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HomeMy WebLinkAbout2013-12-02 Committee of the Whole Meeting Agenda and Reports.pdfDistrict of Maple Ridge COMMITTEE OF THE WHOLE AGENDA December 2, 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 RCMP Finance Update • Superintendent Dave Fleugel Ridge Meadows RCMP Detachment Officer in Charge • Brad Lanthier, BBA, A.Senior Manager, Contract Policing, Corporate Management & Comptrollership Branch RCMP 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 2011-025-RZ, 24315, 24331, 24369 and 24387 110 Avenue, RS -3 to RS -1d Staff report dated December 2, 2013 recommending that Maple Ridge Zone Amending Bylaw No. 6807-2011 to rezone from RS -3 (One Family Rural Residential) to RS -1d (One Family Urban [Half Acre] Residential) to permit a subdivision of approximately 41 lots be given first reading and that the applicant provide further information as described in Schedules A, B, F and G of the Development Procedures Bylaw No. 5879-1999, along with the information required for a Subdivision application Committee of the Whole Agenda December 2, 2013 Page 2 of 4 1102 2013-082-RZ, 13260 236 Street, RS -3 and RS -2 to RM -1 Staff report dated December 2, 2013 recommending that Maple Ridge Zone Amending Bylaw No. 7037-2013 to rezone from RS -3 (One Family Rural Residential) and RS -2 (One Family Suburban Residential) to RM -1 (Townhouse Residential) to permit a multi -family townhouse development be given first reading and that the applicant provide further information as described on Schedule A of the Development Procedures Bylaw No. 5879-1999, along with the detailed information on the proposed sidewalk construction from 133 Avenue to Fern Crescent. 1103 2013-103-RZ, 12366 Laity Street, RS -1 to R-1 Staff report dated December 2, 2013 recommending that Maple Ridge Zone Amending Bylaw No. 7042-2013 to rezone from RS -1 (One Family Urban Residential) to R-1 (Residential District) to permit future subdivision into approximately six single family lots be given first reading and that the applicant provide further information as described in Schedules B and E of the Development Procedures Bylaw No. 5879-1999, along with the information required for a Subdivision application 1104 2011-134-RZ, 24891 104 Avenue, 10640 248 Street, 24860 106 Avenue and 10480 248 Street, RM -1 to R-1, A-2 to RM -1 and R-1 to RM -1 Staff report dated December 2, 2013 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 6886-2011 to designate conservation area allowing for the preservation of a rock outcrop and significant slopes be given first and second reading and be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 6887-2011 to rezone from RM -1 (Townhouse Residential) and A-2 (Upland Agricultural) to R-1 (Residential District) to RM -1 (Townhouse Residential) to allow a 64 unit townhouse and a 36 single family lot development be given second reading and be forwarded to Public Hearing. 1105 RZ/013/10, 22830, 22850 and 22942 136 Avenue, First Extension Staff report dated December 2, 2013 recommending that rezoning application RZ/013/10 to rezone from RS -3 (One Family Rural Residential) and CD -3-98 (Comprehensive Development) to R-1 (Residential District), R-3 (Special Amenity Residential District), RST (Street Townhouse Residential), RS - lb (One Family Urban [Medium Density] Residential) and P-1 (Park and School) be granted a one year extension. Committee of the Whole Agenda December 2, 2013 Page 3 of 4 1106 2013 -069 -VP, 25425 and 25595 Godwin Drive and 25420, 25440, 25460, 25480, 25500, 25518, 25536, 25554, 25572 and 25592 Bosonworth Avenue Staff report dated December 2, 2013 recommending that the Corporate Officer be authorized to sign and seal 2013 -069 -VP to increase the height of a retaining wall system. 1107 2013-106-DVP, 13859, 13875 and 13879 232A Street Staff report dated December 2, 2013 recommending that the Corporate Officer be authorized to sign and seal 2013-106-DVP to reduce front yard setbacks for three properties created through subdivision application 2012- 015 -SD. 3. FINANCIAL AND CORPORATE SERV/CES (including Fire and Police) 1131 Adjustments to the 2013 Collector's Roll Staff report dated December 2, 2013 submitting information on changes to the 2013 Collector's Roll through the issuance of Supplementary Rolls 8 and 9. 4. COMMUNITY DEVELOPMENT AND RECREATION SERV/CES 1151 Aquatic Maple Ridge Cafe Lease Renewal Staff report dated December 2, 2013 recommending that the Corporate Officer and the General Manager of Community Development, Parks and Recreation Services be authorized to sign and seal the Aquatic Maple Ridge Cafe Lease Agreement 2013-2018. 5. CORRESPONDENCE 1171 6. OTHER ISSUES 1181 Committee of the Whole Agenda December 2, 2013 Page 4 of 4 7. ADJOURNMENT 8. COMMUNITY FORUM COMMUNITY FORUM The Community Forum provides the public with an opportunity to ask questions of Council on items that are of concern to them, with the exception of Public Hearing by-laws that have not yet reached conclusion. Council will not tolerate any derogatory remarks directed at Council or staff members. Each person will be permitted 2 minutes to speak or ask questions (a second opportunity is permitted if no one else is sitting in the chairs in front of the podium). Questions must be directed to the Chair of the meeting and not to the individual members of Council. The total time for this Forum is limited to 15 minutes. If a question cannot be answered, the speaker will be advised when and how a response will be given. Other opportunities are available to address Council including public hearings and delegations. The public may also make their views known to Council by writing or via email and by attending open houses, workshops and information meetings. Serving on an Advisory Committee is an excellent way to have a voice in the future of this community. For more information on these opportunities contact: Clerk's Department at 604-463-5221 or clerks@mapleridge.ca Mayor and Council at mayorandcouncil@mapleridge.ca Checked by: Date: MAPLE R11)0E 9Mri.liruu�m.r urrn Kaci_ Pcs; . :.gr.:. District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: December 2, 2013 and Members of Council FILE NO: 2011-025-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 6807 - 2011 24315, 24331, 24369, and 24387 110 Avenue EXECUTIVE SUMMARY: On July 26, 2011, Council deferred first reading to rezone 24315, 24331, 24369, and 24387 110 Avenue (the subject properties) from RS -3 (One Family Rural Residential) to RS -1 (One Family Urban Residential), until further information for the area was received. Council has since adopted Zone Amending Bylaw No. 6996 - 2013, which permits a Density Bonus option in the RS -1d (One Family Urban (Half Acre) Residential) zone, which is specific to the Albion Area. The applicant would like to proceed with rezoning the subject properties from RS -3 (One Family Rural Residential) to RS -1d (One Family Urban (Half Acre) Residential). The applicant intends to choose the Density Bonus option within the RS -1d (One Family Urban (Half Acre) Residential) zone, which is specific to the Albion Area, enabling single-family lot sizes of 557 m2. The required amenity fee of $3,100.00 per lot less than 2,000 m2 will be collected by the Approving Officer at the subdivision approval stage. A portion of the subject properties, located near the northern property lines will be dedicated as park for conservation purposes. As such, an Official Community Plan (OCP) amendment may be required to amend the Conservation area. To proceed further with this application additional information is required as outlined below. RECOMMENDATIONS: In respect of Section 879 of the Local Government Act, requirement for consultation during the development or amendment of an Official Community Plan, Council must consider whether consultation is required with specifically: i. The Board of the Regional District in which the area covered by the plan is located, in the case of a Municipal Official Community Plan; ii. The Board of any Regional District that is adjacent to the area covered by the plan; iii. The Council of any municipality that is adjacent to the area covered by the plan; iv. First Nations; v. School District Boards, greater boards and improvement district boards; and vi. The Provincial and Federal Governments and their agencies and in that regard it is recommended that no additional consultation be required in respect of this matter beyond the early posting of the proposed Official Community Plan amendments on the District's website, together with an invitation to the public to comment; and That Zone Amending Bylaw No. 6807 - 2011 be given first reading; and 1101 That the applicant provide further information as described on Schedules A, B, F, and G of the Development Procedures Bylaw No. 5879 - 1999, along with the information required for a Subdivision application. DISCUSSION: a) Background Context: Applicant: Owners: Legal Descriptions: 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 Properties: Proposed Use of Properties: Site Area: Access: Servicing requirement: b) Site Characteristics: Wayne Stephen Bissky Architecture and Urban Design Paul Quinn, Martino Calabretti, and Georgina Moxam; and Mario and Angelo lacobucci Lot 3, Section 10, Township 12, Plan 7408 Lot 4, Section 10, Township 12, Plan 7408 Lot 5, Section 10, Township 12, Plan 7408 Lot 6, Section 10, Township 12, Plan 7408 Low Density Residential and Conservation RS -3 (One Family Rural Residential) RS -1d (One Family Urban (Half Acre) Residential) Single Family Residential RS -3 (One Family Rural Residential) Conservation and Low Medium Density Residential Single Family Residential and Park RS -3 (One Family Rural Residential) Low Density Residential, Park, and Conservation Single Family Residential RS -3 (One Family Rural Residential) and RS -2 (One Family Suburban Residential) Low Density Residential and Conservation Single Family Residential RS -3 (One Family Rural Residential) Low Density Residential and Conservation Single Family Residential Single Family Residential 4.08 ha (10 acres) 110 Avenue Full urban standard The subject properties are located in the Albion Area Plan. Combined, the properties total 4.08 hectares in area, and are bound by single family rural residential lots to the north, east and west; and 110 Avenue to the south. Dunlop Creek is located along the northern edge of the properties. Parkland dedication will be required for the purposes of riparian area protection (see Appendix A). -2- c) Project Description: The applicant has requested to rezone the development site from RS -3 (One Family Rural Residential) to RS -1d (One Family Urban (Half Acre) Residential), with a Density Bonus, in accordance with the Community Amenity Program, which received final reading on October 8, 2013. The Community Amenity Program is detailed in Zone Amending Bylaw No. 6996 - 2013, which will permit the following: For the RS -1d (One Family Urban (Half Acre) Residential) zone, the base density is a net lot area of 2,000 m2. A Density Bonus is an option in the RS -1d (One Family Urban (Half Acre) Residential) zone and shall be applied as follows: a. An Amenity Contribution of $3,100 per lot will be required in any subdivision containing one or more lots with an area of less than 2,000 m2, payable when the Approving Officer approves the subdivision. b. The maximum density permitted through the Density Bonus option is: i. minimum net lot area of 557 m2; ii. minimum lot width of 15.0 m; iii. minimum lot depth of 27 m. c. Zoning requirements consistent with the RS -1b (One Family Urban (Medium Density) Residential) zone will apply and supersede the zoning requirements for the RS -1d (One Family Urban (Half Acre) Residential) zone. The proposed development consists of approximately 41 RS -1b (One Family Urban (Medium Density) Residential) sized lots, amounting to an Amenity Contribution of approximately $127,100.00. The final number of lots and amenity contribution will be determined at the time of approval of the subdivision. At this time the current application has been assessed to determine its compliance with the Official Community Plan and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and a further report will be required prior to second reading. Such assessment may impact proposed lot boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require application for further development permits. d) Planning Analysis: Official Community Plan: The subject properties are located within the Albion Area Plan and are designated Residential Low Density and Conservation. For the proposed development, an OCP amendment may be required for some minor Conservation boundary adjustments (see Appendix B). Except for the possible conservation boundary adjustments, the development proposal aligns with Schedule 1 of the Albion Area Plan and the Plan's policies. The application is in compliance with the OCP Amending Bylaw No. 6995 - 2013, that establishes the Community Amenity Program, and in compliance with the Zone Amending Bylaw No. 6996 - 2013, that permits a Density Bonus option in the Residential Low Density designation in the Albion -3- Area Plan. The applicant intends to apply the Density Bonus option to this project, as discussed above in the Project Description. An assessment of the adjacent watercourse has not been undertaken to determine the requirements for the final riparian protection setbacks. Therefore, an OCP amendment may also be required for the parkland proposed for environmental conservation. The OCP amendments will be the subject of a future report to Council. Zoning Bylaw: The current application proposes to rezone the subject properties, located at 24315, 24331, 24369, and 24387 110 Avenue from RS -3 (One Family Rural Residential) to RS -1d (One Family Urban (Half Acre) Residential) (see Appendix C), with a Density Bonus, to permit future subdivision into approximately 41 single family lots (see Appendix D). The application of the Density Bonus, which is specific to the Albion Area Plan, will permit the applicant to reduce the single-family lot size from the RS -1d (One Family Urban (Half Acre) Residential) base density of 2,000 m2 to 557 m2. An Amenity Contribution of $3,100 per lot for each lot that is less than 2,000 m2 is required, as discussed in the Project Description above. Any variations from the requirements of the Density Bonus zone of RS -lb (One Family Urban (Medium Density) Residential) for lots less than 2,000 m2 or from the requirements of the RS -1d (One Family Urban (Half Acre) Residential) zone for lots greater than 2,000 m2 will require a Development Variance Permit application. Development Permits: Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development Permit application is required to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit application is required for all development and subdivision activity or building permits for: • All areas designated Conservation on Schedule "B" or all areas within 50 metres of an area designated Conservation on Schedule "B", or on Figures 2, 3 and 4 in the Silver Valley Area Plan; • All lands with an average natural slope of greater than 15 percent; • All floodplain areas and forest lands identified on Natural Features Schedule "C" to ensure the preservation, protection, restoration and enhancement of the natural environment and for development that is protected from hazardous conditions. Advisory Design Panel: A Form and Character Development Permit is not required because this is a single family project; therefore this application does not need to be reviewed by the Advisory Design Panel. -4- Development Information Meeting: A Development Information Meeting is required for this application. Prior to second reading the applicant is required to host a Development Information Meeting in accordance with Council Policy 6.20. e) Interdepartmental Implications: In order to advance the current application, after first reading, comments and input, will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Operations Department; c) Fire Department; d) Licenses, Permits and Bylaws Department; e) Parks Department; f) School District; and g) Canada Post. The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this evaluation will take place between First and Second Reading. f) Early and Ongoing Consultation: In respect of Section 879 of the Local Government Act for consultation during an Official Community Plan amendment, it is recommended that no additional consultation is required beyond the early posting of the proposed OCP amendments on the District's website, together with an invitation to the public to comment. g) Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedures Bylaw No. 5879 - 1999 as amended: 1. An Official Community Plan Application (Schedule A); 2. A complete Rezoning Application (Schedule B); 3. A Watercourse Protection Development Permit Application (Schedule F); 4. A Natural Features Development Permit Application (Schedule G); and 5. A Subdivision Application. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. -5- CONCLUSION: The development proposal is in compliance with the policies of the OCP with respect to designated land use; however, minor adjustments to the Conservation boundaries may be required. Justification has been provided to support the OCP amendment. It is therefore recommended that Council grant first reading subject to additional information being provided and assessed prior to second reading. It is anticipated that once complete information is received, Maple Ridge Zone Amending Bylaw No. 6807 - 2011 may be amended and an OCP amendment for the Conservation boundary adjustment may be required. The proposed layout has not been reviewed in relation to the relevant bylaws and regulations governing subdivision applications. Any subdivision layout provided is strictly preliminary and must be approved by the District of Maple Ridge's Approving Officer. "Original signed by Michelle Baski" Prepared by: Michelle Baski 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 - Site Context Map Appendix C - Zone Amending Bylaw 6807 - 2011 Appendix D - Proposed Site Plan -6- Rem11 P 809 A EP 15693 EP 30021 A APPENDIX P 61 001 3 A Subject Properties P 61 001 Rem 1 P 74 08 P 7408 17S 31 32 33 6 5 4 3 P 66 748 P 43223 32 11 oas ' 0 P 66748 y — r V — m V nrn `'.;-r' M M 33 11011 0 z w a 0 34 11 040 y N N N ry N N N N E 110 AV E. v os N N 45 N c> N 1 t. MM N 1 P 70647 N N 41 P 62092 e 4 P 7759 o V a a a N N N N 1 2 5 6 P 6:852 P 13199 Q 169 P 67 469 P 7759 2 42 P13 Rem3 —....N- � P 70 647 P 62 092 P 80 NVJ>14Iif° Scale: 1:2,500 Ci'..fPitt Meauows - _� 24315/31 /69/87-110 Ave ����� � �� I � to ma CORPORATION OF THE DISTRICT OF r'- ri, �'I:rqi _ L`ri�l.tp mi�� ' `�2 SII (,i '+L% .FpArAI1Y�u`�" ■■,;,_=° 4]I !.>- r, s.=I• 7j g. 1 • ;l ' DATE: Nov 26, 2013 2011-025-RZ BY: JV FRASER R. The Corporation of the District of rylaple Ridge makes no guarantee regarding the accuracy or present status of the information shown on this map. • •••-•_--- ms.-•••".; .r.r4Frp. d•••,..F9Ej N Scale 1 2 500 Mea 24315, 24331. 24369 & 24387 110 Ave. Site Context Map District of Langley F.RAsE CORP° RAT! ON OF THE DISTRICT OF MAPLE RIDGE lAlCE DATME T L. 2:1? Untitled BY: RS APPENDIX C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6807 - 2011 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6807 - 2011." 2. Those parcel (s) or tract (s) of land and premises known and described as: Lot 3 Section 10 Township 12 New Westminster District Plan 7408 Lot 4 Section 10 Township 12 New Westminster District Plan 7408 Lot 5 Section 10 Township 12 New Westminster District Plan 7408 Lot 6 Section 10 Township 12 New Westminster District Plan 7408 and outlined in heavy black line on Map No. 1515 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RS -1d (One Family Urban (Half Acre) Residential). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , A.D. 20 . READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER 11219 N N / I '7'':'' N N I I N l N N / / r b42Z 112 AVE. 45 P 43601 Rem 11 P 809 7 A EP 15693 EP 30021 A P 61001 3 P 61001 Rem 1 P •408 P 7408 30 31 32 33 6 5 4 3 P 66748 P 4322332 \ 11045 CC 0 P 66748 P 55) 33 11011 Z 0 CC Lll 0 34 11040 26 110 AVE. 46 N 45 1 P 1 70647 41 P 62092 4 P 7759 1 2 5 6 P 6:852 P 13199 P 67469 P 67469 P 7759 P13 99 Rem 4 MAPLE RIDGE ZONE AMENDING Bylaw No. 6807-2011 Map No. 1515 From: RS -3 (One Family Rural Residential) To: RS -1d (One Family Urban (Half Acre) Residential) ,Li N SCALE 1:3,000 MAPLE RIDGE British Columbia APPENDIX D Zoning Analysis of 110th Avenue TO SCALE MEN FR4gE0a411N1.-TIOtOD PRELIMINARY ONLY NOT FOR CONSTRUCTION Date Modified: 12-Jul-11o->�RmR�saD rauEsus: NOT MALSECUIT1 c uvc-E Existing Proposed Civic: Lot Area: Legal: Zoning. Zoning: 24315110th Avenue: 8,173.5 m2 LRES LOT 6 SECTION 10 TOWNSHIP 12 NWD PLAN 7408 24331 110th Avenue: 10,956.3 m2 LRES RS -1 LOT 5 SECTION 10 TOWNSHIP 12 NWD PLAN 7408 24369 110th Avenue: 10,883.2 m2 LRES LOT 4 SECTION 10 TOWNSHIP 12 NWD PLAN 7408 24387110th Avenue: 11,405.2 m2 LRES LOT 3 SECTION 10 TOWNSHIP 12 NWD PLAN 740 RS -1 Lots Required Existing 1 Note /Allowed (m2) Proposed Lot Area: 668.0 m2 Minimum Lot Width: 18 m Minimum Lot Depth: 27 m Total of Coverage: 40 % Accessory Building coverage: 10 % Included in Total lot coverage Siting Front Setback: 7.6 m Rear Setback: 7.5 m Interior Sideyard Setback: 1.5 m Exterior Sideyard Setback: 4.5 m Main Building Height: 9.5 m Accessory Building Height: 4.6 m Total interior side lots to equal 3.5m RW 66747 ✓ anus Context With Future Road Alignment Scale: 1:5000 L1ot 11• 3 B.eoe na`. Lot 2 Lot 1 RS -1 RS -1 RS -1 RS -1 Lot 12 SubjectProperty� .. 4.075 hectares � I Lot 18 Lot 17 Lot 20 Lat21\1y' Lott \ Lot 28 Lot 231- Lot 24 Lot27 Lot 25 Lot 26 Lot 31 Lit 16 Lot 15 Lot 13 Lomat 14 Lot 3b Lot 37\ ^g �gt36 1' . Lot 35 Lot 32 Lo133 Lot34 l 11011 Date: July 13, 2011 Time: 10:30:20 AM File name: 1004 Site Plan 12/July/11.vwx Subject Property Context Scale: 1:8000 10th Avenue-. Proposed Lot Layout for RS -1 Zoning RS u 65 ES f66m Scale: 1:1750 REYLSWItS Exner Subdivision 0 0) >•••••-• �V N co (n o6 O OCe (1) YjJ MAPLE RIDGE 9n[i.h eosY«es u^rn .10.)12 District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: December 2, 2013 and Members of Council FILE NO: 2013-082-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 7037-2013 13260 236 Street EXECUTIVE SUMMARY: At the September 24, 2013 meeting, Council reviewed a denial report for this application to rezone the subject property (Appendix A) from RS -3 (One Family Rural Residential), and RS -2 (One Family Suburban Residential) zones to RM -1 (Townhouse Residential) zone. At this meeting, Council resolved that staff prepare the bylaw amendments in support of this development application. The developer (Portrait Homes) is seeking a site-specific zoning text amendment to permit an increase in density from 0.6 FSR to 0.67 FSR which translates to 64 units or a density of almost 55 units per net hectare. A number of variances will be required to achieve this density. As a compensation for the increased density, the developer is offering an amenity in the form of a new sidewalk located on the west side of 236 Street between 133 Avenue and Fern Crescent (Appendix D). This sidewalk is a significant feature costing approximately $135,000.00 and is anticipated to improve pedestrian connectivity in this part of Silver Valley. However, to construct this sidewalk, possible tree protection, and significant road works including retaining walls will be required, which may increase the anticipated cost beyond $135,000.00. The details of the sidewalk design need to be worked out and will be discussed in the second reading report. The subject site (Appendix A) is located outside both: the defined higher density areas in the Silver Valley Area Plan and the 400 metres or 5 minute walking distance from the River Village Hamlet Centre. Yet the density proposed for the site exceeds the permitted density for this area. An OCP amendment to change the current designation of "Medium -High Density Residential" to "High Density Residential" will be required to support the excess density. The OCP amending bylaw will accompany the second reading report. RECOMMENDATIONS: In respect of Section 879 of the Local Government Act, requirement for consultation during the development or amendment of an Official Community Plan, Council must consider whether consultation is required with specifically: i. The Board of the Regional District in which the area covered by the plan is located, in the case of a Municipal Official Community Plan; ii. The Board of any Regional District that is adjacent to the area covered by the plan; iii. The Council of any municipality that is adjacent to the area covered by the plan; iv. First Nations; v. School District Boards, greater boards and improvements district boards; and vi. The Provincial and Federal Governments and their agencies. 1102 and in that regard it is recommended that no additional consultation be required in respect of this matter beyond the early posting of the proposed Official Community Plan amendments on the District's website, together with an invitation to the public to comment, and; That Zone Amending Bylaw No. 7037-2013 be given first reading; and; That the applicant provides further information as described on Schedule A of the Development Procedures Bylaw No. 5879 - 1999, along with the detailed information on the proposed sidewalk construction from 133rd Avenue to Fern Crescent. DISCUSSION: a) Background Context: Applicant: Owner: Randy Dick Portrait Homes Ltd. Legal Description: Lot: 21, Section: 28, Township: 12, Plan: NWP 47603 OCP: Existing: Medium -High Density Residential Proposed: High Density Residential Zoning: Existing: RS -3 (One Family Rural Residential), and RS -2 (One Family Suburban Residential) Proposed: RM -1 (Townhouse Residential) Surrounding Uses: North: Use: Single Family Residential and 133rd Avenue Zone: R-1 (Residential District) Designation Medium -High Density Residential South: Use: Single Family Residential Zone: RS -2 (One Family Suburban Residential) Designation: Medium -High Density Residential East: Use: Proposed Multi -Family (townhouses) and conservation; existing Single Family Residential Zone: RS -2 (One Family Suburban Residential) and RS -3 (One Family Rural Residential) Designation: Medium -High Density Residential West: Use: Single Family Residential, Street Townhouses and 236th Street Zone: RS -2 (One Family Suburban Residential), RS -3 (One Family Rural Residential) and RST -SV (Street Townhouses- Silver Valley) Designation: Medium -High Density Residential -2- Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Single Family Residential Multi -Family Residential (townhouses) 3.017 acres or 12209.36 m2 236th Street Urban Standard b) Site Characteristics and Project Description At the September 24, 2013 meeting, Council supported to rezone the subject property (Appendix A) from RS -3 (One Family Rural Residential), and RS -2 (One Family Suburban Residential) zones to RM - 1 (Townhouse Residential) zone and resolved that staff prepare the bylaw amendments in support of this development application, subject to the applicant providing the amenity sidewalk as a condition of final reading. The subject site (Appendix A) located in the Silver Valley area, is bordered by single family lots (zoned R-1) north of 133rd Avenue on the north; Street Townhouses and 236th Street on the west; proposed townhouses on the east and single family suburban zoned lots on the south. The site slopes down rom north-east to the south-west, towards the intersection of 132nd Avenue and 236th Street, at a grade of approximately 12%. The development proposal includes 64 townhouse units in 17 blocks clustered around a 6.0 metre wide strata road. Main access to the site is proposed in the south-west corner (Appendix C). The blocks size varies from 2 to 6 attached units. Out of a total of 64 units, 81.25% utilize tandem parking, in a combination of single and tandem two -car garages. The units facing 133rd Avenue have direct pedestrian access on to 133rd Avenue and are in a duplex form to be more sensitive to the existing single family houses north of 133rd Avenue. Each of the duplex unit has either a tandem or a two -car double wide garage attached. The units facing 236th Street are narrow (12 feet, 3 inches wide) and tall with tandem parking (i.e. each unit has a single car garage and one parking space on the driveway apron). A central common useable open space is proposed, facing east, surrounded by pedestrian walkways and townhouse blocks fronting on to a C-shaped internal strata road. Out of a total of 64 units proposed, 24 are two bedroom and 38 are three bedroom units with attached garages. Proposed building finishes include: pre -primed vinyl siding, pre -finished wood wall shingles and vertical board and batten siding for facades, cultured stone cladding for column bases, and pre - finished metal garage doors, vinyl soffits and asphalt shingles for roofing. Proposed Parking: The proposed zone requires a parking ratio of 2.0 spaces per unit for residents and 0.2 spaces per unit for visitors. The project is proposing a total of 143 parking stalls (i.e. 128 spaces for the residents and 15 spaces for the visitors). Out of the 128 residential parking stalls, 104 are in a tandem parking arrangement (either as a single car garage with the second parking on a driveway apron or with a two -car tandem garage). This translates to 81.25% units being proposed with a tandem parking arrangement. While this proposal meets the current bylaw, it does not meet the proposed tandem parking provisions of 70% maximum tandem parking limit or the 5.5 metres driveway apron requirement for all the tandem units. Proposed Density: The proposed zone permits a floor space ratio (FSR) of 0.6 times the net lot area plus a 50 m2 area per unit for habitable basements. The RM -1 zone permits a total gross floor area of 7322.33 m2 for the subject site. The developer is requesting a density increase via a site-specific text amendment to -3- 0.67 FSR resulting in a total gross floor area of 8127.71 m2. This density increase is reflected in the Zone Amending Bylaw No. 7037-2013 as attached (Appendix B). This increased density translates to 6 to 8 extra units being permitted on the site and 13 more units than the previous application. At the Public Hearing (February 16, 2010) of the previous application (RZ/085/08), local residents expressed concerns about the proposed density for the site, based on the context and fit. Other concerns expressed were about safe pedestrian connectivity and traffic. In response, the District is advancing the Larch Avenue extension west of Balsam Street. c) Planning Analysis: Official Community Plan: The development site (Appendix A) is located on the south-east corner of 236th Street and 133rd Avenue, within the Silver Valley Area Plan of the Official Community Plan, located just outside of the "River Village" Hamlet Centre. The OCP designation for the subject site is "Medium High Density Residential". Silver Valley Area Plan Policy 5.2 states: River Village is located along a main arterial route in the Silver Valley area, on Fern Crescent, between Maple Ridge Park to the south and an escarpment to the north and east. The principles within the River Village area talk about making it a complete community with diverse mix of uses and building types. Principal 5.2.8 for River Village Hamlet states: a) Residential densities range from 30 to 70 units per net hectare within a 5 -minute walk of the River Village. Approximately 400 residential units are proposed within this area, however, an additional 575 residences are proposed within an 800 metre radius of the centre. b) Higher densities of 70 units per hectare are generally limited to Balsam Street on opposing sides of the north half of the Community Green. These densities are typically associated with maisonette type apartment accommodation within a mansion building form. c) Densities of 30-50 units per hectare will be encouraged for the balance of the River Village area and may include attached as well as detached fee -simple housing. d) In general, higher densities of 50 units per hectare should be located south of Balsam Creek between 233rd Street and 235th Street and should be within 400 m or 5 minute walk from the village centre. It is important to note that the subject site is outside both: the defined higher density areas in the Area Plan and the 400 m or 5 minute walk from the River Village Hamlet Centre. The density proposed for the site exceeds the permitted density for this area. Land uses in the periphery of the hamlet are meant to serve as a transition to higher density in the hamlet centre. The proposed density does not serve as a transition to the existing single family houses on the north and the proposed street townhouses on the west. The proposed density of 0.67 FSR (or 55 units per net hectare) is also inconsistent with the proposed townhouse development to the east, proposing a density of 0.57 FSR (for 69 units) or 46.4 units per net hectare. -4- To support the application as proposed, an OCP amendment will be required to change the current designation from "Medium -High Density Residential" to "High Density Residential". The OCP amending bylaw will be brought forward for Council consideration, with the second reading report. Zoning Bylaw: The current application proposes to rezone the property located at 13260 236 Street from RS -3 (One Family Rural Residential), and RS -2 (One Family Suburban Residential) zones to RM -1 (Townhouse Residential) zone to permit a future construction of 64 townhouses. As noted above a site-specific text amendment to permit a floor space ratio of 0.67 is also contained in the Zone Amending Bylaw No. 7037-2013 (Appendix B). Some setback variances being sought are listed below (see Appendix C): i. 2.5 metres setback variance on the north, facing 133rd Avenue. Proposed setback on the north is 5.0 metres, while the required setback is 7.5 metres; ii. 2.0 metres setback variance on the west for blocks 7, 8, 9 and 10 facing 236th Street. Proposed setback on the west for these blocks is 5.5 metres, while the required setback is 7.5 metres; iii. 3.54 metres setback variance on the west for block 6. Proposed setback on the west for this block is 3.96 metres, while the required setback is 7.5 metres; iv. 1.5 metres setback variance on the east for blocks 12, 13 and 17. Proposed setback on the east for these blocks is 4.5 metres, while the required setback is 6.0 metres; v. 4.17 metres setback variance on the east for block 1. Proposed setback on the east, for this block is 1.83 metres, while the required setback is 6.0 metres. Side yard setback variances for blocks 1 and 6 are greater to accommodate the entry ways to these units. Height variances to accommodate a three storey facade and up to 11.5 metres height for most of the units are also being sought by the developer. A Development Variance Permit application along with the Development Permit application has been received. Development Permits: Pursuant to Section 8.7 of the Official Community Plan, a Multi -Family Development Permit application and approval is required to ensure the current proposal enhances existing neighbourhoods with compatible housing styles that meet diverse needs, and minimize potential conflicts with neighbouring land uses. Advisory Design Panel: A Multi -Family Development Permit is required and must be reviewed by the Advisory Design Panel prior to Second Reading. -5- Development Information Meeting: A Development Information Meeting is required for this application. Prior to Second Reading the applicant is required to host a Development Information Meeting in accordance with Council Policy 6.20. d) Interdepartmental Implications: In order to advance the current application, after first reading, comments and input, will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Building Department; c) Operations Department; d) Fire Department; e) Parks Department; f) School District; g) Utility companies; The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this evaluation will take place between First and Second Reading. e) Early and Ongoing Consultation: In respect of Section 879 of the Local Government Act for consultation during an Official Community Plan amendment, it is recommended that no additional consultation is required beyond the early posting of the proposed OCP amendments on the District's website, together with an invitation to the public to comment. f) Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedures Bylaw No. 5879 - 1999 as amended: 1. An Official Community Plan Application (Schedule A); 2. Any other reports as required (Geotechnical, Traffic Assessment, Arborist Report, etc.) The above list is intended to be indicative only, other applications and reports may be necessary as the assessment of the proposal progresses. CONCLUSION: The proposed zone (RM -1) is in compliance with the Official Community Plan designation, but the proposal exceeds the maximum permitted density in the RM -1 (Townhouse Residential) zone and the permitted density described in the Silver Valley Area Plan, as outlined in this report. This application -6- is proposing 64 units with 81.25% units having a tandem parking arrangement. The developer is proposing an amenity in the form of an off-site extended sidewalk from 132nd Avenue to Fern Crescent, in exchange for the density increase. The development proposal is not in compliance with the Official Community Plan and the Silver Valley Area Plan policies. An OCP amendment and a site-specific zoning amendment will be required to support the excess density as proposed. Based on Council direction, it is recommended that Council grant first reading to Zone Amending Bylaw No. 7037-2013, subject to additional information being provided and assessed prior to second reading. "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 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 No. 7037-2013 Appendix C - Proposed Site Plan Appendix D - Proposed Side walk -7- APPENDIX A r'23 3 13340 413343 9��' c�`�7 13339 CO ,—MCD 13346 15 h� 24 `1, 4i 2 13335 1333625 3 13339 N 13340 16 O 0 6 180 • 9,`'�' 25 ��17 �ti ti01� 5 e�1- 1 13330 1333226 W 2 13335 W 133:{fj 17 100 RSO O 6 016 �O clrb , �'�'1� 1 13331 13332 18 ��� h° tib �'b .c?7 x,0'131 5 O ry'33 17 c0`O O ri . 2 ; 1`ti h '' 9 •• �� ,-Cb 1013327 13328 11 • 13325 13326 19 01 16 `l00 0ti ti 106'72 ���2$ 2" 913321 13322 1 13319 13320 20 O 15 ti000 X10 ,� 30 3 4i 813317 13318 1 f 17 13312 21' 14 13 ti` 31 23?3$ 42 z: _ 13313 14•� 8 9 10 11z3sa732 ,8 13309 13312 3 rfo 1/ o 2 c'� 3 N 4 rn N 5 r cO 6 to c 7 M to m rn m r r to oo 23691 2`• 23746m rn M �s,, iiiit CO m CO N m CO N m CO N m CO N m cON N m N m CO N mCO CO N m N CO co N 23697 331513305 :1 B s N PJ' 133 AVE. �w �('j� vr 13295 SUBJECT PROPERTY N 289 1 or 8 CO N 813283 I LO - — — 24 N CNI 25 26 W 133277 1 to to 03 N P 40978 13245 39 I 1 1 I I I I 21 P 47603 13260 B a rn coa P / 23 4892 de / 33 35 I, 35 A 13227 '� � • I r ----- ! N P 47603 20 A to 7) Lo — N- co \., 13215 d \94 *PP157 j 4 22 i �3 I N M N 1.co M N r co r- N ,.� _ c P 2637 N Rem 1 M w Scale: 1:2,000 City._.f Pitt- __ Mea .,ows_ ' iiii 111111 7 all != 13260 236 STREET — ,-- !t s"�l_ ' `' Je '. _ow �''� ' 8 CORPORATION OF THE DISTRICT OF - WV971 'Ji'dl DI' ' '- = ..■. L 71) MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT District of S\".-_ Langley g y . 7E rio. , DATE: Aug 15, 2013 FILE: 2013 082 RZ BY: PC _- no FRASER R. �� APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7037-2013 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. 7037-2013." 2. That PART 6 - RESIDENTIAL ZONES, Section 602, RM -1 (Townhouse Residential District) Subsection 5, DENSITY, is amended by deletion and replacement of the following: a) Notwithstanding the above, all buildings and structures shall not exceed a floor space ratio of 0.67 times the net lot area, excluding a maximum of 50 m2 of habitable basement area, for the parcel or tract of land described as 13260, 236t" Street (Lot 21 Section 28 Township 12 New Westminster District Plan 47603) and identified in heavy black line on Map No. 1599. 3. That parcel or tract of land and premises known and described as: Lot 21 Section 28 Township 12 New Westminster District Plan 47603 and outlined in heavy black line on Map No. 1599 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RM -1 (Townhouse Residential). 4. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , 20 READ a second time the day of , 20 PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 RECONSIDERED AND ADOPTED, the day of , 20 PRESIDING MEMBER CORPORATE OFFICER 13370 in I `N23 23 W [Lb 'P 12189 236 '13356 0W "' 4 i N 13346 I d 13351 13 21 ry's6• c� ,�09 9 S 1 65 d 4 I 6^a \ �� 13360 W 13341 I 513347 13350 14 6°� 22 ,� 8 �,� a 3 I 24 55 3 1334025 1 6� 133502 13339 IM N 313343 13346 15 ` �9`' 8 ti`'^°9 6c,^2X24 �,�, 640 18 nom I d 2 13335 13336 0 13339 13340 16 25 7^ti 6�o e X65 �` �� 5 BCS577I W 13331 1333226W 213335 W 13336 17 '' b6 Ry 0 6 <A�_ 6 ,,6 r 1 t6 14' 21.,2,Ag� 13336/40 1 — _EP' .002 — — 1 13331 13332 18 ��3 '6h GP Ar h0 4 17 6 S2 5,�Ati° '�' o4'4, co ~ oI co X66 92� e EPP 9002 h 10 13327 13328 11. W 13325 13326 1981 Gym 6A 16 co- V6 j2* On; 4�Za /031 co 1913321 13322 12 I � 13 13320 20 I 1'6; $ 2 15 66� 6 6�� 30 3 ow 1 19 Ia to 61ti w`' \ 6 14 126 Rem 3 Ic83317 13318 d 17 d 13312 21 %� CP3 631• 317n2 23743 P 3007 13313 .14 W 13315 / _ 1 8 9 10 23687 I 23 11 I 0- �N 1'6 13312 1 2 3 4 5 6 7 32 23691 _ —2— 23745 PP X4138 1 W 13309 I �i �y 2yy 7y co Iii 2374.23747 1 i 5 13305 '\sem •' • +� N \ N N N N t� tV IV I M� N £3 / 3 23697 1 I gqq0,f , �-.-��1Z" n LMP 35468 iP 15218 4 33 AVE. RemA \�\ G\APJE:.4.. pg -G, '' 27 .a X 11179' BCP 11178 ` 1 H '" _N- 113295bit co £3 . � �,' �a 1 1410,_ 49 B (D M PARK P 52028 Q' 24 N l ‹ 2 11 25 2622 � 3237 P 112 n 0 .n R 38 P 40978 13245 39 21 P 47603 13260 B co m P 23 48925 24 N 0 U 32 *PP159 33 35 13227 1– co co P 47603 20 A I� I I N. 1 a I U I00 N Nr ch 13215 4co d 347-, *PP157 22 Ip N M N M N N ,n M N I I LO "' N 132 AVE. Lo a CO N LMP 38113 —� -/ CO P 2637 N Rem 1 N M N 1 / 13165 MAPLE RIDGE ZONE AMENDING Bylaw No. 7037-2013 Map No. 1599 From: RS -3 (One Family Rural Residential) RS -2 (One Family Suburban Residential) To: RM -1 (Townhouse Residential) L\ N SCALE 1:2,500 MAPLE RIDGE British Columbia Rem.Pcl.'C' Ref.Plen 1804 133 Aiv ENUE NP APPENDIX C r w . MOW tw+nrw LAN DSCAPED GREEN LITL SEE LANDSCAPED PLAN FOR ALL LANDSCAPING DETAILS 39 Plan 40978 I ENTRANIcE DRIVEWA' INTERNA DRIVEWAY Plan 23796 A Plan 23]98 I I I 0 SITE PLAN SCALE: 1:300 NORTH revisions: dab description issue: u1Y 312013 Issued for -Rezoning Nov1,12013 Reissued for Rezoning El Burrowes Huggins Architects .v=;1%<Ao 5. 1na<,n, project: ROCKRIDGE Maple Ridge. B.C. 3T'}TELi{ Iltmleo seal seal MCH/PH October2012 checked as noted poi. no.: P-397 sheet tine: Site Plan P3 -Funs vzols A1.02 v 20 . . \ i N M N ^ u - M 13215 a 34 "PP157 22 — o N N N M N 2 A E \1 N 132 AVE N u, 0 N 105 13165 N P 2637 N Rem 1 O N 18 ARK P 1105 EP 13725 A 13160 P 2637 4 17 P 1105 I— 8 v7 13144 PARK /S CO 16 CO PARK LO o_ 7 13104 in 'c' co o_ 380 Metres 6 \\ \ P 6734 A P 6734 I- CO co N 13084 P 1 13034 7739 2 M N 3 D N P 7739 4 D N 5 M N P207 W 1/2 15 M T. E 1/2 15 r N - P1 M M N B 199 Q1- D EF 0 0. 2 u, P17199 N N N N M M Oph A P 2637 Q Rem 16 o a N N Scale: 1:2,500 CI .f Pittiri Mea..ws _ Proposed Sidewalk 2 • ntel` 4 CORPORATION OF THE DISTRICT OF IlL IEMWEnalit' . �'''� 'w -+r - MAPLE RIDGE MAPLE RIDGE 7 District of I I angst, Columbia PLANNING DEPARTMENT �r Langley DATE: Sep 17, 2013 BY: DT FILE: 236_ProposedSidewalk.mxd ��.,_ _ FRASER Rr,r�� MAPLE RIDGE B E,.h eosY«es u^rn .10.)12 District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: December 2, 2013 and Members of Council FILE NO: 2013-103-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 7042 - 2013 12366 Laity Street EXECUTIVE SUMMARY: An application has been received to rezone 12366 Laity Street (the subject property), from RS -1 (One Family Urban Residential) to R-1 (Residential District) to permit future subdivision into approximately six single family lots. The subdivision is proposed to occur in two phases, with the first phase consisting of 4 single family lots, allowing the existing house to remain. The second phase would occur at a later date and would subdivide the remaining large single family lot into 3 single family lots. To proceed further with this application, additional information is required as outlined below. RECOMMENDATIONS: That Zone Amending Bylaw No. 7042 - 2013 be given first reading; and That the applicant provide further information as described on Schedules B and E of the Development Procedures Bylaw No. 5879 - 1999, along with the information required for a Subdivision application. DISCUSSION: a) Background Context: Applicant: Owner: OTG Developments Gurpreet and Jiwanwant Rakhra Legal Description: Lot 2, District Lot 248, Group 1, New Westminster District Plan 7478 Existing: Urban Residential Zoning: Existing: RS -1 (One Family Urban Residential) Proposed: R-1 (Residential District) OCP: Surrounding Uses: North: Use: Single Family Residential Zone: RS -1 (One Family Urban Residential) Designation: Urban Residential 1103 South: East: West: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Site Characteristics: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Single Family Residential Single Family Residential 0.405 ha (1 acre) Cul-de-sac off Laity Street Urban Standard The subject property is approximately 0.4 ha (1 acre) in size and is bound by single family residential properties to the north, east, and south, and Laity Street to the west (see Appendix A). A single family home is located on the east side of the property and is proposed to be maintained in the first phase of the subdivision. c) Project Description: The current application proposes to rezone the subject property from RS -1 (One Family Urban Residential) to R-1 (Residential District), to permit future subdivision into six single family residential lots. The subdivision is proposed to occur in two phases, with the first phase consisting of 4 single family lots, allowing the existing house to remain. The second phase would occur at a later date and would subdivide the remaining large single family lot into 3 single family lots. Access is proposed to be off a cul-de-sac constructed off of Laity Street, constructed within an 11m road right-of-way. The first phase will construct a temporary turnaround for access. The second phase will construct the northern half of the cul-de-sac. The southern half of the cul-de-sac will be constructed through a future development by the adjacent southern property owner who chooses to develop. Variances will be required to allow the narrower road widths for the minor street and cul-de-sac, however the required urban services will be provided within the 11m road right-of-way. This width is also proposed to be adequate for two cars or emergency vehicles to pass. At this time the current application has been assessed to determine its compliance with the Official Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and a further report will be required prior to second reading. Such assessment may impact proposed lot boundaries and yields, OCP designations and Bylaw particulars, and may require application for further development permits. d) Planning Analysis: Official Community Plan: The development site is currently designated Urban Residential - Major Corridor. This designation is characterized by having frontage on a Major Road Corridor as identified on Figure 4 of the OCP, or -2- has frontage on a road built in whole or part to a collector, arterial, Translink Major Road, or Provincial Highway standard. This designation includes ground -oriented housing forms such as single detached dwellings, garden suites, duplexes, triplexes, fourplexes, townhouses, apartments, or small lot intensive residential, subject to compliance with Major Corridor Residential Infill policies. The subdivision of this property into four lots and use of the R-1 (Residential District) zone is in compliance with the OCP. Zoning Bylaw: The current application proposes to rezone the subject property, located at 12366 Laity Street from RS -1 (One Family Urban Residential) to R-1 (Residential District) (see Appendix B) to permit future subdivision into approximately six single family lots (five lots of approximately 400 m2 and one lot of approximately 850 m2) (see Appendix C). Any variations from the requirements of the proposed zone will require a Development Variance Permit application. e) Interdepartmental Implications: In order to advance the current application, after first reading, comments and input, will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Operations Department; c) Fire Department; d) Licences, Permits and Bylaws Department; and e) Canada Post. The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this evaluation will take place between first and second reading. f) Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedures Bylaw No. 5879 - 1999 as amended: 1. A complete Rezoning Application (Schedule B); 2. A Development Variance Permit Application (Schedule E); and 3. A Subdivision Application. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. -3- CONCLUSION: The development proposal is in compliance with the OCP, therefore, it is recommended that Council grant first reading subject to additional information being provided and assessed prior to second reading. The proposed layout has not been reviewed in relation to the relevant bylaws and regulations governing subdivision applications. Any subdivision layout provided is strictly preliminary and must be approved by the District of Maple Ridge's Approving Officer. "Original signed by Michelle Baski" Prepared by: Michelle Baski, AScT 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 - Zone Amending Bylaw 7042 - 2013 Appendix C - Proposed Subdivision Plan (Phase 1 and Phase 2) -4- APPENDIX 12410 305 N 306 r 21280 N O a) N P 51180 M r N 21320 EP 53233 (P 51180) D(D 3 21336 MLo r N j Qc r N 12404 304 307 12403 205 204 201 O 200 199 51180 M 0 322co LSA 0 21279 O 21289 O N 51180 193 Lo 0) N N 21307 O 21317 O cn P 51180 196 0) N co r N 197 co r N 21355 O co r 9 co N L 12386 124 AVE 124 303 12397 / co o oo 12383 o N N1 SUBJECT PROPERTY LC7, r co r 302 308 2 N 19 co 12375 LMP 11193 P'23730 A .- , 9 N 309 CL rn 283 12367 2 12369 N \ / 310 P 7478 18 20 123 282 12355 12366 vii 0 ri 8 21229 311 12358 N_ 1` z0 12370 N J 28O 212281 12343 113 !Z 312 112 12353 Q 21 / Q P 37928 17 0 12331 J 12350 12350 280 313 12343 12330 5 P15784 16 22 12323 o P 56039 12336 M 317 316 315 6 7 8 12323/25 N N N r L(•) co N N r (.1 N 314 4 a r— c) N c� O CO r r N 24 co M r N N 12322 A 23 0M r N 12324 N N N 123 AVE. oo N N N ao N 12291 000 3 csi M r N o N c N co N co N 34 N N a 35 2 209P Rem 4 5330 Rem 5 2, 14 13 12, P 15184 11 10 co Lo 33 12277 ,,.;.► aliL F1 N Scale: 1:1,500 Cit' _.f Pitt Meaows_ iiii _ ' 4 r .`, I c o I•� 12366 LAITY STREET '=.411�i�'��{-F� o CORPORATION OF THE DISTRICT OF -• �'rl�� ! MAPLE RIDGE MAPLE RIDGE Distr District of I $rilfshC Lumbia FINANCE DEPARTMENT �� ' Langley �� � ow' a � Oct 29, 2013 FILE: 2013-103-RZ BY: PC —---"----11DATE: FRASER R. APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7042-2013 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. 7042-2013." 2. That parcel or tract of land and premises known and described as: Lot 2 District Lot 248 Group 1 New Westminster District Plan 7478 and outlined in heavy black line on Map No. 1601 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-1 (Residential District). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , 20 READ a second time the day of , 20 PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 RECONSIDERED AND ADOPTED, the day of , 20 PRESIDING MEMBER CORPORATE OFFICER N N CO N 7 co co N N N N N 12461 207 N N 0 CO M co M M p 180 _____________________7 N N N 1 N N N N 12460 155 AVE. _AS DOUGLAS AVE. 12411 1241 72 181 295 DAWSON PL. 305 N 306 21280 N O O �N P 51180 M I 21320 8P 53233 (P 51180) ID7, 1 m 3 1 21336 1 21340 N I o co Fs,-, 156 1 12407 N N w N CD 296 12404 304 307 243 IN 205 I RW 204 51181 200 199 — — 51180 157 1 12401 � 297 21279 O 21289 O N 51180 21307 O 21317 O 0, P 511,0) 21341 p O V 21355 O co P 37851 12395 298 0 193 322 co Ln 0 `� rn N N 196 °' N CO 97 M In 98 12387 N N 299 12386 124 AVE. 303 12397 / CO o W co \ 12377 300 P. 12383 308 o n. N 1 CV 0N N0 2 N C N o B co co N 19 co N N W N 3\ M 12380 301 12375 LMP 11193 P`23730 A g 309 ' a 12370 ?86 285 284 283 12367 2 12369 NCV ' � 310 P 7478 °— N N L 12; N N 71) 282 12355 12366 18 u) 20 - d 12375 375 21229 311 - 12358 • ` t` z 12370 ON LUM CT. 21228 12343 113 a a 2 281 312 112 a 12353 < h h 7 N N JTY ST. P 3792817 O 21 N N N N 12331 12350 12350 277 278 279 280 313 12343 12330 P26485 5 P 15784 16 22 27 I coup oi 121241 12323 0 M 0) 21297 N- 25 P 560 12336 7 8 12323/25 O 20 M —N— 319 co O —N— 318 cv,0,314 N— 317 N —N 316 - N- a4 12324 N N M24 N N 12322 N 23 a M N M N N 17412 35282 LMP 35019 / LMP 35291 123 AVE. v RW (.1 i -- M 2( 4 _MS 2173 01 21206/08 C7 21216 0) N N O co 21222 03 N12291 _MP 35283 - N 03 N 3 N C3)M N p N o co N co N co 34 N N O 12296 Rem 4 P 53302 Rem 5 14 13 12 P 15784 11 10 35 c9 33 3C • — — 12277 12294 a N 12287 -M— — — Li, 12270 0_ cr, co M 1 P 80424 2 J LMP 1 2 11733 M 3 4n°` 6 a 32 31 `nom 1997 ��5.7 MAPLE RIDGE ZONE AMENDING Bylaw No. 7042-2013 Map No. 1601 From: RS -1 (One Family Urban Residential) To: R-1 (Residential District) L \. N SCALE 1:2,000 MAPLE RIDGE British Columbia 2 APPENDIX C TYPICAL SECTION -PROPOSED URBAN ROAD SCALNNaS =AT= ASC cvUP I DETAIL -A tW191 CTS airs 9E v .4�vvn2lmBN moviss mos" Eataev/Talaee malo/mal. IAntt fr,L ,nd Jibe CBNC..0a a PLAN SULWfSSB No. DATE REVISIONS/SUBMISSIONS ENGINEER CLIENT PROJECT SEAL' CORPORATION OF INE OLSTRICi OF MAPLE. RIDGE -lNGINEEIRNG OEPAATMENT LOT 2 DOSS: NWD: PL NWP YO8 OCT 201 CU PURPOSES C� CoreConcept CONSULTING LTD. #220-2636 Viking Way. FIchmcluf, BC. VGV3D7 lel....10.0040 rR. co4"our1 wwvmrmn PImauWlles," PAVAN RAKHRA SITE ADDRESS 12366 LAITY STREET DISTRICT OF MAPLE RIDGE, EC u N.`.ms� ama KEY PLAN PHASE -1 Nos DRAWING NUMIE8 1 OF 1 60,.SCALE VEE.SCALE 1:250 eURING PNEVIOUS REVISION NUMB L MAPLE R11)0E B. E.l�ra�u-a�s Jrrn Kaci_ District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: December 2, 2013 and Members of Council FILE NO: 2011-134-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No.6886-2011 and Second Reading Maple Ridge Zone Amending Bylaw No.6887-2011 24891 104th Avenue; 10640 248th Street; 24860 106th Avenue; and 10480 248th Street EXECUTIVE SUMMARY: An application has been received to adjust boundaries of lands that were zoned through a previous application, resulting from ground-truthing. Due to previously identified concerns on the subject sites (Appendix A), detailed Geotechnical Assessment, slope stabilizing and ground-truthing efforts conducted by the new owner have resulted in this rezoning application. The zoning amendments reflect boundary adjustments to the following zones: RM -1 (Townhouse Residential) zone to R-1 (Residential District) zone; A-2 (Upland Agricultural) zone to RM -1 (Townhouse Residential) zone; and R-1 (Residential District) zone to RM -1 (Townhouse Residential) zone (see Appendix B). On January 10,2012, Council gave first reading to the Zone Amending Bylaw No. 6887-2011 (Apendix D), in support of this proposal. The map accompanying the Zone Amending Bylaw No. 6887-2011 was amended after first reading to show the Urban Area Boundary (Appendix D). The development proposal involves 64 townhouse units in the RM -1 (Townhouse Residential) zone and 36 single family lots in the R-1 (Residential District) zone. The townhouse proposal was reviewed by the Advisory Design Panel and the developer conducted a Public Information Meeting. The application can now proceed through the approval process. This application aligns closely with the Albion Area Plan; however, ground-truthing in conjunction with the protection of steep grades along the eastern edges has necessitated revised site geometry, resulting in an OCP amendment. The OCP amendment involves a small portion of the "Conservation" designated area being removed and re -designated to "Medium Density Residential", to be included in the townhouse site (see Appendix B). The intent of the application is not to increase density or change the land use. The OCP amendment allows for a reconfiguration of the site layout and will preserve the rock outcrop and some significant slopes along the southern and eastern boundaries of the subject sites. 1104 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. 6886-2011 on the municipal website and requiring that the applicant host a Development Information Meeting, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 2. That Maple Ridge Official Community Plan Amending Bylaw No. 6886-2011 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6886- 2011 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Maple Ridge Official Community Plan Amending Bylaw No. 6886-2011 be given first and second readings and be forwarded to Public Hearing; 5. That Maple Ridge Zone Amending Bylaw No. 6887-2011 as amended, be given second reading and be forwarded to Public Hearing; and 6. That the following terms and conditions be met prior to Final Reading. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii. Amendment to Schedule "B" and "C" of the Official Community Plan; iii. Road dedication as required; iv. Consolidation of the development site; v. 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; vi. Registration of a Restrictive Covenant at the Land Title Office protecting the Visitor Parking; vii. Registration of a Statutory right-of-way or access easement as required; viii. An Engineer's certification that adequate water quantity for domestic and fire protection purposes can be provided to support the proposed development; ix. An Engineer's certification that adequate sewer capacity can be provided to support the proposed development; -2 x. 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. xi. 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: 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: Don Bowins 0865274 BC LTD. Lot: 1, Section: 10, Township: 12, Plan: BCP35626; PID: 027- 513-122; Lot: 44, Section: 11, Township: 12, Plan: BCP36341; PID: 027-524-400; Lot: 42, Section: 11, Township: 12, Plan: BCP36341; PID: 027-524-388; Lot 45, Section: 11; Township: 12, Plan: BCP36341; PID: 027-524-418 Medium Density Residential, Urban Reserve and Conservation Medium Density Residential RM -1 (Townhouse Residential) and A-2 (Upland Agricultural) and R-1 (Residential District) R-1 (Residential District) and RM -1 (Townhouse Residential) Single Family Residential and proposed Multi -Family Residential R-1 (Residential District) and RM -1 (Townhouse Residential) Medium Density Residential Vacant District owned land and 104th Avenue A-2 (Upland Agricultural) Urban Reserve Vacant A-2 (Upland Agricultural) Urban Reserve and Conservation One Family Urban Residential and 248th Street R-3 (Special Amenity Residential) and RS -1b (One Family Urban Residential- Medium Density) Medium Density Residential and Low- Medium Density Residential Vacant Single Family and Multi -Family Residential (townhouses) 14.08 hectares (34.8 acres) 248th Street and 106th Avenue Full Urban 2011 -134 -DP, 2011 -134 -VP, 2012 -095 -DP (NFDP) -3 b) Project Description: The subject sites located in the Albion area were zoned in October 2007 to support phased development of R-3 (Special Amenity Residential); RM -1 (Townhouse Residential) and R-1 (Residential District) zoned lots. Phase I consisting of 41 R-3 (Special Amenity Residential) zoned lots, west of 248th Street and east of Jackson Road are being built and sold currently. Phase II consists of 34 townhouse units at 10550 248th Street and 64 townhouse units at 10480 248th Street in the RM -1 (Townhouse Residential) zone. Council approved the 34 townhouse development proposal which is currently being built, while the remaining 64 townhouse units are part of this rezoning application. Phase III consisting of 36 R-1 (Residential District) zoned lots is also part of this rezoning application. This will require a subdivision application for phase III. Through the re -grading works a rock outcrop/bluff, not previously identified, was discovered. This rock outcrop in conjunction with the steep grades along the eastern edges has necessitated a review of the site geometry for the eastern portion of the site. While this has resulted in a revised geometry the intent of the application remains as before. The applicant is not requesting a density increase. Ground-truthing has necessitated zoned boundary adjustments and an OCP amendment. The geotechnical engineer has completed a detailed analysis and submitted recommendations, including no disturbance to these slopes along the eastern edges of subject sites. A total of 64 townhouse units (in 15 blocks) accessed from the 248th Street cul-de-sac are proposed. These units will be similar in form, design, character, massing and layout, to the ones Council approved recently (2011 -104 -DP) at 10550 248th Street. Each of these units has a two -car garage attached with backyards and terraces for semi-public and private outdoor spaces. Passive and active usable open spaces have been distributed between blocks 1 and 2; 3 and 4; 7and 8 and 12 and 13 (Appendix E). The details of design and on-site landscaping for the townhouse proposal will be discussed in a future Development Permit report. The project engineer had to spend considerable time with the Morning Star development proposal (west of 248th Street), to co-ordinate the grading of the 248th Street cul-de-sac. This is now completed and it is anticipated that there will be some cost sharing between the two developers, on the road and servicing upgrades along 248th Street. The proposed townhouse development will construct a cul-de-sac on 248 Street, and provide the new 106th Avenue connection off of 248th street, which will serve the future subdivision of 36 R-1 (Residential District) zoned lots. c) Planning Analysis: Official Community Plan: The current Official Community Plan designations are "Medium Density Residential", "Conservation" and "Urban Reserve", for the four lots under consideration. Out of the four lots under consideration, 24891 104th Avenue is designated "Urban Reserve (82%)" and "Conservation (18%)". For this lot, the north-east corner designated "Conservation" was dedicated as "Park" when the lands were zoned in 2007. A small portion of the "Conservation" designated area in the southern part is proposed to be re -designated to "Medium Density Residential" to be included in the townhouse site (see Appendix B). The "Medium Density Residential" designation allows for a range of housing styles -4- and densities, including smaller lot single detached housing, townhouses and duplex dwelling units. As identified in the Albion Zoning Matrix (Section 10.2.7), the proposed RM -1 (Townhouse Residential) and R-1 (Residential District) zones are consistent with the Medium Density Residential land use designation. The "Urban Reserve" designation and the Urban Area Boundary are not being amended. This development application aligns closely with the Albion Area Plan; however, ground-truthing in conjunction with the protection of steep grades along the eastern edges has necessitated revised site geometry and re -configuration of the "Conservation" designated land, resulting in an OCP amendment. The intent of the application is not to change the land use or increase density. As mentioned earlier in this report, the Geotechnical engineer has recommended no disturbance to the eastern and southern slopes. The proposed OCP amendment allows for a reconfiguration of the site layout and will preserve the rock outcrop and some significant slopes along the southern and eastern boundaries of the subject sites. This development is not subject to paying an amenity contribution fee because the proposed townhouse (RM -1 zone) and single family use (R-1 zone) are both consistent with the OCP designation of "Medium Density Residential", and the base densities prescribed within these zones. Zoning Bylaw: The development application proposes to adjust the zoning boundaries on the subject properties. The rezoning application reflects adjustments to the following zones: RM -1 (Townhouse Residential) zoned to R-1 (Residential District) zone; A-2 (Upland Agricultural) zone to RM -1 (Townhouse Residential) zone; and R-1 (Residential District) zone to RM -1 (Townhouse Residential) zone as shown in Appendix B attached. The RM -1 (Townhouse Residential) zone is intended for low to medium density townhouses and multi family residential buildings. A maximum density of 0.6 times the net lot area is permitted. The proposed density for the 64 townhouse units is 0.56 FSR. The required setbacks are 7.5 metres from front, rear and exterior side yards, while the interior side yard setback varies between 6.0 metres, (with a window) and 4.5 metres (without a window). Some setback variances are being sought, with an intention of achieving better street presence. Maximum permitted height in this zone must not exceed 10.5 metres or 2.5 storeys. Some blocks are three storeyed and 11.0 metres in height, so they will require a height variance. Similar variances have been approved by Council for the 34 townhouse development at 10550 248th Street (2011 -104 -VP). The proposed common activity area and useable open space for the project meet the requirement of this zone. Some retaining walls along the eastern boundary of the proposed townhouses may exceed 1.2 metres in height. This variance is similar to what Council approved for the 34 townhouses at 10550 248th Street (2012 -103 -VP). The R-1 (Residential District) zone requires a minimum lot size of 371 m2; a minimum lot width of 12.0 metres and minimum lot depth of 24.0 metres. While all the proposed lots meet the minimum required lot size, some lots may require lot width variances. Any variances that may arise as part of the on-going assessment of the proposal would be the subject of a future Council report. -5- Proposed Variances: The developer is seeking some setback and height variances for the townhouses. The setback Variances proposed for the units facing 248th Street are with an intention of offering a better street presence for the units and enhancing the urban streetscape. The proposed height and storey variances for the townhouses are due to the proposed grades (sloping down from east to west) and mostly facing 248th Street. The 36 lot single family subdivision of R-1 zoned lots on the east will overlook the townhouses and the streetscape facing 248th Street will be a three-storey facade which is consistent with the approved townhouses at 10550 248th Street and other townhouse developments in the District. It is anticipated that some retaining walls along the eastern boundary may exceed 1.2 metres in height and will require a variance approval as well. Details of the variances sought will be discussed in a future Council report. Off -Street Parking and Loading Bylaw: As per the Maple Ridge Off -Street Parking and Loading Bylaw No. 4350-1990, the RM -1 zone (Townhouse Residential District) requires 2 parking spaces per unit for residents plus 0.2 spaces per unit for visitors. A total of 141 parking spaces are proposed and arranged as follows: 128 spaces for residents and 13 spaces for visitors. Each unit has two car garage attached, while the visitor parking spaces are distributed throughout the site (Appendix E). The townhouse proposal is not seeking any parking variances. The R-1 (Residential District) zone requires two parking spaces per lot and each single family house is anticipated to be designed with a two car attached garage. Development Permits: Pursuant to Section 8.7 of the Official Community Plan, a Multi -Family Development Permit application is required, for the townhouse component, to ensure the current proposal enhances existing neighbourhoods with compatible housing styles that meet diverse needs, and minimize potential conflicts with neighbouring land uses. Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit application is required for all development and subdivision activity to ensure the preservation, protection, restoration and enhancement for the natural environment and for development that is protected from hazardous conditions for; • All areas designated Conservation on Schedule "B" or all areas within 50 metres of an area designated Conservation on Schedule "B", or on Figures 2, 3 and 4 in the Silver Valley Area Plan; • All lands with an average natural slope of greater than 15 percent; • All floodplain areas and forest lands identified on Natural Features Schedule "C" to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. -6- Advisory Design Panel: On October 9, 2012 the Advisory Design Panel reviewed the townhouse proposal for the design, form, materials and on-site landscaping. The panel recommended this proposal moving forward with the following concerns to be addressed by the applicant as the design develops and submitted to staff: • Consider means to maintain the level of soffit of the roof above the window line at the bay windows. • Consider substituting angle stone at the single door entries with a straight stone base. • Consider removing the separation on the exterior common staircase to produce a more grand single common -stairway. • Provide clarification on retaining wall locations and associated grades. • Clarify street tree provisions in off-site boulevard. • Consider the use of climbing vines (Boston Ivy) on garden retaining walls throughout the project. • Consider a way to extend the pedestrian network pathway to the south and west. • Provide location and details of trellis over entry roads. • Provide detail settings of the mailboxes at the entry plazas. • Reduce stairs in the central pedestrian area. • Consider provision of additional retaining wall between Buildings 13 & 11 to accommodate increase in grade change resulting from raising road grade • Consider adding shake panels to the east side of the south elevation up to the 2nd level on Buildings 1 through 9. The project architect has addressed most of the concerns. Revised drawings have been submitted to the panel for review. This will be the subject of a future Council Report. Development Information Meeting: On Tuesday, October 29, 2013 the developer and his team of consultants held the "Development Information Meeting" at the Albion Elementary School at 10031, 240th Street from 5:00 to 7:00 p.m. As per Council Policy 6.20, invitations were mailed to qualifying property owners, advertisements were placed in the local paper and a notice was attached to the development sign on site. All the proposed drawings were displayed for the attendees. The applicant, landscape architect, civil engineer and a representative of the developer were present at the meeting to explain the proposal and address any concerns. This meeting was attended by two people who were happy with the upscale style and finishing proposed for the townhouses. d) Environmental Implications: There are no watercourses on the development site. Due to the eastern and southern areas of the subject sites with slopes greater than 25% and with some stability concerns, a Natural Features Development Permit application has been received and is being processed. A 3 -tier storm and rain water management plan will be required through this process. -7- e) Interdepartmental Implications: Engineering Department: The Engineering Department reviewed the proposal and determined that all the required off-site services do not exist. The deficient services which are required to be provided through a Rezoning Servicing Agreement include the following: construction of the 248t" street cul-de-sac including curb, sidewalk gutter, street trees and street lights and underground wiring for utility services. Confirming water and sewer capacity for the proposed use and density will be required through the off-site servicing details. Building Department: The Building Department has reviewed the proposal and comments have been provided to the applicant. There are no concerns. The applicant has ensured that all the requirements will be addressed through the Building Permit drawings. Fire Department: The Fire Department has reviewed the proposal and comments have been provided to the applicant. There are no concerns. The applicant has ensured that all the requirements 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 completed they will be responsible for maintaining the street trees. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements. f) School District Comments: A referral was sent to the School District office and no comments were 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 adjust and re -designate some "Conservation" designated portion to "Medium Density Residential", 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. -8 The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and is determined to have no impact. h) Citizen/Customer Implications: The neighbourhood residents had a chance to provide comments at the Public Information Meeting. The future Public Hearing would be another opportunity to do so. CONCLUSION: It is recommended that first and second reading be given to Maple Ridge Official Community Plan Amending Bylaw No. 6886-2011, that second reading be given to Maple Ridge Zone Amending Bylaw No. 6887-2011, and that application 2011-134-RZ be forwarded to Public Hearing. "Original signed by Rasika Acharya" Prepared by: Rasika Acharya, B -Arch, M -Tech, UD, LEED® AP, MCIP 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 - Proposed zoning adjustment Plan Appendix C - OCP Amending Bylaw No. 6886-2011 Appendix D - Zone Amending Bylaw No. 6887-2011. Appendix E - Proposed Site Plan Appendix F - Proposed Building Elevations showing colour and materials Appendix G - Proposed Landscape Plan Appendix H - Proposed Subdivision Plan -9- I N APPENDIX—A \ R 247A ST. �E1140,,,, � A„„„,,,.. III P74, ,,,_ . ,_.) ., . / . 106 A1,E. ` NIP �� `i,c 1111 Subject Properties a*„„„, L\ NMAPLERIDGE• Scale: 1:3,500 Ci ' Meauows_ ..f Pitt it _ 1�.y�a1�,^� i = 10480/10640-248 St 24891-104 Ave 24860-106 Ave -�� CORPORATION OF '"^�■�-'!'I >Th4P!IJkJLfiI `'" ��� �WWII '�� ' `�� ti ;1 DATE: Nov 27, 2013 2011-134-RZ BY: JV FRASER R. APPENDIX B cc PART OF LOT 1 0.511HA lallrillill INN Wm limn MI aukImiIan war iaaaa MaOM .—J1=! NISI WINS 111111111 NMI! UMill M 1111•11, Will Ia1-Y��i ■a'a _ Mal I MIXLOT 94 � _� wow1.13Xa AEI ' NM NMI � LIM Mall Milt' ia11 Va aII Baa SIMM Asa MIMI UM morsison_ Limbs morn TOTAL RMA • 1.1011. DENSITY REVIEW RM.1 = 0.510Ha + 1.13H4 64 UNITS/1 .640Ha =39.0 UHA REZONE FROM RURAL RESIDENTIAL TO MULTI -FAMILY RM -1 AND INCLUDE IN LOT 44 ♦ REM • . LOT REZONE AND SUBDIVIDE FROM MULTI.FAMILY RM -1 TO R.1 TO INCLUDE IN SINGLE FAMILY BARE LAND STRATA. REZONE FROM R.1 TO MULTI.FAMILY RM -1 TO INCLUDE IN LOT 44 • URBAN RESERVE BD�NDy` [REZONE FROM ,MULTI -FAMILY RMA TO R-1 AND INCLUDE IN LFEE SIMPLE LOTS. j ZrssidOa URBAN v RESERVE -93 hof♦ f • REM1 °CC, ♦ RM -1 LOT 42 2 o 2 � tv 11-2 27 BENCHMARK: No Date Revision BY D.K. BOWINS & ASSOCIATES Inc. 31991 BENCH AVE, MISSION, RC. V4S 1E6 PH: 826-4399 FAX: 826-3316 s111,0— o0 DITCH ac /Axc SMI.1 .VER SANI1APV SENER IRON PIN 2,10f PANJOIT SIDEWALK STRESS oXxii Wu ffP DRAWN AJD EAL DESIGNED DKB CHECKED ELD BOO SCALES HORZ. 1:]50 VERT. CORPORATION OF THE DISTRICT OF MAPLE RIDGE ENGINEERING DEPARTMENT ZONING PLAN ALBION SLOPES Date OCTOBER 2013 SHEET OF Ng. No. APPENDIX C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6886-2011 A Bylaw to amend Schedule "B" 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 "B" and "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. 6886-2011." 2. That parcel or tract of land and premises known and described as: Lot 1, Section 10 and 11 Township 12 New Westminster District Plan BCP 35626; Lot 42 Section 11 Township 12 New Westminster District Plan BCP 36341; Lot 44 Section 11 Township 12 New Westminster District Plan BCP 36341; and Lot 45 Section 11 Township 12 New Westminster District Plan BCP 36341. and outlined in heavy black line on Map No. 824 and 825, copies of which are attached hereto and forms part of this Bylaw, is hereby redesignated to Medium Density Residential. and outlined in heavy black line on Map No. 825, a copy of which is attached hereto and forms part of this Bylaw, is to remove from Conservation and add to the Medium Density Residential designation. 3. 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 4 3 g 088 +ossa 102 loew 0690 41 m 39 A N 113 A114112101 09 I z 63 1 1066flhO0a** 0 'me]oM 106]6 6 j22 men 5 '693g 139 0669 (a(� m666 4 138 pj 40 m 10660 0656 22 Urban Area 141 A 10650 1 3 142 sa R 4 o9y 45 Q3146$ 10616 47 c'*, Ptn of �b N1/2 of SE 1/4 X48 'ey,s'3 SK 6504E 42 10640 10643 24 93336 — — 25 Be 33333 1: 28 Boundary eC P 27 'N 39911 BCP 2609- 49 106 01 g0 a 11 - —(' P 18280 10606 J \ BCP 36341 / \ `RCP 3948-. BCP 39484 11�12 106 AVE. 34e60 .�' 5'S 170 �SC� 32 F 99 CiV 1063 1:41* 1056 33 45 BCP PARK 36341 i'tib 31'oss3 2 losso 43 oPB j 3610543 93,4 4^ X37 3636 39 M 4 42 : • t BCP 39484 P 12923 2 BCP 36341 / II Ig 1o4eo 44/ lo. Im P 12923 Rem 1 / BCP 35626 - Rem 1 Ii la °1 1 / BCP 15537 a I 104 AVE. o = r r 01 100 B r 99 106 / r 392 96/ I / / 55 96 97 /24 111 / ^- 99 3� D.123 / m 10379 ^ 1 0. / m/ / P 1208 N 2'a 11 �� ---N1n1 Rem 31 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 6886-2011 Map No. 824 From: Conservation To: 1 Medium Density Residential 4/....\ N SCALE 1:4,000 — — Urban Area Boundary MAPLE RIDGE British Columbia 4 3 g 088 +ossa 102 loew 0690 41 m 39 A N 113 A114112101 09 I z 63 1 1066fl1O6a** 0 'M 10676 6 j22 men 106705 '693g 139 0669 (a(� m666 4 138 pj 40 m 10660 0656 22 Urban Area 141 A 10650 1 3 142 sa R 4 o9y 45 Q3146$ 10616 47 c'*, Ptn of �b N1/2 of SE 1/4 X48 'ey,s'3 SK 6504E 42 10640 10643 24 63336 — — 25 Be 33333 1: 28 Boundary eC P 27 'N 39911 BCP 2609- 49 106 01 g0 a 11 - —(' P 18280 10606 J \ BCP 36341 / \ `RCP 3948-. BCP 39484 11�12 106 AVE. 34e60 .�' 5'S 170 �SC� 32 F 99 CiV 1063 1:41* 1056 33 45 BCP PARK 36341 i'tib 31'oss3 2 losso 43 oPB j 3610543 93,4 4^ X37 3636 39 M 4 42 : • t BCP 39484 P 12923 2 BCP 36341 / II Ig 1o4eo 44/ la Im P 12923 Rem 1 / BCP 35626 - Rem 1 Ii la °1 1 / BCP 15537 a I 104 AVE. o = r r 01 100 B r 99 m106 / r 392 96/ I / / 55 96 97 /24 111 / ^- 939 ��3� Y23 `'�'•m 10379 9 ^ 1 Q / m/ / P 1248 8 4 « 32 1 � >0, 1 �/ Nini Rem 31 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 6886-2011 Map No. 825 Purpose: 0 To Remove Conservation from Schedule C 4/....\ N SCALE 1:4,000 — Urban Area Boundary MAPLE RIDGE British Columbia APPENDIX D CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6887-2011 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6887-2011." 2. Those parcels or tracts of land and premises known and described as: Lot 1, Section 10 and 11 Township 12 New Westminster District Plan BCP 35626; Lot 42 Section 11 Township 12 New Westminster District Plan BCP 36341; Lot 44 Section 11 Township 12 New Westminster District Plan BCP 36341; and Lot 45 Section 11 Township 12 New Westminster District Plan BCP 36341. and outlined in heavy black line on Map No. 1554 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to R-1 (Residential District) and RM -1 (Townhouse Residential). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 10th day of January, A.D. 2012. READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER e^ 3 g 108 +ossa 102 loew,101 0690 41 m 39 I� N 114r 113 112 101 z 7 09 10690 10689 83 1 108$8$ ' es 75:".Etri1 11712 men 10870 $ 910669 11i22 139 mase 4 10 os '3g 138 w Dass X140 (a(� RI 10660 3 10665 11563 M 1110 �� •. � 6s91p660 17+o6ss 53 136 '141 1106 so 1 'os Urban Area 42�3 R �• 4 o9y 45 •,, Qs• ® 10616 47 c'*,42e Ptn of �b N1/2 of SE 1/4 X48 '�k '3 SK 65041 10640 10643 24 _ — 26 =' 3331: 28 Boundary / BCP 333 6 27 s 39911 BCP 2609- 19 gN mem g a 11 - j P 18280 10606 BCP 36341 \ �`RCP13948 -. BCPg'19484 106 AVE. .�' 5'� 170 '-'' �32 F 18��s>as Ci*- 1063 oat 33 45 BCP PARK 36341 1 5 /ryA 3i0ss3 2 10550 43 170`T3j e 3610543 s434, % X37 aQ ^i 2 3838 39 45141 / as .L1 BCP 39484 P 12923 2 BC • x.341 o4eo 44/ / Ig Io. Im P 12923 Rem 1 / BCP 35626 Rem 1 Ii Ia ° / Pr BCP 15537 I I & 1 I I 104 AVE. 2 = r 01 100 B r 99 m 106 / r 382 96/ / / S5 ,., 96 .,a 97 / X24 111 ,t- os J� / &23 m 10319 ^ 1 / a / m/ P 1208 4 / 11 1 �� ' N1/71 Rem 31 MAPLE RIDGE ZONE AMENDING Bylaw No. 6887-2011 Map No. 1554 From: RM -1 (Townhouse Residential), A-2 (Upland Agricultural) To: 0 R-1 (Residential District) %// RM -1 (Townhouse Residential) L\ N SCALE 1:4,000 — — Urban Area Boundary MAPLE RIDGE British Columbia / 131 --„.. . ,II( .50 130 129 126 127 125 125 124 / 123 122 121 / ••ro MORNING STAR / CONCEPTUAL PLAN V o 248 APPENDIX E . . - joy ,os �• ,... - "o"M .N.;" y' }qPs.;r"• -- 4 - TOTAL RIM LOT1 +LOT Z4 ,• 1.644HA / o �M N N 1632 SITE PLAN BA 4nrr* 4,,r, -5:e.c i j!C14 crvI n6.u[s JULY xIa• REFER To IANDBCLPE FOR LURRE .! LFFJD GU Eµypyr LOT 44 - RESIDENTIAL DEVELOPMENT A L B I O N SLOPES Albion Panorama Homes Lld. 10490 - 248th Street, Maple Ridge, BC ARMED FU[OUExn FPPIK EFION • KENO. Ty EU ■ 1n WERRAARCHRIOURIIt .1. Mn .16016 MUT WNL F&.eua'MEM .0 1 i n N F • - scheme 1 RED *• •r *• ✓ en ▪ h+.w MOM MN MM.. • N F °- scheme 2 YELLOW *• *• [0.11 MMMAIIL • • • APPENDIX F CW Ir gm— • • ail 1* 1-1 R.1, [o Colp• r fchtm. H1EORRxgCHITECTUIIEINC wry,-,., 111 WEtI .ENCE R VREer N.nco1•VtIL bC .Iii Mix Se Cefmw enh..R. tmommo •,WII.ufa _ La.f.w.Imm .Ln.e<. •▪ 1=1=' Awa • MAA ;-.1111.,11,:;1!. 1Iiiiiili'il1 L''I. ! i e3 .1Mr, J 41 '1:.11;'11 Vw. ' II .�i -s ' `a R F °-scheme3 GREEN *• , LLI."'"' H F °-scheme4 BLUE 1 K J R A E Ai 1 ',,1til■ ,I Y' Ell l:;i = Inial; _ ,, ;i 9•'I..lif' 1 — ,I f.. IIIi .;� t: Albion Panorama Homes Ltd. ALBION SLOPES Lot 44 10486 - 248th Street, Maple Ridge, BC i is ▪ 1.21.0611. lIMEET 10LWAYVEll, 6C VIS 116 i Nl.rr.d1Y 11w6,66161"6/ 1.1a.Ia....a-. •61 •... ▪ 1•ilk, .a-6.61..., iX]MIdIW0111,ACM Um!: ;',C`EofFO } SEP I3. 1 PERSPECTIVE VEIN- BAUALBING ALONG 2481A STREET LOT 44 - RESIDENTIAL DEVELOPMENT ALBION SLOPES - Afbion Panorama Homes Ltd. 74488 - 248th Street, Mapfe Ridge. BC A-9.00 .1.P..e...,.....11.1......11.,, ..KI APPENDIX G ',!7'4"W up --r ►his ti Filtl trldiallrelP IIIIIIIILIIIIIILIIIIII�wII� ,Ir 1�► li,l 1.. 1111� IMMO ■1DC ■. in 1■ mm r *immilll i ri 41111VIM,i., a+,1 1.111m ]INlllllle mow ■■1. BBBBI..munmi■i I"' K:)rt�''i�a .uw.wn.,... m L'j' ...:-.Y'ww:feari:��;;:' - ........lL�lel 4111\ IIIIIIIIM Trii1J!&!.....� �o �� Iiim, 1 -J ittil."-mril ' --' EMI LEI 101._. INA 1111M4 A ®iii■MIR ■I 'll � i'► i ■ :©I I, 111111 NoMir SI■ ■I■ INN i iii i ittelt 11 ���i�■ .��■i�l■�� ��■i�,C BLDG. B I■�I 111 kill!IWO "ii" 0 kg ■I.Q iiIIIIN 1 *III�II� IIIIIU l� l■L �'I■ Q I ®IL■ 'IC1IIIIIII:IIIII�HIr. ■`I■I I Mi',■ II 1��! mp lob. ■�I■�� ��■I:■ OP `mill Bm omm rar Laic Eim !!I■Adr ij■ will::: a II il :1114,1111:, illi, papaM of vwtc ,�aanafaarrao1Yprea npom;ecdcnwamoTedarraI.•aaa,4m9I.aed lr wr r ea LANDSCAPE ARCHITECTS P0.24 NUN 511111.11./1.. GRADING NEW IS OCT 0, REVISE C.D. CPANIEHTS DISMAISSIOXS NO DATE REVISION DESCRIPTION DR. PROJECT ALBION TOWNHOUSES 10550 248TH ST. MAPLE RIDGE, B.C. DRAWING TITLE: LANDSCAPE TREE PLAN A LOT 44 m. L3 NAG PROJECT NUMBER: OF 9 11-053