR CORPORATE OFFICER " / 0 Rem. Pcl. A/ o/ 2 T 4. _1 - BCP 8155 0 / / / O 4% r / / / U / / 311 m/ / / / J 0122 373 / / / / / / 240 ST. r IVVLI 10456 6 9 P 14750 P 10921 4 P 10921 3 ICP 10p09 374 E10416 / ^N 1 / / GQ �.o°/ 1 / / Q./ / / / P 22743 A P 14750 Rem 7 8 375 U \ 10410/ , / / �/ ! 10420 376 0° �Y( 10406 — — \ \ \,:r nri 0 ro 0 ,:r m 0 N 104 AVE. 104 AVE. 3 cv 10390 co r m °' N 4 m CO0 M N N C m N N ro N COo N 0 N 2 10380 , / N A P 21769 B Rem D NWP7139 B P 13554 7 4 K 0 0°/ 10386 P 11176 P 9393 P 20434 10370 PARK A BCP 45800 BCP 45801 A P 13554 naaa 10358 9 18 10355 BCP 36401 10352 8 1710349 BCP 36407 10346 16 10343 4 10389 q7 10340 tt� 1510337 19 10332 14 10331 I- 0, 70,?so 2 10328 4 13 10325 o N 10336 70320 10322 12 10319 BCF 10316 2:C1 11 10313 LMP 48057 PARK 10310 1/ 10 10307 PARK 10337 BC4gP 103 AVE. vARK 5 P 60014 1 r-- 240 240 ST. P 8149 Rem 1 LM 5 75 BCP 3139 45 / 13CP31"39 10294 43 O 42 M 0 41 8 O 40 r O 39 m O 38 37 "' N 36 N 35 N 34 M N 33 Nm N N 44 M N M N N 43 r M N 42 V N 10309 — 28 P 37992 N N N co N N N N 102 B AVE 10270 I / N O v n:�nnnnningnnn4nnng.nnn: (0 O v W O v O N v v V v (0 v co v O N v N N v V N v W N v 0` N M v M �n N 0 N ZZ V N Z7 MAPLE RIDGE ZONE AMENDING Bylaw No. 6621-2008 Map No. 1443 From: RS -2 (One Family Suburban Residential) To: R-3 (Special Amenity Residential District) L\ N SCALE 1:2,500 MAPLE RIDGE British Columbia Deep Roots PROPOSED SUBDIVISION LAYOUT District of Maple Ridge Planning Department 11995 Haney Place, Maple Ridge British Columbia, Canada V2X 6A9 Tel. (604) 463-5221 Fax. (604) 467-7329 File No: RZ/033/08 MAP #: EXIST. ZONE: RS -2 PROP. ZONE: R-3 -040- l CIVIC ADDRESS: 10366 - 240 ST., MAPLE RIDGE, BC LEGAL: LOT A, SECTION 3. TOWNSHIP 12, N.W.D.. PLAN 13554 a y1 4 _4093 -Era 10420 -1 4108 7 24086 568 86 8 399 � LANE 477 58 9 6 9 6 r �n an IyJ 'n a a a e Z E 1'I�:1 2,4080 J �o Ism 1i� 1 a o 7.5 �OI�s-11(v 1 394 n 4-� 7-E -9.14 "4.€- E 1/2 x028 - _B-_ - ^ Q 2+02 9 1 I I m5 ; 1 I I, I Iii i j_ It 11 1 I- 1 I ,n 9.6 a I .4- .r, -)I '19 10336 113 6 76-9 22.9 7,5 M' E..5 IM I�II�,169 [V ❑ ❑ O 45:7 n9-1 9.1 X9.1 YD m • 1036E 9 1 9.1 9.1 9.1 9-1 loLj i 8� 69 69 r69 69[] r'� a 15386 1•jtjj P L_J_ 41.1 240A ST 08 18 0355 ❑ 107. "Il•i1 17 ll 10349 10343 0 10.7 10.7 ea 15 10 7 07 156 107 E07 7$Y3 I140 10331 10325 10319 10313 10307 9 �i A A A R' 10.7 10.7 107 10.7 • LANE E I L1 w E N N 9 10358 240 ST 0.7 FSI 8 10352 n7 10.7 7 0346 107 10 0 113340 15..7 117.7 -3 10332 10-7 00.70o 4 10328 10.7 10.7 3 10322 19.7 I 10.7 10316 10.0. REM 1 10294 Q � 1_2.0 A 23986 H.Y. ENGINEERING LTD. • err i. pi f.F: 4(1 . fu u96 -*0-t 4ty •Weosite. "way 4m.erng: m .F9.< 601-583-1737 63.5 10337 GROSS SITE AREA: 6,478sgm (1.60ac) NOTE: ALL EXISTING ONSITE STRUCTURES ARE TO BE REMOVED UNLESS NOTED OTHERWISE CH.Y.#:103126A ALTERNATIVE#01 DATE: 01 MAY/12 SCALE: 1:1000 63.5 10309 ?lease dlmensl,4n lot frontages areas, name 8'ist1ng roads an, indicate north rroterred 8051?s• 1 500. 1:1000, 1: 2500. 1: 10,000 Metric Larger fnrrnat drawings may to attached as required H DW,; No E\PROJc TS\ 1()3/26A\PLANNING\ M..r P ri r OPIp AoLLs Grranr NFY� E District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: November 4, 2013 and Members of Council FILE NO: 2011-089-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Rezoning - First Extension Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. 6913-2012 22309 St Anne Avenue, 22319 St Anne Avenue and 22331 St Anne Avenue EXECUTIVE SUMMARY: The applicant for the above noted file has applied for an extension to this rezoning application under Maple Ridge Development Procedures Bylaw No. 5879-1999. This application is to permit the relocation, restoration and adaptive re -use of an existing heritage house (the Turnock/Morse residence) into a duplex and construction of a 66 unit four -storey multi -family apartment based on the Medium Density Apartment Residential (RM -2) Zone. RECOMMENDATION: That a one year extension be granted for rezoning application 2011-089-RZ and that the following conditions be addressed prior to consideration of Final Reading: Approval from the Ministry of Transportation and Infrastructure; ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; iii. Road dedication as required; iv. Consolidation of the development site; v. Removal of buildings other than the Turnock/Morse residence; vi. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office which addresses the suitability of the site for the proposed development; vii. Registration of a Restrictive Covenant at the Land Title Office protecting the Visitor Parking; viii. 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; -1- 1104 ix. Submission of reports from a structural engineer with expertise in heritage structures about moving the Turnock/Morse residence during construction, and from the registered heritage professional on record about amending the Heritage Conservation Plan with guidelines for moving, off site relocation / security measures and moving the Turnock/Morse residence back to a permanent location on the development site; x. Approval of a Temporary Commercial Use Permit for the off-site storage of Turnock/Morse residence. DISCUSSION: a) Background Context: Applicant: Bissky Architecture and Urban Design Inc. Wayne Bissky Owner: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Hiu Yang Lee Liu -Hsiang Hsieh Yu-Lun Chiang Lot: 9, D.L.: 398, Block: 5, Plan: 155; Lot: 10, D.L.: 398, Block: 5, Plan: 155; Lot: 11, D.L.: 398, Block: 5, Plan: 155 Port Haney Multi -Family, Commercial and Mixed -Use Port Haney Multi -Family, Commercial and Mixed -Use RS -1 (One Family Urban Residential) RS -1 (One Family Urban Residential) Surrounding Uses North: Use: Single -Family Residential Zone: RS -1 (One Family Urban Residential) Designation Port Haney Multi -Family, Commercial & Mixed -Use South: Use: Commercial & Single -Family Residential Zone: C-3 (Town Centre Commercial); RS -1 (One Family Urban Residential) Designation: Port Haney Multi -Family, Commercial & Mixed -Use East: Use: Single -Family Residential Zone: RS -1 (One Family Urban Residential) Designation: Port Haney Multi -Family, Commercial & Mixed -Use West: Use: Vacant Zone: RS -1 (One Family Urban Residential) Designation: Park Existing Use of Property: Proposed Use of Property: Site Area: Single -Family Residential Single -Family Residential and Multi -Family Residential 2,424 m2 -2- Access: St. Anne Avenue and 223rd Street Servicing: Urban Companion Applications: Development Permit - Port Haney and Waterfront (for the form and character of the proposed apartment building) This application is to permit the relocation, restoration and adaptive re -use of an existing heritage house (the Turnock/Morse residence) into a duplex and construction of a 66 unit four -storey multi- family apartment based on the Medium Density Apartment Residential (RM -2) Zone. b) Additional Terms and Conditions: In pursuing further details to complete this application, the applicant identified the need to temporarily relocate the Turnock/Morse residence so it is not impacted by excavations and construction of the proposed apartment building. The site being explored is a District owned lot that will double as a construction staging area with surveillance and security for the stored heritage residence. Terms and conditions are recommended to be added for the following: • Submission of a report from a structural engineer about safely undertaking the temporary relocation and final placement of the Turnock/Morse residence; • Submission of a report from the registered heritage professional of record for guidelines to be included in the Heritage Conservation Plan and to be followed for the proposed temporary and final move to be done in a safe manner and without risking any damage to the heritage value and character of the Turnock/Morse residence; and • Obtaining a temporary commercial use permit and necessary agreements to allow for the construction staging area and temporary storage site for Turnock/Morse residence. These are added as terms and conditions ix. and x. in the recommendation section of this report. c) Council Actions: The following dates outline Council's consideration of the application and Bylaw Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. 6913-2012: • The First Reading Report was considered on the April 2, 2012. • First Reading was granted April 10, 2012. • The Second Reading Report was considered on October 1, 2012. • Second Reading was granted October 9, 2012. • Public Hearing was held November 20, 2012. • Third Reading was granted November 27, 2012. Application Progress: The applicant is in the process of pursuing completion of the terms and conditions to be met prior to Final Reading of the Zone Amending Bylaw. The outstanding items are expected to be completed soon. -3- Alternatives: Council may choose one of the following alternatives: 1. Grant the request for extension; 2. Deny the request for extension; or 3. Repeal Third Reading of the bylaw and refer the bylaw to Public Hearing. CONCLUSION: The applicant has been actively pursuing the completion of this rezoning application and has applied for a one year extension. It is anticipated that within the next few months consideration for Final Reading approval will be applied for. "Original signed by Adrian Kopystynski" Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP Planner "Original signed by Christine Carter" 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 - Second Reading Report -4- APPENDIX A N 11768 LO P 50600 CON F NORTH AVE. N A o N 41 o °'44 N 11746 223 26 -P XI OCD R ti Ren 22347/51 -11• X Cb Rem Rem P51411 ' 39631 i 3814 BCS 3442 44 11740 45 _ N 155 47 a 49 50 Rem 117 AVE. Remi \32 N Rerr 222 66 C.) O N Rem 22318 N O) Cn 223 28 Cr N C3i N rn `'e) N CO N CO 1 31 29 155 28 11 73 9 27 11 710 1 155 2 22 P 21 20 1- 1 ti94, c<\ / Rem 5 Subject Properties i Rem <9)A 6 9s sP Rem 7 i N N N 8 155 11683 22309 CO 10 6i � 11 <''> =N 12 M co 223 51 Ca) LMS 2 749 17 155 14 if M NIm— 22369/73 NW?1811 16 116 17 P11527 ST. ANNE AVE. RP 53523 1 Rem 2 ' Rem C 11664 co M co M N o N N coCO N N N N *PPJ76 co N Rem 17 11654 22 21 20 19 18 11671 B IZ P 155 A11657 RP 6192 P 4 155 5 A P76188 N P 82887 A co NMin \ CO N N 11 1.0 CO N N P 12 M N N 155 13 PARK 14 ti N N P 2 6464 00 N N 11641 ill CALLAGHAN AVE. EP 5976 CALLAGHAN AVE. COo / Pcl.i \ 1163p I -, -, N/ _ in \s\,Ci N Scale: 1:1,500 e _.f Pitt __ gib '►► 22309/19/31 St Anne Ave �, ! EN,... -aa fYf 'I 7# .(u2) I ��va �.1 �� i to � CORPORATION OF •' 5i 01-0E-1011110-41� - ��. . ��,�- _ i jE �"�' _., MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT 7 District of N N �I rr�- Langley =1' =m] Jr�=� DATE: Sep 19, 2012 2011 -089 -DP BY: JV BAS ER-- MAPLE R11)0E B. E.l�ra�u�a�s Jrrn Kaci_ District of Maple Ridge APPENDIX B TO: His Worship Mayor Ernie Daykin MEETING DATE: October 1, 2012 and Members of Council FILE NO: 2011-089-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. 6913-2012 22309, 22319 and 22331 St. Anne Avenue EXECUTIVE SUMMARY: An application has been received for a Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw (HRA Bylaw), which involves the relocation, restoration and adaptive re -use of an existing heritage house, known as the Turnock/Morse residence. This heritage house, located at 22309 St. Anne Avenue, will be relocated to a more prominent location on the site and this, in turn, will accommodate the construction of a four -storey multi -family apartment. The proposal includes adapting the Turnock/Morse residence from a single-family use into a two -unit duplex. In exchange for protecting the heritage value of the Turnock/Morse residence, the applicant is seeking to supersede the Off -Street Parking Bylaw requirements to allow for reduced parking standards and the Zoning Bylaw to allow for reduced building setbacks and increased density. Consistent with the previous HRA bylaws brought forward to Council, a five-year property tax exemption, to the municipal portion of property taxes, is requested by the applicant. To date, two HRA bylaws have been adopted in Maple Ridge and both received five-year property tax exemptions. The HRA Bylaw was granted First Reading on April 10, 2012, attached here to has been amended as follows: • Changing the completion date in the Agreement for the lot consolidation requirement from October 15, 2012 to December 15, 2012 (Section 1 Condition Precedent); • Adding members of the British Columbia Association of Heritage Professionals as recognized "Registered Professionals" in Section 5 of the Agreement; and • Housekeeping changes to renumber some of the sections in the Agreement. With these changes and the additional information required from the applicant being received, the application may proceed to Second Reading and Public Hearing. RECOMMENDATIONS: 1. That Maple Ridge Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw No. 6913-2012 as amended, be given Second Reading and be forwarded to Public Hearing; and 2. That the following terms and conditions be met prior to Final Reading: i. Approval from the Ministry of Transportation and Infrastructure; ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; iii. Road dedication as required; iv. Consolidation of the development site; v. Removal of buildings other than the Turnock/Morse residence; vi. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office which addresses the suitability of the site for the proposed development; vii. Registration of a Restrictive Covenant at the Land Title Office protecting the Visitor Parking; viii. 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: Owner: Legal Description: Bissky Architecture and Urban Design Inc. Wayne Bissky Hiu Yang Lee Liu -Hsiang Hsieh Yu-Lun Chiang Lot: 9, D.L.: 398, Block: 5, Plan: 155; Lot: 10, D.L.: 398, Block: 5, Plan: 155; Lot: 11, D.L.: 398, Block: 5, Plan: 155 -2 OCP: Existing: Port Haney Multi -Family, Commercial and Mixed -Use Proposed: Port Haney Multi -Family, Commercial and Mixed -Use Zoning: Existing: RS -1 (One Family Urban Residential) Proposed: RS -1 (One Family Urban Residential) Surrounding Uses North: Use: Single -Family Residential Zone: RS -1 (One Family Urban Residential) Designation Port Haney Multi -Family, Commercial & Mixed -Use South: Use: Commercial & Single -Family Residential Zone: C-3 (Town Centre Commercial); RS -1 (One Family Urban Residential) Designation: Port Haney Multi -Family, Commercial & Mixed -Use East: Use: Single -Family Residential Zone: RS -1 (One Family Urban Residential) Designation: Port Haney Multi -Family, Commercial & Mixed -Use West: Use: Vacant Zone: RS -1 (One Family Urban Residential) Designation: Park Existing Use of Property: Single -Family Residential Proposed Use of Property: Single -Family Residential and Multi -Family Residential Site Area: 2,424 m2 Access: St. Anne Avenue and 223rd Street Servicing: Urban Companion Applications: Development Permit - Port Haney and Waterfront (for the form and character of the proposed apartment building) b) Project Description: Turnock Residence The Turnock Residence, located at 22309 St. Anne Avenue, was constructed by Joseph Dakin Turnock in 1938 and is listed in the Maple Ridge Heritage Inventory. In 1942, Joseph and his wife Hilda gave the house to their daughter Iris and her new husband Garnet Robert Morse as a wedding gift. At that time, Joseph converted the upper floor to a living unit for he and Hilda and they continued to live in the house, with Iris and Garnet, until Joseph completed construction of a new home on Fern Crescent. -3- The development proposal involves consolidating the Turnock/Morse site with the two adjacent sites on the east side, moving the existing heritage house closer to the corner of St. Anne Avenue and 223rd Street, and constructing a four -storey apartment building behind the heritage house. A Conservation Plan has thoroughly researched and documented the heritage value and character of the house to form the basis of guidelines for the preservation and restoration of the original form of the exterior and a rehabilitation of the interior of the heritage house. Recommendations have been provided on how to undertake this work, so that the heritage value of the building is protected throughout the process. The plan also contains the known historical details and architectural relevance of the site. This plan is attached as Schedule "C" to the HRA bylaw (see Appendix "B"). The restoration of the existing heritage house is intended to include interior modifications for two one -bedroom units, adapting the single-family use into a duplex. The four storey apartment is proposed to have a total of 66 one and two-bedroom units. Resident, heritage duplex and visitor parking is provided underground. Apartment Building The new four -storey building proposed in this application will qualify for the Town Centre Investment Incentives Program if the building permit is issued by the deadline date of December 30, 2013. A five-year heritage tax exemption is requested on the existing Turnock/Morse residence, for the municipal portion of taxes. The proposal is for a four -storey, 66 -unit apartment building, with underground parking. The HRA Bylaw provides for the RM -2 (Medium Density Apartment Residential District) zone, with variances noted elsewhere in this report, to be applied to regulate this apartment building. The design of the building will be subject to a development permit to be issued in conjunction with Final Reading. c) Planning Analysis: Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw The applicant is seeking to supersede the Zoning Bylaw and the Off -Street Parking Bylaw through the HRA Bylaw. Section 966 of the Local Government Act authorizes special powers to HRAs in that they may supersede many local municipal bylaws to enable unique opportunities for heritage conservation. If this development application did not include the conservation of a heritage resource, then a rezoning application for RM -2 (Medium Density Apartment Residential District) would be necessary to accommodate this proposal. The variations proposed for this project involve building setbacks that are significantly reduced from what would normally be permitted in an applicable zone and a slightly greater density. -4- The applicant is also proposing to provide fewer parking stalls than normally required and therefore, is seeking to supersede the Off -Street Parking Bylaw. The required number of parking stalls for the total of 68 units is 75, however, the applicant is only able to provide a total of 72 stalls for the development. Heritage Conservation Plan A Heritage Conservation Plan was completed for the Turnock/Morse residence, by Donald Luxton & Associates, who has undertaken a number of heritage projects in Maple Ridge over the years, including the Heritage Inventory where the subject residence is listed. The Plan documents the history, heritage value, architectural significance, conservation guidelines, and recommendations for the rehabilitation and preservation of the building's heritage value. This document serves as a valuable tool to guide the proposed work and the long-term maintenance of the building. It is attached to the HRA bylaw, as Schedule "C", and will aid in the long-term conservation of the heritage house and in the review of any future Heritage Alteration Permit Applications for the site. The Statement of Significance, located on page 15 of the Conservation Plan, states that the 1938 house is "valued as a picturesque example of a Cape Code cottage, a style that became increasingly popular in the two decades that followed the end of World War One." The Character Defining Elements listed on page 16 of the Plan are key physical features that contribute to the building's heritage value. The Character Defining Elements are: • location at the northwest corner of St. Anne Avenue and 223rd Street in the historic Port Haney neighbourhood of Maple Ridge; • continuous residential use; • residential form, scale and massing as expressed by its one and one-half storey height, side - gabled roofline, rectangular plan with projecting setback wing to the east, and offset front entry; • Period Revival "Cape Cod" details such as: clipped eaves; wide, random -width, cedar shingle siding with wide exposure to the weather; simple wooden trim; front and rear shed -roofed dormers; central red brick chimney; multi -paned wooden -sash windows including single and double fixed and double -hung assemblies; and inset shutter vents beside the fixed windows; • Interior features such as the living room fireplace with dark -red brick and wooden mantle, interior shutter vent doors, interior single panel doors and wrought iron balustrade. The Conservation Plan notes that the Standards & Guidelines for the Conservation of Historic Places in Canada is serving as a guide for this proposal. Two key Guideline principles highlighted in the Plan for directing the design scheme are as follows: • Designing a new addition in a manner that draws a clear distinction between what is historic and what is new; • Design for the new work may be contemporary or may reference design motifs from the historic place. In either case, it should be compatible in terms of mass, materials, relationship of solids to voids, and colour, yet be distinguishable from the historic place. -5- The proposed design of the new building is such that it is compatible with the heritage buildings, but the plans show that the two buildings will be distinct from each other through both building colour and design. The landscaped garden contributed to the heritage character and setting, therefore a number of these elements such as a trellis and original planting species are to be reinstated after construction is completed to harmonize the appearance of the heritage house within its new setting and to recall the original lush landscaping. Refer to Appendix C for more details. The conservation Plan notes that the conservation and the reuse of historic and existing structures supports the following sustainability strategies: • Reduction of solid waste disposal and the reduced impact on landfills; • Retention of embodied energy with the extended use or adaptive use of each existing heritage building (embodied energy is defined as the total expenditure of energy involved in the creation of the building and its constituent materials and upkeep over time.); • Conserving original historic materials that are significantly less consumptive of energy than many new replacement materials (often local and regional materials, e.g. timber, brick, concrete, plaster, can be preserved and reduce the carbon footprint of manufacturing and transporting new materials). Heritage Conservation Recommendations Various recommendations are made in the Heritage Conservation Plan with regards to the proposal and the restoration and protection of the building's heritage character and heritage value. These include: • Moving the house to the southwest corner is "an acceptable approach to rehabilitation within the context of the new development". • Preserving the roof character by introducing potential alterations to the roof structure at the rear, so they are not visible from the front facade. • Preservation of the original internal brick chimney that is a key Cape Code feature. • That a contractor trained in the repair of historic sash windows be retained to carry out the necessary restoration and preservation work. • Restore original front door location and reconstruct the original trellis feature. • Use historical building colours (identified from onsite sampling work). • When building is available for interior inspection, assess interior building features for condition and suitability of retention. • Use landscape materials that are based on those originally used at the site. Tax Exemption Bylaw In exchange for the long-term protection of the Turnock/Morse residence, a five-year tax exemption is requested for the existing heritage building only. Both duplex units will have a tax exemption. An exemption of the municipal portion of property taxes for protected heritage properties is permitted under Section 225(2)(b) of the Community Charter. The intent of the legislation is to encourage heritage conservation by mitigating the costs involved in preservation and restoration of the building's heritage value. Five year tax exemptions have been granted for the Miller Residence and -6- Billy Miner Pub HRA bylaws and one is also proposed (RZ/109/08) for the Beeton/Daykin HRA bylaw is at Third Reading. The municipal portion of property taxes for the Turnock/Morse residence for 2011 was $1,943.00. Official Community Plan: A number of policies in the Official Community Plan (OCP) apply to this proposal. These include policies in Chapter 4 Community Services and in the Town Centre Area Plan. In Chapter 4, the following OCP Policies apply with respect to heritage management: 4-43 The development application review process will include an opportunity to evaluate the overall impact of proposed development on the heritage characteristics and context of each historic community or neighbourhood. Conservation guidelines and standards should be prepared to aid in this evaluation and provide a basis from which recommendations can be made to Council. 4-44 Maple Ridge will endeavour to use tools available under Provincial legislation more effectively to strengthen heritage conservation in the District. Other planning tools will also be utilized where appropriate to establish a comprehensive approach to heritage management in the District. The conservation of the Turnock/Morse residence as well as insuring that the proposed apartment building is compatible with both the heritage building and the historical community has been achieved through the detailed analysis in the Conservation Plan forming part of the Heritage Revitalization Agreement that applies to this site. The Standards & Guidelines for the Conservation of Historic Places in Canada were used by the heritage professional preparing the Conservation Plan for the Turnock/Morse residence in accordance with these OCP policies. In the Town Centre Area Plan, the site is designated "Port Haney Multi -Family, Commercial and Mixed -Use" in the Town Centre Area Plan, which permits four -storey multi -family development, such as the one proposed. Area Plan policies that support the proposed application include: 3-34 Maple Ridge will continue to encourage the conservation and designation of heritage properties recognized as having heritage value. 3-35 Adaptive re -use of heritage properties is encouraged to enable the longevity of use and ongoing conservation of historical resources. 3-36 Parking is encouraged to be accessed from a rear lane or side -street, wherever feasible. -7- 3-38 Low-rise Multi -Family apartment, Commercial, and Mixed -Use in Port Haney should be a minimum of three (3) storeys and a maximum of four (4) storeys in height, with at least 90% of required parking provided underground. Development of a four -storey multi -family development on the subject sites would result in the adjacent single-family use site to the east being left to develop on its own. There is currently a four - storey mixed used building on the east side of this site. The development potential in Port Haney ranges from ground -oriented townhouse form of development to four -storey development. As such, the size and dimensions of the remainder lot would permit a RM -1 (townhouse residential) development, which is consistent with the Official Community Plan designation. 5-10 Laneways should have a maximum paved width of 6 metres. The laneway right-of-way is 10 metres and the additional width on the development side will be landscaped and maintained by the strata through a landscape covenant. Zoning Bylaw, Off -Street Parking & Loading Bylaw, and Variances: Adoption of HRA bylaws does not replace the existing zoning on a site and currently the three subject sites are zoned RS -1 (One Family Urban Residential). The subject development proposal is a close fit for the RM -2 (Medium Density Apartment) zone and it is intended that this zone will guide the requirements for the site with some setback variations and a slightly higher density. A Heritage Revitalization Agreement has the power to supersede the Zoning Bylaw and the variations to the Zoning Bylaw are identified in Schedule "F" to the HRA bylaw (Appendix "B"). The proposed setbacks are identified in the following table: Building Setbacks RM -2 Zone Requirements HRA Bylaw Proposal Front Yard 7.5m 3.6m Rear Yard 7.5m 4.2m Exterior Side Yard 7.5m 3.Om Interior Side Yard 7.5m 4.1m The density permitted under the RM -2 zone is a floor space ratio of 1.8. The applicant is seeking a floor space ratio of 1.817. In addition to superseding the RM -2 (Medium Density Apartment) zone for the specific use and design of the site, the applicant is seeking to supersede the Off -Street Parking Bylaw to reduce the parking standard from a required 75 stalls to a minimum of 72 stalls. The Town Centre Central Business District parking standards, which are the lowest in the municipality, were extended to the Port Haney area as part of the Town Centre Investment Incentives Program and these are the parking standards that would normally apply. -8- All of the parking is being provided in an underground parking area, including four visitor parking stalls, and two being allocated to the heritage house duplex. As the proposed HRA Bylaw varies use and density of use provisions, LGA Section 966 (8) requires a Public Hearing to be held. Development Permit and Heritage Alteration Permit The changes proposed to this site affect the existing heritage building and the construction of a new multi -family building. As such a Development Permit is required for the new four -storey residential building (pursuant to Section 8.7 of the Official Community Plan) to be processed concurrently with this HRA application. Apart from intensive residential development, development permits do not apply to single family houses. A development permit will apply to the proposed apartment and this HRA will apply to the heritage house with respect to their respective designs. To clarify this, a text amendment to the Official Community Plan, OCP Amending Bylaw No. 6907-2012, is currently at Third Reading, intended to waive the requirement of a Development Permit for existing heritage buildings in such circumstances, because any alterations to protected heritage buildings will be subject to a Heritage Alteration Permit. The subject site is located in the Port Haney & Waterfront precinct and as such, will be subject to the key guideline concepts for this precinct and the more general requirements of the Town Centre Development Permit Area Guidelines. Advisory Design Panel: The multiple residential component of this application was presented to the ADP on July 10, 2012. The applicant addressed the comments of the ADP as follows: Design Panel Comments Response Consider lane way trees (Street Trees along the lane) Trees along the lane are provided adjacent to North property Line on Site, as per the original plan. Consider providing screening between the refuse pick-up area and the patios Cedar hedging provided. Provide access from the surface parking to the 2nd heritage unit Sidewalk extended. Provide pedestrian access from parking spaces 41 & 42 to the entrance lobby Revised as requested. Consider including the space in the hallway, north of the elevator on upper floors, into the adjacent suite Revised as requested. Consider the heights of the window mullions on the north elevation Revised as requested. Consider reducing the overall amount of fencing and trellis by providing an accent at the main entrance of the apartment building Fencing and trellis provided to highlight and personalize entry points, to define public/private space and to compliment heritage theme. -9- Consider the design and proportions of the elevator tower Tower height has been reduced to its minimum height required for elevator. See revised elevations. Consider providing some alternate material to the vinyl siding Hardy board has been substituted for vinyl. Consider the window treatment on the south elevation Revised as requested. Consider provision of landscape grading plan in an effort to minimize the amount of retaining walls around patio and gardens Retaining walls have been limited to the South East area of the site. Consider additional continuous evergreen hedging between private patios and along lane hedge A continuous hedge would make the narrow space feel even more constrained. Openings allow light into this north -facing space and is consistent with CEPTED principles for safety Consider reducing the amount of surface parking and replace with green space/common amenity area Surface parking has been relocated to the underground parking as requested Development Information Meeting: A Development Information Meeting (DIM) was held by the applicant on Monday, May 7, 2012 at the CEED Centre Meeting Room. Four individuals attended. The applicant reports that comments were favorable towards the project. Some of the additional comments made were related to incorporating more trees at this and nearby sites to encourage birds, the degree of truck activity associated with construction (applicant to respond to individual directly), plans to construct of new sidewalks (to be provided by applicant in accordance with municipal standards), and making repairs to a fence shared by an adjacent property owner if its damaged during construction (applicant to respond to individual directly). d) Interdepartmental Implications: Engineering Department: Comments from the Engineering Department were provided to the applicant to resolve directly. Among the comments are the following: widening the south side of the lane; widening the east side of 223 Street to a collector standard, corner truncation; road resurfacing, sidewalk construction, street lighting and street tree planting; and cancelling an unnecessary sewer Statutory Right of Way. A servicing agreement and securities will be required prior to Final Approval. - 10 - Building Department: The comments provided from the Building Department are related to the location and width of the ramp to the underground parking, the location of garbage/recycling facilities, and spatial separation requirements under the Code. The architect has advised all these matters have been addressed. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the subdivision / consolidation is completed they will be responsible for maintaining the street trees. The required street trees will be provided and secured through the development permit for the multi -family residential use. Fire Department: The comments provided from the Fire Department relate mainly to the proposed apartment building, that will be addressed at the building permit stage. e) School District Comments: None required. f) Intergovernmental Issues: There are no known intergovernmental issues related with this application. CONCLUSION: The Turnock/Morse HRA Bylaw is the fourth application to be brought forward for Council consideration, within the past two years, and the second for the historic Port Haney area. The proposed Turnock/Morse residence is one of Port Haney's few remaining heritage buildings and preserving this building will help preserve the memories of the past as new development occurs. It is anticipated that shifting the original use of the existing heritage resources in Port Haney to new adaptive uses is key to preserving these buildings over the long term. Additionally, the new four storey building being proposed is sympathetic to the heritage building being preserved and is the kind of new development and density that is encouraged for Port Haney in the Town Centre Area Plan. -11- It is recommended that Second Reading be given to Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw 6913-2012, and that application 2011-089-RZ be forwarded to Public Hearing. "Original signed by Adrian Kopystynski" Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP Planner "Original signed by Christine Carter" 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 Kelly Swift" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Heritage Designation and Revitalization and Tax Exemption Agreement Bylaw 6913-2012 Appendix C - Site Plan Appendix D - Rendering Appendix E - Landscape Plans - 12 - SA Ai' - Orrn Rana District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: November 4, 2013 and Members of Council FILE NO: RZ/063/10 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Rezoning — Final One Year Extension Maple Ridge Official Community Plan Amending Bylaw No. 6752-2010 and Maple Ridge Zone Amending Bylaw No.6751-2010 11655 Burnett Street EXECUTIVE SUMMARY: Council granted a one year extension to the above noted application on November 13, 2012. The applicant has now applied for a final one year extension under Maple Ridge Development Procedures Bylaw No. 5879-1999. The proposal is to rezone the subject property from RS -1 (One Family Urban Residential zone) and C- 3 (Town Centre Commercial zone) to RM -2 (Medium Density Apartment Residential zone) to allow future construction of a four -storey apartment building with 21 units. This project meets the requirements for inclusion in the Town Centre Incentives (TCI) Program under the "New Residential Construction -4 storeys and higher" category falling within Sub Area 1 of the Town Centre Area. The applicant has been informed about the Town Centre Incentives program expiry date of December 30, 2013, prior to which a Building Permit must be issued. RECOMMENDATION: That pursuant to Maple Ridge Development Procedures Bylaw No. 5879-1999, a final one year extension be granted for rezoning application RZ/O63/1O (property located at 11655 Burnett Street) and that the following conditions be addressed prior to consideration of final reading: Approval from the Ministry of Transportation; ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; iii. Amendment to Schedule "C" of the Official Community Plan; iv. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; v. Road dedication as required; vi. Removal of the existing buildings; vii. Park dedication as required; 1- 1105 viii. Registration of a Habitat Protection Restrictive Covenant for environmentally sensitive areas that will be outside the areas dedicated as park; ix. Registration of a Restrictive Covenant protecting the Visitor Parking. DISCUSSION: a) Background Context: Applicant: Owner: Wayne Bissky of W S Bissky Architect Inc. Shishu P Sharma and Sheila Sharma Legal Description: Lot: 10, Section: 17, Township: 12, Plan: 12197; PID: 008-956-278 OCP: Existing: Low -Rise Apartment, Conservation Zoning: Existing: RS -1 (One Family Urban Residential), C-3 (Town Centre Commercial) Proposed: RM -2 (Medium Density Apartment Residential) Surrounding Uses: North: Use: Apartment Zone: C-3 (Town Centre Commercial), RS -1 (One Family Urban Residential) Designation Low -Rise Apartment, Conservation South: Use: Single Family Residential Zone: RS -1 (One Family Urban Residential) Designation: Low -Rise Apartment, Conservation East: Use: Single Family Residential Lougheed Highway and Burnett Street. Zone: RS -1 (One Family Urban Residential) Designation: Urban Residential West: Use: Single Family Residential Zone: RS -1 (One Family Urban Residential) Designation: Ground -Oriented Multi -Family Existing Use of Property: Vacant Proposed Use of Property: Multi -Family Residential (Apartments) Site Area: 0.58 acre (2347.26 m2) Access: Burnett Street Servicing requirement: Full Urban Standard Companion Applications: DP/063/10; DVP/063/10; 2011 -039 -DP (WPDP) This application is to permit 21 units in the RM -2 (Medium Density Apartment Residential) zone. 2- The following dates outline Council's consideration of the application and Bylaws 6752-2010 and 6751-2010: • The First Reading Report was considered on August 30, 2010. • First Reading was granted August 31, 2010. • The Second Reading Report was considered on August 29, 2011. • Second Reading was granted August 30, 2011. • Public Hearing was held September 20, 2011. • Third Reading was granted October 11, 2011. • First extension was granted November 13, 2012. Application Progress: The applicant has finalized most of Council's conditions to be met prior to Final Reading of the proposed bylaws and is working on acquiring financing to build the project. Alternatives: Council may choose one of the following alternatives: 1. grant the request for extension; 2. deny the request for extension; or 3. repeal third reading of the bylaw and refer the bylaw to Public Hearing. CONCLUSION: The proposal is located within the south-eastern portion of the Town Centre Area and fits well with Council's vision of increasing residential density within the Town Centre Area. It is anticipated to provide smaller units (one and two bedroom units ranging from 56 m2 to 78.6 m2 unit size each). It also promises substantial clean-up and enhancement in the riparian areas around Creek 33 and its tributary, including dedication of conservation areas on site. The applicant has requested for a final one year extension to complete the project. "Original signed by Rasika Acharya" Prepared by: Rasika Acharya, B -Arch, M -Tech, UD, LEED® AP, MCIP, RPP Planner "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Ouinn" Approved by: Frank Quinn 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 - Rezoning - First Extension Report -3- APPENDIX A V E. -Fa '2- Rem a s 67o P 8 Re NW �° 1830 �o� LOT S1/25 11716 N N N N N 15;1 1 �N ti 3 2 ~ 3O P 12588 c) 0 11695 N co 3 �c�0' d Remi 11690 60' N 1 o 227 N. O11681 _ _I LOT 2 P 12588 La - a 4 11669 N 2 r/9,153 04 0) 2 \11678 228 1167 5 229 S TI ,I 5 11661 �. 77 1 cab 11cP N�Q 11671 '�, 238 11667 P 121970 ,'64854 8 Subject Property j J J N 6 N N ^ 0j 11663 11646 9 Q� P 12197 11655 240 1659 1241 erri 227 88 W 227 98 11632 2 11644 t EP 12951 P 12316 11633 M 6V' P 16011 6, B $go 12 Rem. 11621 1 P 12316 0 2 2 5 ��og� 3 5 13 0o q 11607 RP 13279 P 14A 061 �°0�°2 22908/10 22904/06 122790 d 22782 J 14 1011597 yr N. A cv 9 NWS 3378 P 16473 Y- 11585 a co 8 � 1 L\1\, N Scale: 1:1,500 Cit'a...ftt __ Mea�owsPi R. "'�► 11655 Burnett St I ill 0 - ° 73 ! (/1 � �� !' 1Iii• . E. I to r ---74 Jy E' gomme m. CORPORATION OF THE DISTRICT OF `ki ``iLIN .fid f llir ,W` lI�i. Y VR� � -fes: II �a LI II ■..-• _ ! L MAPLE RIDGE MAPLE RIDGE Dingleytrict �! British Columbia PLANNING DEPARTMENT P Langley =1�-a= �'-��• ■b � Jr-=- DATE: Nov 1, 2012 RZ/063/10 BY: JV ASER�, 411. MAPLE RIDGE eru.I s. TO: APPENDIX B District of Maple Ridge :,rrn His Worship Mayor Ernie Daykin MEETING DATE: November 5, 2012 and Members of Council FILE NO: RZ/063/10 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Rezoning - First Extension Maple Ridge Official Community Plan Amending Bylaw No. 6752-2010 and Maple Ridge Zone Amending Bylaw No.6751-2010 11655 Burnett Street EXECUTIVE SUMMARY: The applicant for the above noted file has requested an extension to this rezoning application under Maple Ridge Development Procedures Bylaw No. 5879-1999. The proposal is to rezone the subject property from RS -1 (One Family Urban Residential zone) and C-3 (Town Centre Commercial zone) to RM -2 (Medium Density Apartment Residential zone) to allow future construction of a four -storey apartment building with 21 units. This project meets the requirements for inclusion in the Town Centre Incentives (TCI) Program under the "New Residential Construction -4 storeys and higher" category falling within Sub Area 1 of the Town Centre Area. The applicant has been actively working towards satisfying Council's conditions and it is anticipated that final approval will be sought within a few months. RECOMMENDATION: That a one year extension be granted for rezoning application RZ/063/10 and that the following conditions be addressed prior to consideration of Final Reading: Approval from the Ministry of Transportation; ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; iii. Amendment to Schedule "C" of the Official Community Plan; iv. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; v. Road dedication as required; vi. Removal of the existing buildings; vii. Park dedication as required; viii. Registration of a Habitat Protection Restrictive Covenant for environmentally sensitive areas that will be outside the areas dedicated as park; ix. Registration of a Restrictive Covenant protecting the Visitor Parking. -1- DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Use: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Companion Applications: Wayne Bissky of W S Bissky Architect Inc. Shishu P Sharma and Sheila Sharma Lot: 10, Section: 17, Township: 12, Plan: 12197; PID: 008-956-278 Low -Rise Apartment, Conservation RS -1 (One Family Urban Residential), C-3 (Town Centre Commercial) RM -2 (Medium Density Apartment Residential) Apartment C-3 (Town Centre Commercial), RS -1 (One Family Urban Residential) Low -Rise Apartment, Conservation Single Family Residential RS -1 (One Family Urban Residential) Low -Rise Apartment, Conservation Lougheed Highway and Burnett Street, beyond which is Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Single Family Residential RS -1 (One Family Urban Residential) Ground -Oriented Multi -Family Vacant Multi -Family (Apartments) 0.58 acre (2347.26 m2) Burnett Street Full Urban DP/063/10; DVP/063/10; 2011 -039 -DP (WPDP) This application is to permit 21 units in the RM -2 (Medium Density Apartment Residential) zone. The following dates outline Council's consideration of the application and Bylaw/s 6752-2010 and 6751-2010: • The First Reading Report was considered on August 30, 2010. • First Reading was granted August 31, 2010 • The Second Reading Report (see attached) was considered on August 29, 2011. • Second Reading was granted August 30, 2011. • Public Hearing was held September 20, 2011 • Third Reading was granted October 11, 2011 -2- Application Progress: Approval from the Ministry of Transportation was received on November 25, 2011. The applicant has completed most of the terms and conditions to be met prior to Final Reading of the Zone Amending Bylaw. The major outstanding item is the finalizing of the Rezoning Servicing Agreement outlining the off-site servicing upgrades and the associated monies. The initial design for off-site servicing works has undergone revisions based on comments from the Engineering Department and the final drawings are being prepared by the applicant's engineer which is anticipated to be submitted soon. It is anticipated that final approval along with the Development Permit (form and character) approval will be sought within a couple of months. Alternatives: Council may choose one of the following alternatives: 1. Grant the request for extension; 2. Deny the request for extension; or 3. Repeal Third Reading of the bylaw and refer the bylaw to Public Hearing. CONCLUSION: The proposal is located within the south-eastern portion of the Town Centre Area and fits well with Council's vision of increasing residential density within the Town Centre Area. It is anticipated to provide smaller units (one and two bedroom units ranging from 56 m2 to 78.6 m2 unit size each). It also promises substantial clean-up and enhancement in the riparian areas around Creek 33 and its tributary, including increased conservation areas on site. The applicant has been actively pursuing the completion of this rezoning application and has applied for a one year extension. It is anticipated that within the next few months, request for Final Reading approval will come in. "Original signed by Rasika Acharya" Prepared by: Rasika Acharya, B -Arch, M -Tech, UD, LEED® AP, MCIP, RPP Planner "Original signed by Christine Carter" 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 - Second Reading Report -3 Rem. 63 P51655 a 0 RITCHIE AVE_ r--- r-c..112 18 0,e 11 2 11992 11695 co 10 M1 c, ti 3 11682 0o a) 11681 a a 11672 4 11669 8 5 11662 11661 7 rn r_o ti rn 6 rn ti CV N Cy Cy CD CD r▪ y 16 15 7 CO N 14 13 a S 1/2 1 11749 LP 82566 A P81957 LOT 1 171-. \ ti m a LOT 2 2 e r'+>Luu.I Rem. 108 11747 Rem N 1/2 5 1736 o CO co Rem a S 1/2 5 11716 11739 cm 68 co co v CL 67 Li, ry P 12588 Remi 60E.ry 11690 1 P 12588 2 F7 SUBJECT PROPERTY • a 227 a 228 10 11848 9 / P12197 11632 EP 12951 B Alen 240 2 P 12316 11633 Rem. 1 12316 11621 1 CLIFF AVE. 1 d rn P r1 0 3R." 51 v 4,9 P 8881 Rem.A N P 703 10 83 2•7 01 11659 241 117 AVE. CO CO 243 244 P §5141 11686 242 t - O 24. 11680 171 172 17: GILLEY AVE 10 A9P 0) 13 0 22790 a 2— J 22782 14 A 11607 RP 13279 10 11597 17 A P 16473 NWS 3378 1 P 83761 11567 m 9 10 11 12 13 1 a 07 M LMP 52799 r ° 3 - 4 M � N nl 11553 1 1 LMP 30408 '0. 18 BO. RF Scale: 1:2,000 Cit .f Pitt Measows District of Langley 11655 BURNETT STREET CORPORATION OF THE DISTRICT OF MAPLE RIDGE DATE: Oct 29, 2012 FILE: RZ/063/10 BY: PC MAPLE RIPE ❑a 9p Hun's r7rcalerflplphl5 District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: August 29, 2011 and Members of Council FILE NO: RZ/063/10 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Maple Ridge Zone Amending Bylaw No. 6751-2010; First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No. 6752-2010 11655 Burnett Street EXECUTIVE SUMMARY: On August 31, 2010 Council gave First Reading to this application and the applicant had one year to submit all the pending reports/applications and present to the Advisory Design Panel. This has been accomplished. The proposal is to rezone the subject property from RS -1 (One Family Urban Residential) and C-3 (Town Centre Commercial) to RM -2 (Medium Density Apartment Residential) to allow future construction of a four -storey apartment building with 21 units. This project meets the requirements for inclusion in the Town Centre Incentives (TCI) Program under the "New Residential Construction -4 storeys and higher" category falling within Sub Area 1 of the Town Centre Area. RECOMMENDATIONS: 1. That in accordance with Section 879 of the Local Government Act opportunity for early and on- going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 6752 - 2010 on the municipal website, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a public hearing on the bylaws; 2. That Maple Ridge Official Community Plan Amending Bylaw No. 6752-2010 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6752- 2010 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Maple Ridge Official Community Plan Amending Bylaw No. 6752-2010 be given First and Second reading and be forwarded to Public Hearing; 5. That Zone Amending Bylaw No. 6751-2010 be given Second reading and be forwarded to Public Hearing; and 6. That the following terms and conditions be met prior to final reading. i. Approval from the Ministry of Transportation; ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; iii. Amendment to Schedule "C" of the Official Community Plan; iv. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; v. Road dedication as required; vi. Removal of the existing buildings; vii. Park dedication as required; viii. Registration of a Habitat Protection Restrictive Covenant for environmentally sensitive areas that will be outside the areas dedicated as park; ix. Registration of a Restrictive Covenant protecting the Visitor Parking. DISCUSSION: a) Background Context: Applicant: Owner: Wayne Bissky of W S Bissky Architect Inc. Shishu P Sharma and Sheila Sharma Legal Description: Lot: 10, Section: 17, Township: 12, Plan: 12197; PID: 008-956-278 OCP: Existing: Low -Rise Apartment, Conservation Zoning: Existing: RS -1 (One Family Urban Residential), C-3 (Town Centre Commercial) Proposed: RM -2 (Medium Density Apartment Residential) Surrounding Uses: North: Use: Apartment Zone: C-3 (Town Centre Commercial), RS -1 (One Family Urban Residential) Designation Low -Rise Apartment, Conservation 2- South: Use: Zone: Designation: East: Use: West: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Companion Applications: b) Site and Project Description: Single Family Residential RS -1 (One Family Urban Residential) Low -Rise Apartment, Conservation Lougheed Highway and Burnett Street, beyond which is Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Single Family Residential RS -1 (One Family Urban Residential) Ground -Oriented Multi -Family Vacant dilapidated structures Multi -Family (Apartments) 0.58 acre (2347.26 m2) Burnett Street Full Urban DP/063/10; DVP/063/10; 2011 -039 -DP (WPDP) The subject site located at 11655 Burnett Street, is trapezoidal in shape with an approximate area of 2339.99 m2 (0.58 acres), located on the south-eastern edge of the Town Centre Area. An existing vacant house was recently removed and an outbuilding situated at the northeastern portion of the lot, exists in a dilapidated condition. The south and west edges of the property are impacted by Creek 33 and an unnamed tributary, designation 'conservation" in the Town Centre Area Plan. The proposed apartment building is within 50 metres of the top of bank and requires a Watercourse Protection Development Permit. It is anticipated that the riparian areas will be cleaned, enhanced, re -vegetated and dedicated as "park". This application is to rezone the subject property from RS -1 (One Family Urban Residential) and C-3 (Town Centre Commercial) to RM -2 (Medium Density Apartment Residential) to permit the development of a four storey apartment building containing approximately 21 units. A similar apartment building was recently completed to the north. A Geotechnical Report dated May 09, 2011 by Valley Geotechnical Engineering Services Ltd, has been submitted, noting that the site can be safely used for the intended use. Main access to the site is proposed from Burnett Street. Garbage and recycling bins are proposed in a weatherproof enclosed room adjacent to the driveway. Landscaping is proposed to enhance semi -private areas and buffer adjacent uses. This proposal is taking advantage of the reduced parking standards applicable for development within Central Business District and the Sub -Area 1 of the Town Centre Incentives program and proposes at grade parking stalls for residents and visitors. Main access to the site is from Burnett Street. A Traffic Impact Analysis Report dated August 11, 2011 by OPUS International Consultants Ltd. concludes that the existing intersection at Lougheed Highway and Burnett Street does operate adequately and safely and that the proposed project does not negatively impact the existing traffic. -3- c) Planning Analysis: Official Community Plan & the Town Centre Area Plan: The subject property is located within the Central Business District and is designated "Low -Rise Apartment" and "Conservation" in the Town Centre Area Plan. The proposed RM -2 (Medium Density Apartment Residential) zoning aligns with the Low -Rise Apartment land use designation which is intended to be 3 to 5 storey apartment form of housing with central access to all the units. However, an amendment to schedule C of the Official Community Plan is required to adjust the conservation boundary after significant portion of the environmentally sensitive areas is dedicated as "park". In addition to this some environmentally sensitive areas outside the dedicated areas, will be placed under a Habitat Protection Restrictive Coveanant. Zoning Bylaw: The current application proposes to rezone the property located at 11655 Burnett Street from RS -1 (One Family Urban Residential) and C-3 (Town Centre Commercial) to RM -2 (Medium Density Apartment Residential) to permit the development of a four storey apartment building containing approximately 21 units (1 and 2 bedroom units ranging from 56 m2 to 78.6 m2 unit size each). The proposed RM -2 (Medium Density Apartment Residential) zone is intended for low to medium density apartment use and permits a maximum floor space ratio of 1.8 times the net lot area. The usable open space required in this zone is 20% of the consolidated net lot area and the required common activity area in this zone is 1 m2 per unit. The maximum height permitted in this zone must not exceed 15 metres and 4 storeys. The permitted minimum setback from all property lines for this zone is 7.5 metres. The proposed zone also requires a minimum of a common usable open space of 20% of the net lot area and the applicant has proposed an open space of 328.6 m2. The zone also requires a Common Activity Area of 1 m2 per unit. 38.7 m2 of Common Activity Area has been proposed (Appendix D). It is anticipated that some retaining wall height and setback variances will be required for the proposed structure, due to significant portion of the lot that will be dedicated as "park". These will be discussed in a future report for Council consideration. Off -Street Parking and Loading Bylaw: This proposal is subject to the revised minimum parking standards applicable within the Central Business District of the Town Centre Area due to location. The Town Centre Parking Strategy completed in 2008 revisited parking standards for some uses within the Town Centre Area and include revised parking standards for residents based on number of bedrooms for a multi -family residential use. For this proposal, as per Section 10 of the Maple Ridge Off -Street Parking and Loading Bylaw 4350-1990, a minimum of 1.0 space per one bedroom unit and 1.10 spaces per two bedroom unit, is required to cater to the residents parking requirement and 0.2 space per unit for the visitors parking (without off-street parking available) is required. Out of the total parking spaces required, 10% of them may be for small cars. This proposal requires 22 resident parking spaces and 5 visitor parking spaces, as per the ratios stated above. A total of 27 at grade parking spaces (including one handicapped and two small cars), for residents and visitors have been proposed -4- (Appendix D). Section 10.3 of this bylaw also specifies long-term and short-term bicycle parking required for all developments within the Town Centre Area. Based on the ratio of 6 spaces for every 20 units, 4 short-term bicycle racks have been proposed closer to the main entrance foyer of the building, in a well -lit area visible to pedestrians and cyclists. Based on the ratio of 1 long-term parking space for every 4 units, 6 long-term bicycle storage lockers have been proposed within the at grade parkade, closer to the Common Activity Area (Appendix D). Development Permits: Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development Permit application is required for all developments and building permits within 50 metres of the top of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. The proposal is within 50 metres of the top of bank of Creek 33 and its unnamed tributary; hence subject to Watercourse Protection Development Permit approval. This will be approved after final reading by Council on the rezoning application. The Town Centre area is divided into seven precincts and the subject site lies within the South of Lougheed Highway (SOLO) precinct of the Town Centre Area, which supports development of a 3 to 5 storey apartment building. This proposal is for a four storey building. Pursuant to Section 8.11 of the Official Community Plan the proposal is subject to the Town Centre Area Development Permit guidelines to address the form and character of the development. This will be the subject of a future Council report. Advisory Design Panel: On May 10, 2011, the Advisory Design Panel reviewed the proposal and resolved that the following issues/concerns be addressed with the Planning Department and further that Planning staff forward this on to the Advisory Design Panel for information: • Consider reconfiguring the bike storage area; • Consider addition of security around the parkade; • Reconsider treatment of the front entrance; add an entry statement; • Consider the addition of prominent features to the visible corners of the building; • Re address the common activity area; include a backdrop element other then chain link fence; architectural wall or screen; • Consider addition of benches or other permanent furniture; • Consider two storey culture stone elements where lower floor and upper floors align; • Consider the addition of stone cladding to the exterior parkade columns; • Consider relocating visitor parking closer to elevator lobby; • Consider green wall element near visible elevations; • Consider Reducing the prominence of fire fighter access stairwell; • Reconsider the use of western red cedar adjacent to the building to a smaller more appropriate building edge tree; more columnar; • Consider simplifying the variety of planting species around building edge; • On Drawing A07 correct the labeling of the South and West elevations. -5- The project architect has addressed the Panel's concerns and revisions have been sent to the Panel for review. This will be discussed in the Development Permit report at a later date for Council consideration. Development Information Meeting: As per Council Policy 6.20, a Development Information Meeting is not required for a proposal with less than 25 units. This project is proposing 21 units. d) Citizen/Customer Implications: The affected parties/citizens will get an opportunity to express any concerns at the Public Hearing. e) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposal and has the following comments: • West side of Burnett Street needs to be widened to the collector standard. At the south property line the dedication would be approximately 4 metres and would curve or taper to zero moving to the north. Exact road dedication will depend on the final road design; • Other upgrades include the following: New curb, gutter and sidewalk on the west side of Burnett Street fronting this property; A davit -arm street light on the west side of the road near the south end of the site; Street Trees for the frontage of the subject site; under -ground utilities; review existing water system in the area and confirm adequacy for the proposed development; Fire Department: The Fire Department has reviewed the proposal and comments have been provided to the applicant. The applicant has revised drawings to address concerns and ensured that all these will be addressed through the Building Permit drawings at a later date. Building Department: The Building Department has reviewed the proposal and comments have been provided to the applicant. Revisions have been incorporated into the Geotechnical Report to address concerns expressed. The applicant has ensured that any other concerns will be addressed through the Building Permit drawings at a later date. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the development permit is approved they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be some additional trees which will be based on the landscape plan submitted by the Landscape Architect and will be attached to the approved Development Permit. -6- The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements. f) School District Comments: A referral was sent to the School District Office and there was no response. g) Intergovernmental Issues: Ministry of Transportation: On December 21, 2010, a referral was sent to the Ministry of Transportation. Preliminary approval from the Ministry, for one year, was received on January 13, 2011. Local Government Act: An amendment to the Official Community Plan requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the Act. The amendment required for this application, (defining the conservation boundary) is considered to be minor in nature. It has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. h) Environmental Implications: The subject site is impacted by Creek 33 (nutrient stream) and its unnamed tributary on the western boundary (Appendix A). The proposal is within 50 metres of the top of bank and hence subject to Watercourse Protection Development Permit approval. An Environmental Assessment Report dated April 04, 2011 by TERA Planning Ltd. has been submitted along with the Water course Protection Development Permit application that is being processed. This report identifies the riparian area around the watercourse which will be cleaned of blackberry species and enhanced/re-vegetated before dedicating as "park" to the District. Some areas outside the dedicated areas will be placed under a `Habitat Protection Restrictive Covenant". Approximately 1006.3 m2 of the area will be dedicated as "park" and 207.4 m2 of the area covenanted, for conservation purposes. The goal of the enhancement is an environmental management concept which provides more water to the stream, stabilize the ravine slopes and provide a riparian protection zone. Some enhancements proposed include: clean up garbage/debris and re -slope eroding side -slopes of the ravine; eradicate blackberry/invasive species; plan and restore the area. A refundable security to do these works will be paid by the applicant to do these works and will have a 5 year maintenance agreement to ensure the planting survives. -7- CONCLUSION: The proposal is located within the south-eastern portion of the Town Centre Area and fits well with Council's vision of increasing residential density within the Town Center Area. It is anticipated to provide smaller units (1 and 2 bedroom units ranging from 56 m2 to 78.6 m2 unit size each); substantial clean-up and enhance the riparian areas around Creek 33 & its tributary, including increased conservation areas. The proposal qualifies for the Town Centre Incentive Program hence it is recommended that this proposal be given Second Reading and forwarded to Public Hearing. Prepared by: Rasika Acharya, BArch, M -Tech, UD, LEED® AP Planner U 1 aichi pproved by: Jane Pickering, MCP, MCIP Director of Planning 1 Approved by: / Frank •uinn, MBA, P.Eng r GM: Public Works & Development Services currence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - OCP Amending Bylaw 6752-2010 Appendix C - Zone Amending Bylaw No. 6751-2010 Appendix D - Proposed Site Plan Appendix E - Proposed Elevations Appendix F - Proposed Landscape Plan -8- 245 Rem 63 P 51655 RITCHIE AVE. O h. N 12Q NW 1830 e° 1 11 2 11692 11695 10 n 3 11682 p^p o 11681 0_ n. 9 4 11672 11669 8 5 11662 11661 7 2 I -n 0 6 N N N N N N 16 15 14 m 00 N N 13 aD a S 1/2 1 11749 LP 82566 A P 81957 A� APPENDIX A Rem N 1/2 5 11736 O7) Rem S 1/2 5 11716 W 11739 68 rn m 67 CV CLIFF AVE. N C7 2 N 3 P71.17 P 8881 Rem. A N P 703 1 2 P 12588 Rem.1 11690 m 227 N ti a 228 244 5141 11675 11632 EP 12951 B 1 P 83761 SCALE 1:2,000 District of Langley 11655 BURNETT STREET CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Apr 6, 2011 FILE: VP/063/10 BY: PC APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6752-2010 A Bylaw to amend Schedule "C" forming part of the Official Community Plan Bylaw No. 6425-2006 as amended WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedule "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6752-2010 3. Schedule "C" is hereby amended for that parcel or tract of land and premises known and described as: Lot 10 Section 17 Township 12 New Westminster District Plan 12197 and outlined in heavy black line on Map No. 801, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adjusting Conservation boundary. 4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the day of . A.D. 20 . READ A SECOND TIME the day of , A.D. 20 PUBLIC HEARING HELD the day of , A.D. 20 . READ A THIRD TIME the day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER 2 0 co co it 7 0 N N 15 N N 15 2 11695 co 3 r -- r-- 11681 00 4 11669 5 11661 m 6 N N co co 14 13 0) m N 12 m5 0) N 222 f� r- \Y (7, Q� a ti J LOT 2 LMP 261 P 12588 Rem.1 11690 E 60' &I 1 P 12588 2 1164&.54 11646 9 8 i,P1121971 (r , � l BCP 356 10 P 12197 117 AVE. 0 227 N 0 co 0 228 11675 11663 240 11632 1 EP 12951 B 13 rn 22790 � 1 22782 2 J 14 co 111 M 1 0 2 P 12316 11633 Rem. 1 P 12316 A VA'DLE RIDG OFFIC Bylaw No. 6752 2010 Map No. 801 From: Conservation To: 11621 A 11607 RP 13279 10 11597 r. 9 Rem E 11644 6 P 16011 9,0 ai 2-'- 43 0) rn ti 5e cc P 14406 00`0r4 z 1 �g 2 m22908/10 22904/06 3 NWS 3378 11659 241 AL COV Low—Rise Apartment \ITY PLA\ AVE\DI\C MAPLE RIDGE British Columbia 4\1 SCALE 1:1,500 APPENDIX C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6751 - 2010 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. 6751- 2010." 2. That parcel or tract of land and premises known and described as: Lot 10 Section 17 Township 12 New Westminster District Plan 12197 and outlined in heavy black line on Map No. 1488 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RM -2 (Medium Density Apartment Residential) 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 31st day of August, A.D. 2010. 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 2 10 n t -- co ❑_ T co n N N 2 11695 m 3 r` 11681 0 4 11669 5 11661 m 6 N N 15 14 13 0) rn N. N N •-'i 1171 b 0 -J P 12588 Rem.1 11690 0 E 0) 60' N 1 c`11- 117 1-117 AVE. 0 227 N 0 u5 0 228 11675 y8 S4 8 I �gn BCP 356 9 10 11646 Q P 12197 11632 2 P 12316 11633 Rem E 11644 A 11659 241 Rem. 1 P 12316 11621 6 P 16011 22$90 22790 22782 14 15 13 A 11607 RP 13279 r. 9 10 11597 VADLF AGF ZO\E AV- \DI\G Bylaw No. 6751 2C10 Map No. 1288 From: RS -1 (One Family Urban Residential) C --3 (Town Centre Commercial) RM -2 (Medium Density Apartment Residential) To: NWS 3378 MAPLE RIDGE 0r..is c Luna;:, LN SCALE 1:1,500 Zoning Analysis of 11855 Burnett Site Dal• M.�pn C11ae. P NO a 1,..d,,. 3.121., • ror..1S.Faa. , a2.00ma0&0.aS t 12.1.1 E014111106/ .141100 N. 46.1 03.2 n▪ ow.ax..0w: 1300. 1300.0. TN 03.90: 70,616 Parcentsp.00.10l610136 m 13 13m 8l 0,0 rn e�.bB. 7 Dam X06 :1068.1.40013.313.OCP . nu6r16rn er 4sto.e 1. ,3.00 3 3.1.3.14.13100pin 413.0 • Fl;,M• .. O. ..63.3..1631.... 470.663. 21 11,61.14 UM D. 1 Bulttorn 01.0 fa Unel F-1 .rcem 72.0 m2 10.1.0 m2 21,6 216.1 m2 233.0 Trannessi 113.0m .13,30 43.10.11.1000. 160. .. �, 12 4.2 W. Sw . rm� 6.da 10661.13106 ar w. 1113.10110.16.0.0. o; 13 � ma:3 e. 0. Y A n! Propit tqr Tp scuro.1 a.err.n a ..0C!a tas•x3*1 PRELIMINARY ONLY NOT FOR CONSTRUCTION Y Original Lot Line Dimensions l! Lig! thy Fl t.m / Proposed Property '1300 sq m / m Proposed Lot Line Dimensions e6 Plan e 539 Rr+rr,pci , i RrF��31 r fi7 f /,+u a+ � ,c� Proposed Site Plan with Survy 9wri See Sheet A04 For lot grading and site dimensions Burnett Apartment Building se o c 76 m 2 m• o A01 1 • 0 Il.�eh.y�.pFrC`3w.�:�[I'i`�IjMyhSq:+!}l�`"i6 r •..1 TO SCALE 11100 105110 ON ARCM 0006"* 24") PRELIMINARY ONLYyNOTLFOES RNCTONSFINAL w CONSTRUCTION South Elevation Scale. 1'.100 Exterior Materials Sidno 1AnSeue Nor,, 0g¢wmall Vool 6N�m IPemel Gan S.Alunint. =Gentle. 2910 V,* VAnc1.99s North Elevation Scale' 1.100 C ¢ z m 5 ■ 1 ■ J ' East Elevation 9�I.'i•tic5 West E evation scae'1'100 3 XIaN3dd`d nm1 Sheets o ptro o�Nci:.1:w4=:°amrro wwmuwa w u:.a a w.r www ww.m w wmwrAAn. DMG landscape architects RYA. Campbell LiA, Dan:m.11s LE Ilan Chan Yip Con...ALLA N 1=a,1 4».»u. b IO/82 PROJECT. BURNETT APART Ill BUILDING 1M55 BURNETT 8TI MAPLE RIDGE, 8. DR.„f TITLE ,� LANDSCAPE P 'TI GROUND FLO PACE PAR. ..nn DEMI JEN cOrm rt. DEMAND N L. OF wuary owoenruecrwwa 1401/ p p JW N� GLL.m aMNu 1.,A..yrotG ,ym]m1auwtwWwp .waaull. Muu..... DMG landscape architects w,.of Sk`nwtw• r W':wc is rh(60,07 zh malas BURNETT APARTMENT BUILDING 11655 BURNETT STREET MAPLE RIDGE, B.C. DRAW,. TITLE. SHRUB PLAN GROUND FLOOR rnoc1 ErJell O.NT3 _ay ORAWW4 HUMBER L3 4F• wu twuLCL nweu 1h6M MAPLE RIDGE QIN ish tokumhra District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: November 4, 2013 and Members of Council FILE NO: VP/065/09 FROM: Chief Administrative Officer MEETING: CoW SUBJECT: Development Variance Permit 22379 116 Avenue EXECUTIVE SUMMARY: Development Variance Permit application (VP/065/09) has been received in conjunction with rezoning application RZ/065/09 to vary the Commercial/Residential (CRM) Zone for setbacks and lot coverage; the Off-street Parking and Loading Bylaw for small car spaces; and subdivision standards and specification for road widths. It is recommended that Development Variance Permit 2012 -016 -VP be approved. Council granted first reading for Zone Amending Bylaw Nos. 6791- 2011 and 6901-2012 on January 25, 2011, and second reading a year later on January 24, 2012. This application was presented at Public Hearing on February 21, 2012, and Council granted third reading on February 28, 2012. Council granted a first extension on February 26, 2013. Final adoption was granted on October 22, 2013. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal DVP/065/09 respecting property located at 22379 116 Avenue. DISCUSSION: a) Background Context Applicant: Owner: Studio One Architects Inc. (Jim Wong) H.S.H. Hotel Ltd. Inc. No. BC0965545 Legal Description: Lot 1 District Lot 398 Group 1 New Westminster District Plan EPP34022 except parts shown on Plan EPP34066 OCP: Existing: Port Haney Multi -Family, Commercial and Mixed -Use Zoning: Existing: RS -1 (One Family Urban Residential) and C-3 (Town Centre Commercial) Proposed: CRM (Commercial/Residential) 1106 Surrounding Uses: North: Use: Zone: South: East: West: Designation Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Concurrent Applications: b) Requested Variance: The following variances are requested: Park, Heritage and Single Family Residential P-1 (Park and School), H-1 (Heritage), C-3 (Town Centre Commercial) and RS -1 (One Family Urban Residential) Park and Port Haney Multi -Family, Commercial and Mixed Parking Lot and Highway M-1 (Service Industrial) Park Park and Heritage C-3 (Town Centre Commercial) Park Highway and Vacant Lot M-2 (General Industrial) and RS -1 (One Family Urban Residential) Port Haney Multi -Family, Commercial and Mixed Vacant Hotel, Restaurant and Commercial 0.4455 HA (1.10 acre) Callaghan and 224th Street Full Urban RZ/065/09 and DP/065/09 1. Subdivision and Development Services Bylaw No. 4800-1993, Schedule C - Standards and Drawings Specifications: • To vary the standards of Drawing SD R2 (Urban Collector, Industrial Collector) for 224 Street abutting the site from a minimum right of way width of 20 metres to 15 metres and a minimum carriageway width from 11.6 metres to 9.0 metres; and • To vary the standard of Drawing SD R8 (Typical Cul-de-sacs) for 116 Avenue abutting the site from a right-of-way radius of 17.0 metres to 11.5 metres and a minimum carriageway width radius of 11.5 metres to 9.5 metres. 2. Maple Ridge Zoning Bylaw No. 3510 - 1985: • To vary Part 707 Commercial/Residential: CRM, Section 5) a) by increasing the lot coverage above the second from not exceeding 50% to not exceeding 51%; and • To vary Part 707 Commercial/Residential: CRM, Section 7) 1) c) by reducing the rear lot line setback (e.g. the property line common to Callaghan Avenue) from a minimum of 6.0 metres to a minimum of 1.15 metres. This variance includes projections. 3. Maple Ridge Off Street Parking and Loading Bylaw No. 4350 -1990, Part IV Off -Street Parking Design, Section 4.1(a) i) b): To vary the maximum percentage of off-street parking spaces for small cars from a maximum of 10 % to a maximum of 15%. -2- c) Project Description: The project proposal is to rezone the subject property to permit development of a hotel comprising of 125 rooms and 4,612 square metres of commercial area with retail units and restaurant space, conference and banquet halls and two and a half levels of underground parking. The exposed roof level of the parking building is a green roof. A third level podium is a combination of parking, the hotel lobby, administrative offices, retail/coffee shop space and swimming pool. The main level with lobby is at grade to 116 Avenue. The second floor is at grade to Callaghan Street and contains restaurants, retail space and a conference centre. The three storey Hotel proper sits on a Commercial/Hotel lobby and administrative offices/ Retail podium, which extends to the perimeter of the property which interfaces on 224th Street and Callaghan Avenue to provide easy pedestrian flow and access. Retail stores, a conference center and restaurants with outdoor seating animate the perimeter of this podium. The main entrance to the hotel is off 116th Avenue. This also provides access to the loading services and the underground parking. This level comprises of the hotel entrance lobby, some retail spaces, a cafe with outdoor seating and the hotel gym and swimming pool areas. The lobby is linked to the Commercial Level via an open staircase. The subject property is located in the southern portion of the Town Centre in the Port Haney area. The property slopes gently from north to south. It is directly adjacent to the Haney Bypass and to the south of the property is the underpass which provides a pedestrian corridor for the area. d) Planning Analysis: The Zoning Bylaw establishes general minimum and maximum regulations for development. A Development Variance Permit allows Council some flexibility in the approval process. To accommodate the tight site conditions and slopes, the applicant is proposing to: 1. Vary the road and pavement standards as follows: • Narrow down the right-of-way and carriage way (pavement) width of 224 Street from a minimum right of way width of 20 metres to 15 metres and a minimum carriageway width from 11.6 metres to 9.0 metres. Engineering is satisfied services can be accommodated within the reduced width; and • Elongating the cul-de-sac and pavement area for 116 Avenue from a right-of-way radius of 17.0 metres to 11.5 metres and a minimum carriageway width radius of 11.5 metres to 9.5 metres. Engineering is satisfied services can be accommodated within the reduced width, and the Fire Department is satisfied with the ability for emergency vehicles to access the front lobby area and to turn around (including provision of hammerhead on 224 Street). 2. Vary the CRM Zone regulations as follows: • The lot coverage for the second floor and above is proposed to be increased from a maximum of 50% to a maximum of 51%. This will be consistent with the proposed new Zoning Bylaw, which is to do away with the tapered lot coverage on upper floors; and • With all sides of the site along streets, consistent street -oriented setbacks are proposed. To achieve this, the setback along Callaghan Avenue, which by definition is a rear lot line, is to be reduced from a minimum of 6.0 metres to a minimum of 1.15 metres. This would be - 3 - consistent with typical Town Centre Commercial (C-3) Zone development, where buildings may be sited up to the front and side lot lines to achieve a strong downtown image. 3. Vary the off-street parking regulations as follows: • Due to the reorganization of the parking levels (e.g. one underground level removed and another level is shared with hotel and commercial activities), more small car spaces are proposed. Depending on the final structural plans, there may be 5 to 10 more small car parking spaces, an increase from the currently permitted maximum of 10% to 15%. This change in the number of spaces is small in comparison to the overall requirement of 200 spaces for the hotel. These variances have been reviewed and are acceptable to Planning, Engineering and Fire Departments. CONCLUSIONS: Because of the tight site configuration and the sloping of the site, the proposed variance is supported by the Planning and Engineering Departments. It is therefore recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit DVP/065/09. "Original signed by Adrian Kopystynski" Prepared by. Adrian Kopystynski, MCIP, RPP, MCAHP Planner "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP 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 - Site Plan Showing Proposed Setback Variance -4- P11527 ST. ANNE AVE. i ' ' 1 1 v A P5. Rem 2 Rem IV 22328 N IV 22340 N N N * PP076 11672 3 C co 11664 M CO N N M N Rem 17 N 1 12 11654 B 20 19 18 11664 T 11671 S 1/2 55 A1165 7 11656 r RP 61921 A PI)P 76188 N N P 82887 A co N CO \ N N 11 MLO CONN N N P 12 CO N N N 155 13 PARK 14 ti NN N P 2646 co N 11641 1 11 sso 1 CALLAGHAN AVE. EP 5976 CALLAGHAN AVE. PcI.A \ 2 11630 Subject Property 59018 2 3 N 4 M N 222 89 /91 W Rem1 EPP 34022 R61 em. — 0 116 AVE. C�� N P 155 28 co N 52 N � 15 N— 11587 11612 11580 Rem7 • a 14 11575 129 Z RP 65 Rem Rem11598 RP 675 880 M 11 8 115g6 5 7 0 ta•ro N 10 N R71/R Ro. 4 -- Re Rem (EPS 1095 N Pp FB 30/861 P 867 cn N N 4640 33 p Rp S335 p 4.0 =2FT,._. NJ Scale: 1:1,500 Cit.f Pitt Meaf0; -- ►1�r i I c 22379-116 AveL\i, •..�9auJr"-�F r�=- rail- !IN INNREIM° . 2 '� ` CORPORATION OF THE DISTRICT OF "�' � �■�-'!'''" �� "' ' `�� cm ■■F�''"" i L CO Sir i. ` lb 1 ` MAPLE RIDGE MAPLE RIDGE District of British Columbia FINANCE DEPA RTMENT Langley} v=� 1 ;1 ' DATE: Oct 17, 2013 RZ/065/09 BY: JV FRASER R. 091 ST OFFICE Z1ST SIDENTIPL BUILDING 10(I511OCOMPL 2001140, 433 43 ELE 4M X 6M CORNER TRUNCA Landscaped (Not accessible to public) APPENDIX B RNER TRUNCATION MAN EMRI & RESTA CE TO RAMS PROPOSED MUSEUM PROJECT (Accessible to public, see Landscape drawings) 10 FUTURE 4 STOREY RESIDENTIAL DEVELOPMENT PROPOSED LANDSCAPING • (SEE LANDSCAPE DRAWING \ 8303 1 0011 4lewn SITE PLAN SCALE 1 : 600 NEL HANEY HOUSE HERITAGE WALK TO MAPLE RIDGE MUSEUM UN ATION i°nullc6aaanJ�s° DOSING CUB 133,11315118131811111. MOUS 4 STOREY RESIDENTIAL DEVELOPMENT 240-388 Weal BN Awe. Vancouver. 6. D. vsY 3x2 Tel: 604-731-3966 Fax 604-734-1121 awuteonearabitennre.ra 7¢1,34530ll Nvbneq N96 U ti 2 00.29.2013 Re -Issued for DP/RZ 1 09.11 2009 Issued for DP/112 dalc description4 revISIOna plaint RV H.S.H.HHOTEL 224th St & Callaghan Ave Maple Ridge drewinq Otle: Site Plan pro, not no.: 09018 drawn by: ST 011ecked by JW date: JULY 26, 2013 scale. 1/600 drawing no.: MAPLE RIDGE Eririn C[iumbIn District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: November 4, 2013 and Members of Council FILE NO: 2013 -102 -CP FROM: Chief Administrative Officer MEETING: CoW SUBJECT: Official Community Plan Revision Bylaw No. 7034-2013 EXECUTIVE SUMMARY: At the May 24, 2011 Council meeting, the following resolution was passed: That staff be directed to bring back a housekeeping amendment bylaw to correct the discrepancies between the Schedule B map, the figure maps in Appendix E and the Schedule C map and any further housekeeping items that are required. The District solicitor has recommended that a Revision Bylaw, permitted under Section 140 of the Community Charter be adopted as a means of undertaking the housekeeping amendments listed above. This report sets out a process for the above work, limited to correcting mapping errors, clerical, grammatical and typographical errors, as well as updating name changes (such as the GVRD to Metro Vancouver) and projects that have been completed. Further, the work will involve updating the corporate branding to current standards. The approach proposed for the Official Community Plan housekeeping amendments will be undertaken in two steps: 1) Step I involves the proposed Official Community Plan Revision Bylaw, prepared by the District's solicitor and permitted under Section 140 of the Community Charter. The Revision Bylaw authorizes minor revisions with no change to policy intent or any new policy additions to an Official Community Plan without the requirement of a public hearing. An Official Community Plan Adoption Bylaw is still required, however, the first three readings may occur in one Council meeting. 2) Step II will involve bringing the Official Community Plan Adoption Bylaw forward to Council, with the more streamlined approval process. The District's solicitor has emphasised that a bylaw revision carried out pursuant to Section 140 is limited to minor amendments only: It must be understood that "revisions" cannot change the substance of the bylaw that is being revised; they may, however, "bring out more clearly what is considered to be the meaning of a bylaw" and "improve the expression of the law". 1107 RECOMMENDATION: That Official Community Plan Revision Bylaw No. 7034-2013 be given First, Second, and Third Readings. DISCUSSION: a) Background Context: The District's solicitor has recommended the proposed Revision Bylaw, permitted under Section 140 of the Community Charter, be used for minor housekeeping amendments to the Official Community Plan. Such a bylaw enables minor revisions (i.e. no alteration or addition to the substance of the Official Community Plan) to be undertaken in a more efficient and expedited manner throughout the life of the current Official Community Plan Bylaw. The solicitor has also advised that Section 140 of the Community Charter allows a Revision Bylaw to be adopted for any and all municipal bylaws to enable more streamlined processes for all minor housekeeping type of amendments. A Revision Bylaw for the existing Official Community Plan is the only Revision Bylaw proposed at this time. In written correspondence, the municipal solicitor states: The product of bylaw revision under s. 140 of the Community Charter could be a complete set of revised municipal bylaws, or a single revised bylaw. Zoning bylaws and official community plans are obvious candidates for revision at the local government level because they are frequently amended and, being large bylaws, are likely to contain minor errors, and the formal bylaw amendment and replacement procedures are cumbersome. The principal advantage of a bylaw revision process in the case of an official community plan is that a "revised" OCP when adopted by the Council is deemed to have been adopted as if all requirements respecting approval and adoption of its provisions have been met. In the case of an OCP this eliminates consultation and public hearing requirements and re -acceptance of the regional context statement by the Metro Vancouver board. These steps are unnecessary when Council adopts a duly revised OCP. Community Charter: S. 140 Revision of Bylaws As stated above, Community Charter Section 140 authorizes a Revision Bylaw to be adopted for "all or any" municipal bylaws. The authority of this provincial legislation is provided to municipalities through the Bylaw Revision Regulation, B.C. Reg. 367/2003. This regulation clearly lays out what a municipal Revision Bylaw may authorize in section 1(1)(2) as follows: (a) Consolidating a bylaw by incorporating in it all amendments to the bylaw; (b) Omitting and providing for the repeal of a bylaw or a provision of a bylaw that is expired, inoperative, obsolete, spent or otherwise ineffective; -2- (c) Omitting, without providing for its repeal, a bylaw or a provision of a bylaw that is of a transitional nature or that refers only to a particular place, person or thing that has non general application throughout the municipality; (d) Combining 2 or more bylaws into one, dividing a bylaw into 2 or more bylaws, moving provisions from one bylaw to another and creating a bylaw from provisions of one or more bylaws; (e) Altering the citation and title of a bylaw and the numbering and arrangement of its provisions; (f) Adding, changing or omitting a note, heading, title, marginal note, diagram, map, plan or example to a bylaw; (g) Omitting the preamble and long title of a bylaw; (h) Omitting forms or schedules contained in a bylaw that can more conveniently be contained in a resolution, and adding to the bylaw authority for forms or schedules to be established by resolution; (i) Correcting clerical, grammatical and typographical errors; (j) Making changes, without changing the substance of the bylaw, to bring out more clearly what is considered to be the meaning of a bylaw or to improve the expression of the law. The proposed Revision Bylaw has been prepared by the District's solicitor and it includes most of the allowable changes authorized through the provincial regulation. The Bylaw Revision Regulation also stipulates that the corporate officer must certify that revisions made to a bylaw (such as an OCP) under the Revision Bylaw, have been made in accordance with the Revision Bylaw. Step I: OCP Revision Bylaw The Official Community Plan Revision Bylaw No. 7034-2013 is recommended and itemizes the kinds of minor amendments that will be permitted once adopted. This would mean that future housekeeping amendments to Official Community Plan Bylaw No. 6425-2006 could be handled according to Official Community Plan Revision Bylaw No. 7034-2013. Any proposed OCP amendments that are not authorized by the Revision Bylaw will be subject to the usual requirements of the Local Government Act. Section 879 of the Local Government Act stipulates that public consultation be considered for any proposed Official Community Plan amendments and Section 890 stipulates public hearing requirements. In accordance with Section 135 of the Community Charter, a Revision Bylaw may receive three readings in one Council meeting and adoption at the subsequent Council meeting. Step II: Proposed OCP Adoption Bylaw Subsequent to the adoption of the Official Community Plan Revision Bylaw No. 7034-2013, an Official Community Plan Adoption Bylaw will be brought forward to Council with revisions to the Official Community Plan prepared in accordance with the OCP Revision Bylaw. A sample OCP Adoption Bylaw is attached as Appendix "B" and is for information only. Staff will continue to work -3 with the District solicitor to ensure compliance with the Revision Bylaw. An itemized list of the types of changes that have been made will be included in the staff report for information and clarity. The following list is a small sample of the types of changes that are anticipated to be highlighted and either corrected or updated: • Urban Area Boundary: Correct mapping error on Schedule "C", Natural Features Map, to include Thornhill in the Urban Area Boundary, as shown on Schedule "B". • References to Outdated Titles: There are many references in the existing Official Community Plan to the Greater Vancouver Regional District (GVRD), which is now referred to as Metro Vancouver. Correcting this organization title and similar outdated titles is proposed throughout the Official Community Plan. • Completed Studies: The Official Community Plan includes a commitment to undertake a number of studies that have since been completed. For example, studies such as the Agricultural Plan, Detached Garden Suites, and Urban Area Boundary review have been done and the language needs to be updated to reflect this. • Corporate Branding: The District logo and corporate branding style have changed since adoption of the Official Community Plan. It is proposed that the Official Community Plan be updated to align with the District's corporate branding policy. Once the Official Community Plan Adoption Bylaw is ready to be brought forward to Council with the housekeeping revisions, the Manager of Legislative Services will be asked to review the changes in order to certify that the proposed Official Community Plan revisions have been done in accordance with the Revision Bylaw. b) Citizen/Customer Implications: The proposed Revision Bylaw complies with the process and content permitted in Section 140 of the Community Charter. c) Interdepartmental Implications: Planning staff will work with the Manager of Legislative Services on the implementation of this new process. d) Business Plan/Financial Implications: None. This project is consistent with the May 24, 2011 direction from Council to undertake an Official Community Plan housekeeping amendment. e) Policy Implications: Policy language will be updated to only reflect projects that have been approved and/or completed since adoption of the Official Community Plan. The substance and intent of existing policies will not be changed. -4- CONCLUSION: A Revision Bylaw is proposed for making minor housekeeping amendments to the Official Community Plan for the life of the existing plan. The intent is to exercise the authority given through the Community Charter for a more efficient and expedient process when housekeeping amendments are warranted. "Original signed by Lisa Zosiak" Prepared by: Lisa Zosiak Planner "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP 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 Attachments: Appendix A - Official Community Plan Revision Bylaw No. 7034-2013 Appendix B - Sample Official Community Plan Adoption Bylaw (for Step II in this process) -5- APPENDIX A CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7034-2013 A bylaw to authorize the revision of Official Community Plan Bylaw No. 6425-2006 WHEREAS Section 140 of the Community Charter permits the Council to, by bylaw, authorize the revision of any of the bylaws of the municipality in accordance with the Bylaw Revision Regulation B.C. Reg. 367/2003; and WHEREAS the Council has adopted and subsequently amended Official Community Plan Bylaw No. 6425-2006, and WHEREAS Bylaw No. 6425-2006, as revised under this bylaw, must be adopted by bylaw in accordance with the Bylaw Revision Regulation; and WHEREAS Bylaw No. 6425-2006, as revised under this this bylaw and adopted, is deemed to have been adopted as if all requirements respecting the approval and adoption of its provisions have been met, including consultation, notification and public hearing requirements. NOW THEREFORE, the Council of the District of Maple Ridge, in open meeting assembled, enacts as follows: 1. This bylaw may be cited as "Official Community Plan Revision Bylaw No. 7034-2013". 2. The Council authorizes the revision of Official Community Plan Bylaw No. 6425-2006 in the following ways: (a) incorporating into the Official Community Plan all amendments to the plan and any of its Figures, Appendices or Schedules and omitting any provision that has been repealed; (b) altering the numbering and arrangement of the provisions of the Official Community Plan and any of its Figures, Appendices and Schedules; (c) adding, changing or omitting a note, heading, logo, title, marginal note, diagram, map, photograph, plan or example in the Official Community Plan or any of its Figures, Appendices and Schedules; (d) correcting clerical, grammatical and typographical errors; and (e) making changes to bring out more clearly the meaning or to improve the expression of the Official Community Plan without changing the substance of the plan, including by updating references to places, government agencies, and other governments. 3. The Official Community Plan as revised under this Bylaw shall be brought before the Council for consideration of first, second and third readings and adoption in accordance with Part 20 of Maple Ridge Council Procedure Bylaw No. 6472-2007. READ a first time the day of READ a second time the day of READ a third time the day of RECONSIDERED AND ADOPTED, the day of , 20 , 20 ,20 , 20 PRESIDING MEMBER CORPORATE OFFICER APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. - xxxx A bylaw to adopt a revised Official Community Plan WHEREAS the Council has adopted and subsequently amended Official Community Plan Bylaw No. 6425-2006, and WHEREAS the Council adopted Official Community Plan Revision Bylaw No. 7034-2013 to authorize the revision of the Official Community Plan pursuant to s. 140 of the Community Charter and the Bylaw Revision Regulation; and WHEREAS District staff have revised the Official Community Plan and the Corporate Officer has certified that the Official Community Plan has been revised in accordance with Bylaw No. 7034- 2013; and WHEREAS an Official Community Plan revised pursuant to s. 140 of the Community Charter and the Bylaw Revision Regulation and adopted by the Council is deemed to have been adopted as if all requirements respecting the approval and adoption of its provisions have been met, including consultation, notification and public hearing requirements. NOW THEREFORE, the Council of the District of Maple Ridge, in open meeting assembled, enacts as follows: 1. This bylaw may be cited as "Official Community Plan Bylaw No. - xxxx". 2. The Official Community Plan attached to and forming part of this bylaw as Schedule A is adopted as the Official Community Plan of the District of Maple Ridge, effective as of the date of adoption of this bylaw. READ a first time the day of READ a second time the day of READ a third time the day of RECONSIDERED AND ADOPTED, the day of ,20 ,20 , 20 , 20 PRESIDING MEMBER CORPORATE OFFICER SCHEDULE A I certify that the Official Community Plan contained in this Schedule has been revised in accordance with Official Community Plan Revision Bylaw No. 7034-2013. Corporate Officer [attached revised OCP] MAP! F. P;1-.1 ;F Oaep Aaars Grwrar Fhign'_ District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: November 4, 2012 and Members of Council FILE NO: 2012 -040 -SD FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Money in Lieu Of Parkland Dedication 10412, 10450 and 10500 Jackson Road EXECUTIVE SUMMARY: Subdivision of the property located at 10412, 10450 and 10500 Jackson Road is subject to the provisions of the Local Government Act which requires parkland dedication of 5% of the development site or payment in lieu of dedication. The owner has dedicated 1.71% of the site as parkland and it is recommended that Council require payment in lieu of parkland dedication for the remaining 3.29%. The combination of 1.71% parkland dedication and 3.29% payment in lieu of parkland dedication satisfies the 5% parkland dedication requirement of the Local Government Act, Section 941. RECOMMENDATION: That pursuant to Local Government Act, Section 941, regarding 5% Parkland Dedication or payment in lieu, be it resolved that the owner of land proposed for subdivision at 10412, 10450 and 10500 Jackson Road under application 2012 -040 -SD shall pay to the District of Maple Ridge an amount that is not less than $252,014.00, which represents 3.29% of the site area. DISCUSSION: Section 941 of the Local Government Act requires the provision of parkland, without compensation, as a condition of subdivision, subject to some exceptions. The land, not to exceed 5% of the area proposed for subdivision, may be acquired in a location acceptable to the District, or a payment equal to 5% of the market value of the area proposed for subdivision is required. Section 8.9, Watercourse Protection Development Permit Area, of the Official Community Plan states that where watercourse protection areas are identified on the lands, the area is to be dedicated into public ownership as Park, where possible, for the preservation, protection, restoration and enhancement of watercourses and riparian areas. These areas also provide large vegetated areas in urban neighbourhoods that provide corridors for wildlife and passive park areas for residents. Where there are either no watercourse protection areas, or no suitable lands are identified for park dedication, then 5% of the market value of the land is paid to the District. These funds are placed into a special Parkland Acquisition Reserve Fund, for the purpose of acquiring parkland, and are typically used where the ability to achieve parkland through development is limited, such as the Blaney Bog. 1108 In this particular instance there are no watercourse protection areas on the site. The applicant has provided park dedication of 1062m2, which is 1.71% of the area of the site. Since this is less than 5% of the site area, an amount is payable that is equal to the appraised value of 3.29% of the site, as derived by an independent appraisal. Therefore, it is recommended that payment in lieu of 3.29% parkland dedication be provided. In keeping with past practice, the District has requested that an independent appraisal be provided to establish the market value of 5% of the development site. This appraisal is based on zoned but not serviced land. A report by Grover, Elliott & Co. Ltd., a qualified real estate appraiser, has determined that the market value of the site is $7,660,000.00. Therefore, 3.29% of the appraised market value of this property is $252,014.00. CONCLUSION: The owner has dedicated 1.71% of the site as parkland, and it is recommended that Council require payment in lieu of parkland dedication for the remaining 3.29%. The market value of the site has been appraised at $7,660,000.00. Therefore, 3.29% of the appraised market value of this property is $252,014.00. "Original signed by Ann Edwards" Prepared by: Ann Edwards, CPT Senior Planning Technician "Original signed by Christine Carter" Approved by: Christine Carter, M.PI, MCIP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Property Map Appendix B - Subdivision Plan Appendix C - Park Dedication Plan /148\ N1/of2SE1/4 SK 6504 F PENDIX A P 75957 0 11 P 18280 BCP 36341 °Seo 1�1{�^ 1 ;o o 12 106 AV E. 24860 5 P 75957 P72100 7 P 72103 50563 310553 3610543 37 38 39 40 41 P 12923 10501 10500 Subject Properties 10480 P 12923 P 18280 P 721 00 10412 P 42419 104 AV E. P 235 94 0381108 1036 AVE 10379 p /10360 0 70,,_113 79 80 81 9 A A 103AAVE 10367 033616 ,L\ N Scale: 1:3,000 Ci Mea 0 I2 0 115 10412/50 & 10500 Jackson Rd District of Langley RASER R. MAPLE RIDGE British Columbia CORPORATION OF THE DISTRICT OF MAPLE RIDGE FINANCE DEPARTMENT DATE: Sep 27, 2013 2013 -027 -DP BY: JV APPENDIX B SUBDIVISION PLAN OF LOT A SECTION 10 TOWNSHIP 12 NEW WESTMINSTER DISTRICT PLAN EPP34124 PURSUANT TO SECTION 67 OF THE LAND TITLE ACT BOOS 920.018 LEGEND: agagga Is ®• Denotes Co ntrol w Standard Post o. All Dison Metre Set. ep`amm`io r omrn ( ®DenotestnodgO enLead Concrete Post Found �o wh e..me.1[.600 Denotes Standard Rock Post Set at=ta P t. ootrd amonuments x10702 k 88X1391 Thtearetea Srrr ev Arm Nn 9R District f Xnnle Ririne MAIM IGSR$J This plan shows horizontal ground es except where otherwise noted. To compute grid distances multiply ground -level distances by the average combined factor of 0.9996044 which has been derived from control monument 85110702 QQ 90,08.24. Gnderwater Land Surveying Ltd EID. BO. Land Surveyors .104-6890 MA Street Cloverdole RC 1 25 300 8 PLAN 16280 IMS 105, A�N�e 26 36 105A AVENUE ce. PLAN EPPs<e 03J r 0100 39.088 124 009006 0>>,�,\. 8933.32. 128 deo 5'1 89 ROAD PLAN 28 104th AVENUE (105 104 PLAN 103 102 101 100 99 98 Th' PI 1' M'th' Thr Greater Vancouver Realonal Dlatrlct / 106Pux /• PARK QQ 20.117 w 98 98 43 PLAN KM.. 44 PLAN BCP96.1 REM 1Puza PLAN EPP32314 iOY v Ridge etrTOet ZydiZse'nrerwrota JohnP.ondenvaeLso APPENDIX C SUBDIVISION PLAN OF LOT 1 EXCEPT: PART SUBDIVIDED BY PLAN 42419; PLAN 12923, LOT 2 PLAN 12923 AND LOT 12 PLAN 42419 ALL OF SECTION 10 TOWNSHIP 12 NEW WESTMINSTER DISTRICT PURSUANT TO SECTION 67 OF THE LANG TITLE ACT 66133 926.018 6C n size)whenplotted atm a scaleof1:600 'ttrl'a[rno't'snet'S:ri'lh:ntru?:comers) 3622 762' LEGEND: ® Denotes Control Monument Found. • Denotes Standard n Post Fo o StandardDenotes Iron Post Set. • Denotes Lead Plug Found. 0 Denotes Standard Concrete Post Found ® Dentes Standard Rock Post Set Inteureted Survey Area No 38 District of Maple Rl8pe. NADB3 (CSRS) This plan shows horizontal ground level—distances except where otherwise noted. To compute grid dIstences multiply ground—level distances by the average combined factor of 60 h has been derived from control monument M which • QQ 25 0 90.08 Underwater Lana Surveying Ltd B.C. moosorg n street 8 PLAN 16280 59 53 32 PLAN 104 PLAN 103 102 • 104th AVENUE 101 4 100 99 LOT A 2 ha 98 Th' PI JM'th' Thr Greater Vancouver Reafonal Dlatrlet 26 36 %111111 1 18d 321 kms / ROAD *'1105A AVENUE s 845423 / 1O6rux /• w2�2 e93823 20.017 59.56 23 40.214 PARK QQ 0.117 43 PLAN KM.. 44 PLAN BCP969.91 REM 1 PLAN BCP36626 PLAN EPP34124 river re}resaor or senhde el Zlesoia Jahn P. Omerwate3, ads 9708 MAPLE RIDGE British Columbia Deep Roots Greater Heights District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: November 4, 2013 and Members of Council FILE NO: E08-015-1197 FROM: Chief Administrative Officer E01-052-001 MEETING: C of W SUBJECT: Excess Capacity/Extended Services Agreement LC 153/13 EXECUTIVE SUMMARY: A developer has subdivided land at 121 Avenue and 265A Street. Part of the subdivision servicing is considered to be excess or extended servicing in accordance with the Local Government Act. The extended servicing benefits adjacent properties. Latecomer Agreement LC 153/13 provides the municipality's assessment of the attribution of the costs of the excess or extended servicing to the benefiting lands. RECOMMENDATION: That with respect to the subdivision of lands involved in subdivision 2011 -093 -SD located at 121 Avenue and 265A Street, be it resolved: 1. That the cost to provide the excess or extended services is, in whole or in part, excessive to the municipality and that the cost to provide these services shall be paid by the owners of the land being subdivided, and 2. That Latecomer Charges be imposed for such excess or extended services on the parcels and in the amounts as set out in the staff report dated November 4, 2013; and further 3. That the Corporate Officer be authorized to sign and seal Excess Capacity Latecomer Agreement LC 153/13 with the subdivider of the said lands. DISCUSSION: a) Background Context: The attached map identifies the lands which are involved in the subdivision and those which will benefit from the excess or extended services and land to which the developer provided services via a private agreement. The cost breakdown for each excess or extended service is shown on attached Schedule A. In addition, a copy of Excess Capacity Latecomer Agreement LC 153/13 is also attached for information purposes. 1109 b) Strategic Alignment: Administration of excess or extended services legislation complies with the Smart Managed Growth element of the Corporate Strategic Plan. The administration procedure supports the requirement for a developer to construct municipal infrastructure in support of land development and recognizes that the infrastructure may provide benefit to other land. c) Policy Implications: Part 26, Division 11, of the Local Government Act provides that where a developer pays all or part of the cost of excess or extended services, the municipality shall determine the proportion of the cost of the service which constitutes excess or extended service and determine the proportion of the cost of the service to be attributed to parcels of land which the municipality considers will benefit from the service. Latecomer Agreement LC 153/13 will provide such determination for Subdivision 2011 -093 -SD. CONCLUSION: A developer has provided certain services in support of Subdivision 2011 -093 -SD. Some of the services benefit adjacent lands therefore, it is appropriate to impose Latecomer Charges on the benefitting lands. Latecomer Agreement LC 153/13 summarizes the municipality's determination of benefitting lands and cost attribution and also establishes the term over which such Latecomer Charges will be applied. "Original signed by Stephen Judd" Prepared by: Stephen Judd, PEng. Manager of Infrastructure Development "Original signed by David Pollock" Reviewed by: David Pollock, PEng. Municipal Engineer "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, PEng. GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer TG/ m i Schedule A TYPE OF EXCESS OR EXTENDED SERVICE 1. ONSITE SERVICE FOR ADJACENT PROPERTY SERVICE # BENEFITTING COST OF COST PER BENEFIT LOTS BENEFIT LOT ATTRIBUTED BY PROPERTY EXCLUDING SUBDIVISION Road 7 $128,950.00 $18,421.00 Parcel B, Ex. Plan 11200 RN 74073-0000-8 1 x $18,421.00 Storm Sewer 15 $135,200.00 $9,014.00 Parcel B, Ex. Plan 11200 RN 74073-0000-8 1 x $9,014.00 Water Main 7 $33,250.00 $4,750.00 Parcel B, Ex. Plan 11200 RN 74073-0000-8 1 x $4,750.00 A total of all of the aforementioned services for each property is as follows: Property Amount of Benefit Parcel B, Ex. Plan 11200 $32,185.00 RN 74073-0000-8 Page 1 •DENEFI TING • PROPERTY. • DEVELOPMENT DEWDNEY TRUNK ROAD DEVELOPMENT BOUNDARY h 1 N BENEFITTING PROPERTIES 25 ItAI#� �� r 1 - 123 AVE. y�� 1. _IIsi DEWDN:Y TRUN � 116111.getErrAWOW - 100 AVE. GHEEO HWY 1 �� N SCALE: N.T.S. MAPLE RIDGE British & Aumhle CORPORATION OF THE DISTRICT OF MAPLE RIDGE ENGINEERING DEPARTMENT EXCESS CAPACITY/EXTENDED SERVICES AGREEMANT LC 153/13 DATE: OCT 2013 FILE/DWG No LC153-2013 EXCESS CAPACITY LATECOMER AGREEMENT LC 153/13 -- 2011 -093 -SD THIS AGREEMENT made the day of , 2013 BETWEEN: Forest Hills Ventures Ltd. 6360 202 Street Suite 205 Langley, BC V2Y 1N2 (Hereinafter called the "Subdivider") AND: OF THE FIRST PART THE DISTRICT OF MAPLE RIDGE, a Municipal Corporation under the "Municipal Act", having its offices at 11995 Haney Place, in the Municipality of Maple Ridge, in the Province of British Columbia (Hereinafter called the "Municipality") WHEREAS: OF THE SECOND PART A. The Subdivider has developed certain lands and premises located within the Municipality of Maple Ridge, in the Province of British Columbia, and more particularly known and described as: Lot 13, Section 19, Township 15, NWD Plan BCP48758 (Hereinafter called the "said lands"); B. In order to facilitate the approval of the subdivision of the said lands, the Subdivider has constructed and installed the road, watermain and storm sewer services shown on the Phase 2 portion of the design prepared by D.K. Bowins and Associates Inc. titled Dewdney Trunk Road at 264 Street, Phase 1 and 2 (Sheets 1 to 24) and marked reviewed as noted by the municipality April 27, 2011. Project No.E08-015-1197. (Hereinafter called the "Extended Services"); C. The extended services have been provided with a capacity to service the said lands and other than the said lands; D. The Municipality considers its cost to provide the Extended Services to be excessive; E. The Subdivider has provided the Extended Services in the Amount of $297,400.00. Page 1 of 3 F. The Municipality has determined that Parcel B, Explanatory Plan 11200 Roll Number 74073-0000-8 (the "Benefitting Lands") will benefit from the Extended Services; G. The Municipality has imposed as a condition of the owner of the Benefitting Lands connecting to or using the Extended Services, a charge (the "Latecomer Charge") on the Benefitting Lands in the following amounts: Parcel B, Explanatory Plan 11200 Roll Number 74073-0000-8 • $18,421.00 for direct access to the road on 265A Street without extending the road. • $9,014.00 for direct connection to the storm sewer on 265A Street without extending the storm sewer main. • $4,750.00 for direct connection to the watermain on 2645A Street without extending the watermain. plus interest calculated annually from the date of completion of the Extended Services as certified by the General Manager - Public Works & Development Services of the Municipality (the "Completion Date") to the date of connection of the Benefitting Lands to the Extended Services; H. The Latecomer Charge when paid by the owner of the Benefitting Lands and collected by the Municipality shall pursuant to Section 939 (7) of the Local Government Act R.S.B.C. 1996, c.323 be paid to the Subdivider as provided for in this Agreement. NOW THEREFORE AS AUTHORIZED BY Section 939 (9) of the Local Government Act R.S.B.0 1996, c. 323, the parties hereto agree as follows: 1. The Latecomer Charge, if paid by the owner of the Benefitting Lands and collected by the Municipality within fifteen (15) years of the Completion Date shall be paid to the Subdivider and in such case payment will be made within 30 days of the next June 30t" or December 31st that follows the date on which the Latecomer Charge was collected by the Municipality. 2. This Agreement shall expire and shall be of no further force and effect for any purpose on the earlier of the payment of the Latecomer Charge by the Municipality to the Subdivider, or fifteen (15) years from the Completion Date, and thereafter the Municipality shall be forever fully released and wholly discharged from any and all liability and obligations herein, or howsoever arising pertaining to the Latecomer Charge, and whether arising before or after the expiry of this Agreement. Page 2 of 3 3. The Subdivider represents and warrants to the Municipality that the Subdivider has not received, claimed, demanded or collected money or any other consideration from the owner of the Benefitting Lands for the provision, or expectation of the provision of the Extended Services, other than as contemplated and as provided for herein; and further represents and warrants that he has not entered into any agreement with the owner of the Benefitting Lands for consideration in any way related to or connected directly or indirectly with the provision of the Extended Services. The representations and warranties of the Subdivider herein shall, notwithstanding paragraph 2 of this Agreement, survive the expiry of this Agreement. 4. The Subdivider (if more than one corporate body or person) hereby agrees that the Municipality shall remit the Latecomer Charge to each corporate body or person in equal shares. 5. If the Subdivider is a sole corporate body or person, the Municipality shall remit the Latecomer Charge to the said sole corporate body or person, with a copy to the following (name and address of director of corporate body, accountant, lawyer, etc.): 6. In the event that the Subdivider is not the owner of the said lands, the owner shall hereby grant, assign, transfer and set over unto the Subdivider, his heirs and assigns, all rights, title and interest under this Agreement. IN WITNESS WHEREOF the parties hereto have hereunto affixed their respective Corporate Seals, attested by the hands of their respective officers duly authorized in that behalf, the day and year first above written. SUBDIVIDER Subdivider - Authorized Signatory Subdivider - Authorized Signatory DISTRICT OF MAPLE RIDGE Corporate Officer - Authorized Signatory Page 3 of 3 4 MAPLE RIDGE British Columbia District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: November 4, 2013 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: Committee of the Whole SUBJECT: Fraser Valley Regional Library - 2014 Budget EXECUTIVE SUMMARY: Maple Ridge is part of the Fraser Valley Regional Library (FVRL) network. At its October 23, 2014, the Board of Directors of FVRL received the attached report, and endorsed Option 3 for the 2014 budget. The Board will have a formal vote on the budget at its December meeting; Councillor Bell is our representative on the board. This report is provided to Council for information only. RECOMMENDATION: That the draft 2014 Budget Report from the Fraser Valley Regional Library be received for information. DISCUSSION: The Fraser Valley Regional Library (FVRL) operates the Maple Ridge library as part of the FVRL network. At its October 23 2014 meeting the FVRL Board of Directors endorsed Option 3 for the 2014 budget the highlights of which are: • A 5% increase in the Materials Budget • Addition to Reserves of $100,000 • A 2% wage increase The overall budget increase under Option 3 is 3.31%. The impact to individual municipalities varies due to the funding formula as well as the recently approved changes to the formula. For Maple Ridge, our 2013 library assessment was $2,590,978. For 2014, it will be $2,613,732, which equates to an increase of less than 1%. 1131 1 CONCLUSION: The FVRL provides a valuable service to our citizens. Further, we have a great relationship with FVRL both at the regional level and at the local level. The changes in the cost sharing formula are the result of the work of successive Councils and will result in a favourable adjustment to our financial plan, details of which will be provided to Council in the coming weeks. "Original signed by Paul Gill" Prepared by: Paul Gill, GM: Corporate and Financial Services "Original signed by J.L. (Jim) Rule Concurrence: J.L. (Jim) Rule, CAO 2 111. FVRL FRASER VALLEY REGIONAL LIBRARY 2014 DRAFT BUDGET REPORT REPORT TO THE FVRL BOARD By Mary O'Callaghan, Director of Corporate Services Meeting of October 23, 2013 PURPOSE The proposed 2014 Fraser Valley Regional Library budget is put forward for consideration by the FVRL Board representatives and local government councils/boards. The purpose of this report is to provide information concerning the budget proposed for 2014. NEW FUNDING FORMULA TO BE PHASED IN The modified funding formula (approved in July 2013) is being phased in over two years. This, the first year's assessment, is based 50% on the old funding formula and 50% based upon the new funding formula. WEIGHTED VOTE The Library Act stipulates that budget votes are conducted by a weighted vote. According to the Act, each member community receives one vote plus one additional vote for each complete 1,000 of the population of the community. Libraries and Literacy issues the official service area population statistics annually with the provincial grants. OVERVIEW Three system -wide budget additions were presented at the June FVRL Board meeting: • 5% Library Materials budget increase • Addition to Reserves of $150,000 • $40,000 budget for a customer satisfaction survey These proposals received approval in principle at the meeting. However, we are also aware that some communities will be adversely impacted with the phase-in of the new funding formula and we have received requests from some communities to keep increases to a minimum. Therefore, we are presenting three budget options for consideration. OPTION #1 FVRL...Connecting people to the world of information and ideas 2014 Draft Budget Report Meeting of October 23, 2013 Page 2 The first budget version contains all three proposed additions to the system -wide portion of the budget. > This budget results in an overall 3.72% increase over 2013. OPTION #2 For this budget we include the 5% Library Materials budget increase and the addition to Reserves of $150,000, but no survey. > This budget results in an overall 3.54% increase over 2013. OPTION #3 The final budget option includes the 5% Library Materials budget increase and the addition to Reserves is reduced to $100,000 and, again, no survey. > This budget results in an overall 3.31% increase over 2013. Note: Approximately 0.5% of the increase over 2013 in all three options relates to the Sardis Library being open for a full year in 2014. This $117,000 charge is a direct charge to the City of Chilliwack, but, of course, is included in the total FVRL increase. LIBRARY MATERIALS BUDGET There are a number of pressures on the library materials budget, including: • Three new libraries constructed over the last couple of years, increasing library space by almost 9%. • Steady population growth in the Fraser Valley Regional Library's service area. We are now serving almost 700,000 residents. • Increasing circulation. Library usage continues to climb. At the end of August, both physical and electronic circulation has increased over 2012 circulation. • Multiple formats. Customers have different needs and look for their library materials in many formats: print, audio, e -book, large print, etc. • Provincial Sales Tax. The return of the provincial sales tax has added considerable cost to the budget. • Weakening Canadian dollar. Because most library materials are published in the USA, any decline in the value of the Canadian dollar has an impact in the cost of library materials. • RFID. Radio frequency identification tagging slightly increases the cost of processing library materials. Having RFID tags certainly saves in other areas, but does increase the materials costs. • Changing world. As more things change rapidly, more and more materials become out of date quickly! Out-of-date materials are removed from the collection and must be replaced by up-to-date information. This applies to many topics: travel books, software guides, legal topics, taxation manuals, atlases, etc. FVRL... Connecting people to the world of information and ideas 2014 Draft Budget Report Meeting of October 23, 2013 Page 3 ADMINISTRATIVE CENTRE RENOVATION AND TOP -UP TO AUTOMATION RESERVE Part of the proposed addition to the reserve is to be added to the existing asset replacement reserve of $385,000. > The building requires a number of improvements: adding hardi-panel to the remaining two walls to eliminate moisture seepage, updating the remaining windows, painting the exterior, etc. > The automation reserve has become depleted and requires an addition of funds in anticipation of future server replacements, etc. The additions to reserves budget funds are included in the Administration allocation. CUSTOMER SATISFACTION SURVEY The last comprehensive survey was undertaken in 2004. With changing needs, it would be useful to conduct another survey to assess customer satisfaction and expectations. The customer satisfaction survey budget is included in the Administration allocation. FVRL... Connecting people to the world of information and ideas 2014 BUDGET 2013 BUDGET DIFFERENCE CHANGE REVENUES Member Assessment* Provincial Grant Library Revenues Total Revenues 22,817,201.00 1,265,100.00 710,616.00 24,792,917.00 21,998,110.00 1,265,100.00 700,776.00 23,963,985.00 819,091.00 3.72% 0.00 0.00% 9,840.00 1.40% 828,931.00 3.46% 2014 Draft Budget Report Meeting of October 23, 2013 Page 4 COMPARISON TO BUDGET 2013 — OPTION 1 EXPENSES Direct Charges * Computer Services Human Resources / Payroll Vehicle Operations Library Materials Client Services Administration ** Total Expenses 13,426, 791.00 13,268,113.0 158,678.00 1.20% 0 1,788,019.00 1,753,670.00 924,296.00 903,611.00 548,920.00 4,687,563.00 1,084,117.00 2,333,211.00 24,792,917.00 525,100.00 4,463,103.00 1,030,816.00 2,019,572.00 23,963,985.0 0 34,349.00 20,685.00 23,820.00 224,460.00 53,301.00 313,639.00 828,932.00 1.96% 2.29% 4.54% 5.03% 5.17% 15.53% 3.46% *White Rock addition re Sunday Openings included in 2013 Member Assessment ** The 15.53% increase for Administration reflects the addition to Reserves and the survey FVRL...Connecting people to the world of information and ideas 2014 Draft Budget Report Meeting of October 23, 2013 Page 5 COMPARISON TO BUDGET 2013 — OPTION 2 OPTION 2 2014 BUDGET 2013 BUDGET DIFFERENCE CHANGE REVENUES Member Assessment* Provincial Grant Library Revenues Total Revenues 22,777,201.00 1,265,100.00 710,616.00 24,752,917.00 21,998,110.00 1,265,100.00 700,776.00 23,963,985.00 779,091.00 3.54% 0.00 0.00% 9,840.00 1.40% 788,931.00 3.29% EXPENSES Direct Charges * Computer Services Human Resources / Payroll Vehicle Operations Library Materials Client Services Administration ** Total Expenses 13,426,791.00 13,268,113.0 0 1,788,019.00 1,753,670.00 924,296.00 903,611.00 548,920.00 4,687,563.00 1,084,117.00 2,293,211.00 24,752,917.00 525,100.00 4,463,103.00 1,030,816.00 2,019,572.00 23,963,985.0 0 158,678.00 34,349.00 20,685.00 23,820.00 224,460.00 53,301.00 273,639.00 788,932.00 *White Rock addition re Sunday Openings included in 2013 Member Assessment ** The 13.55% increase for Administration reflects the addition to Reserves 1.20% 1.96% 2.29% 4.54% 5.03% 5.17% 13.55% 3.29% FVRL...Connecting people to the world of information and ideas 2014 Draft Budget Report Meeting of October 23, 2013 Page 6 COMPARISON TO BUDGET 2013 — OPTION 3 OPTION 3 2014 BUDGET 2013 BUDGET DIFFERENCE CHANGE REVENUES Member Assessment* Provincial Grant Library Revenues Total Revenues 22,727,201.00 1,265,100.00 710,616.00 24, 702, 917.00 EXPENSES Direct Charges Computer Services Human Resources / Payroll Vehicle Operations Library Materials Client Services Administration Total Expenses 21,998,110.00 1,265,100.00 700,776.00 23,963,985.00 13,426,791.00 13,268,113.0 0 1,788,019.00 1,753,670.00 924,296.00 903,611.00 548,920.00 4,687,563.00 1,084,117.00 2,243,211.00 24,702,917.00 525,100.00 4,463,103.00 1,030,816.00 2,019,572.00 23,963,985.0 0 819,091.00 0.00 9,840.00 738,931.00 158,678.00 34,349.00 20,685.00 23,820.00 224,460.00 53,301.00 223,639.00 738,932.00 *White Rock addition re Sunday Openings included in 2013 Member Assessment ** The 11.07% increase for Administration reflects the addition to Reserves 3.72% 0.00% 1.40% 3.08% 1.20% 1.96% 2.29% 4.54% 5.03% 5.17% 11.07% 3.08% FVRL...Connecting people to the world of information and ideas Fraser Valley Regional Library 2014 Draft Budgets Comparison O ctober 3, 2013 Fraser Valley Regional District D istrict of Kent ✓ illage of Hope City of Chilliwack Metro Vancouver Harrison Hot Springs City of Abbotsford Dirstrict of Mission Langley City Langley Township * White Rock Corporation of Delta Port Coquitlam Maple Ridge Pitt Meadows ** Approved 2013 Draft 2014 Budget Proposals Option 1 Option 2 Option 3 249,530.00 304,687.00 323,480.00 2,635,903.00 2,000.00 56,703.00 3,531,057.00 1,252,875.00 1,163,563.00 3,499,267.00 832,988.00 3,190,569.00 1,490,984.00 2,590,978.00 873,526.00 247,752.00 297,173.00 324,759.00 2,848,493.00 2,000.00 58,902.00 3,706,337.00 1,281,738.00 1,193,872.00 3,677,950.00 843,742.00 3,275,730.00 1,544,031.00 2,624,083.00 890,640.00 247,318.00 296,656.00 324,189.00 2,843,499.00 2,000.00 58,795.00 3,699,838.00 1,279,491.00 1,191,779.00 3,671,502.00 842,262.00 3,269,987.00 1,541,323.00 2,619,482.00 889,078.00 246,775.00 296,006.00 323,478.00 2,837,257.00 2,000.00' 58,667.00' 3,691,715.00 1,276,682.00 1,189,162.00 3,663,441.00 840,413.00 3,262,808.00 1,537,940.00 2,613,732.00 887,126.00 Total $ 21,998,110.00 $ 22,817,202.00 $ 22,777,199.00 $ 22,727,202.00 * 2013 assessment for White Rock includes the additional $7,000 for increasing Sunday Openings * * Chilliwack 2014 - all options include $117,475 re the Sardis Library's full year operations. All draft budget options include a 5% increase for Library Material purchases and the 2% wage increase per the Collective Agreement. O ption #1 includes an addition to Reserve of $150,000 plus a $40,000 budget for a Customer Satisfaction survey. O ption #2 includes an addition to Reserve of $150,000. O ption #1 includes an addition to Reserve of $100,000.