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HomeMy WebLinkAbout2014-05-12 Committee of the Whole Agenda and Reports.pdfDistrict of Maple Ridge COMMITTEE OF THE WHOLE AGENDA May 12, 2014 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 Introduction of Busking licenses • Brian Harris 2. PUBLIC 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 2014 -010 -AL, 26124 98 Avenue, Application for Non -Farm Use Staff report dated May 12, 2014 recommending that Application 2014 -10 -AL for Non -Farm Use within the Agricultural Land Reserve in order to retain an existing dwelling as a secondary dwelling for use by an immediate family member be authorized to go forward to the Agricultural Land Commission. Committee of the Whole Agenda May 12, 2014 Page 2 of 5 1102 2014-019-RZ, 24815 Dewdney Trunk Road and 12040 248 Street, CS -1 and RS -1 to C-2 Staff report dated May 12, 2014 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 7086-2014 to allow creation of a new Village Commercial category be given first reading and that Maple Ridge Zone Amending Bylaw No. 7070-2014 to rezone from CS -1 (Service Commercial) and RS -1 (One Family Urban Residential) to C-2 (Community Commercial) to permit construction of a commercial development be given first reading and that the applicant provide further information as described on Schedule A, C and D of the Development Procedures Bylaw No. 5879-1999. 1103 RZ/087/08, 23103 136 Avenue, A-2 to R-1, R-2, RS -1b and P-1 Staff report dated May 12, 2014 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 7082-2014 to revise boundaries of land uses designations be given first and second reading and be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 6899-2012 to rezone from A-2 (Upland Agricultural) to R-1 (Residential District), R-2 (Urban Residential District), RS -1b (One Family Urban [Medium Density] Residential) and P-1 (Park and School) to permit a development including 38 single family lots, a municipal park site and a linear park (trail) be given second reading and be forwarded to Public Hearing. 1104 2012-048-RZ, 11291 2436 Street and 11282 243 Street, RS -3 and RS -2 to RS -1b Staff report dated May 12, 2014 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 7017-2013 to amend land use designation be given first and second reading and be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 7018-2013 as amended to rezone from RS -3 (One Family Rural Residential) and RS -2 (One Family Suburban Residential) to RS -1b (One Family Urban [Medium Density] Residential) to permit 36 R-1 (Residential District) sized lots under the Density Bonus option specific to the Albion Area be given second reading and be forwarded to Public Hearing. 1105 2014-008-RZ, 12032 216 Street, RS -1 to P-2 Staff report dated May 12, 2014 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 7084-2014 to designate land use from Urban Residential to Institutional be given first and second reading and be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 7063-2014 as amended to rezone from RS -1 (One Family Urban Residential) to P-2 (Special Institutional) to permit construction of a two-storey assisted living facility be given second reading and be forwarded to Public Hearing. Committee of the Whole Agenda May 12, 2014 Page 3 of 5 1106 2011-063-RZ, 20974 123 Avenue, First Extension Staff report dated May 12, 2014 recommending that a one year extension be granted for rezoning application 2011-063-RZ to permit a subdivision of 6 lots under the RS -1b (One Family Urban [Medium Density] Residential) zone. 1107 2011-069-RZ, 20660 Maple Crescent, First Extension Staff report dated May 12, 2014 recommending that a one year extension be granted for rezoning application 2011-069-RZ to allow subdivision of two single family lots. 1108 2012-049-RZ, 12420 269 Street, First Extension Staff report dated May 12, 2014 recommending that a one year extension be granted for rezoning application 2012-049-RZ to allow subdivision into 91 single family lots no less than 0.4 ha (1 acre) in size. 1109 2011-012-RZ, 11550 and 11533 207 Street, Final One Year Extension Staff report dated May 12, 2014 recommending that a final one year extension be granted for rezoning application 2011-012-RZ to allow for construction of a ten unit townhouse development. 1110 DVP/080/08, 23227 Dogwood Avenue Staff report dated May 12, 2014 recommending that the Corporate Officer be authorized to sign and seal DVP/080/08 to vary front, interior and exterior setbacks, building height, retaining wall height and allow an existing above- ground utility plant to remain on 232 Street. 1111 2012 -062 -DP, 23227 Dogwood Avenue Staff report dated May 12, 2014 recommending that the Corporate Officer be authorized to sign and seal 2012 -062 -DP to allow a mixed-use commercial and residential development consisting of five commercial units on the main level with five rental housing units on the second storey. Committee of the Whole Agenda May 12, 2014 Page 4 of 5 1112 2012 -069 -DP, 24106 102 Avenue Staff report dated May 12, 2014 recommending that the Corporate Officer be authorized to sign and seal 2012 -069 -DP to permit three R-3 (Special Amenity Residential District) zoned lots under an Intensive Residential Development Permit application. 1113 Award of Contract: (Reference No. ITT -EN -14-24; Project No. 11-5255-70-074); Seismic Retrofit of Water Reservoirs located off 256 Street Staff report dated May 12, 2014 recommending that Contract ITT-EN14-24; Seismic Retrofit of Water Reservoirs located off 256 Street be awarded to Bryco Products Inc., that the Financial Plan be amended and that the Corporate Officer be authorized to execute the contract. 1114 Award of Contract: ITT-EN14-28: 240 Street Drainage Improvements (Mainstone Creek) Staff report dated May 12, 2014 recommending that Contract ITT-EN14-28: 240 Street Drainage Improvements (Mainstone Creek) be awarded to Jakes Construction Ltd., and that the Corporate Officer be authorized to execute the contract. 3. FINANCIAL AND CORPORATE SERV/CES (including Fire and Police) 1131 Disbursements for the month ended April 30, 2014 Staff report dated May 12, 2014 recommending that the disbursements for the month ended April 30, 2014 be approved. 1132 2014 Council Expenses Staff report dated May 12, 2014 providing Council expenses for 2014 updated to the end of April 2014. 4. COMMUNITY DEVELOPMENT AND RECREATION SERV/CES 1151 Hammond Stadium Sport Field Lighting Contract Staff report dated May 12, 2014 recommending that Contract ITT-PL14-21 for the supply and installation of playfield lighting at Hammond Stadium be awarded to Trans -Western Electric Lighting Ltd.; and that staff be directed to amend the Financial Plan to include additional project funding from the Gaming Revenues Reserve. Committee of the Whole Agenda May 12, 2014 Page 5 of 5 5. CORRESPONDENCE 1171 6. OTHER ISSUES 1181 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: OC[p Roam} District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 12, 2014 and Members of Council FILE NO: 2014 -010 -AL FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Application for Non -Farm Use Within the Agricultural Land Reserve 26124 98 Avenue EXECUTIVE SUMMARY: An application has been received for 26124 98 Avenue, the subject property, for a non-farm use application, under Section 20 (3) of the Agricultural Land Commission Act. The intent of this application is to retain an existing dwelling as a secondary dwelling for use by a member of the owner's immediate family. The applicant intends to have a farm use on the property and provide housing for a daughter who will be employed as farm help on the property. The owner's mother would also live in the existing dwelling, therefore, there are two possible approaches to this application: Temporary Residential Use or Accessory Employee Residential Use. In both cases, due to the circumstances outlined in this report, a Non -Farm Use application will be required. The existing dwelling is a single storey home with a partial basement, with an area of approximately 149 m2 (1600 ft2). The construction of the new, second dwelling has been allowed under The Agricultural Land Commission (ALC) Policy #10, Building New Residence While Occupying Existing Residence. This policy states that upon completion of the new residence, the existing dwelling must be either demolished or rendered uninhabitable. A $10,000.00 bond has been secured through the Building Permit to enforce the demolition or conversion of the existing dwelling to be uninhabitable, if necessary. RECOMMENDATION: That the application be authorized to go forward to the Agricultural Land Commission. DISCUSSION: a) Background Context: Applicant: Owner: Dustyn Friesen, Pacific West Creations Inc. G.Guercio and D.Rochefort Legal Description: Lot 6 Except: North 33 Feet, Section 1, Township 12, New Westminster District Plan 5198 1101 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: b) Project Description: Agricultural Agricultural RS -3 (One Family Rural Residential) RS -3 (One Family Rural Residential) Single Family Residential RS -3 (One Family Rural Residential) Urban Reserve Single Family Residential RS -3 (One Family Rural Residential) Urban Reserve Single Family Residential RS -3 (One Family Rural Residential) Agricultural Single Family Residential RS -3 (One Family Rural Residential) Agricultural Single Family Residential Single Family Residential and Tree Farm 2.8 ha (6.9 acres) 98 Avenue The subject property is located at 26124 98 Avenue and is bordered by single family residences to the north, east, south, and west (see Appendix A). Hockney Creek is located on the southwest corner of the property; however the new home location is proposed to be well outside of the setback area from this creek (see Appendix B). This proposal is to retain an existing dwelling unit on the subject property for use by a member of the owner's immediate family for Accessory Employee Residential Use. The applicant is in the process of constructing a single family dwelling on the subject property. The construction of this second dwelling has been allowed under ALC Policy #10, Building New Residence While Occupying Existing Residence. This policy states that upon completion of the new residence, the existing dwelling must be either demolished or rendered uninhabitable, unless a Non - Farm Use application is made to the ALC for its retention, which is the intent of this application. -2- c) Planning Analysis: Zoning Bylaw: The owners are intending to farm the property, with their daughter residing on the property as farm help. In addition, one of their parents will also reside there. They are hopeful that both their daughter and her grandmother can reside on the site in the existing house. Under the regulations of the ALC, there are two possible approaches to permitting the existing house to be used for this purpose: either as a Temporary Residential Use, or as an Accessory Employee Residential Use. Due to the circumstances of this application, in both cases, a Non -Farm Use application is required. Temporary Residential Uses The provision of housing specifically for a relative within the same dwelling unit or on the same property is considered to be a Temporary Residential Use under the Maple Ridge Zoning Bylaw. The specified structure for a Temporary Residential Use is a mobile home, as the unit is to be removed when the relative no longer resides in it. The purpose of temporary residential units is to provide an option for households to provide an independent lifestyle to an extended family member who may require some degree of care or financial support. These uses are intended to respond to specific needs and are expected to be discontinued once the use ceases. For this reason, the Zoning Bylaw permits a mobile home, as it may be moved once it is no longer required. Other safeguards to ensure this use remains temporary may be found in Section 402 (9) (c) of the Zoning Bylaw: ...the property owner will enter into an annual Temporary Residential Use agreement with the District of Maple Ridge for a fee of $30.25; and the Temporary Residential Use will be removed within thirty days of the relative no longer residing on the property; Recently, Legal Counsel for the District of Maple Ridge confirmed that due to the wording of the current Zoning Bylaw, the only structure that may be used for a detached Temporary Residential Use is a manufactured home. Legal Counsel also advises that this provision could not be varied through the Board of Variance or a Development Variance Permit. However, the ALC may support the use of another dwelling unit as a Temporary Residential Use if supported by a Non -Farm Use application. The proposed Zoning Bylaw will address this potential conflict in its regulations for Temporary Residential Uses. Currently in its draft form, the pertinent language of the proposed bylaw (Section 402.4) is as follows: 2. a lot area of 0.4 hectares or greater may have a Temporary Residential Use contained within the same building as the single detached residential use, a self contained manufactured home, and certified under certificate Z240 by the Canadian Standards Association.... 3. For properties within the Agricultural Land Reserve, the regulations of the Agricultural Land Commission will apply.1 1 The proposed zoning bylaw is in draft form, and may change prior to adoption. 3 If this application is completed and approved by the ALC prior to the adoption of the proposed Zoning Bylaw, the structure type could not be varied, based on the wording of the current Zoning Bylaw. If this is the case, in advance of the adoption of the proposed Zoning Bylaw, the applicant would have the option of applying for a text amendment to the existing Zoning Bylaw as described above. Such an amendment would be supportable. Accessory Employee Residential Use The ALC may consider this use to be an Accessory Employee Residential Use. The owner's daughter, who would live in the existing dwelling, will also be working on the farm. Section 601 B. (3) (b) of the Zoning Bylaw states that an Accessory Employee Residential Use is permitted on lots that are classified as farmland under the Assessment Act, which the applicant has stated that they will have based on their development of an ornamental tree nursery. The ornamental tree nursery is proposed to consist of 30 seedlings planted in the first year of farming, in an area of approximately 84 m2 (900 ft2), with an additional 30 seedlings to be planted each subsequent year, over the next five years, with the area expanding with the additional plantings. The Accessory Employee Residential Use is proposed for the daughter to plant the seedlings, maintain the lawn around the seedlings, and prune the trees on a regular basis throughout the year. Should the ALC determine that this is an appropriate use, a restrictive covenant restricting such dwelling to an Accessory Employee Residential Use will be required. Section 601 C. (14) (a) limits the size of a structure for Accessory Employee Residential Use to a lot coverage of 10% or 279 m2 (3000 ft2), whichever is the lesser. The applicant has confirmed that the area of the existing dwelling is approximately 85 m2 (910 ft2) on the main floor, with a partial basement of 64 m2 (690 ft2), for a total 149 m2 (1600 ft2), which is less than what is permitted for this use in the Zoning Bylaw. d) Agricultural Land Commission Three policies of the ALC have direct relevance to this application. These are ALC Policy #8 Permitted Uses in the Agricultural Land Reserve (ALR): Residential Use, Policy #9 Additional Residences for Farm Use, and Policy #10 Building New Residence While Occupying Existing Residence (see Appendix C). Similar to the District of Maple Ridge Zoning Bylaw in its treatment of Temporary Residential Uses, ALC Policy #8 states the following: ...the following land uses are permitted in an agricultural land reserve unless otherwise prohibited by a local government bylaw: (b) for each parcel, i. one secondary suite within a single family dwelling, and ii. one manufactured home, up to 9 m in width, for use by a member of the owner's immediate family; -4- The ALC also requires that once the dwelling is no longer needed for this purpose, that it must not be occupied for other residential uses. The owner's mother is intending to reside in the existing secondary dwelling. ALC Policy #9 states that a local government...may not: ii. approve more than one residence on a parcel of land unless the additional residences are necessary for farm use Local government must be convinced that there is a legitimate need for an additional residence for farm help. One criteria is that the parcel should have "farm" classification under the Assessment Act. In coming to a determination, a local government should consider the size and type of farm operation and other relevant factors. The applicant has stated that they will have the "farm" classification for 2014 on their Assessment, based on their development of an ornamental tree nursery. The existing secondary dwelling is intended to provide residence for the owner's daughter, who will be pruning the ornamental tree seedlings throughout the year. ALC Policy #10 establishes guidelines for the construction of a new house on a property within the ALR where another residential use exists. It states that: no application to the ALC is required: • where there is one existing residence on the parcel; • the existing residence will be demolished, moved off the property, or made uninhabitable upon occupancy of the new residence, and • a bond or Letter of Credit and an affidavit (or such other assurances as determined by an authority issuing the building permit) ensuring demolition or removal of the initial residence, or that the initial residence is uninhabitable, has been posted with the authority issuing the building permit. In cases where the initial residence and new residence are to be used for and are necessary for legitimate farm purposes, no application is required...However, an application to the Commission is required if there is an existing residence on the parcel, the existing residence will be retained and inhabited and the additional residence is not required for legitimate farm purposes. From these policies, it is clear that the ALC permits Temporary Residential Uses and would consider the retention of an additional dwelling on a property if it was accompanied by a Non -Farm Use application. It is yet to be determined if the ALC would consider the existing dwelling as a legitimate need for an additional residence for farm help. 5 e) Alternatives: Should Council deny this application, the applicant would have the option of demolishing or rendering the existing dwelling uninhabitable, and installing a manufactured home in compliance with the Zoning Bylaw and ALC Policy #8. Alternatively, a secondary suite could be built into the new dwelling, which would be in compliance with the Zoning Bylaw. CONCLUSION: Had the proposed structure for a Temporary Residential Use been a mobile home, this proposal could have proceeded without first proceeding to the ALC and would be processed through the Maple Ridge Licenses, Permits, and Bylaws Department. However, because the applicant is proposing to retain the existing dwelling unit, this Non -Farm Use application is required. Should the ALC consider the Accessory Employee Residential Use as a legitimate need for an additional residence for farm help, then the applicant will be required to issue a legal assurance that the proposed use would cease once it was no longer required for an employee of the farm. This application is supportable, as the applicant is proposing that the existing home is to be used as Accessory Employee Residential Use, and the employee is also a family member, which would also merit the Temporary Residential Use. "Original signed by Michelle Baski" Prepared by: Michelle Baski, AScT Planning Technician "Original signed by Charles R. Goddard" for Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P. Eng. GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Site Plan Showing Existing Home and New Home Locations Appendix C - ALC Policies 8, 9, and 10 6 c:ciI P5198 11 PARK P31179 % 16 P20977 E r _ SUBJECT P20.9.71_ D PROPERTY RP3508 Rem A NN N N ----- 98 AVE --- `---- I E N Rem 1 P 5198 11 1 Rem 2 p N N Rem 6 r� P 5198 1 1 ( 1 1 N E N Rem 7— P 5198 1 1/ I I i 1 i o oN NO N iiI i i B 1 RP 2935 I I ACORN AVE. 3 4 P 5198 co m0 ..) co1 ANN 5 \\ P 5198 N N N \\ \I L I if 96 AVE. I 1 Scale: 1:2,500 Cit` _.f Pitt Mea sows 9 26124 98 AVENUE i r o I•� ..iiimmaarniziL. - . ELSA It _ xtraPS�i.�.IC% ' ' r CORPORATNFIO ECT OF Itir �, i �- tar� � _ ._ �� MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT District of itr I -------"---_r` ���� � Langley T•��M, 7 FRASER R. �— o -is • n— --- DATE: Feb 11, 2014 FILE: 2014 -010 -AL BY: PC APPENDIX B 99 391,1 589141'0'E 99.39 N BA9IENT ELEV GARAGE SLAB MAIN P110 ELEV ROOF RIDGE ELEV GARAGE ROOF RACE ELEV 11455 117.00 117.80 124.60 125.70 CIVIC ADDRESS 26124-98AVE61E MAPLE RODE, 9.0. LEGAL ADDRESS LOT 8. SEC 1. TMP 12, NM PVN 10P5190 SCALE: 1 /32"=1'-0" SITE AREA LOT COVERAGE 41109471 LOT COVERAGE PROPOSED HW5E BA58EHT RH. FLOOR AREA MAN 1W. FLOCFI AREA 27,950 95. 8. (300,831 55. 120,340 65S (1.5 4111 SO. FT. 4 2162 50. FT. 2928 50. FT. TOTAL 6HT5IED FLOM AREA TRAK SPACE GARAGE 5110 SQ. FT. 757 50. FT. 1716 50. FT. n I 10....(T),* � ,.,.:1 jj SEPTIC N� II' a=—�-"-- IX -117.00 '1 1$ Fi(OP.-117.3¢., Int g2004,415,119y 1 FRCP' 1 38 ~_1 i0 j c Y 79'-5y' [24.218] I 11 M f ,..j `.... o ,,A0=0`[21• 17r -r [54.1591 TO NON i / •I r HOUSE YID E%.-117.00 10 RLN 24\-(13'}' [7.618 _--� / - = PfiOP.-117.00 MP= P 17.00 EX.// )PROP.117.00 1 iy / b F z' •A 4-11'. f .508] 7"719471( 3 11 R 4'-1, . R � 0 N ri, .50M] Si19A71< ^% I 1 g 99.39 N BA9IENT ELEV GARAGE SLAB MAIN P110 ELEV ROOF RIDGE ELEV GARAGE ROOF RACE ELEV 11455 117.00 117.80 124.60 125.70 CIVIC ADDRESS 26124-98AVE61E MAPLE RODE, 9.0. LEGAL ADDRESS LOT 8. SEC 1. TMP 12, NM PVN 10P5190 SCALE: 1 /32"=1'-0" SITE AREA LOT COVERAGE 41109471 LOT COVERAGE PROPOSED HW5E BA58EHT RH. FLOOR AREA MAN 1W. FLOCFI AREA 27,950 95. 8. (300,831 55. 120,340 65S (1.5 4111 SO. FT. 4 2162 50. FT. 2928 50. FT. TOTAL 6HT5IED FLOM AREA TRAK SPACE GARAGE 5110 SQ. FT. 757 50. FT. 1716 50. FT. ALC Policy #8/2003 Page 1 of 2 APPENDIX C Copyright © 2003: Agricultural Land Commission, Burnaby, British Columbia, Canada This is not the official version. Only the printed version issued by the Agricultural Land Commission is the official version. Copies of the official version may be obtained from the Agricultural Land Commission, Room 133 - 4940 Canada Way, Burnaby, BC V5G 4K6, telephone: 604 660-7000. Copyright in the electronic version of this Policy belongs exclusively to the Province of British Columbia. This electronic version is for private study or research purposes only. Agricultural Commission ALC Land Act Policy #8 March 2003 PERMITTED USES IN THE ALR: RESIDENTIAL USE This policy provides advice to assist in the interpretation of the Agricultural Land Commission Act, 2002 and Regulation. In case of ambiguity or inconsistency, the Act and Regulation will govern. REFERENCE: Agricultural Land Reserve Use, Subdivision and Procedure Regulation (BC Reg. 171/2002), the "Regulation", Section 3 (1) (b) Section 3 (1) "the following land uses are permitted in an agricultural land reserve unless otherwise prohibited by a local government bylaw: (b) for each parcel, (1) one secondary suite within a single family dwelling, and (ii) one manufactured home, up to 9 m in width, for use by a member of the owner's immediate family; Section 1 (1) "immediate family" means, with respect to an owner, the owner's (a) parents, grandparents and great grandparents, (b) spouse, parents of spouse and stepparents of spouse, (c) brothers and sisters, and (d) children or stepchildren, grandchildren and great grandchildren; INTERPRETATION: The Regulation permits a secondary suite for residential purposes, wholly contained within a single family dwelling, on a parcel in the ALR. The secondary suite use is not limited as to who occupies the suite. The Regulation also provides for one manufactured home, in addition to a dwelling, on a parcel in the ALR, but only for use by the property owner's immediate family. The maximum width of manufactured or mobile home allowed is 9 metres, which provides for what is commonly known as a 'double -wide'. The Commission may make an exception to the width requirement in the Peace and Northern Rockies Regional Districts to provide for a 'double wide' up to the industry standard width (10 metres). The Regulation defines "immediate family" as noted above. If the manufactured home is no longer occupied by immediate family of the property owner, it is no longer a permitted use in the ALR and must be removed from the parcel or, if it remains, not used for residential purposes. It should be noted that Section 18 (a) (ii) of the Agricultural Land Commission Act provides for one residence per parcel of land, and more than one residence where "the additional residences are necessary for farm use." See Commission Policy "Additional Residences for Farm Use". Related uses that are not permitted in the Act or Regulation for residential use require application to http://www.alc.gov.bc.ca/legislation/policies/Po18-03 residential.htm 5/8/2014 ALC Policy #8/2003 Page 2 of 2 and approval from the Commission. Where a zoning bylaw is in place, this use must be specifically permitted by the bylaw. TERMS: Secondary suite — means an area set aside for residential use, within the footprint of a single family dwelling, and secondary or ancillary to the residential use of that single family dwelling. Manufactured home — means a transportable prefabricated structure, whether ordinarily equipped with wheels or not, that is designed, constructed or manufactured to be moved from one place to another and to be used for residential use by a single family. The structure normally conforms to the CSA Z240 series standards of the Canadian Standards Association for manufactured homes. http://www.alc.gov.bc.ca/legislation/policies/Po18-03 residential.htm 5/8/2014 MAPLE RIDGE 9n[i.h eosY«es u^rn .10.)12 District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 12, 2014 and Members of Council FILE NO: 2014-019-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Official Community Plan Amending Bylaw No. 7086 - 2014 Maple Ridge Zone Amending Bylaw No. 7070 - 2014 24815 Dewdney Trunk Road and 12040 248 Street EXECUTIVE SUMMARY: An application has been received to rezone the subject properties from CS -1 (Service Commercial), and RS -1 (One Family Urban Residential) to C-2 (Community Commercial) to permit the construction of a commercial development. To proceed further with this application and amendment to the Official Community Plan is required to create a new commercial category as well as additional information as outlined below. The draft Commercial and Industrial Strategy prepared by GP Rollo and Associates discusses commercial nodes located in various locations of the District, outside of the Urban Area Boundary. Through a development enquiry on the subject site, GP Rollo and Associates was asked to prepare a comparison on the viability of a commercial node at 248 Street and Dewdney Trunk Road and the impacts it may have on the historic commercial node located at 256 Street and Dewdney Trunk Road in Webster's Corner. That addendum to the draft Commercial and Industrial Strategy was presented to Council in September 2013, and indicates that a commercial node at 248 Street and Dewdney Trunk Road would be viable based on its location and inclusion in the Greater Vancouver Fraser Sewer Area. The addendum to the draft Strategy has been included as an attachment to this report as Schedule D. The creation of a new Village Commercial category in the Official Community Plan will provide a greater level of commercial opportunities in key locations within the District. The intent of the Village Commercial category is to serve as an intermediary scale between the Community Commercial Nodes and Neighbourhood Commercial Centres, incorporating limited components of each category. RECOMMENDATIONS: 1. 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; 1102 v. School District Boards, greater boards and improvements district boards; and vi. The Provincial and Federal Governments and their agencies. 2. 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; 3. That Official Community Plan Amending Bylaw No. 7086-2014 be given first reading; 4. That Zone Amending Bylaw No. 7070-2014 be given first reading; and 5. That the applicant provides further information as described on Schedule A, C, D, of the Development Procedures Bylaw No. 5879 - 1999. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Rudy Di Giovanni 0981077 BC Ltd. Lot: 22, Section: 23, Township: 12, Plan: NWP15267; Lot: 23, Section: 23, Township: 12, Plan: NWP15267 Commercial Commercial - with the creation of a new Village Commercial category CS -1 (Service Commercial), RS -1 (One Family Urban Residential) C-2 (Community Commercial) Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Single -Family Residential RS -1 (One Family Urban Residential) Estate Suburban Residential Single -Family Residential RS -1 (One Family Urban Residential) Estate Suburban Residential Single -Family Residential RS -1 (One Family Urban Residential) Estate Suburban Residential High School (Garibaldi) P-1 (Park and School) Institutional Vacant Commercial 0.375 Ha (0.934 acres) 248 Street; Smith Avenue Urban Standard -2- b) Site Characteristics: The subject properties are located on the northeast corner of Dewdney Trunk Road and 248 Street in east Maple Ridge. There are currently two existing structures on the northern property, with a parking surface accessible from 248 Street and Smith Avenue; the adjacent property to the south is vacant. Garibaldi Secondary School is located directly east of the subject properties. The sites are flat with the southern property sparsely vegetated on the east and west perimeters. c) Project Description: The applicant proposes to rezone the subject sites from CS -1 (Service Commercial), and RS -1 (One Family Urban Residential) to C-2 (Community Commercial) at the corner of 248 Street and Dewdney Trunk Road. The proposed development will contain between four and sixteen commercial units, with up to 1,533 m2 (16,500 ft2) of total commercial space. Presently there are two existing buildings on the northern property, with the applicants' intention to use as a warehouse and office during the development of the two sites; the adjacent property to the south is vacant. The applicant may wish to develop the southern property first and the northern property second. 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 located at the intersection of Dewdney Trunk Road and 248 Street and is outside of the Urban Area Boundary identified on Schedule "B" of the Official Community Plan. The current commercial classification for this location is Neighbourhood Commercial, as outlined in Section 6.3.6 of the Official Community Plan (Bylaw No. 7060-2014). A new commercial category of `Village Commercial' is being proposed through this rezoning application. Through the preparation of the draft Commercial and Industrial Strategy, the District requested that GP Rollo and Associates evaluate the viability of an expansion to the neighbourhood commercial node at the intersection of Dewdney Trunk Road and 248 Street, including the impact it could have on the Historic Commercial Node of Webster's Corners located at Dewdney Trunk Road and 256 Street. That addendum to the draft Strategy was presented to Council in September 2013, and indicates that a commercial node at 248 Street and Dewdney Trunk Road would be viable based on: • its strategic location in east Maple Ridge to capture increased commercial demand as the population grows; and • its inclusion in the Greater Vancouver Fraser Sewer Area. The addendum to the draft Strategy has been included as Attachment D to this report. -3- Proposed Village Commercial Policies Issues: • Population growth in east Maple Ridge and in existing developed areas may create a need for Village Commercial Nodes outside of the Urban Area Boundary. • Village Commercial Nodes are comprised of commercial developments that typically serve more than one neighbourhood and provide a range of daily convenience shopping and limited community retail opportunities. Commercial space within the Village Commercial Node is typically less than 2400m2 (25833 ft2) in area. • Property designated commercial at 248th Street and Dewdney Trunk Road is within the Metro Vancouver Fraser Sewer Area and for that reason is suitable for village commercial development. Objective: • To facilitate Village Commercial Nodes at key locations throughout the District which provide a mix of daily convenience shopping and limited community retail opportunities. Policies: • Maple Ridge will encourage the development of Village Commercial Nodes that serve a variety of daily convenience and commercial shopping needs within close proximity to established and/or emerging neighbourhoods. • The Village Commercial Node is located outside the Urban Area Boundary but is within the Metro Vancouver Fraser Sewer Area. Similar properties located at other key intersections may also be suitable for village commercial development. • The establishment of Village Commercial Nodes will serve as an intermediary scale between the Community Commercial and Neighbourhood Commercial nodes that incorporates limited components of each category. As such, they are typically less than 2400m2 (25833 ft2) in area. • Commercial developments proposed as part of a Village Commercial Node will be considered subject to satisfying Zoning Bylaw and Parking Bylaw requirements, site access, traffic, must be designed to be compatible with the surrounding area and will be evaluated against the following: o adherence to additional design criteria as detailed in the Section 8 Development Permit Area Guidelines section of the Official Community Plan; -4- o commercial building(s) along the street frontage, within 25 m of the intersection; o the ability of the existing infrastructure to support the new development. In addition to the above new policy category, a number of other amendments to the Official Community Plan are proposed as part of the OCP Amending Bylaw No. 7086-2014 in order to align the `Village Commercial Node' policies within the overall commercial framework. These changes include: • Adding `Village Commercial Node' in Section 6.3.1 policy 6-22 as a permitted commercial area outside of the Urban Area Boundary; • Adding `Village Commercial Node' in Section 6.3.2 Commercial Designations as item `c)' following Community Commercial Node; • Deleting the following sentence from the Issues section of the Neighbourhood Commercial Centres: `Property designated at 248th Street and Dewdney Trunk Road is within the Metro Vancouver Fraser Sewer Area and for that reason is suitable for neighbourhood commercial development.'; and • Adding `Village Commercial Node' to Appendix E, Figure 2 at the intersection of 248th Street and Dewdney Trunk Road. 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. The draft Commercial and Industrial Strategy included a significant consultation program with local stakeholders and property owners, as well as numerous discussions with Council. Council endorsed the proposed expansion of the commercial activities at 248th and Dewdney Trunk Road by Resolution at the January 20, 2014 Council Workshop meeting. Zoning Bylaw: The current application proposes to rezone the properties located at 24815 Dewdney Trunk Road and 12040 248 Street from CS -1 (Service Commercial), and RS -1 (One Family Urban Residential) to C-2 (Community Commercial) to permit the construction of a series of commercial buildings. The proposed development plan would align with the proposed new `Village Commercial Node' category that recommends a maximum of 2,400 m2 (25,833 ft2) in area be permitted in this location. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. Development Permits: Pursuant to Section 8.5 of the OCP, a Commercial Development Permit application is required to address the current proposal's compatibility with adjacent development, and to enhance the unique character of the community. -5- Advisory Design Panel: A Commercial Development Permit is required and must be reviewed by the Advisory Design Panel prior to Second Reading. Development Information Meeting: A Development Information Meeting is required for this application. Prior to Second Reading the applicant is required to host a Development Information Meeting in accordance with Council Policy 6.20. 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) Licenses, Permits & Bylaws; d) Fire 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. An OCP Application; 2. A complete Rezoning Application; 3. A Commercial Development Permit Application The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses CONCLUSION: An application has been received that proposes commercial development in excess of what is permitted under the Neighbourhood Commercial Centres category in the Official Community Plan. As part of the preparation of the draft Commercial and Industrial Strategy, GP Rollo and Associates were ask to provide an assessment of expanding the commercial potential around the intersection of 248 Street and Dewdney Trunk Road. They concluded that this intersection was well positioned to accommodate additional commercial activity due to its location, ability to serve an increasing -6- population base in the eastern portion of the District and its inclusion within the Metro Vancouver Fraser Sewer Area. The creation of a new Village Commercial category in the Official Community Plan will provide a greater level of commercial opportunities in key locations within the District. The intent of the Village Commercial category is to serve as an intermediary scale between the Community Commercial Nodes and Neighbourhood Commercial Centres, incorporating limited components of each category. It is recommended that Council not require any further additional OCP consultation other than early posting of the proposed Official Community Plan Amending Bylaw No. 7086-2014 on the District's website along with an invitation for the public to provide comments. It is recommended that Council grant First Reading to both the Official Community Plan Amending Bylaw (No. 7086-2014) and Zone Amending Bylaw (No. 7070-2014) with the requirements for additional information as outlined in this report, being provided and assessed prior to Second Reading of either bylaws. "Original signed by Adam Rieu" Co -Prepared by: Adam Rieu Planning Technician "Original signed by Jim Charlebois" Co -Prepared by: Jim Charlebois, MURP, RPP, MCIP Manager of Community Planning "Original signed by Charles R. Goddard" for 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 - Official Community Plan Amending Bylaw No. 7086 - 2014 Appendix C - Zone Amending Bylaw No. 7070 - 2014 Appendix D - Potential for Community Serving Commercial at 248 and Dewdney Trunk Road, GP Rollo and Associates, August 19, 2013 Appendix E - Preliminary Site Plan -7- —M _ — — — —N 30 w �•— /. 20 . 12104 V N 19 P 17924 N N 18 O W N 17 V N 16 to 0 N E 15 N 14 F N 13 17924 N 12 O O CO N 11 O d) V N 10 N 0 12098 .Nn LMP 8.27 '5 4 2 .os6 NI 0o 49 a 12082V6 1208220 20� s o ,l, s �2 3-Jd 6 N- -4- CO N Lo 48 o71 7 Qs6s 120 d W 2 12072 2 1206 �?' 47 m � 9 P 71554 SUBJECT PROPERTIES I 1 N 00 La 1 co d- d- N N N SMITH AVE SMITH AVE. 248 ST 23 12040 P 15 O) �I N 24840 N (31 24850 N O) 24860 N 24870 co 24888 N 24896 O 24910 31 0) co l` N N 24815 N 24837 N O 24851 24865 Co 24873 v 24883 24893 Cil v Cil F24907 14 N DEWDNEY TRUNK RD N N 120' of 1 P23760 N N a P 1405 3 4 h 2 9a m a 11_ 2 11981 I 1 I X 9 11961 3 1 11919 r+ 1197 P 29467 tp 11966 249 ST. in O N 2 I co P 71405''' 7 2 t J 11953 N 28 29 30 31 32 33 34 11926 1196 17 co 3$ 1N M CO CO CO CO CO N a 11916119E 111 N 11945 I N N N N N d 4 1 119 AVE. 11937 5 1 , o o 00 00 c 0 nib co 11894 9 i 174,, N Scale: 1:2,000 Cit` _.f Pitt w Measos__ _ 12040 248 STREET & 24815 DEWDNEY TRUNK ROAD 'a c liPmillio4�2il,��allw�5 ;.2 _ .� i t ,..., n .., ' o CORPORATION OF THE DISTRICT OF t-�,° mm,__ ,-. I� go-r: vkyliyoui .-4 ` 1 i" MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT District of I ��� ' ta Langley �• o a DATE: Mar 18, 2014 FILE: 2014-019-RZ BY: PC —�0j FRASER R. APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7086-2014 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 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 "A" 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. 7086-2014. 2. That Chapter 6 Employment Section 6.3.1 policy 6-22 is amended by adding `Village Commercial Node' preceding `Rural Commercial'. 3. That Chapter 6 Employment Section 6.3.2 Commercial Designations is amended by adding `c) Village Commercial Node' following b) Community Commercial Node and renumbering the remainder of the list accordingly. 4. That Chapter 6 Employment is amended by adding the following as Section 6.3.6 and renumbering the remainder of the Sections and policies accordingly: `6.3.6 Village Commercial Node Issues: • Population growth in east Maple Ridge and in existing developed areas may create a need for Village Commercial Nodes outside of the Urban Area Boundary. • Village Commercial Nodes are comprised of commercial developments that typically serve more than one neighbourhood and provide a range of daily convenience shopping and limited community retail opportunities. Commercial space within the Village Commercial Node is typically less than 2400m2 (25833 ft2) in area. • Property designated commercial at 248th Street and Dewdney Trunk Road is within the Metro Vancouver Fraser Sewer Area and for that reason is suitable for village commercial development. Objective: • To facilitate Village Commercial Nodes at key locations throughout the District to provide a mix of daily convenience shopping and limited community retail opportunities. Policies: 6-30 Maple Ridge will encourage the development of Village Commercial Nodes that serve a variety of daily convenience and commercial shopping needs within close proximity to established and/or emerging neighbourhoods. 6-31 The Village Commercial Node is located outside the Urban Area Boundary but is within the Metro Vancouver Fraser Sewer Area. Similar properties located at other key intersections may also be suitable for village commercial development. 6-32 The establishment of Village Commercial Nodes will serve as an intermediary scale between the Community Commercial Nodes and Neighbourhood Commercial Centres and incorporates limited components of each category. As such, they are typically less than 2400m2 (25833 ft2) in area. 6-33 Commercial developments proposed as part of a Village Commercial Node will be considered subject to satisfying Zoning Bylaw and Parking Bylaw requirements, site access, traffic, must be designed to be compatible with the surrounding area and will be evaluated against the following: i. adherence to additional design criteria as detailed in the Section 8 Development Permit Area Guidelines section of the Official Community Plan; ii. commercial building(s) along the street frontage, within 25 m of the intersection; iii. the ability of the existing infrastructure to support the new development.' 5. That the following sentence be deleted from the Issues section of the Neighbourhood Commercial Centres: `Property designated commercial at 248th Street and Dewdney Trunk Road is within the Metro Vancouver Fraser Sewer Area and for that reason is suitable for neighbourhood commercial development.' 6. That Appendix E Figure 2 is amended by adding the Village Commercial Node category to the map and by adding a symbol to identify the location at the intersection of 248th Street and Dewdney Trunk Road. 7. Maple Ridge Official Community Plan Bylaw No.7060-2014 as amended is 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 . ADOPTED, the day of , 20 . PRESIDING MEMBER CORPORATE OFFICER 1 144 AVE 0 fr _ � S ai I c 136 AVE RE r I City of — a J qo�� `'� Pitt Meadows �R; Abh.u)o� Rik_ cn (7, W 132 AVE ,� N A 1,73 v <<v 131 AVE GONi• 4o iil AVE P 128 AVE I ` I MIL IIM IIMI 1 All L� �primi T r� ylip '/11 AEI_ 124 AVE 124 AVE L I ii �m NM ...,r AII- gem 11III�L,= `\ / UNINEIIMPm WDNEY TRUNK RI --___„__ ,- • r+-,_ _ __,Eii_I- OUGHEED 0.6.- lopi I - _ - pi ■ib '1 r �� fi, i.n7 1� 1� �� 116 AVE,..-----Whonnock 116 AVE i ' �'' ���' 61 I P G ' ��� AVE Lake O ) 1.... 04. ,--4111b � ;, is 1116.dm.112 AVE �tvQ� 112 AVE _ 110 AVE / ism..--- ■ RANT 108 AVE cn F *pc\cn \ r 104 AV co N N N. c N G 104 AVE �. IL 102 AVE u~i - =��. iw N ►� 100 AVE c 1 N 1 0 MOBELL ,'VE �� 96 AVE — Adopted Feb 11, 2014 / __ Bylaw No. 7060-2014 —,r� 1 . /' N COMMUNITY COMMERCIAL NODES (SUBJECT TO SECTION 6.3.5) O COMMUNITY COMMERCIAL NODES AND HISTORIC COMMERIAL CENTRES CORPORATION OF THE DISTRICT OF MAPLE RIDGE VILLAGE COMMERCIAL NODES SUBJECT TO SECTION 6.3.6- ( ) MAPLE RIDGE PLANNING DEPARTMENT HISTORIC COMMERCIAL NODES (SUBJECT TO SECTION 6.3.8) URBAN AREA BOUNDARY JAN 16, 2014 Not To Scale Figure 2. APPENDIX C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7070-2014 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. 7070-2014." 2. Those parcel (s) or tract (s) of land and premises known and described as: Lot 22 Section 23 Township 12 New Westminster District PIan15267 Lot 23 Section 23 Township 12 New Westminster District PIan15267 and outlined in heavy black line on Map No. 1614 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to C-2 (Community Commercial). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , 20 READ a second time the day of , 20 PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 ADOPTED, the day of , 20 PRESIDING MEMBER CORPORATE OFFICER NI NI NI "I / ' , , 121 AVE. 30 N 20 12104 W N 19 P 17924 � N 18 00 N 17 4 N 16 N 00 O N a15 4 N 14 F 4 N 13 17924 0°4 N 12 N 11 0,' N 10 N N 9 N N 8 N N 7 oo N 50 co 12098 N LMP 8227 , 5 , 0 8s I,- 4 v ti 00 u LMP2 0 4 5 120829 D_ 6 0� s 120 o° 3 D_ ^ti 2 12p16_ J N d �2p> s 8 7 7 cp M P 8428 7 89s N D_ W 2 3 12073 12072 120682 Ii t` .7 00 12p61 T \ 2 a 47 co 9 24883 P 71554 12069 N 12062 I.0 8 1 D 46 N a N 10 s �^ a NNN 0, 1 0 N 1 12061N /\ - SMITH AVE. 23 V A 24840 Ui 24850 O 24860 N 24870 co co N 28 co on co a N 29 w 24910 w 24916 w 24926 33 12040 P 1 5267 P 53014 A 1 un N 0) 22 70 N 21 � N 20 N 19� N 18M N 17M N P 15267 16M N 15 m N A 24921 „13 m N 24947 N a I N N N DEWDNEY TRUNK ROAD N m N 120' N of 1 P 6316 4 P 23760 N� 5 o N ,- 35 �/94a D_ 2 0 0 o lc') o �a\ P 1405 m m m c0 m 3 �\ 4 h N N N lc' N rn\ ,°' .e ' 5 1 2 3 �4 \VI '9a7 L 11981 '19606 6 P 6x16 1_ — — EP 73318 / __ _ RW 2043 EP 31 06 N 11975 9 11970 11961 1- 11966 11919 P 29467 2 0) co 24837 co X1405 24861 w IIk !4881 co F 7 v g 10 r 1: 11960 11953 N 28 29 31 33 < 11926 11965 Q 3 17 co 3 O M a a n a o, ..- 8 a 11 11916 11955 1� 1 1950 N 11945 N N N N 0 4 / EP 71406 119 AVE. EP \ / 71406 / 5 11937 '71406 N 24808 N 24820 rn '71406 RD ST. \ N 24848 a 24860 Ui co 24872 J 00of 11894 9 �M P1 2453 I 11895 17 11888 21 v 11929 10 vIN N MAPLE RIDGE ZONE AMENDING Bylaw No. 7070-2014 Map No. 1614 From: CS-1 (Service Commercial) RS-1 (One Family Urban Residential) To: C-2 (Community Commercial) L\ N SCALE 1:2,500 MAPLE RIDGE British Columbia APPENDIX D i'Ii.:i!!lt G.P. ROLLO & ASSOCIATES DATE: AUGUST 19Th 2013 To: DIANA HALL FROM: J.P. RAULOT-LAPOINTE, G.P. ROLLO & ASSOCIATES TOPIC: POTENTIAL FOR COMMUNITY SERVING COMMERCIAL AT 248TH AND DEWDNEY TRUNK ROAD The District of Maple Ridge has asked G.P. Rollo & Associates (GPRA) to comment on the potential for a community serving commercial node providing approximately 15,000 square feet of retail space at the intersection of 248th Street and the Dewdney Trunk Road. In GPRA's November 2012 study 'Commercial & Industrial Strategy: 2012 — 2042' retail forecasts for different regions within the District of Municipality were forecasted. This included forecasts for 'Eastern Maple Ridge' which was defined with borders of Dewdney Trunk Road to the north, and 240th Street to the west only south to Kanaka Creek, where the western boundary moved east to Jackson Road to avoid the majority of the Albion Neighbourhood. A map of the geographic sub -areas used in our retail analysis is provided below. This memo focusses on the sub -areas of East Maple Ridge and North / Silver Valley: GPRA's retail analysis forecasts for Eastern Maple Ridge, and Silver Valley / North included the following findings: • Eastern Maple Ridge: o Has a current inventory of 6,600 square feet of retail space. There is only a small amount of commercial space in Eastern Maple Ridge and it is quite spread out between Dewdney Trunk Road, the Lougheed Highway and the Ruskin Industrial Area. o Population in Eastern Maple Ridge is expected to grow from over 6,300 in 2012 to over 10,600 by 2042. o There is expected to be demand for an additional 10,000 square feet of retail space in Eastern Maple Ridge by 2032, and by 2042 growth in the Eastern sub- area would warrant an additional 21,000 square feet of new retail space. • Silver Valley / North: o Has a current inventory of 56,000 square feet of retail space. A large proportion of this space is located on the north side of Dewdney Trunk Road, including the Cooper's anchored project at Dewdney Trunk Road and 240th Street o Population in Silver Valley / North is forecasted to grow from over 15,600 in 2012 to over 22,200 in 2042. o The Silver Valley / North sub -area is expected to see demand for an additional 33,000 square feet of retail space by 2032, and by 2042 growth in this sub -area would warrant 66,000 square feet of retail space. Regarding the potential placement of future retail demand, the report suggested that Eastern Maple Ridge could see the development of a Village -style convenience node of 10,000 to 20,000 square feet at the intersection of Dewdney Trunk Road and 256th Street. In the Silver Valley / North sub -area the majority of new space was recommended to be located within the River Village within the Silver Valley, though a small amount of retail was also suggested for the intersection of Dewdney Trunk Road and 256th Relocating retail recommended for 256th Street to 248th Street Both the 248th Street and 256th Street intersection with Dewdney Trunk Road have lands designated for commercial development in the OCP, and due to extent of forecasted demand in the Eastern Maple Ridge only one of these intersections could support 15,000 square feet of development over through to 2042. If 15,000 square feet of retail development were to proceed at 248th Street, it would significantly reduce demand for retail at 256th Street, although a smaller convenience node of retail at 256th could occur over the long term as Eastern Maple Ridge develops. Both intersections have qualities that are attractive for retail, with 256th acting as the primary north south arterial for the industrial / employment lands in the north, while retail at 248th Street would capture a larger proportion of residents in Eastern Maple Ridge due to its location further west. Only 1.6 km separates 248th Street from 256th Street so residents east of 256th would not have much longer to travel, either by vehicle or bicycle, for convenience retail. The 248th Street intersection has other advantages including the existing adjacent single-family homes whose residents could walk to the proposed retail space, as well as the adjacent Garibaldi Secondary School which creates significant traffic that would help support commercial space. The 248th Street intersection is also closer to planned development in the Silver Valley and could help provide convenience to those residents. Both locations would likely benefit from the discussed Abernathy Connector, but even though the final route of the connector has not been determined, a more western location would be likely to attract more business. Based on these considerations, and most importantly that retail at 248th Street and Dewdney Trunk Road would accomplish the primary goal of providing residents of eastern and northern Maple Ridge with community serving convenience retail, GPRA believes that the proposal for retail at 248th Street and the Dewdney Trunk Road should be supported. Best Regards, J.P. Raulot-Lapointe (Associate G.P. Rollo & Associates Ltd., Land Economists NTS 130.4' Garibaldi Crossing — Concept Plan 1 40' APPENDIX E Approx 4500 to 6000 sq ft Building develop as CS -1 or C-2 Phase 2 12040 248th Lot 23, Plan 15267 approx 1500 to 2000 sq ft Building 130.4' Approx 5000 to 6500 sq ft Building Rezone to C-2 Phase 1 24815 Dewdney Lot 22, Plan 15267 0 approx 1500 to 2000 sq ft Building 140' 248th MPI C R f];ar Oaep Aa ars EIr OARING District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 12, 2014 and Members of Council FILE NO: RZ/087/08 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No.7O82-2014, and Second Reading Maple Ridge Zone Amending Bylaw No.6899-2012 23103 136 Avenue EXECUTIVE SUMMARY: This application is to rezone a portion of the subject property (Phase One, see Appendix D) from A-2 (Upland Agricultural) to R-1 (Residential District), R-2 (Urban Residential District), RS -1b (One Family Urban (Medium Density) Residential) and P-1 (Park and School) to permit a future development that includes 38 single family lots, a municipal park site, and a linear park (trail). In addition, four areas of the site will be dedicated for the protection of watercourses and natural features. Phase One of the development on the site does not include the 1.534 hectare (3.79 acre) portion of the site that has been designated for a future school site or the northeast corner that is designated for a townhouse development. These areas are shown as Phase Two on Appendix D. A text amendment to Section 4O6(7)(d) of the Zoning Bylaw is proposed to allow the 1.9 hectare lot created at subdivision for Phase Two to remain with A-2 (Upland Agricultural) zoning. This amendment will add "school" to the use exceptions, and the "School District" as the owner or intended owner, and therefore allowing a lot to be created that is less than the minimum of 4.0 hectares required for the A-2 zone. The proposed development is in compliance with the policies of the Silver Valley Area Plan of the Official Community Plan. Ground-truthing on the site has established the developable areas, and as a result, an Official Community Plan amendment is required to revise the boundaries of the land uses designations to fit the site conditions. This Phase One application received first reading of Zone Amending Bylaw No. 6899-2012 on April 24, 2012. Phase Two of this development, under Zone Amending Bylaw No.6973-2013 for the school site and the townhouse site, will be considered by Council in the future under a separate rezoning application and is not part of this application. On February 26, 2013, Council deferred consideration of first reading of Zone Amending Bylaw No. 6973-2013 pertaining to the school site portion of the 1103 property. Council requested that School District No. 42 provide additional information on the scope of the comprehensive School District Facilities Plan; identify the location of elementary school sites that are needed in the Silver Valley Area as per their letter of November 15, 2012; and further that the School District provide details of the future plans for this property. This information has yet to be provided to the District of Maple Ridge; therefore this portion of the site is not proceeding to second reading at this time. The School District has completed Phase 1 of their Strategic Facilities Review and it states, on page 24: "In order to accommodate all estimated elementary student enrolment from Silver Valley at build -out, the school district will have to acquire and develop one school site in Silver Valley". We understand that Phase 2 of the Strategic Facilities Review will identify which site will be acquired. 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. 7082-2014 on the municipal website, and requiring that the applicant host a Development Information Meeting. 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. 7082-2014 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. 7082- 2014 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Maple Ridge Official Community Plan Amending Bylaw No. 7082-2014 be given first and second readings and be forwarded to Public Hearing; 5. That Maple Ridge Zone Amending Bylaw No. 6899-2012 be amended as identified in the staff report dated May 12, 2014, be given second reading, and be forwarded to Public Hearing; and 6. That the following terms and conditions be met prior to final reading: i. 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 Official Community Plan Schedule "A", Chapter 10.3, Part VI, A - Silver Valley, Figure 2 - Land Use Plan, Figure 3A - Blaney Hamlet, and Figure 4 - Trails / Open Space; iii. Road dedication as required; iv. Park dedication as required; v. Notification to the Department of Fisheries and Oceans and the Ministry of Environment for in -stream works on the site; -2- vi. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office which addresses the suitability of the site for the proposed development; and vii. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. DISCUSSION: a) Background Context: Applicant: Joel Lycan Owner: Campton Services Corp. Legal Description: Lot 10, Section 32, Township 12, NWD Plan 38408, except Plan BCP48908 and EPP27588. OCP: Existing: Civic, Conservation, Med/High Density Residential, Medium Density Residential, Low/Medium Density Residential, Low Density Urban, Eco -Clusters, and Neighbourhood Park. Proposed: Civic, Conservation, Medium Density Residential, Low/Medium Density Residential, and Neighbourhood Park. Zoning: Existing: Proposed: A-2 (Upland Agricultural) R-1 (Residential District), R-2 (Urban Residential District), RS -1b (One Family Urban (Medium Density) Residential), and P-1 (Park and School) Surrounding Uses: North: Use: Park, Neighbourhood Park, Conservation, Townhouse, Single Family Residential Zone: P-1 (Park and School), A-2 (Upland Agricultural), RM -1 (Townhouse Residential), R-3 (Special Amenity Residential District), R-1 (Residential District) Designation Civic, Neighbourhood Park, Conservation, Med/High Density Residential, Medium Density Residential South: East: Use: Park, Single Family Residential Zone: RS -3 (Rural Residential), RS -lb (One Family Urban (Medium Density) Residential) Designation: Conservation, Low/Medium Density Residential Use: Single Family Rural Residential Zone: RS -3 (Rural Residential), A-2 (Upland Agricultural) -3- West: Designation: Med/High Density Residential, Medium Density Residential, Civic, Conservation Use: Single Family Residential Zone: CD -3-98 Designation: Low Density Urban, Eco -Clusters, Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Background: Rural Residential Single Family Residential, Park, Conservation (Phase One) 5.896 hectares (14.57 acres) 136 Avenue, Gilbert Drive, 230A Street and 232 Street Urban Standard When this application was received in 2008, the applicant proposed a school/park site in the central portion of the site, as identified on the Silver Valley Area Plan. Since then, the District of Maple Ridge, in collaboration with School District 42, has been actively pursuing the acquisition of the school site for an elementary school. The Silver Valley Area Plan notes that its civic areas are the central focus of each neighbourhood, and that each civic area is to contain a school, park area, and natural open space. The subject school and park site was initially identified in the 1996 Official Community Plan, and again through the Silver Valley Area planning process in collaboration with the School District. The expectation in designating these sites was that they would be purchased for school use. In 2008, Council passed a Loan Authorizing Bylaw that enabled the purchase of the subject property, however an agreement was never reached with the School District. On November 15, 2012, the School District advised that it had decided to not proceed with the purchase of the subject property. On April 24, 2012 this application (RZ/087/08) was presented to Council for first reading of Zone Amending Bylaws No. 6899 - 2012 (the non -school portion of the property) and 6900 - 2012 (the proposed school portion of the site). The staff report recommended approval of first reading for Bylaw No. 6899 - 2012, and Council approved first reading of that Bylaw (Bylaw No. 6899 - 2012). The staff report did not recommend approval of first reading for Bylaw No. 6900 - 2012, to permit residential development (RM -1 Townhomes) in the area identified for a school site, as the proposal conflicted with the policies of the Silver Valley Area Plan. Council deferred first reading of Zone Amending Bylaw No. 6900 - 2012. On January 8, 2013 Council gave consideration to the January 7, 2013 staff report "Designated Civic Property at 23103 136 Avenue". That report provided an overview of the history of the application, and discussed the November 15, 2012 response from School District 42. Council was presented with the following 3 options: Option 1: Status Quo - Maintain the current Civic OCP designation for the school site and not support a rezoning application to any other use; -4- Option 2: Purchase the Site - Continue to pursue the acquisition of the property, either by the District of Maple Ridge or in conjunction with the School District; or Option 3: Allow Residential Use - Amend the OCP from Civic to Residential to allow residential development on the school site. Council passed the following resolution thereby directing staff to bring forward a new Zone Amending Bylaw to provide for residential development on the site: That Option 3 of the staff report dated January 7, 2013 titled "Designated Civic Property at 23103 136 Avenue" be supported and that staff be directed to bring forward a new Zone Amending Bylaw for residential development for consideration. On February 26, 2013 Council deferred consideration of first reading of Bylaw No. 6973-2013, pertaining to the school site portion of the property and requested that School District No. 42 provide additional information on the scope of the comprehensive School District Facilities Plan and identify the location of the two elementary school sites that are needed in the Silver Valley Area as per their letter of November 15, 2012, and further that they provide details of the future plans for this property. On March 28, 2013, the District completed the purchase of the 0.405 hectare municipal park north of the school site from the property owners. This site is adjacent to the 1.068 hectare municipal park to the north that was purchased by the District in 2009. c) Project Description: The subject site is located north of 136 Avenue and west of 232 Street. The property slopes gradually down from the west towards the middle of the site and to the south, and a steeper slope occurs along the eastern edge adjacent to 232 Street. There are two tributaries of Cattell Brook on the site: the eastern one has its headwaters in dedicated park to the north; and the western tributary has its headwaters northeast of the intersection of 136 Avenue and 230A Street. Both tributaries cross under 136 Avenue, then converge and continue south and then west through the ALR land. The applicant is proposing to rezone the subject site to provide a variety of residential lot sizes and housing types within the development, in accordance with the Silver Valley Area Plan. A subdivision of approximately 38 single family lots is proposed west of 230A Street. 136 Avenue will be constructed through the site to connect with the existing portion to the west. Gilbert Drive and 230A Street will be constructed through the site and connect with 136 Avenue. The central portion of the site, intended for a future School use, and the northeast corner, intended for a future townhouse development, are not included in this application. In the past, the property has been used for a horse training facility with barns, riding arena and open pasture. The pasture is regenerating into fallow field and deciduous woodland, and some buildings will remain on the remainder property until the second phase of development. -5- It is premature to proceed with development of the townhouse on northeast corner of the site at this time because the required services are not available in close proximity to the site. A sanitary sewer line would need to be extended from the south side of the property on 136 Avenue and up 232 Street, a distance of more than 300 metres. Dedication of four parcels of park land is proposed to protect the two tributaries of Cattell Brook and two large rock outcroppings in the northwest corner and west of the intersection of 136 Avenue and 230A Street. A linear park strip, designated as Neighbourhood Park, will complete a trail connection along the 137 Avenue right-of-way between Gilbert Drive and 232 Street. The Municipal Park site of 0.405 hectares (1 acre) abutting the Municipal Park site to the north has been purchased by the District. c) Planning Analysis: Official Community Plan: The subject site is located within the Blaney Hamlet in the Silver Valley Area Plan and currently has eight land use designations: Civic, Conservation, Medium/High Density Residential, Medium Density Residential, Low/Medium Density Residential, Low Density Urban, Eco -Clusters, and Neighbourhood Park. The proposed Phase One development is consistent with the policies of the Silver Valley Area Plan for residential development and works towards the desired community pattern within the Blaney Hamlet. The proposed Official Community Plan Amending Bylaw No. 7082-2014 (Phase One) is necessary in order to align the land use designations in the Silver Valley Area Plan with the pattern of development occurring in the area, most notably the extension of 230A Street and Gilbert Drive through the development site. The proposed land use designation amendments for Phase One (see Appendix E - Proposed OCP Amendments) reflect the development patterns to the north and west, extend the access to the future park and connect the Conservation corridor on the east side of the Phase Two lands. The proposed land use designation amendments for Phase One do not increase the overall residential densities currently allocated within the Blaney Hamlet. In the Silver Valley Area Plan, the Civic designation in the Blaney Hamlet consisted of three contiguous properties west of the intersection of 136 Avenue and 232 Street. Multiple land use designations, including Residential, Conservation and Civic are associated with these properties. The Civic designation reflects the District's intent to develop parks adjacent to school sites in order to maximize the efficiency of these complimentary uses. The northern portion of the Civic designated site was recently rezoned to P-1 (Park and School) under application RZ/110/08 for Municipal Park. The portion of that property with a Civic designation was identified for park (not school) and the District was able to secure a satisfactory purchase arrangement with the applicant. Future land use amendments will be required for Phase Two depending on the results of the School District 42 Strategic Facilities Review process. To date, the School District has not made a final determination on whether or not this site will be required in the future. -6- It is important to note that Council is under no obligation to approve a rezoning application that could undermine community need, and an Approving Officer could deny any subdivision application deemed not in the community's best interest. The Silver Valley area is particularly challenged by topography and there is a limited availability of suitable sites for school site acquisition. In addition, significant residential development has occurred around the site in anticipation of a school eventually being located there. Zoning Bylaw: The applicant proposes to rezone Phase One from A-2 (Upland Agricultural) to the following zones: • R-1 (Residential District); • R-2 (Urban Residential District); • RS -1b (One Family Urban (Medium Density) Residential); and • P-1 (Park and School) to permit a development that includes 38 single family residential lots in a variety of lot sizes, a municipal park site, and a linear park (trail) (Appendix F). The R-1 (Residential District) and R-2 (Urban Residential District) zoned lots, which will range in size from 384.0m2 to 567.0m2 for R-1 and 315.1m2 to 759.0m2 for R-2, are consist with the existing medium density land use development to the north on Gilbert Drive and 230A Street which is zoned R-1 and R-3. Five RS -1b (One Family Urban (Medium Density) Residential) zoned lots will be located on the south side of 136 Avenue. These larger lots, which range in area from 577.8m2 to 693.0m2, provide a transition in land use between the smaller lots to the north and the lots at the entry of the Eco - Clusters development to the south. The Municipal Park and the linear park along the 137 Avenue right-of-way will be zoned P-1 (Park and School), as are the existing municipal park and linear park on the north side of this site. At the subdivision stage a lot will be created for the potential future school and townhouse portion of the site (Phase Two). This lot will have an area of approximately 1.9 hectares and will retain the current A-2 (Upland Agricultural) zoning. The lot size will be less than the minimum of 4.0 hectares that is required for the A-2 zone, as specified in Schedule "D" of the Zoning Bylaw. Section 406(7)(d) of the Zoning Bylaw allows an exception to the minimum lot area or dimensions in Schedule "D" if the use is or is intended to be for a public service or public park use and the title is or intended to be in the name of the Municipality or the Greater Vancouver Regional District or a public or private utility company. To permit the 1.9 hectare lot for Phase Two, a text amendment is proposed to add "school" to the use exceptions, and the "School District" as the owner or intended owner, as follows: a portion of a lot is used or intended to be used for a public service, school or public park use and the title to such portion is or is intended to be in the name of the Municipality, or the School District, or the Greater Vancouver Regional District or a public or private utility company, the minimum dimension and area requirements specified in Schedule "D" shall not apply to such portion or to the remainder of the lot, provided that if the remainder of the lot -7- meets the requirements of Schedule "D" it shall not be further subdivided except in accordance with Schedule "D"; Proposed Variances: A Variance Permit application will be required at the subdivision stage to postpone the servicing requirements for the 232 Street frontage until future rezoning and subdivision applications are received to develop townhouses in the northeast corner of the site. Development Permits: A Watercourse Protection and Natural Features Development Permit application has been received for the preservation, protection, restoration and enhancement of the natural environment of Cattell Brook and of the natural features on the site. The details are discussed in the Environmental Implications section below. A security will be taken as a condition of the issuance of the development permit to ensure that the Development Permit Area guidelines are met. Development Information Meeting: The applicant hosted a Development Information Meeting on September 19, 2013 at Yennadon Elementary School. It was attended by approximately 17 residents from the surrounding area, but only two attendees provided written comments. The following are excerpts from the minutes provided by the applicant: • Many attendees had questions about what was happening on the portion of the property identified for civic use; • Questions were asked about where construction and trade traffic would access the site; • Some asked about the location of open space in proximity to their own property; • One attendee voiced concern about potential ground water entering his property from the development; d) Environmental lmplications: The applicant has submitted a Watercourse Protection and Natural Features Development Permit application (DP/087/08) and has provided an Environmental Assessment, a Geotechnical Report and an Arborist Report for the site. Stormwater/Rainwater Management and Erosion and Sediment Controls plans have also been submitted for review. Ground-truthing of the site through the environmental assessments prepared for the site have established the extent of the environmental features to be protected on the site, and the resulting developable areas have been identified. The watercourses and natural features will be designated as Conservation and will be dedicated as park as a condition of zoning approval. There are two tributaries of Cattell Brook on the site: the eastern one has its headwaters in dedicated park to the north; and the western tributary has its headwaters northeast of the intersection of 136 Avenue and 230A Street. The applicant will be providing significant restoration works in and around the watercourses, pond and wetland areas, including additional enhancement -8- works to offset some relaxation of the setbacks. A net gain in riparian area is expected upon completion of the environmental improvements on the site. Notification to the Department of Fisheries and Oceans and the Ministry of Environment for in -stream works on the site will be required. e) Interdepartmental Implications: Engineering Department: The Engineering Department has identified the services required in support of this Phase One development application. Comments provided by the Engineering Department include: • Construction of 136 Avenue east of 230A Street to a Silver Valley arterial standard; • There are two water pressure zones on the site and the proposed water system must be reviewed by a professional engineer; • A 3m x 3m corner truncation is required at the intersection of 137 Avenue and 232 Street; • A Rezoning Servicing Agreement and security will be required. Parks & Leisure Services Department: The Parks Department determined that a Neighbourhood Park, as identified on the Silver Valley Land Use Plan, was not required directly across 230A Street from the large municipal park site. A trail connection is provided on the former 137 Avenue right-of-way between 230A Street and 232 Street, and this also provides connection with the trail system west of Gilbert Drive. f) School District Comments: As noted in the background section of this report, Council deferred consideration of first reading of Bylaw No. 6973-2013 on February 26, 2013, pertaining to the school site portion of the property. Council requested that School District No. 42 provide additional information on the scope of the comprehensive School District Facilities Plan and identify the locations of the two elementary school sites that are needed in the Silver Valley Area as per their letter of November 15, 2012, and further that they provide details of the future plans for this property. 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 Phase One application to revise the boundaries of the land uses designations 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. -9- 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. CONCLUSION: It is recommended that first and second reading be given to Maple Ridge Official Community Plan Amending Bylaw No. 7082-2014, that second reading be given to Maple Ridge Zone Amending Bylaw No. 6899-2012, and that application RZ/087/08 be forwarded to Public Hearing. "Original signed by Ann Edwards" Prepared by: Ann Edwards, CPT Senior Planning Technician "Original signed by Charles R. Goddard" for Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - OCP Amending Bylaw No. 7082-2014 Appendix C - Zone Amending Bylaw No. 6899-2012 Appendix D - Phase Plan Appendix E - Proposed OCP Amendments Appendix F - Subdivision Plan for Phase One - 10 - APPENDIX A ♦ 4 22 �oo7V9 Q 35 2 93c os �� 2910 �GQ� ?2'973 ?930 83 °� 3�6, S9 3 s RK 1 sob 5 22g6 22,926 85 84 ,',1 08 psi os ‘,1' 3 sot 37 22320 Q 109 a 22s06 4: 86 110 3jS3 4c, BCP 43237 6 m 38 22916 87 70206 0�Q- 07 ?8 m 22970 88 1113745 ry`5pQ' 4 PARgI 7 8 39 22897 40 22893 0 22906 112 89 13741 on 22900 11313735 91 114 13731 i BCP 4 9 22696 m 2z s9 92 1153�z5 22890 93 116 N2 555 21gg6 94 ' 321 3 ,,,,, 22138° 117 15 0' 43 To -1183711 2O0 11913705 45 22873 97 120 I I I 22866 73701 137 AVE. 137 AVE. 13673/91 P I SUBJECT PROPERTY 38408 13653 Rem. 10 \ A 1 RP 17234 !296b 22975 W I �A 22970 22976 229 A ST. 1 / RP 17267 P 18410 ' N 1 A Rem 6 N 136 AVE. 14 13573 :CP 12 9313 11 10 PARK am. 9 1 13575 0 E P 43667 17 P11173 7 N 13589 1513569 7 rn 13568 d' 2 2 d' PARK 16 13563 17 13557 20 N 1 3 53= �, 6 U 13562 4 1365° 13542 13565 (2 (2 3 13966 13q?, 39 BCP o No 40 49303r BCP 48906 17 I 18 19 I 6 13547 5 13527 SCALE 1:2,500 Cit`,.f Pitt Mea.ows 14111711MUll j 1;1 r f j �0 23103 136 AVENUE ' . lir co 4 CORPORATION OF THE DISTRICT OF � me 1; —in - / 'i o flt,iF'�� - � a r ; L MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT �/ District of I o� a Langley \/� o C DATE: Apr 13, 2012 FILE: RZ/087/08 BY: PC — FRASER R. APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7082-2014 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Section 10.3. Part VI - Silver Valley Area Plan, Figures 2, 3A and 4 of the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 7082-2014 2. Figures 2 and 3A are hereby amended for that parcel or tract of land and premises known and described as: Lot 10 Section 32 Township 12 New Westminster District Plan 38408 except Plan BCP48908 and EPP27588 and outlined in heavy black line on Map No. 879, a copy of which is attached hereto and forms part of this Bylaw, is hereby redesignated as shown. 4. Figure 4 is hereby amended for that parcel or tract of land and premises know and described as: Lot 10 Section 32 Township 12 New Westminster District Plan 38408 except Plan BCP48908 and EPP27588 and outlined in heavy black line on Map No. 880, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding and removing Conservation and Neighbourhood Park as shown. 5. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly. READ A FIRST TIME the day of READ A SECOND TIME the day of PUBLIC HEARING HELD the day of , 2014. , 2014. , 2014. READ A THIRD TIME the day of , 2014 ADOPTED, the day of ,2014 PRESIDING MEMBER CORPORATE OFFICER b U 38 r.�91s 87 . i3j V ;' _... ..,_.,. �� m�901 22910 88 1113785 ry'�P 4 PARK SILVER VALLEY R 8 / \ 39 22897„I — 40 0 22906 po _BC B • 2 x1 3735 BCP 43235 co— m 892 r� 2290090 Q] 22893 0_91 1113731 cC s 9 / 0�6 Z2� c 3862 v 41 m 2°96 92 11 5,02.5 5 o, 22899 1372 N :42 5 2°'93 116720 W� ass 22686 o 4 � f 1 7715 3 \,1.4-0,01 v26a�33��3�,� 44'0.6 1 45,2g73 cP 12013701 PARK Rem 1 13738 P 2 , 22866 — r .1 37 AVE. � CP 3 2 : m 10 �� ���� �� PARK 3673 61 / 13 ° 3685 -' LOOP M ^�° g `� EPP 27588 ;.♦♦♦♦..♦♦♦♦♦...♦..♦..♦, / ������������♦� 13702 BLAKE 83 3 - :f 3670 ♦•♦• :•♦♦•� 7 36660 .�.�.4 :.♦♦./ Rem.10 13653 13660 Q 36AAVE 365 ♦♦� �� .♦♦♦A A :����.4` P 38408 RP 17234 M F m 136440 •j •• .�♦�♦�♦�♦�. c`y 0 27 `� 26 25 ``� 24 aro N N 13630 3 � �•�♦�•�•�♦�• ::4 rP10274 LANE U d 136220 :�������' RP 17267 P 18410 19 20 21 22 m m �:� 36 AVE 23 13610 �� �������, Rem 6 •., 4 13616 ••., '•I eCAA89 � �D `DN \ 8 �. 13602 (PUMP STATION) N 6 72 A```````\`'' 36 AVE. 75 74 73 IlL 136 AVE. 7887 — — —\ — — \ P 111737 PARK 13 14 IM 12 411 930 3 10 9 �oP C,P ,30 6 "v 1 iI BCP 42569I1 N N \ N \�'�pA 13589 13586 \ ”` t \ M 80 3572 M 0 13576 II P 43567 15 13569 13568 7a rn 0 BCP 4,3906e 1613563 1713557 3562. �.'- 13565 rd 13555 -- �G/ �/ 19 6 13547 4 .4c,„ 0) BS 3 0 dU\\ 1130 1INS 3tia 17 18 5 3546 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 7082-2014 Map No. 879 Purpose: To Amend Figure 2 (Land Use Plan) and 3A (Blaney Hamlet) of the Silver Valley Area Plan From: Eco Cluster, Low Density Urban, Low/Medium Density Residential, Meduim Density Residential, Medium/High Density Residential, Neighbourhood Park To: Low/Medium Density Residential \\\ Conservation SS' Medium Density Residential 111111 Neighbourhood Park M Civic L\ N SCALE 1:3,000 MAPLE RIDGE British Columbia o 4 �. Q. 35 � ilt� '", \ 177 '''',97• , PARK \- — — j3 �900 84 * \ s 22910 q 1 -a�G % ' �. 36 _ 22906 5 1 ( to 22g08 �g20 85 s3 7° 22902 6 ro U 8 os 22 1 0 96:s '%� . BCP 43237 s 87 . m2290 J + 111 49 oP SILVER VALLEY R. 22910 88 73245ti� 4 PARK . 2246 7 X892 39 22897 22906 deft8, co 90 3735 •� BCP 43235 m (0 8 co 22900 114373 cC s 9 / / 0 / -36 m 22g96 92 11 3725 l�. 26g9 2696 93 \ 16 1 \ .560 �gs6 � 4' \ /312 y 3 43881 ,baso \�171 22 Rem 1 P 2 PARK 13738 13� t c 3562 \O V.11 87 F� V',,... \44 z2 �8-io 19137 p5 4572g13 •• 12013701 :P 22699 SCP 3°861 w 12 ° 11 m 10 37 Ave. ��•• �'♦:-:.:•..,` PARK �����♦ 13673/91 13 36 '2.‘ as����I ° 1 9 ♦��������` EPP 27588 ..♦.♦♦.♦♦♦.♦♦.. 13702 BLAKE LOOP 83 .♦.♦" •�♦�•�•�•�♦�•�•/ 80 1368 / 13670:::f •�•�♦�♦•♦♦♦••♦♦♦A 7 13660 6 13653 Rem.10 I 13660 Q 136A AV E. 136550 W i' A .�♦�. P 38408 ��� RP 17234 \ M F m ' 2 13640 4 0 27 6 25 24 / ,<, �N 13630 3 A RP 10274 LANE' U 13620 v RP 17267 P 18410 19 20 21 22 23 m 2 m 36 AVE E ,n 13610 �� r���,s /����� eCA 8 49O8 A Rem 6 q' 13616 ' •••,-.,���V4, 13602 (PUMP STATION) 6 36 AVE 75 74 73 72 . -/*������•♦••� 136 AVE — \ 7887 — 44••.•����������i�� o 111173B9 14 PARK ,5 �oP BGP A•306 1 / BCP42569 �I 11 P 11173 7 \�� \�6,p� 13589 3586 \`6' 35j3 8o a 13575 13572 M P43567 1513569 0 2 13565 0 i 1613563 1713557 0_ 13662 6U m 55 3 5 3 0) 0 13550 ,,pg P 7 403545 906 d$gp RG//�/ // \ \ \ 17 18 19 6 13547 5 13546 39 n 413537 m N 4 13657 38 ' 20 53 123529 .21 p 0 35368 37 p433521 �q 13525 1362 9 (225 19 \ \ \ \ \\ \\ P43567 13527 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 7082-2014 Map No. 880 Purpose: To Add and Remove Conservation and Neighbourhood Park from Figure 4 (Trails/Open Space) of the Silver Valley Area Plan as shown: :t:•: To Add To Conservation 11 To Add To Neigbourhood Park �� To Remove From Conservation ME To Remove From Neighbourhood Park L \. N SCALE 1:3,000 Alli MAPLE RIDGE British Columbia APPENDIX C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6899-2012 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6899-2012." 2. Part 4, GENERAL REGULATIONS, Section 406, REGULATIONS FOR THE AREA, SHAPE AND DIMENSIONS OF LOTS THAT MAY BE CREATED BY SUBDIVISION, Subsection 7 is amended by the deletion of (d) in its entirety and replacing it with the following: (d) a portion of a lot is used or intended to be used for a public service, school or public park use and the title to such portion is or is intended to be in the name of the Municipality, or the School District, or the Greater Vancouver Regional District or a public or private utility company, the minimum dimension and area requirements specified in Schedule "D" shall not apply to such portion or to the remainder of the lot, provided that if the remainder of the lot meets the requirements of Schedule "D" it shall not be further subdivided except in accordance with Schedule "D"; 3. That parcel or tract of land and premises known and described as: Lot 10 Section 32 Township 12 New Westminster District Plan 38408 except Plan BCP48908 and EPP27588 and outlined in heavy black line on Map No. 1558 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-1 (Residential District), R-2 (Urban Residential District), RS -1b (One Family Urban (Medium Density) Residential), and P-1 (Park and School). 4. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 24th day of April, 2012. READ a second time the day of , 2014 . PUBLIC HEARING held the day of , 2014 . READ a third time the day of , 2014 . RECONSIDERED AND FINALLY ADOPTED, the day of , 2014 . PRESIDING MEMBER CORPORATE OFFICER LZ 4 , '4ijr 7 r Itis;,. 13771 Z', `J,�� 22910 i G M /Qj• 9u' ' T PARK — — Nro'6 .?,99°84 15 22906 5 I 900 25 85 �� 22902 6 X4905 0 .��0 8:1� 110 '',9 % BCP 43237 Mk38 0 J111,3149 oP 22910 88 13745 'i3' 4 SILVER VALLEY R� PARK 226y 7 139 • 22697 Le oo oo 22909 $ aft "` 90 to _ BCP 43235 c a92 8 40 yZ893 a 2zgoo gee 1 WiLi�is 91105 2 s 9 / 0 1 z21 84 32,62 896 ��,r�"_ s 59 zz o 2 \1113025 '42 7169 93 ' V cS79.° 75866 ' 4, ��(a 7 6 ....43 ...2,• 72860 1g31 \ 4401i • o&-' � 4 ,126 'I � 19.91370 4579-673 97 12013701 Rem 1 13738 P 21 22666 IMMIE V emv ° P12 1383 8611 10 �A����• �'�A 367as1 13702 BLAKE LOOP 8 136807 I•♦♦♦♦♦•♦♦♦• ..♦♦♦. 3670 . ♦♦♦♦♦ •♦•♦•♦•♦♦♦ 3660 6 13653 ...♦♦' Rem.10 13660 4 136AAVE. 15 ib .... ♦♦♦♦♦36 A P 38408 RP 17234 . M 13640 M '♦♦♦♦♦, .♦♦♦♦♦` 0 27 2 26 2 25 24 )co a W N 13630 3 '♦♦♦♦♦ ♦ .♦♦♦♦♦. RP 10274 LANE V 13620 m '♦♦..♦♦, RP 17267 P 18410 19 20 21 22 \ 23 00 m . ♦A♦ 36 AVE 13610 1 Fn - _♦.♦♦♦♦♦, 1 ` •.' ` A 489 q9 A Rem 6 13616 2 N 13602 (PUMP STATION) 6iligi 72Fl `-`` 136 AVE. 136 AVE _ \ 7887 _ — 03PARKe 10 MrF6 9 i I ,yoQ' BCP 42569 I I q,!3� 'l' I 130 1 II N \ P 11173 -7\��14 \‘6.E 13589 13586 \ 9 13573 80 0 13575 3572 P43567 1513569 ' 2 13565 I :906Q�9� 1613563 03 3 555 1713557 13 rgi 4. 3550 1350 P 403546 ® 0 ��/ / // \ \ 17 18 19 6 13547 5 13546 39 (7413537 542 X20 531 13 6 38%423529 1 t,21„„ 0 13528 433621 v 5223, 9 , \ \ \ \ \ \\ P 4 567 1721`0 MAPLE RIDGE ZONE AMENDING Bylaw No. 6899-2012 Map No. 1558 From: A-2 (Upland Agricultural) To: mg R-1 (Residential District) M P-1 (Park and School) ':S! R-2 (Urban Residential District) RS -1b (One Family Urban (Medium Denisty) Residenial) :,....\ N SCALE 1:3,000 MAPLE RIDGE British Columbia APPENDIX D d ____,______, w* ‘• Z _ W ,_ wiar „ , `` ti�oP SILVER VAI ` 14111 111111° illi 37 AVE. 1 37 AVE illI I Nip BLAKE LOOP / 136A AVE. o /IIJILL Phase 1 136 AVE. 136 AVE. oP elle 3 10 1111111111 1110 9 � N Scale: 1:3,000 Ci •f Pitt Meas•wsR �iA- I o Development Phasing i .2 IS 4 CORPORATION OF THE DISTRICT OF fIRT Ifni G 4 �' o i•� tr*,��I � __ :�'� V !.� _ MAPLE RIDGE MAPLE RIDGE 7 District of I British Columbia PLANNING DEPARTMENT Langley �\______ 1 DATE: Apr 29, 2014 FILE: 7082-2014(RZ-8708)3P1iffe.m FRASER Rr___-- �� d APPENDIX E —, \___.— ► CURRENT LAND USE DESIGNATION low--- 7 AVE. 3 p 137 AVE. iii 14 BLAKE LOOP brft I 136A AVE 1 Subject Properties LANE \'''' 36 AVE. 11` /\ \ 136AVE- /------------ _......--- / \ \ / \/ , PROPOSED LAND USE DESIGNATION w.... 137 AVE. liv 37 AVE. PHASE f ill BLAKE LOOP w 136A AVE PHASE 2 Legend LANE M SUBJECT PROPERTIES CIVIC ._----1 CONSERVATION 36 AVE. ECO CLUSTERS _ NEIGHBOURHOOD PARK OPEN SPACE 136 AVE. LOW DENSITY URBAN LOW/MEDIUM DENSITY RESIDENTIAL \ e oP M1� MEDIUM DENSITY RESIDENTIAL MEDIUM/HIGH DENSITY RESIDENTIAL --/....._ I 1 N Scale: 1:3,000 Cit •f Mea Pitt ows� Ir _ 7 r;It , o Proposed OCP Amendments �� : un 41 CORPORATION OF THE DISTRICT OF :trj rr5t JIM.. ! ` I' r MAPLE RIDGE MAPLE RIDGE 7 District of P British Columbia PLANNING DEPARTMENT Langley / rr ��� �l DATE: May 5, 2014 BY: DT FILE: 7082-2014(RZ-8708)_OCP_Proposed.mxd _ __ FRASER R,____-.---- �--- APPENDIX F \ 720 \ Ogg Og 37TH VENUS Pa-WaaY 'fall' ir PLAN ir,1390 / 157TH ,1VENUE TT20 19 8 _ P.1,1 (2,13801 T.36th AVENUE 13 6 t h A VE \\ PART 13 .406 RS—lb Surveyng Ltd ,..a2.71=tr.E.raBc MAPLE R11)0E B. E.l�ra�u-a�s Jrrn Kaci_ District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 12, 2014 and Members of Council FILE NO: 2012-048-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No. 7017 - 2013 and Second Reading Maple Ridge Zone Amending Bylaw No.7O18 - 2013 11291 243B Street and 11282 243 Street EXECUTIVE SUMMARY: An application has been received to rezone 11282 243 Street and 11291 243B Street (the development site) from RS -3 (One Family Rural Residential) and RS -2 (One Family Suburban Residential), respectively, to RS -lb (One Family Urban (Medium Density) Residential). The applicant intends to choose the Density Bonus option within the RS -lb (One Family Urban (Medium Density) Residential) zone, which is specific to the Albion Area, enabling single-family lot sizes of 371 m2. The required amenity fee of $3,100.00 for each lot less than 557 m2 will be collected by the Approving Officer at the subdivision approval stage. A portion of the development site located in the north-west corner has watercourses and steep slopes and will be dedicated as park for conservation purposes. As such, an Official Community Plan (OCP) amendment will be required to amend the land use designation in this area from Residential Low Density to Conservation. This application received first reading for Zone Amending Bylaw No. 7018 - 2013 on October 22, 2013. The delay in processing the application was due to the Community Amenity Program study. 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. 7017 - 2013 on the municipal website and requiring that the applicant host a Development Information Meeting, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 2. That Maple Ridge Official Community Plan Amending Bylaw No. 7017 - 2013 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 1104 3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 7017 - 2013 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Maple Ridge Official Community Plan Amending Bylaw No. 7017 - 2013 be given first and second reading and be forwarded to Public Hearing; 5. That the following terms and conditions be met prior to final reading. i. Amendment to Official Community Plan Schedule "A", Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan and Schedule "C"; ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; iii. Park dedication as required; iv. 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; v. Removal of the existing building/s; vi. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. A Site Profile pursuant to the Waste Management Act was provided in accordance with the regulations; and 6. That Maple Ridge Zone Amending Bylaw No. 7018 - 2013 be amended as identified in the staff report dated May 12, 2014, be given second reading, and be forwarded to Public Hearing. DISCUSSION: a) Background Context: Applicant: Owner: Raymond Nothstein, Wesbild Holdings Ltd. Wesbild Holdings Ltd. Legal Descriptions: Lot 3, Section 15, Township 12, NWD Plan 77744 Lot 3, Section 15, Township 12, NWD Plan 68166 OCP: Existing: Proposed: Residential Low Density, Residential Low -Medium Density, and Conservation Residential Low -Medium Density and Conservation -2 Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Existing Use of Properties: Proposed Use of Properties: Site Area: Access: Servicing requirement: Companion Applications: b) Project Description: RS -3 (One Family Rural Residential) and RS -2 (One Family Suburban Residential) RS -lb (One Family Urban (Medium Density) Residential), with a Density Bonus through the Community Amenity Program Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Single Family Residential RS -3 (One Family Rural Residential) Agricultural Single Family Residential RS -2 (One Family Suburban Residential) Residential Low -Medium Density Single Family Residential and Park R-1 (Residential District) and RS -1b (One Family Urban (Medium Density) Residential) Residential Low -Medium Density and Conservation Single Family Residential RS -3 (One Family Rural Residential) Residential Low -Medium Density, Residential Low Density, and Conservation Single Family Residential Single Family Residential 5.48 ha (13.5 acres) 243B St., 243A St. (new), 112B Ave. (new), and 113 Ave. (new) Urban Standard 2012 -048 -DP, 2012 -048 -VP, and 2012 -048 -SD The development site is approximately 5.48 ha (13.5 acres) in size and is bound by 243 Street to the west; single family residential lots and 243B Street to the south; single family residential and parkland to the east; and agricultural land to the north (see Appendix A). There are several watercourses and steep slopes located along the north-west portion of the development site which will be dedicated as park for conservation purposes. An OCP amendment is required to amend the Residential Low Density designation in the north-west corner of the site to Conservation, as well as some minor Conservation boundary adjustments. Access will be provided by extending 113 Avenue and 112B Avenue from the eastern development, extending 243B Street, and constructing a new 243A Street. The applicant has requested to rezone the development site from RS -3 (One Family Rural Residential) and RS -2 (One Family Suburban Residential) to RS -1b (One Family Urban (Medium Density) Residential), with a Density Bonus, in accordance with the Community Amenity Program, which received final reading on October 8, 2013. -3- The Community Amenity Program is detailed in Zone Amending Bylaw No. 6996 - 2013, which permits the following: For the RS -1b (One Family Urban (Medium Density) Residential) zone, the base density is a net lot area of 557 m2. A Density Bonus is an option in the RS -1b (One Family Urban (Medium Density) 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 557 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 371 m2; ii. minimum lot width of 12.0 m; iii. minimum lot depth of 24 m. c. Zoning requirements consistent with the R-1 (Residential District) zone will apply and supersede the zoning requirements for the RS -1b (One Family Urban (Medium Density) Residential) zone. The proposed development consists of approximately 36 R-1 (Residential District) sized lots, amounting to an Amenity Contribution of approximately $111,600.00. The final number of lots and amenity contribution will be determined at the time of approval of the subdivision. c) Planning Analysis: Official Community Plan: The development site is located within the Albion Area Plan and is currently designated Residential Low Density, Residential Low -Medium Density, and Conservation. For the proposed development, an OCP amendment will be required to re -designate the north-west portion of the site currently designated Residential Low Density to Conservation. The Conservation areas will be dedicated as park due to the watercourses and steep slopes in this area, as well as some minor Conservation boundary adjustments (see Appendix B). The application is in compliance with OCP Amending Bylaw No. 6995 - 2013, that establishes the Community Amenity Program, and in compliance with Zoning Amending Bylaw No. 6996 - 2013, that permits a Density Bonus option in the Residential Low -Medium Density designation in the Albion Area Plan. The applicant intends to apply the Density Bonus option to this project, as discussed above in the Project Description. Zoning Bylaw: The current application proposes to rezone the development site from RS -3 (One Family Rural Residential) and RS -2 (One Family Suburban Residential) to RS -1b (One Family Urban (Medium Density) Residential) (see Appendix C), with a Density Bonus, to permit future subdivision into approximately 46 single family lots. -4- 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 -1b (One Family Urban (Medium Density) Residential) base density of 557 m2 to 371 m2. An Amenity Contribution of $3,100 per lot for each lot that is less than 557 m2 is required, as discussed in the Project Description above. Any variations from the requirements of the Density Bonus zone of R-1 (Residential District) for lots less than 557 m2 or from the requirements of the RS -1b (One Family Urban (Medium Density) Residential) zone for lots greater than 557 m2 will require a Development Variance Permit application, as discussed below. Proposed Variances: There are ten lots (lots 28, 29, 30, 35, and 41 through 46) within this subdivision that are proposed to be larger than 557 m2 and are therefore subject to the RS -1b (One Family Urban (Medium Density) Residential) zone requirements, whereas the lots that are less than 557 m2 are subject to the R-1 (Residential District) zone requirements. Variances for these 10 lots include: a decrease in lot width from the required 15 m to 12m; a decrease in minimum building envelope from the required 12 m by 12 m to 8 m by 12 m; and a decrease in front setback from the required 6 m to 5.5 m. These variances are supported as they would allow these lots to be developed in a consistent manner with the rest of the development (see Appendix D). Off -Street Parking and Loading Bylaw: The builder will need to provide two parking spaces per dwelling unit, as per the Off -Street Parking and Loading Bylaw. Development Permits: A Form and Character Development Permit is not required for this single-family residential development. A Watercourse Protection and Natural Features Development Permit are required for this development for the watercourse and steep slopes on the north-west corner of the development site. Advisory Design Panel: A Form and Character Development Permit is not required and therefore this application does not need to be reviewed by the Advisory Design Panel. Development Information Meeting: A Development Information Meeting was held on April 28, 2014. Concerns were raised with respect to the following items: • Whether or not the existing power poles on 243B street would remain; The power poles along 243B Street are outside of the scope of this development application. Policy 9.05 - Conversion of Existing Overhead Utility Wiring to Underground Wiring would address this concern once the property located on the east side of 243B Street develops. As this stretch is less than 250 m, a variance would be supported to service the development with underground dips off the overhead line and deposit with the District sufficient funds to achieve the required undergrounding in the future. -5 • Access to their homes during construction; There will be access off 243 Street and through the adjacent subdivision to the east, therefore there are options for access during construction. The developer and their contractors will be proactive in communicating with the owners. • Concerns with vibration during construction; and This concern was raised by the owners on 243B after experiencing the construction by the subdivision to the east, requiring trunk services along 112 Avenue and local services on 243B Street, essentially surrounding the home owners. The extent of this development application's construction may not be as intrusive and the developer would mitigate the vibration as much as possible with standard construction methods. • Potential for sanitary sewer connections. There is potential to provide sewer connections to lots abutting 243B Street, if desired. According to the District of Maple Ridge Sanitary Sewer Regulation Bylaw No. 691 - 1964: 4. Where any parcel of land abuts a street, lane, right-of-way or easement under which a sanitary sewer has been installed and there is constructed upon the said parcel a building used for single family dwelling purposes, the owner or owners of such parcel shall cause the building sewer to be connected to the sanitary sewer within one (1) year of being notified that the sanitary sewer is available for connection, except that the owner or owners of such a parcel having a surficial area of greater than 0.4 ha shall be granted an exemption upon written application, provided that they can demonstrate that the existing means of sewerage disposal serving the property is functioning in accordance with Ministry of Health regulations during the months of November to March inclusive and, provided that the owner or owners of the parcel agree, in writing, to pay all sewer utility levies relating to the parcel that would apply if the building was connected to the sanitary sewer. d) Environmental Implications: The applicant has submitted a Watercourse Protection and Natural Features Development Permit application (2012 -048 -DP) and has provided an Environmental and Agricultural Impact Assessment, a Geotechnical Report and an Arborist Report for the development site. Stormwater/Rainwater Management and Erosion and Sediment Controls plans have been submitted for review. Ground-truthing of the site through the environmental assessments prepared for the development site has established the the extent of the environmental features to be protected on the development site, and the resulting developable areas have been identified. The tributaries to Seigle Creek and steep slopes will be designated as Conservation and will be dedicated as park as a condition of zoning approval. -6- The applicant will be providing significant restoration works from the top of bank to the proposed property lines adjacent to the Conservation areas. Additional park dedication was provided at the north end of lots 44 through 46 to offset some relaxation of the setbacks for Lot 35. e) Agricultural Impact: The development site is adjacent to Agricultural Land Reserve (ALR) lands to the north. Park dedication is being provided between the development site and the agricultural lands; mature trees in the buffer area will be protected; replanting within the buffer will comply with the Agricultural Land Commission (ALC) guidelines; and a post and rail fence with ALR signage will be located on the buffer edge. f) Interdepartmental Implications: Engineering Department: The Engineering Department has provided the applicant with information on the engineering requirements and these must be met prior to Final Reading. Fire Department: The Fire Department has no concerns with the proposed rezoning. g) School District Comments: A referral was sent to School District 42 on September 13, 2013. No comments have been received to date. h) 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 Local Government Act. The amendment required for this application, a revision of the Conservation boundary, is considered to be minor in nature. It has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and is determined to have no impact. -7- CONCLUSION: It is recommended that first and second reading be given to Maple Ridge Official Community Plan Amending Bylaw No. 7017 - 2013, that second reading be given to Maple Ridge Zone Amending Bylaw No. 7018 - 2013, and that application 2012-048-RZ be forwarded to Public Hearing. "Original signed by Michelle Baski" Prepared by: Michelle Baski, AScT Planning Technician "Original signed by Charles R. Goddard" for Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng. GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - OCP Amending Bylaw No. 7017 - 2013 Appendix C - Zone Amending Bylaw No. 7018 - 2013 Appendix D - Subdivision Plan -8- Pi108 8 1-' iU14t5 1I � 1 / P7 "M9 f i /,/. AP ' ENDIX A illo SUBJECT PROPERTIES \ PARK EPP 27594 / EPP 27594 13 o A p A N BC• 20580 P50:•. I 4 Rem 1 P 7709 PARK EPP 275!4 ...._ 113 AVE. 3 3 P 68166 P 77744 P 50c 96 _ 1011295 P1211314 77 77 16 '-911289 1 EL811285 A A A A 15 / 11282 1128 AVE. 4.' N 711275 11291 7;611269 8 17 16 15 co w 51� °' 0 17 10-21 22 0 a mf 11265 : `� 112A AVE 22387 OPP I Rem A A P 681.6 RP 13033 1 1 f N 311225 26 25 24 23 18 1 B 11219 N I I N 2 P 777 4 1235 I 2:1 1 W OP23811 N P 23217 -------- I --�e --- 112 AVE � — 112 AVE em 10 45 Rem 11 A Scale: 1:3,000 Cit _.f Pitt Mea sows_ 9 12282 243 STREET & 11291 243B STREET An I iii.... r i.`,o i c I•� I A17-:= .il CORPORATION OF . ,. l5 I!j� ' - �''� .45 �`'- �� .a� Fe i a W�fql -+r�"1 !.; ..._ MGE Vn; Narak ----------"---w.British ' Columbia PLANNING DEPARTMENT Langley roP o a in DATE: May 1, 2014 FILE: 2012-048-RZ BY: PC — 0j FRASER R. APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7017 - 2013 A Bylaw to amend the Official Community Plan WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedules "B" & "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 7017 - 2013". 2. Schedule "A", Section 10.2, Albion Area Plan "Schedule 1" is hereby amended for those parcels or tracts of land and premises known and described as: Lot 3 Section 15 Township 12 New Westminster District Plan 77744 Lot 3 Section 15 Township 12 New Westminster District Plan 68166 and outlined in heavy black line on Map No. 858, a copy of which is attached hereto and forms part of this Bylaw, are hereby re -designated to Urban Residential. 3. Schedule "C" is hereby amended for that parcel or tract of land and premises known and described as: Lot 3 Section 15 Township 12 New Westminster District Plan 77744 Lot 3 Section 15 Township 12 New Westminster District Plan 68166 and outlined in heavy black line on Map No. 862, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding and removing portions of Conservation. 4. Maple Ridge Official Community Plan Bylaw No.6425 - 2006 is 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 FINALLY ADOPTED, the day of ,20 . PRESIDING MEMBER CORPORATE OFFICER PARK EPP 27594 • pump s a. PARK BCP 15941 24255 c0 rn 65964 / PARK EPP 27594 13 / P 509 N N/ / / / / / / / / / / / / i / Rem 1 P 7709 PA EPP / 113 AVE. / // / 3 O 01 N / 3 / P 68166 F P 77744 co m P 50696M �1011295 Epp 31 77 16 N r> 911289 a a W 11 12 13 S 14 d 811285 W \71- aa N re 112B AVE EPP 31383 \ch N 711275 Cs1 A / o o N m 11291 m 6 11269 ' NNNN d a F w 18 17 16 15 cr)d °' 511265 w EPP 31277 c° 17 N 19 20 21 22 co a 243B 5 PARK EPP 27594 N N 7 N 7 N 11265 112A AVE. EPP 31383 P 22387 N '0 0 Rem EP 77745 3 243 ST. 4263 rn co 1 i 243B ST. 2 411235 -.N ccv311225/ 71-.:1- 26 N 25 71- N 24 . N 23 18 P 77744 M 11219 2 10 •v P 777423s 11w v a1 In CO v71- v 2\ In el v 1/ a 27 N EF'P In .:1- v 31277 28 O) a v 29 (h v r v P 71 - MAPLE MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 7017-2013 Map No. 858 From: Low Density Residential, Conservation Low/Medium Density Residential To: 1 Conservation %% Low/Medium Density Residential L\ N SCALE 1:2,500 411. MAPLE RIDGE British Columbia PARK EPP 27594 • pump s a. PARK BCP 15941 24255 c0 rn 65964 -. / PARK EPP 27594 13 / P 509 N N/ / / / / / / / / / / / / i / Rem 1 P 7709 PA EPP / 113 AVE. / // / 3 o 01 N / 3 / P 68166 P 77744 co m P 50696 M X1011295 pp12 313 77 16 N m 911289 a a 11 1 0 14 M d W \aa N811285 rr 112BAVE. EPP 31383 \M N 711275 Cs1 A / o o N m 11291 m 611269 ' NNNN d a F co w 18 17 16 15 CD cr)o d 511265 w EPP 31277 c° 17 N 19 20 21 22 a 243B 5 PARK EPP 27594 0 N N N N 11265 112A AVE. EPP 31383 P 22387 N '0 '0 Rem A EP 77745 . 243 ST. 4263 rn co 243B ST. 411235 — 71- 01010101 . . 3 1 i 2 ccv311225/ 26 25 24 23 18 P 77744 M 11219 2 10 v P 77744 11w ro a1 In CO v 2\ In `�' v 1/ a 27 N EF'P In v 31277 28 O) v 29 (h v r v P 71 - MAPLE MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 7017-2013 Map No. 862 Purpose: 11 To Add as Conservation to Schedule C A To Remove Conservation from Schedule C L \ N SCALE 1:2,500 -110 MAPLE RIDGE British Columbia APPENDIX C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7018 - 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. 7018-2013." 2. Those parcels or tracts of land and premises known and described as: Lot 3 Section 15 Township 12 New Westminster District Plan 77744 Lot 3 Section 15 Township 12 New Westminster District Plan 68166 and outlined in heavy black line on Map No. 1593 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RS -1b (One Family Urban (Medium Density) Residential). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 22nd day of October, 2013. READ a second time the day of PUBLIC HEARING held the day of READ a third time the day of ,20 , 20 , 20 RECONSIDERED AND FINALLY ADOPTED, the day of , 20 PRESIDING MEMBER CORPORATE OFFICER PARK EPP 27594 • pump s a. PARK BCP 15941 24255 c0 rn EP 65964 - / / PARK EPP 27594 13 / / / P 508 N ry/ / / // / / / / / / / / / / / / Rem 1 P 7709 PA EPP 113 AVE. / // 3 o 01 N F / 3 / P 68166 P 77744 co x1011295 P 50696 N E 22 3113 77 X14 16 a `1 11289 ch9 _ a a W 11 12 w \ 71- aa N811285 112B AVE. EPP 31383 \M N 711275 C2 o o N m 11291 m 611269 M 71- 71- 71- N Q a F co w 18 17 16 15 CD cr)o d 511265 w EPP 31277 c° 17 N 19 20 21 22 d m co PARK EPP 27594 0 N N N N 11265 N 112A AVE. EPP 31383 P 22387 N '0 '0 RemA EP 77745 243 ST. 4263 rn co 243B ST. 411235 — 71-.:1- 01010101 71- . 3 1 i 2 ccv 311225 26 25 24 23 18 P 77744 M 11219vco 2 10 P 777423s 11w a1 10 co v 2\ N co co v 1/ a 27 N EF'P N a v 31277 28 rn a v 29 0) v v N- v v P rn .1 - MAPLE MAPLE RIDGE ZONE AMENDING Bylaw No. 7018-2013 Map No. 1593 From: RS -3 (One Family Rural Residential) RS -2 (One Family Suburban Residential) To: RS -1b (One Family Urban (Medium Density) Residential) L \ N SCALE 1:2,500 MAPLE RIDGE British Columbia SKETCH PLAN SHOWING PROPOSED WESBILD SUBDIVISION SUB SKETCH 'C' APPENDIX D 'NNE) ai© Land Surveying L d 22371 St Anne Avenue, !duple Ridge, BC Phone 604-463-2509 Foc 664-463-4501 709.7 m2 7616 m2 PAPER SIZE 22" X 17* SCALE 1 : 500 DATE FEBRUARY 27, 2014 NOTE RS -Ib ZONING, BUT SUBJECT TO 1? -1 SIZE & SITING REQUIREMENTS MINIMUM MOTH IS 12m MINIMUM DEPTH IS 24m MINIMUM AREA IS 371m2 MIN. BUILDING AREA IS 8m x 12m SIDE YARD SETBACK IS 1.2m (0.61 F7?0A4 51?W) FRONT YARD SETBACK IS 5.5m REAR YARD SETBACK IS 8.0m 113th Avenue a 409.8 m2 L 8 tl 1200 $ 6108 m2 —IC 1350 (I 1131 0 579.8 m2 5620 m2$ ki 1140 ' 706 =658 -852 11 r49 .00 77.0 m2 300 112 B Avenue 24.51 2 24.51 r-509.00 1270 o 0 9.40 w360 a=873 175\' 4 r J71.4 m2 N K 3623 m2 N 359.J m2 -1 pry 1.100,4111111 rata _ � I J L J L JJ[0 4/ ""1349 1 5.50 J L 8 m 1281 L__—yy�__, 800 5.50 L—_—_ Plan 68166 Plan 68166 MAR _ 6 2014 MAPLE RIDGE PLANNING DEPARTNIENT District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 12, 2014 and Members of Council FILE NO: 2014-008-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No. 7084-2014 Second Reading Maple Ridge Zone Amending Bylaw No. 7063-2014 12032 216 Street EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS -1 (One Family Urban Residential) to P-2 (Special Institutional), to permit the construction of a two-storey assisted living facility. The proposed expansion will be an additional building located in the eastern part of the site that is currently vacant. This application requires an amendment to the Official Community Plan to re -designate the land use from Urban Residential to Institutional. The application received first reading for Zone Amending Bylaw No. 7063-2014 on March 25, 2014. 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. 7084-2014 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. 7084-2014 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. 7084- 2014 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Maple Ridge Official Community Plan Amending Bylaw No. 7084-2014 be given first and second readings, and be forwarded to Public Hearing; 5. That Maple Ridge Zone Amending Bylaw No. 7063-2014 be amended as identified in the staff report dated May 12, 2014, be given second reading, and be forwarded to Public Hearing; and 1105 6. That the following terms and conditions be met prior to final reading: i. Approval from the Ministry of Transportation and Infrastructure; ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; iii. Amendment to Official Community Plan Schedule "B"; iv. A landscape security equivalent to 100% of the landscape plan installation; 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; and vi. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. DISCUSSION: a) Background Context: Applicant: Owner: Craven Huston Powers Architects Provincial Rental Housing Corporation Legal Description: Lot 220 District Lot 245 Group 1 New Westminster District Plan 62886 OCP: Existing: Urban Residential Proposed: Institutional Zoning: Existing: RS -1 (One Family Urban Residential) Proposed: P-2 (Special Institutional) Surrounding Uses: North: South: Use: Convenience Store Zone: C-1 (Neighbourhood Commercial) Designation: Commercial Use: Multi -Family Residential, Single -Family Residential Zone: RM -4 (Multiple Family Residential), RS -1 (One Family Urban Residential) Designation: Urban Residential -2- East: West: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Project Description: Use: Zone: Designation: Use: Zone: Designation: Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Duplex, Childcare Centre RT -1 (Two -Family Residential), P-4 (Church Institutional) Urban Residential, Institutional Assisted Care and Housing Assisted Care and Housing 0.304 ha (0.75 acres) 216 Street Urban Standard The subject property fronts onto 216 Street. The property's existing house was significantly expanded in 2002 and became a 21 bed care facility. The original portion of the building (the Baynes Residence) is on the Maple Ridge Heritage Inventory. The applicant's proposal to construct a second building on the property will not change the heritage value or character of the Baynes Residence. An existing licensed care facility currently operates on the property and the eastern portion of the subject property is vacant. The existing licensed care building is a partnership between BC Housing, the MPA Society, and the Fraser Health Authority who own, operate, and fund the existing Beckman House initiative, respectively. The Beckman House provides 21 licensed care beds and has been in operation for ten years. Additionally, the MPA Society operates two duplexes in the area for supported living. The Beckman House provides a range of services including acute psychiatric support, life -skills enhancement programs, and substance use programming. According to the MPA Society website, Beckman House involves residents in all aspects of their recovery from mental health and addictions issues in an environment of acceptance, mutual respect and empowerment. The applicant proposes to construct a second building to LEED gold standard on the east side of the subject property behind the existing building. The proposed building will be two storeys and will provide 20 independent living beds for adults living with mental health issues. c) Planning Analysis: Official Community Plan: The development site is currently designated Urban Residential. For the proposed development, an OCP amendment will be required to re -designate the site to Institutional to allow the proposed P-2 (Special Institutional) zoning. -3- Research conducted as a component of the Official Community Plan review in 2005-2006 identified that there are waiting lists for social housing, shelter beds, transition housing, community care facilities and supportive housing within the community, and that providers regularly turn away those in need of such housing, for lack of such facilities. As a result of this recognized need, numerous principles, objectives and policies in the OCP support increasing affordable special needs housing in the community as outlined here: Principle 37: Housing choice is critical to meeting the diverse needs of current and future residents of Maple Ridge - special needs, singles, young families and an aging population. Principle 39: A healthy community depends on social services that meet the needs of a diverse population. OBJECTIVES: To encourage a variety of housing types and densities to meet the diverse residential needs of the District. To encourage the provision of affordable market and non -market housing and rental accommodation in Maple Ridge. To recognize that mixed socio-economic housing contributes positively to overall community health, and to facilitate the provision of special needs housing within the District (including social housing, community care facilities, transition housing, shelter housing and supportive housing units) for people with physical, mental, and/or lifestyle challenges. These OCP principles and objectives speak to diversity in housing choice that will meet the needs of all residents. Furthermore, the provision of this diversity of choice contributes to a healthy community. In addition to the above noted principles and objectives, the following, more specific policies are included in the OCP: Policy 3 - 5 Maple Ridge will support Healthy Community Land Use Strategies and community wellness principles by: a) recognizing the link between the provision of a range of housing options and social sustainability; b) promoting affordable housing developments that incorporate access to services through interconnecting roadways, bicycle paths, and pedestrian links; c) promoting activities that contribute to the needs, health, development, and well- being of individuals within the community, as well as the overall community; d) encouraging the provision of an appropriate scale of services at the neighbourhood level; e) promoting diverse, safe and secure neighbourhoods that facilitates neighbourly support, resulting in a healthier, more resilient community; f) encouraging public spaces that offer opportunities for community interaction; and g) promoting affordable housing developments that meet diverse housing needs. -4- Policy 3 - 28 Maple Ridge will encourage partnerships with government and non-government agencies to support the creation of affordable, rental and special needs housing in the community. Policy 3 - 32 Maple Ridge supports the provision of affordable, rental and special needs housing throughout the District. Where appropriate, the provision of affordable, rental, and special needs housing will be a component of area plans. Policy 4 - 3 Maple Ridge will assist the Fraser Health Region to plan for appropriate community health facilities and services for our changing and growing population. This development application aligns with promoting a mix of housing types to support diverse needs in terms of both income and abilities by increasing the availability of housing for persons with disabilities in an infill form. In addition, this development application reflects policies that encourage partnership with government and non-government agencies such as BC Housing, the Fraser Health Authority, and the MPA Society in creating special needs housing. The District of Maple Ridge is currently working on the Housing Action Plan, to be completed in 2014. Metro Vancouver, through the Regional Growth Strategy adopted in 2011, identified that affordable housing with a range of housing options is an essential part of a complete community. The recently updated Regional Context Statement also includes work -toward statements to complete a Housing Action Plan. The Housing Action Plan will identify goals and objectives of the Housing Action Plan which include, but are not limited to: • Assessing local housing market conditions; • Identifying housing priorities; • Encouraging the supply of new rental housing; • Developing local partnerships and work with other levels of government to secure affordable housing; and • Identifying short, medium and long-term actions to meet housing needs across the housing continuum. The proposed expansion to Beckman House will increase the supply of supportive housing units in Maple Ridge. Zoning Bylaw: The current application proposes to rezone the subject property located at 12032 216 Street from RS -1 (One Family Urban Residential) to P-2 (Special Institutional) to permit construction of a two storey building with 20 assisted living beds. A site specific text amendment is required to the P-2 (Special Institutional) zone to increase the permitted density from 0.5 times the net lot area, to 0.75 times the net lot area. Additionally, a Development Variance Permit application has been received for this project to reduce building setbacks and the required number of parking spaces. The building setback variance involves the following relaxation: -5- • Maple Ridge Zoning Bylaw No. 3510 -1985, Part 9, Section 903 (3) (d) to reduce the interior yard setback from 7.5 metres to 2.0 metres, and the rear yard setback from 7.5 metres to 2.0 metres. Given the irregular shape of the subject property, a second building would be difficult to achieve with the P-2 (Private Hospital) zone setbacks. The setback reduction will allow the applicant to maximize the redevelopment opportunities on the subject property, and provide a larger expansion to the assisted living use currently operating on the subject property. The applicant has approached the resident to the east of the subject property impacted by the setback relaxation. Landscaping and privacy louvres on the second storey windows are proposed by the applicant to minimize the impact of the building setback relaxation on the adjacent property. The requested variance and site specific text amendment to the P-2 (Private Hospital) zone are similar to the variance and text amendment granted by Council for the Maple Crescent Lodge in Hammond. The development variance application is supported by Planning Department and will be the subject of a future report to Council. Off -Street Parking and Loading Bylaw: The proposed project is not in compliance with the Off -Street Parking and Loading Bylaw. The required parking ratio for a private hospital use is one parking space per 93 m2 of gross floor area. The combined floor area for the existing and proposed building is 2272 m2 , therefore the total number of required parking spaces is 25. As a result, the applicant has requested the following parking variance: • Maple Ridge Off -Street Parking and Loading Bylaw No.4350 - 1990, Schedule 'A', Section 6 a), to reduce the number of required parking spaces from 25 to 11. Fraser Health has provided justification that building residents are unlikely to own a vehicle and require a parking space. This was based on a review at other similar licensed housing facilities. This variance is also consistent with parking relaxations granted by Council for the Maple Crescent Lodge Treatment Centre in Hammond. This parking variance will be the subject of a future report to Council. Development Permits: Section 919.1 of the Local Government Act enables the creation of a Development Permit Area for various purposes, including form and character for intensive residential, commercial, industrial, and multi -family developments. There is no provision in the Local Government Act for properties designated Institutional, therefore no form and character development permit is required for this application. -6- Advisory Design Panel: Although there is no provision in the Local Government Act for an Institutional form and character development permit, the Advisory Design Panel formally reviewed the development proposal to provide feedback and comments to enhance the project. Following presentations by the project Architect and Landscape Architect, the Advisory Design Panel made the following resolution: That the application be supported and the following concerns be addressed as the design develops and is submitted to Planning staff for follow-up: • Consider providing seasonal variety and diversity of plant species on site and around perimeter fence line. • Consider enhancing roof line to mitigate monolithic roof and flatness specifically on the east side. • Consider a different expression for canopy and entry vestibule. • Consider permanent tables or picnics tables at the front of the site along 216th St. • Consider extending the coloured concrete of the central plaza to the north side. • Consider the creation of more active outdoor spaces and create a space that maximizes interaction between the existing and the new building. • Consider enhancing facade treatment of existing building. • Consider increasing caliper size of replacement trees. • Consider additional site lighting for dark perimeter spaces around the new building. • Consider a change or break in materials on east elevation through material shifts or adding shallow gabled bays. • Consider weather protection over exposed doors especially on the west side. • Consider adding an entry feature at the intersection of the north walk and public sidewalk. • Consider improving the onsite service vehicle circulation or provide a delivery/loading rationale for service vehicles. The Advisory Design Panel comments have been incorporated into the final design plans. Development Information Meeting: A Development Information Meeting was held on May 5, 2014 at the Maple Ridge Public Library. Approximately 22 individuals attended the meeting, and two residents in the area contacted the applicant in advance of the meeting date. Attendees had questions about the assisted living use, parking, the garbage enclosure, and the proximity of the new building to the rear and side property lines. In response to these questions, the applicant has explained the nature and purpose of the assisted living use on the subject property, and will meet with an adjacent property owner to discuss the tree retention plan along the shared property line. -7- d) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposed development and has determined that a Rezoning Servicing Agreement will be required to provide new servicing connections, curb, gutter, and sidewalk improvements, as well as street trees and underground wiring on 216 Street. Fire Department: The Fire Department has reviewed the proposed development and has requested that sprinklers be installed on the outside of the building due to the reduced building setbacks. e) 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 amend the subject property from Urban Residential to Institutional, is considered to be minor in nature as the site is currently being used for an institutional use. This amendment will bring the subject property into compliance and remove the non conformance. It has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and is determined to have no impact. f) Alternatives: A portion of the western building on the site is identified on the Maple Ridge Heritage Inventory as the Baynes Residence. The current proposal for a second building does not result in the western building being changed or altered. Furthermore, there is incomplete information about the heritage value and character of the Baynes Residence to support its revitalization as part of this application. Council could add the rezoning condition that a restrictive covenant is required for a heritage assessment to be conducted if a significant alteration to the heritage portion of the western building is planned in the future. The restrictive covenant would ensure that the Baynes Residence is not demolished. -8- CONCLUSION: It is recommended that first and second reading be given to Maple Ridge Official Community Plan Amending Bylaw No. 7084-2014, that second reading be given to Maple Ridge Zone Amending Bylaw No. 7063-2014 as amended by the May 12, 2014 report, and that application 2014-008-RZ be forwarded to Public Hearing. "Original signed by Amelia Bowden" Prepared by: Amelia Bowden Planning Technician "Original signed by Charles R. Goddard" for Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - OCP Amending Bylaw No. 7084-2014 Appendix C - Zone Amending Bylaw No. 7063-2014 Appendix D - Site Plan Appendix E - Building Elevation Plans Appendix F - Landscape Plan -9 APPENDIX A w' 790_ N N N 1422 18 12095 12106 P 24510 - 192 1 97 P 10806 Rem N 1/2 209 o N N ' O N. . 120 94 210 N N 123 120 93 12090 co 175 cr)in in Rem Pct A 412081 207 12088 208 2 P 59516CO 38 37 P 21097 36 71 71 120 84 LMP WO OD AVE. 2555 A 219 N CO iD 12061 LMS 2820 12070 P 62886 .N 12571 12671 Rem 1 Rem 102 32497 P 23699 71 P 2 406 Subject Property 12033/35 P 19540 3 Rem E 12048 Rem 707 3 23 mA M 4 12027 00 220 co CO B NWS 2813 1 a a 120 32 u" in LoN 71 Rem ..B.. Lf) N 122020 ` 71- N/t 1 v) N' I.,- 2 co \J a 21631 L (p 3 P 23837 7JI Dm 3 21647 1) 2204 _CO C co CO CO P 76831 12049 N ap Lo 71 Rem 8 Rem P 8050 11 99 7 LOT 1 LMP 42013 216 38/44 D0 _ (D cot RP 61902 1 21656 co 3 co Rem 71 5 72 21680 171 O) co -1 -j 21698 21706 1 11 74 26 11 96 9 RP 12487 B P 129 130 �, 29839 131 61 co P 2E59 62 cN. 0 ?1568 25 A 11 co .. 128 �v`9 71 CO 71 CD 71 CD . N S� CO NJ• Scale: 1:1,500 Citlf MeadL\i, Pitt ows Irk �!'=- 1i�1� — rr4^-I' �L O i.2 I I to 12032-216 ST itirM TOF t Wate-AFPRIVAIDI VID ;:-Tlionce ; �a MrF ■■ =°IIV MAPLE RIDGE MAPLE RIDGE British Columbia PLANNING DEPARTMENT District of ��7 ! Langley } v --muni A. ;W■ DATE: Jan 27, 2014 2014-008-RZ BY: JV - FRASER R. APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7084-2014 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedule "B" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 7084-2014." 2. That parcel or tract of land and premises known and described as: Lot 220 District Lot 245 Group 1 New Westminster District Plan 62886 and outlined in heavy black line on Map No. 881, a copy of which is attached hereto and forms part of this Bylaw, is hereby redesignated to Institutional. 3. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is 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 . ADOPTED, the day of , 20 . PRESIDING MEMBER CORPORATE OFFICER 21530 ' 72608 21540 21548 42292 r 21568 21578 / Rem 21628 21665 P 25475 o Rem 19 c., P 0 07-) 80 0 12112 v �_ N o 00 �N 92 93 rn CO 14 78 N 34 rn 11 T w. �� 7499Lo N 81 82 3 N co o a o N- w� _I 790_ a N N N N N 0806 P 41422 18 12095 12106 P 24510 192 1 co Rem 3 P 32497 P 10806 Rem N 1/2 NCO N N C:, CO 00 12099 8 210 N N 122 123 12093 12090 2 a, g'175 co ,, co Rem Pc! A 4 12081 161 2072 12088 0 208 2 P 59516 38 37 P 21097 36 35 189 N N N 12084 P 438: GLENwooDAVE. LMP 32933 / LMF3 LMP 31897 N L' A2A 219 Rem 2 co co 12061 MS070 20 P 62886 _ _ _ _ _ N 124N P 125N 32497 1_26_N Rem 1 _ _ _ _ _ 16 ST. LMP _ Rem 102 P 27406 P 18394 *PP061 B.C.H. & P.A. 12033/35 3 71-1S c 11) 19540 Rem E 1 o Rem P 3770712048 NWS 23 Rem A M 4 - 12027 LMP I co 220 C o B CC NWS 2813 1 co NWS 21 d 12032 a 1 ^ N r, , , J ") Rem M N /\ 12020 N . cn 1 ti 2 a \ Rj mM N N a P Rem A N 21651 N � N �63 0 P 76831 20 12049 21707 Z a a cv ' 67961 - RW 74343 RW 74780 RP 73507 RP 73430 SRP 73655 RW 74822 RP 78870 RP 73527 RP 73511 21542 21550 71- N Rem \ Rem 9 P 80501997 i4 0 1 NI LOT 1 a- LMP 42013 21638/44 n (D CO ;P 61902 21656 oo 73402 Rem co N 5 N '72 21680 ooO v N 21698 21706 O 71- 2 (685 21722 co 1 1 CC 68447 1 2 1 N 21574 26 11969 RW 12285 J RP 12487 B 129 2, p 130 co 29839 13161 o P 2116917 62 rn 0 63 2156825 A 11968 M 128 svo 0 71',71 0 0 c.,1 o N \i - �� 64 27664 ^^ 6) 20 1 r..)(-3,, N-.),-,.', s-'7 EP 13421 57 11953 119 AVE. 9 `o 1 24 I9' x; O` 11941 cn I oI o I 11942 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 7084--2014 Map No. 881 From: Urban Residential To: Institutional L \ N 1:2,000 MAPLE RIDGE British Columbia APPENDIX C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7063-2014 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. 7063-2014." 2. That parcel or tract of land and premises known and described as: Lot 220 District Lot 245 Group 1 New Westminster District Plan 62886 and outlined in heavy black line on Map No. 1611 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to P-2 (Special Institutional). 3. PART 9, INSTITUTIONAL ZONES, SECTION 903, REGULATIONS IN ADDITION TO THOSE IN SECTION 403 FOR THE SIZE,SHAPE, AND SITING OF BUILDINGS AND STRUCTURES IN INSTITUTIONAL ZONES, SUBSECTION (3), Buildings and Structures for a Private Hospital Use, (a) is amended by inserting a colon immediately after "except that" and changing the text that follows into a separate clause (i), and; immediately following 3 (a) (1), insertion of the following clause: (ii) except that the permitted maximum total floor area for Lot 220 District Lot 245 Group 1 New Westminster District Plan 62886 shall not exceed 0.75 times the lot area. 5. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 25th day of March, 2014. READ a second time the day of PUBLIC HEARING held the day of READ a third time the day of , 20 , 20 , 20 APPROVED by the Ministry of Transportation and Infrastructure this day of , 20 ADOPTED the day of , 20 PRESIDING MEMBER CORPORATE OFFICER 21530 ' 72608 21540 21548 n 42292 r 21568 21578 N ' Rem 21628 21665 P 25475 00 Rem 19 N P 0 o 07 80 0 12112 a �_ N o 00 �N 92 93 rn CO 14 78 N 34 rn 11 w �� 7499 N 81 82 . N � co . a o _I 790_ °- N N N N N 0806 - P 41422 18 12095 12106 P 24510 192 1 co 2 .° Rem 3 P 32497 P 10806 Rem N 1/2 NCO N CO 00 N o CO 00 12o9� 210 N N 122 123 12093 12090 CD 0)°M° g'175 co Rem Pc! A 4 12081 2072 12088 208 2 P 59516 38 37 P 21097 36 35 189 N N N 12084CO P 438: GLENwooDAVE. LMP 32933 / LMP LMP 31897 N L' L53 5-9 AXMS 219 Rem 2 0 0 00 00 12061 2A 12070 20 P 62886 - _ _ _ _ N P 23699 124- P 125N 3249 126N Rem 1 _ _ _ _ P 23699 16 ST. LMP - Rem 102 P 27406 P 18394 *PP061 B.C.H. & P.A. 12033/35 3 71-1S 19540 c Rem E 12048 I o Rem P 37707 NWS 23 Rem A M 4 12027CC E0i B NWS 2813 1 (21 NWS 032 a ^ N r, , , 0 J 1 Rem M 12020 N � cn 1 ti co \ Rj mM N a N P Rem A N 21651 N � N �63 0 P 76831 12049 '2 0 21707 Z 6 a N\ ' 67961 - RW 74343 RW 74780 RP 73507 RP 73430 SRP 73655 DEWDNEY TRUNK RD. RW 74822 RP 78870 RP 73527 RP 73511 21542 21550 (7, 10 Rem8 \ Rem P 80501997 i4 N .1 11- LOT1 _ LMP 42013 21638/44 n (D co ;P 61902 21656 oo 73402 N 5m co '72 21680 O oov N 21698 21706 O 17 2 (685 21722 co 174 1 CC 68447 1 2 1 N I 21574 26 11969 RW 12285 J RP 12487 B 129 2, P 130 co 29839 13161 o P 2611 62 rn 917 0 63 21568 25 A 11968 128 Qy N N 00 CO N N CO _� N �� 64 2/564 ^^ 20 �� r� S. 7 EP 13421 57 11953 119 AVE. 9 Lo 1 24 910; v^ F 11941 to I o1 I 11942 MAPLE RIDGE ZONE AMENDING Bylaw No. 7063-2014 Map No. 1611 From: RS -1 (One Family Urban Residential) To: P-2 (Special Institutional) L \ N SCALE 1:2,000 MAPLE RIDGE British Columbia APPENDIX D PLANNING DATA CMC ADDRESS:12032 216TH STREET LEGAL ADDRESS: LT 220; DL 245; NWT: 5L NWP62506 ZONING: R5-1 CURRENT USE DESCRIPTION: NONCONFORMING GROUP HOME USE PROPOSED ZONE: 5-2 INSTITUTIONAL PROPOSED USE DESIGNATION: PRIVATE HOSPITAL SITE AREA: 3040 S.M. 55511N91 5111101Nf AREAS: APPROI MAIN FLOOR AREA OF EOSTING BUILDING:5544Q APPROI UPPER FLOOR AREA OF E%ISTING:BUILDING:46&62 APPRO%TOTAL FLOOR AREA OF EOSTING BUILDING:10155 PROPOSED BUILDING AREAS PROPOSED MAIN FLOOR AREA (NEW BUILDING): 65752 PROP0SED UPPER FLOOR AREA (NEW BUILDING): 60152 PROPOSED TOTAL FLOOR AREA (NEW BUILDING): 125852 TOTAL BUILDING FLOOR AREA (ALL BUILDINGS) E%15NNG 6 PROPOSED: 22715 S.M. DENSITY FL00R AREA NOT TO EXCEED 0.5 TIMES LOT AREA ACTUAL FLOOR AREA: 0.75 TIMES LOT AREA LOT COVERAGE MA%LOT COVERAGE 4011 PROPOSED LOT COVERAGE 4011 M1 III DIN6 SITING AND 61110410 MA% HEIGHT:11 METERS SET -BACKS: 7.5 METERS ALL LOT LINES (.61 METERS ALLOWED FOR EAVES) PROPOSED 55 METER VARIANCE FORA SET -BACK OF 2.0 METERS PARKING REQUIREMENTS INSTITUTIONAL USE: PRIVATE H05PITALS AND REST 50655:1 PER 95 561 2271.5 5M / 93 - 25 REQUIRED STALLS PROP0SED PARKING 11 STALLS PARKING VARIANCE:14 65446 STANDARD STALL: 25 X 55 ACCESSIBLE STALLS 3.0 %55 7.36 MANUVERING AI5LE SUMMARY OF PROP05ED VARIANCES VAR ANCE at: TO REDUCE BUILDING SET -BACKS FROM 75 METERS TO 2 METERS ON ALL LOT LINES EQUALING A 55 METER VARIANCE VARIANCE R2: TO INCREASE THE DENSITY FROM 05 5655 THE LOT AREA TO 0.6 5665 THE LOT AREA VARIANCE 43: TO DECREASE THE REQUIRED PARKING FROM 25 STALLS TO 11 STALLS EQUALING A VARIANCE OF 14 PARKING STALLS 1 11 HI 111 111 ADDED LANDSCAPE FEATURE TO IIII PEDESTRIAN ENTRY: REFER • TO LANDSCAPE 94111*& ANL 111!{{ �� EMOTING CZ PAPE ADDED LANSCAPE STRIP AND PLANTING O ENHANCE ADJACENT WALL rfeNETBR EXTENDED STAMPED CONCRETE PATIO PROPERTY MEG. INMENSIOIE FORE u1 I�u 1 Thl 11 I111■ IIN INI 11111 • TAIMMWAFFAIWRIIti l■■■ w w TEi1ll1l1r 111111 - ���I ����I■■■■■■■■■■■■��� IPPNIA �(l�II■© I■I■I�H:e1• "``' _ ►gem IniinaviAlrAta EXISTING 2 STOREY CARE FACIL EL: 36.28 moreararamirigi Alm D' yL�1o. �Cfill -- •—qi --I— VS. iim I!N - N! i lUI Milm�) moor- 1111111 - ..1111 111111RiiimentrineE 1 11 .._.. _.._r.,� • re4 ik 111 .ss_ nme ~•jit 1Ii uII III Ili ( 111 „ap.4.1L77_0010 NORTH ITE PLAT ADDED LANDSCAPE STRIP EXISTING BUILDING ADDED HAMMERHEAD FOR SERVICE VEHICLE MANUVERING EXISTING BUILDING 6/9114 re 3 0 I c as 0 12032 216th Street Maple Ridge BC Sc a N B�� g APPENDIX E e 0 0 0 O O ADDED GABLE 0 ADDED GABLE 00 0 00 0 0 0 0 __ , ,yip__ -•uu••u■ 0 0 mmi I ,I•■p I I■ii -l■■ .E••= 0 EAST ELEVATION 1 :100 0 0 0 ;} 0 0 0 000 00 ■■U1 0 0 0 0 WEST ELEVATION 1 :100 0 zzaa 0 0 0 I m aV' _ I= I r± •7YI.l ri 0 0 00 0 00 0 0 00 O Q 0 0 0 SOOTS ELEVATION 1 :100 e 0 0 0 1 000 O 0 Ap. 0 E. `I�Il�� T 0 0 NORTH ELEVATION 0 ADDED COVERAGE OVER DOOR 1 0 REVISED ENTRY ROOF TO REFLECT ADJACENT CURVING GLASS 0 0 0 0 11.µ FlOCR ELEVATION MATERIALS LEGEND w rns, rrerenis-muMmi.weneo Mua--- Owim iaomm rrEvuu-iwrvaner •noAwMuai,wv VC"' p �� E w 1e11,1An rnscAME wane O TRIM taws HnvwoowS.WHrtEmuMIN BAAs cH.n coAL Lan BEAMS TSHINGLES CLEAR OALGAE zzCOLOUR TOMATCH AWE, NAPO.TRIMBOARD-rmaM STOREFRONT aLAEO,NNooaEo<wMNUM --M aao—000wM — O --- 3 0 I c as E 0 Md ��zxvs�r�a srrs�a�Fnra rrrra=r. B�� g APPENDIX F I. 1 $01.0 CEDAR FENCE 216 STRERT ratr ATA 4I.�11II�3''11'_I ,FZ PLANT 1.1ECNANICAL .117 912 I! It FAR/ ���� 7,ilr—alr--'�►= YILM1L3� �'.:il■ -7`1 I SEEMS 11111111 11 4400s000OOOCi000000800.0� 00enro efA . smmmm oc.ta k ilnik is o l I e II!"IIL r wr wSF" Pmn_■■■®_ .umm. oa 41k CEDAR MINCE LANDSCAPE FLAN A 13 ■ ��I�RE:ds GRAVEL NEW BUILDING o� PETE NEW C ��im�m�oc LEGEND: COLOURED < STAMPPED CONCRETE (COLOUR, MESA BUFF, PATTERN: FRACTURED EARTH) CONCRETE WALKWAY LAWN (50D) GENERAL NOTES 1. CONTRACTORS TO CONFIRM UNITS AND MEASUREMENTS. 1. PREVENT DAMAGE TO ALL LANDSCAPING, BUILDINGS, STRUCTURES AND UNDERGROUND AND/OR OVERHEAD UTILITIES MACE 0000 ALL DAMAGE TO SATISFACTION OF OWNER 3. PRIOR TO CLEARING, VERIFY LIMITS OF CLEARING WITH OWNER 4. DISPOSE OF CLEARED AND GRUBBED MATERIALS AS WORK PROGRESSES AND DO NOT ACCUMULATE. 6. LEAVE GROUND SURFACE IN CONDITION SUITABLE FOR IMMEDIATE GRADING OPERATIONS. 1. CONTROL DUST AT ALL TIMES FOR DURATION OF CONTRACT. S. PROVIDE HOARDING IF NECESSARY 46ID PROTECT PUBLIC AND PRIVATE PROPERTY FROM INJURY OR DAMAGE. 9. PROVIDE TEMPORARY DRAINAGE AND PUMPING IF NECESSARY AND DO NOT DISCHARGE WATER CONTAINING SUSPENDED MATERIALS INTO WATERCOURSES OR DRAINAGE SYSTEM. 10. MAINTAIN EXISTING CONDITIONS FOR PARKING AND TRAFFIC AROUND THE SITE THROUGHOUT CONSTRUCTION. TAKE MEASURES TO RE-ROUTE TRAFFIC OR WARM 41410R5 TO THE SITE THAT HEAVY EQUIPMENT AND WORK CREWS ARE OPERATING. 11. AREA DISTURBED DUE TO GRADING AND EXCAVATING SHALL BE REHABILITATED SATISFACTORY TO THE OWNER O LANDSCAPE PLAN Qo 01 4 MAPLE RIOC;E OCep R00rs E Jr N g#KE District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 12, 2014 and Members of Council FILE NO: 2011-063-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Rezoning - First Extension Maple Ridge Zone Amending Bylaw No.6854-2011 20974 123 Avenue EXECUTIVE SUMMARY: The applicant for the above noted file has applied for an extension to this rezoning application under Maple Ridge Development Procedures Bylaw No. 5879-1999. This application is to permit to permit a future subdivision of 6 lots under the RS -1b (One Family Urban (Medium Density) Residential) zone. RECOMMENDATION: That a one year extension be granted for rezoning application 2011-063-RZ and that the following conditions be addressed prior to consideration of Final Reading: 1. Hazard materials assessment of existing building prior to demolition; 2. Removal of the existing building; 3. 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; 4. Registration of a Section 219 Restrictive Covenant at the Land Title Office for Tree Protection for trees in the southwest corner of the property; and 5. Registration of a Section 219 Restrictive Covenant at the Land Title Office for an Agricultural Buffer of 3 meters in depth within the frontyard setback on the north side of the property to buffer agricultural use to the north of this site, including a disclosure statement regarding neighbouring farming practices. 1 1106 DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Use: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Twin Brook Developments Ltd. Twin Brook Developments Ltd. Lot 107, District Lot 242, Group 1, NWD Plan 46729 Urban Residential RS -1 (One Family Urban Residential) RS -lb (One Family Urban (Medium Density) Residential) Single Family Residential and Agricultural A-2 (Upland Agricultural) Agricultural 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 0.41 ha (1 acre) 123 Avenue and 210 Street Full urban servicing will be required This application is to permit to permit a future subdivision of 6 lots under the RS -lb (One Family Urban (Medium Density) Residential) zone. The following dates outline Council's consideration of the application and Bylaw 6854-2011: - The First Reading Report was considered on August 29, 2011; First Reading was granted August 30, 2011 - The Second Reading Report (see attached) was considered on April 22, 2013; - Second was granted on April 23, 2013; Public Hearing was held May 21, 2013; Third reading was granted on May 28, 2013. -2- Application Progress: The applicant has completed most of the terms and conditions to be met prior to Final Reading of the Zone Amending Bylaw. Additional time is necessary to assess the technical reports and for the required legal documents to be finalized by the applicant's lawyer and executed. Alternatives: Council may choose one of the following alternatives: 1. Grant the request for extension; 2. Deny the request for extension; or 3. Repeal Third Reading of the bylaw and refer the bylaw to Public Hearing. CONCLUSION: The applicant has been actively pursuing the completion of this rezoning application and has applied for a one year extension. "Original signed by Adrian Kopystynski" Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP Planner "Original signed by Charles R. Goddard" for Approved by: Christine Carter, M.PL, MCIP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Second Reading Report -3- APPENDIX A CO N N N N 147 146 0 N 20940 148 145 12311 12314 149 12305 144 123 08 U3 142 co co co 1 X012301 143 v co rnO 123 00 N N Subject Property r / Cn a)210 10 . 01 CD CA 21018 N CD Cn -P 21022 01 W 21032 O71- O N N O N M O N O N1 o O O N N (D O N tT N 01 21002 127 P 48308 128 1 P 67530 2 2 `o58 2 107 P 46729 12270 59 O( _O N 60 O_ N 61 N O N 62 O (7, i 106 ST0t 12247 O 105 93 c° N 69 0 N 211 ST. 6z o-)122 35 N 13 co 104 1223292 12223 N 70 6f 122 31 712 12219 122 22 103 91 12228 71 12227 6E 10212224 90 12215 12218 12221 72 0 6i 101 122 20 8 N.9 �p 12211 12214 12217 73 nn a. cc .__ ,L4 N Scale: 1:1,500 Ci f Pitt Mea•lows __ *� j "�► 20974-123 Ave Ill 0 ..yn fYf 13 M � E. �,��y-4��y E'�.tgcfllrei�.i� � CORPORATION OF THE DISTRICT OF e alliL.Im ` i o r .— JoLa eea-tel I kel ,le: �•--g4--,•- IR7 ` IWC 4a LI 1 �' - _ t_ . 17, MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT 7 District of �I -a,— Langley �' � =m' l'=--" DATE: Apr 9, 2013 2011-063-RZ BY: JV Jr ASERR. � MAP' r R;rl{,F Ocep floors Grrarw' Heigh2c District of Maple Ridge APPENDIX B TO: His Worship Mayor Ernie Daykin MEETING DATE: April 22, 2013 and Members of Council FILE NO: 2011-063-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Maple Ridge Zone Amending Bylaw No.6854-2011 20974 123 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS -1 (One Family Urban Residential) to RS -1b (One Family Urban (Medium Density) Residential), to permit a future subdivision of 6 lots. First Reading to the Zone Amending Bylaw was granted on August 30, 2011. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 6854-2011 be given second reading and be forwarded to Public Hearing; 2. That the following terms and conditions be met prior to final reading. Hazard materials assessment of existing building prior to demolition; ii. Removal of the existing building; iii. 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; iv. Registration of a Section 219 Restrictive Covenant at the Land Title Office for Tree Protection for trees in the southwest corner of the property; and v. Registration of a Section 219 Restrictive Covenant at the Land Title Office for an Agricultural Buffer of 3 meters in depth within the frontyard setback on the north side of the property to buffer agricultural use to the north of this site, including a disclosure statement regarding neighbouring farming practices. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Use: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Project Description: Twin Brook Developments Ltd. Twin Brook Developments Ltd. Lot 107, District Lot 242, Group 1, NWD Plan 46729 Urban Residential RS -1 (One Family Urban Residential) RS -lb (One Family Urban (Medium Density) Residential) Single Family Residential and Agricultural A-2 (Upland Agricultural) Agricultural 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 0.41 ha (1 acre) 123 Avenue and 210 Street Full urban servicing will be required The subject property is 0.41 ha (1 acre) and is bound by single family residential properties to the east, west, and south, and single family residential and agricultural land to the north. There is an existing home on the property which is proposed to be demolished prior to subdivision. The applicant is proposing to rezone the subject property from RS -1 (One Family Urban Residential) to RS -1b (One Family Urban (Medium Density) Residential) to subdivide the property into six single family lots. The proposed lot layout orients 3 lots fronting onto 123 Avenue and 3 lots fronting onto 210 Street. Lots are varied in size; 3 are between 800 and 900m2 and 3 lots are approximately 600m2 respectively. -2- c) Planning Analysis: Official Community Plan: The proposed rezoning to RS -lb (One Family Urban (Medium Density) Residential) is in accordance with the subject property's designation as Urban Residential - Major Corridor in the OCP. Major Corridor Residential general characteristics includes ground -oriented housing forms, such as single detached dwellings, garden suites, duplexes, triplexes, fourplexes, townhouses, apartments, or small lot intensive residential, subject to the compatibility criteria in the OCP. The compatibility criteria place particular emphasis on the compatibility of the site design, setbacks, and lot configuration with the existing pattern of development in the area. Given the proximity to agricultural lands and the established single detached housing form in the area, the single family proposal is most appropriate. An Agricultural Impact Assessment has been required to assess potential implications of this proposed development, as per the requirements of Section 6.2.2 of the OCP. Zoning Bylaw: The current application proposes to rezone the property located at 20974 123 Avenue from RS -1 (One Family Urban Residential) to RS -1b (One Family Urban (Medium Density) Residential) to permit future subdivision into six lots. Preliminary review indicates that the dimensions of the proposed lots meet the dimensions as required by the RS -1b zone. Lot coverage will be reviewed once a more detailed, scaled subdivision plan is provided. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. Development Permits: No development permits will be required for this rezoning application. d) Environmental Implications: An Arborist Report was required as part of this rezoning application. Recommendations by Letts Environmental' identified and inventoried 60 trees. 39 have been recommended as candidates for retention. District staff review identified trees in the southwest corner of the property should be retained if possible. Concern for tree retention in the southwest corner of the property has also been raised by a local resident. e) Agricultural Impact: Due to its proximity to agricultural lands on the north side of 123 Avenue from the proposed development, an Agricultural Impact Assessment by a Qualified Environmental Professional was required as part of the rezoning application process.2 The proposed development is located across the street from an historic, working farm run by descendants of the original homesteaders. It is a diverse farming operation, well-known for its innovative farming practices and has strong ties to the community. Impacts to this farming 'Tree Assessment Report by Letts Environmental Consultants, Maple Ridge, BC, December 30, 2012. 2Agricultural Impact Assessment Report by Letts Environmental Consultants, Maple Ridge, BC, March 7, 2013. -3- operation during the construction phase and over the long-term will be minimal, according to analysis from Letts Environmental Consultants, with the understanding that best practices will be followed for stormwater management, noise, erosion sediment control and air quality. With respect to the latter, the report recommends a landscaped buffer on the north side of the development property that complies with the Agricultural Land Commission's Landscape Buffer Specifications. The buffer should be designed to buffer agricultural land with incompatible uses, reduce the exchange of particulate matter between adjacent land uses and reduce the transmission of noise.3 This buffer will form part of the front yard setback. f) Interdepartmental Implications: Engineering Department: All servicing work will be required at subdivision. Fire Department: A hazard materials assessment is required prior to demolition. CONCLUSION: It is recommended that second reading be given to Maple Ridge Zone Amending Bylaw No. 6854- 2011, and that application 2011-063-RZ be forwarded to Public Hearing. "Original signed by Siobhan Murphy" Prepared by: Siobhan Murphy, MA, MCIP, RPP 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 Appendix C - Site Plan 3Agricultural Impact Assessment Report by Letts Environmental Consultants, Maple Ridge, BC, March 7, 2013, p. 15. -4- No N N N 147 146 0 N 20940 48 145 12311 12314 _ 49 123 05 144 123 08 U 14 ; co co 0o co X0 12301 143 v co rn O 123 00 N N Subject Property H Cn a)210 10 . 01 CD CA 21018 N CD Cn -P 21022 01 W 21032 O O N N O N M O N O N1 o O O N LoN co71- O N tT N 01 21002 127 P 48308 128 1 P 67530 2 2 `o58 2 107 P 46729 12270 59 O O; _O N 60 O_ N 61 N O N 62 M O Ki 106 ST 0 12247 O 93 c N 69 0 N 211 ST. 6 0-)105 122 35 NN. 13 co 104 122 3292 122 23 N 70 6 12231 X712 12219 1222. 103 91 12228 71 12227 6 10212224 90 12215 1221: 12221 72 0 6 101 N 122 20 8 N. 9 �p 122 11 12214 12217 73 ,L4 N Scale: 1:1,500 Ci f Pitt Mea•lows __ *� "�► j 20974-123 Ave I RI ! 0 ��yn fYf 4.13 M � �� �,��y-4�2y E'��tgcfllrei�� � CORPORATION OF THE DISTRICT OF dlL`k�' IE i - �r?P i o r .— JoLa eea�p-tel I ,le:LI �� Iln ` IWC -; +�a � -+ _ t_ . .„, y RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT 7 District of --IIMAPLE Lan le - g y a, �— ' m■h Jr-=�" DATE: Apr 9, 2013 2011-063-RZ BY: JV ASERR. � CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6854-2011 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. 6854-2011." 2. That parcel or tract of land and premises known and described as: Lot 107 District Lot 242 Group 1 New Westminster District Plan 46729 and outlined in heavy black line on Map No. 1540 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS -1b (One Family Urban (Medium Density) Residential). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 30th day of August, A.D. 2011. READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER 38 I L4 /AVM. 229 ° 20a" N 37 236 a,oo 0 N 235 P 51063 o N 234 w 0 233 o 232 209 ST. �o N 231 230 12390 51063 133 0 N 134 0 N 135 N. N 136 0 N 137 0 N 138 o N LMP 1 rn N N N OD 20933 a V w 20941 P 48067 76 ALPINE ORES. 157 N N o N v N 147 v 146 N O N 6 N 156 153 152 148141( 145 G 158 P 49416 12311 123 ' 71710 F 5927.. 0159 155 154 151 149 12305 144 12308 14 2 co 1 2 3 4 1 2 i6 160 Ia 0 rn 0 `, o EP 15012301 46487 — 1230043 o 0, EP 46480 N o EP 46261 0 N 0 N 0 N T N o0 N 0 N 111.1111 123 AVE. 21167 20878 N a) 3637 1E90'of2 2961 20896 N ✓ 20910 co 20924 - 20930 N 20940 25 _ 20950 C m C N C' N O N 57 O O N 56 CO O N 55 P 46729 N O N 54 N O N 53 N O Cs] 52 1606 21050 CP co 21082 0 N 220 8 co 107 a) 21031 N 2 &)d P 48308 P 67530 0_ 2 P 46729 58 12270 59 0 O N 60 r 0 61 N O 63 O N 0 m 2, o 3 o N 218 O N 217 o O N 3 N N N 106 STONEHOUSE AVE. 12247 _ 93 0 69 b 64 0 -. 0 216 O N 105 N N N N N 12235 1' 43 r, 12223 _ (T)12224 5 215 v 104 1223292 N.70 65 N 12223 • o 12231 v r`m r, 21 214 P 39712 12219 12222 103 91 12228 71 7227 c) 12227 66 a 1 102 90 12215 N 12218 _ cL 12221 12224 72 211 2-12 213 o) 67 1 — — — — 101 89 N 12220 12211 12214 8094 BCP 27186 — — — 12217 v 73 133 134 136 co 100 12211 88 12214 12207 68 0 o o o _o N 99 12207 210 ST. 1220887 74 / N N N (4 N75 (ID 98 Mr 12201 86 12200 °y 1titi o6°CO ti O N 0 o o N CO o N o N 0 N 97 12197 101085 76 77 78 167 166 165 164 163 \/ADL= Bylaw No.6854-2011 Mau No. 1540 From: RS To: RS R -1 -1 DG= /0\= AV (One Family Urban Residential) b (One Family Urban =\D (Medium \G Density) Residential) /:.....\ N SCALE 1:2,500 MAPLE RIDGE British Columbia m AVENUE «A < LOT 5 y mN LOT WIDTH ±N LOT wry :y S7m2 . 27.0m FRONT A 2 mm YARD »un ?m yD t:s SPJE YA.P.0 FA OFF, \1 \ m 111',F,/ \12m coRP� w . «OTIE DISTRICT. c- �< c .- _____ve:EET ® SUBDIVISION PLAN MAPLE RIDGE Orep Floats Gr Iran fre,'gn« District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 12, 2014 and Members of Council FILE NO: 2011-069-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Rezoning - First Extension Maple Ridge Official Community Plan Amending Bylaw No. 6986-2013 and Maple Ridge Zone Amending Bylaw No.6845-2011 20660 Maple Crescent EXECUTIVE SUMMARY: The applicant for the above noted file has applied for an extension to this rezoning application under Maple Ridge Development Procedures Bylaw No. 5879-1999. This application is to permit rezoning from C-3 (Town Centre Commercial) and RS -1 (One Family Urban Residential) to RS -1 (One Family Urban Residential) to allow future subdivision of two single family lots. The proposed RS -1 (One Family Urban Residential) zoning complies with the Official Community Plan; however, an Official Community Plan amendment is required to adjust the area designated Conservation around the watercourse. First reading to the Zone Amending Bylaw was granted on July 26, 2011. First and second reading to the Official Community Plan Amending Bylaw and second reading to the Zone Amending Bylaw was granted on April 23, 2013. This application was presented at Public Hearing on May 21, 2013. Third reading was granted on May 28, 2013. RECOMMENDATION: 1. That a one year extension be granted for rezoning application 2011-069-RZ and that the following conditions be addressed prior to consideration of final reading: 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; ii. Registration of a Restrictive Covenant at the Land Title Office to preserve and enhance the relocated Thomas Creek; iii. Conduct an Environmental Noise & Vibration Study and register it on title as a Restrictive Covenant at the Land Title Office which addresses acoustical issues and provides recommendations on mitigation approaches; and -1- 1107 2. That the following requirement be added to the above listed conditions, to be addressed prior to consideration of final reading: i. Conduct an Archaeological Study and submit approval from the BC Archaeology Branch. 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: b) Application Progress: Randy Schmidt Steven Schmidt Parcel "T", DL 278, GP 1, NWD Plan 52363 Urban Residential Urban Residential and Conservation RS -1 (One Family Urban Residential), C-3 (Town Centre Commercial) RS -1 (One Family Urban Residential) Single Family Residential RS -1 (One Family Urban Residential) Urban Residential CP Railway M-2 (General Industrial) Urban Residential Single Family Residential, Vacant RS -1 (One Family Urban Residential) Urban Residential Parking lot C-3 (Town Centre Commercial) Commercial Single Family Residential Single Family Residential 0.178 hectares (0.43 acres) Maple Crescent Urban Standard This application is to permit future subdivision into two single family lots. The following dates outline Council's consideration of the application and Bylaws 6986-2013 and 6845-2011: • First reading was considered and granted on July 26, 2011; • Second reading was considered and granted on April 23, 2013; -2- • Public Hearing was held May 21, 2013; and • Third Reading was granted May 28, 2013. The applicant has been actively pursuing final approval over the past year. However, in December 2013, the Katzie First Nation requested an archaeology study be conducted because the subject property is within the boundaries of a previously recorded site DHRP-17 (the Hammond site). The rezoning application cannot proceed to final reading until this matter is resolved. The applicant has hired an archaeologist from the Katzie Development Corporation to prepare an assessment of the subject property. An application for review has been submitted to the British Columbia Archaeology Branch and the processing time is anticipated to take approximately three months. Once permission to proceed is granted, the applicant intends to seek final reading of the rezoning application. c) Alternatives: Council may choose one of the following alternatives: 1. Grant the request for extension; 2. Deny the request for extension; or 3. Repeal third reading of the bylaw and refer the bylaw to Public Hearing. CONCLUSION: As the applicant has been actively pursuing the completion of this rezoning application and has been unable to complete the process within the one year period due to the identification of the subject property in the Katzie First Nation archeology site DHRP-17, it is recommended that a one year extension be granted for rezoning application 2011-069-RZ. "original signed by Amelia Bowden" Prepared by: Amelia Bowden Planning Technician "original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Second Reading Report -3- APPENDIX A NI79/IQ L 786 & 787 -- 2 ' 11243/5 11240 P 114 BCP 7202 / ! 2 3 /9 a) o 0 P 64192 5 1 3 11235 179 - 11236 co 00 C\1 Q 11232 P 114 781 Rem 78 0 N 180 °- 11230 Rem 1 A Q CR Lig (NI11208 A/24 P 1270.9 *PP044 B , 3 cs N co co N 000 `� 11226 6 EP 4672 112n2 .- CO ----------------- Subject Property 10 P 52216 0 co 8 RP 52363 0 N PcI. T P 91% L \• \, NDistrict Scale: 1:1,000,r�2� Ci .f tt Mea•lowsPi __ *� "�► ' j 20660 Maple Crescent I TA 0 yn fYf 11 7' I •M �� i to ����� S LS �rh .,,41E.J.i.{-' ' CORPORATION OF THE DISTRICT OF a 0 k�' i Y flow.„ -'L YF vR f� M t � ��. 1-L �I�,�riv-+ - _� Z-4 MAPLE RIDGE Columbia MAPLE RIDGE PLANNING DEPARTMENT 7 of N _JIBritish Langley = �'� _ == DATE: Sep 21, 2012 2011 -069 -SD BY: JV ASER� 4•-7-4117 MAPLE RiD{;E Ocep f{PPr} GrwrR-.Ynyr • District of Maple Ridge APPENDIX B TO: His Worship Mayor Ernie Daykin MEETING DATE: April 22, 2013 and Members of Council FILE NO: 2011-069-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No.6986-2013 and Second Reading Maple Ridge Zone Amending Bylaw No.6845-2011 20660 Maple Crescent EXECUTIVE SUMMARY: An application has been received to rezone a portion of the subject property from RS -1 (One Family Urban Residential) and C-3 (Town Centre Commercial) to RS -1 (One Family Urban Residential), to permit future subdivision of 2 lots. First Reading to the Zone Amending Bylaw was granted on July 26, 2011. The proposed RS -1 (One Family Urban Residential) zoning complies with the Official Community Plan. An Official Community Plan amendment is required to adjust the area designated Conservation around the watercourse. RECOMMENDATIONS: 1. That Maple Ridge Official Community Plan Amending Bylaw No. 6986-2013 be given First and Second Readings and be forwarded to Public Hearing; 2. That in accordance with Section 879 of the Local Government Act opportunity for early and on-going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 6986-2013 on the municipal website, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 3. That Maple Ridge Official Community Plan Amending Bylaw No. 6986-2013 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 4. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6986- 2013 is consistent with the Capital Expenditure Plan and Waste Management Plan; 5. That Zone Amending Bylaw No. 6845-2011 be given Second Reading and be forwarded to Public Hearing; and 6. That the following conditions be met prior to Final Reading: i. 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. ii. Registration of a Restrictive Covenant at the Land Title Office to preserve and enhance the relocated Thomas Creek. iii. Conduct an Environmental Noise & Vibration Study and register it on title as a Restrictive Covenant at the Land Title Office which addresses acoustical issues and provides recommendations on mitigation approaches. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: Use: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: Randy Schmidt Steven A Schmidt Parcel "T", DL 278, GP 1, NWD Plan 52363 Urban Residential Urban Residential and Conservation RS -1 (One Family Urban Residential), C-3 (Town Centre Commercial) RS -1 (One Family Urban Residential) Single Family Residential RS -1 (One Family Urban Residential) Urban Residential CP Railway M-2 (General Industrial) Urban Residential Single Family Residential, Vacant RS -1 (One Family Urban Residential) Urban Residential -2- West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Project Description: Parking lot C-3 (Town Centre Commercial) Commercial Single Family Residential Single Family Residential 0.178 hectares Maple Crescent Full Urban Standard The applicant is proposing to rezone the C-3 (Town Centre Commercial) portion of the site to RS -1 (One Family Urban Residential) to be consistent with the balance of the property, and subdivide the property into 2 lots. Thomas Creek crosses the western portion of the site and a Watercourse Protection Development Permit is required for restoration and protection of the creek. c) Planning Analysis: The property is located at the southwest corner of Maple Crescent and 207 Street, with the Canadian Pacific (CP) Railway to the south and a parking lot for Interfor Products to the west. 207 Street is not constructed adjacent to the site. There is a watercourse located through the western portion of the site. Official Community Plan: The site is currently designated Urban Residential. The proposed development is consistent with Major Corridor Residential Infill Policies 3-20 and 3-21. The complete policies 3-20 and 3-21 are attached as Appendix D for reference. Zoning Bylaw: The current application proposes to rezone the property located at 20660 Maple Crescent from RS -1 (One Family Urban Residential) and C-3 (Town Centre Commercial) to RS -1 (One Family Urban Residential) to permit subdivision of 2 single-family residential lots. Development Permit: Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development Permit application is required for all developments and building permits within 50 metres of the top of bank of all watercourses and wetlands. The Watercourse Protection Development Permit application is currently underway. The watercourse is currently located through the western portion of the site. Thomas Creek will be relocated slightly west and rehabilitated. The watercourse will daylight at its northern end; and -3- meander through the property to the south with a buffer on either side. The setbacks will be placed in a conservation covenant rather than being dedicated out to the District as park land. d) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposed development. As there are no off-site works for this rezoning application, no rezoning servicing agreement will be required. The proposed development will be serviced by municipal water and sewage. Additional comments from the Engineering Department will be addressed at the Subdivision stage. Building Department: The Building Department has reviewed the proposed development and has determined that a geotechnical report needs to be registered on title prior to rezoning approval. e) Environmental Implications: This development application is subject to a Watercourse Protection Development Permit. The applicant has submitted an Environmental Report and restoration plan completed by Scott Resource Services Inc. (SRS), dated June 5, 2012. The watercourse will be re -located and daylighted on the property; with a total 16 meter wide Habitat Protection Covenant on the west side of the property. The watercourse will daylight at the northern end at mid -point of the covenant width; and then meander through the property to the south so that it has a 7.5 to 8 m buffer on either side along its length. f) Intergovernmental Issues: Local Government Act: An amendment to the Official Community Plan requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the Act. The amendment required for this application, Maple Ridge Official Community Plan Amending Bylaw No. 6986-2013, is considered to be minor in nature. It has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. g) Citizen Implications: Due to its location adjacent to the Canadian Pacific Railway to the south, a noise and vibration study by qualified acoustic professionals will be required. -4- CONCLUSION: Based on the review of supporting information regarding the proposed rezoning it is recommended that First and Second Reading be given to Maple Ridge Official Community Plan Amending Bylaw No. 6986-2013, and that Second Reading be given to Maple Ridge Zone Amending Bylaw No. 6845- 2011 and that application 2011-069-RZ be forwarded to Public Hearing. "Original signed by Siobhan Murphy" Prepared by: Siobhan Murphy, MA, MCIP, RPP 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 - OCP Amending Bylaw Appendix C - Zone Amending Bylaw Appendix D - Site Plan Appendix E - OCP excerpt - Major Corridor Infill policies 3-20 and 3-21 -5- NI79/QL 786 & 787 -- 2 • 11243/5 11240 P 114 BCP 7202 ( ! 2 3 /9 a) o 0 P 64192 5 1 3 11235 179 11236 co 00 C\1 Q 11232 P 114 781 Rem 780 N 180 °- 11230 Rem 1 A Q CR Lig (NI11208 A/24 P 1270.9 *PP044 B , 3 cs N co co N oo0 `� 11226 6 EP 4672 112n2 00 CO ----------------- Subject Property 10 P 52216 0 co 8 RP 52363 0 N PcI. T P91% L\• \,Ci NDistrict Scale: 1:1,000 _.f Pitt Mea•lows __ *+ "�► 20660 Maple Crescent I TA 0 yn fYf 11 7' I •M T�!�.'j. i to SLS �y,aigcf4rei�„�a _ i * CORPORATION OF THE DISTRICT OF iri ■.n 2 �-i SII ''MRC .�' 1 o ik,g,- ;- �� _ mewo.M Y YFI_VR� t� .dR7 Y :- t L" �: -� �a 1 i L I■� - _ I L y MAPLE RIDGE Columbia MAPLE RIDGE PLANNING DEPARTMENT 7 of N _11British Langley = �'� '_ == ,rm=.- DATE: Sep 21, 2012 2011 -069 -SD BY: JV ASER� CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6986-2013 A Bylaw to amend the Official Community Plan WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedules "B" & "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6986-2013 2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and described as: Parcel "T" District Lot 278 Group 1 New Westminster District Reference Plan 52363 and outlined in heavy black line on Map No. 851, a copy of which is attached hereto and forms part of this Bylaw, is hereby re -designated from Urban Residential to Conservation 3. Schedule "C" is hereby amended for that parcel or tract of land and premises known and described as: Parcel "T" District Lot 278 Group 1 New Westminster District Reference Plan 52363 and outlined in heavy black line on Map No. 852, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding Conservation. 4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the day of , A.D. 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 - LL CN u) I Li -t (N11261 / V.J SK 1840 W 1 1 1 `-F 11253 11264 5 6 7 BATTLE AVE 11258 B o_ P 11457 2 11230, 111511249 11260 P 11457 778 r� 692 :TFORD ST S 1/211239 11246 1 LANE NC /5 0 P 1814 112 BCP 72022 L )9 co P 10059 n9 P 64192 1 3 11235 ^ 179 11236 — �, o N 5 Rem 1 o M^ B ci)Kern N N11232 o P 11 781 m 780 N 180 a 11230 Rem w 1 (Nico MAPLE '� CRS N—B A/24 112CD 13703 *PP044 _ CO co 0 N RW Lo coo O 71974 11226 B 4672 - 3 a S� co 15 �. 1120P 1110 _ _ _ P 52216 — _ _ ------— `° N RP 52363 Pcl. T SK. 1503 40\N\'C* GI' P908 RW 52217 RW 60222 0 CO LO0 N MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 6986-2013 Map No. 851 From: Urban Residential To: Conservation N SCALE 1:1,500 Ali MAPLE RIDGE British Columbia - LL CN u) I V`t (N11261 / V.J SK 1840 W 1 1 1 `-F 11253 11264 5 6 7 BATTLE AVE 11258 B o_ P 11457 2 11230, 111511249 11260 P 11457 778 c''� 2 7 :TFORD ST S 1/211246 1 LANE NC 1 4 /5 0 P 1814 112 BCP 7202211239 L )9 co P 10059 n9 P 64192 1 3 11235 ^ 179 11236 — �, o N 5 Rem 1 o M^ B N N11232 o P 11 781 Kern 780 N 180 11230 Rem w 1 N MAPLE '� CRS A/24B 112CD 13703 *PP044 _ CO co 0 N RW Lo 000 O / 71974 11226 B 4672 03 3 a S� co 15 �. 1120P 1110 _ _ _ P 52216 — - _ ------ `° o N RP 52363 Pcl. T ---- SK. 1503 �PP P�\P � P� P908 RW 52217 RW 60222 0 CO LO0 (Ni MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 6986-2013 Map No. 852 Purpose: To Add as Conservation To Schedule C Z'•‘ N SCALE 1:1,500 Ali MAPLE RIDGE British Columbia CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6845-2011 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. 6845-2011." 2. That parcel or tract of land and premises known and described as: Parcel "T" District Lot 278 Group 1 New Westminster District Reference Plan 52363 and outlined in heavy black line on Map No. 1532 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS -1 (One Family Urban Residential). 3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 26th day of July, A.D. 2011. READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER 2616042 N o764r7 �5� N I1 II II 1..r-'i3i� SK 1840 (1,0 1114 11253 uwr]L5] 11264 5 6 BATTLE AVE. 11258 B D_ P 11457 2 11230, 111511249 11260 P 778 240 795 o \I 1 qq 786S 1/2 8c 787 11239 111246 1 N 1 T2'4 /5 C . 11240 P 114 BCP 7202 L i 30 74209 P 10059 NE o1 P 64192 1 3 11235 179 11236 - A M o N 0 5 co Rem Rem `� 797 N �o B 0) ao N 11232 P 11 781 em 780 N 180 a 11230 Rem w 1 N '°'� M L C AP R.4672 A/24 ° 213703 *PP044 B co co N RW co oN 71974 11226 B EPco co a S‘I 86 11202 — _ 1110 - _ P 52216 )7 --___ -- — 0 0 RP 52363 PcI.T SK. 1503 GN — — — —- P908 RW 52217 RW 60222 0 w to 0 N VAPP Bylaw No. Mai No. From: To: R 6845-2011 1532 C —3 RS DG= /0\= AV (Town C entre Commercial) -1 (One Family Urban =\D Residential) \G N SCALE 1:1,500 At MAPLE RIDGE British Columbia Sub ivisit tt Parcel "T" DL 278 Gp 1 NWD Plan 52363 Civic Address: 20660 Maple Crescent Maple Ridge, BC Prepared For The Exclusive Use Of: -Steve Schmidt The inform otiv,n sh wr, hereon is for Develspment Application purposes only and is for the exclusive use of the client for whore it was prepared, fie surveyor accepts no responsib,llty of liability .for any domages that may ;be suffered by a third party as o res tt of sry dearsi ns de ar rciiuns token based an Phis document. Phis document shows the relative location 6'P the structures and features with respect to the egistered boundaries of the land This document is not a bounday survey and may not be used In define property nes or properly comers. All rights reserved No person may copy, reproduce, transmit, oiler, distribute, or store copies of This docum-eel r; whale or in part without the prior written consent of the undersigned. Ferro Pacific. !:td Su ,eye r t.l '. 2012. This is a -reified correct and 2 valid are/ with resue0 !r the improvements as shown hereon and located on Me 10th day of April, 2012 This Document /s Not Valid Unless Originally Signed And Sealed erra Pacific Land S u r, e 5 I n g Ltd 22117121 Aima Priam.. ,,apk Itxy,. 0( V2d 2!7 YII 60+°t63 -250't File: MR10-499SK1 Client Reference: Steve Schmidt Scale 1 500 Dimensions are lot Dimensions Are Based On Plan 52 Zoning: R5-1 1110 ETRIC MAPLE CRESCENT o-1 21,85 Proposed L©t 1 111023 rn2 ROPOSE FUTURE" U1LJlNu SPW Plan 50222 CANADIAN PACIFIC RAIL WAY This Property May Be Subject To The Following Charges: 5108819 Statutory Right Of Way Canadian Pacific Limited 9, 43 732 Proposed Lot 2 6'660 rn2 (r) Appendix E 3 - 20 Major Corridor Residential Infill developments must be designed to be compatible with the surrounding neighbourhood and will be evaluated against the following criteria: a) building forms such as single detached dwellings, duplexes, triplexes, fourplexes, townhouses, apartments, and small lot intensive residential developments subject to Policy 3-21; b) a maximum height of two and one-half storeys with an emphasis on ground oriented units for all developments except for apartments; c) a maximum height of four storeys for apartments; and d) adherence to Development Permit Guidelines for multi -family and intensive residential developments as outlined in Chapter 8 of the Official Community Plan. 3 - 21 All Neighbourhood and Major Corridor Residential infill developments will respect and reinforce the physical patterns and characteristics of established neighbourhoods, with particular attention to: a) the ability of the existing infrastructure to support the new development; b) the compatibility of the site design, setbacks, and lot configuration with the existing pattern of development in the area; c) the compatibility between building massing and the type of dwelling units in the proposed development and the surrounding residential properties; d) the location, orientation, and visual impact of vehicle access/egress in relation to: i. adjacent developments ii. the street iii. the pedestrian environment e) minimizing adverse parking and traffic impacts on the existing neighbourhood; f) a gradual transition of scale and density through the design of building mass and form, such as: i. reduction in building heights at the edges of a development; ii. location of lower density components towards the perimeters of a site; and iii. concentration of density to the centre of a development or towards a non- residential boundary; g) retention and preservation of significant trees, other natural vegetation, and environmental features; h) maintaining adequate light, view and privacy for residents on adjacent properties or in adjacent neighbourhoods; i) conservation of special landscapes such as gardens, or built -form features, including heritage buildings, that contribute to the unique character of a neighbourhood. r�kr p !n; -r OPIp AoLLs Grranr NFgi'HE District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 12, 2014 and Members of Council FILE NO: 2012-049-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Rezoning - First Extension Maple Ridge Official Community Plan Amending Bylaw No. 6979 - 2013 Maple Ridge Zone Amending Bylaw No.693O - 2012 12420 269 Street EXECUTIVE SUMMARY: The applicant for the above noted file has applied for an extension to this rezoning application under Maple Ridge Development Procedures Bylaw No. 5879-1999. This application is to rezone the subject property from A-2 (Upland Agricultural) to RS -2 (One Family Suburban Residential) zone to permit future subdivision into 91 single family lots no less than 0.4 ha (1 acre) in size. Maple Ridge Zone Amending Bylaw No. was granted first reading on June 12, 2012 to rezone the properties to RS -2 (One Family Suburban Residential). First and second reading of Maple Ridge Official Community Plan Amending Bylaw No. 6979-2013 and second reading of Maple Ridge Zone Amending Bylaw No.6930 - 2012 was granted on April 23, 2013. The application was presented at a Public Hearing held on May 21, 2013. Subsequently, third reading was granted on May 28, 2013. This application is in compliance with the Official Community Plan (OCP); however an OCP amendment is required to designate park areas as Conservation. RECOMMENDATION: That a one year extension be granted for rezoning application 2012-049-RZ and that the following conditions be addressed prior to consideration of 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. Confirmation that water supply pressure and availability is sufficient; iii. Amendment to Schedule "B" & "C" of the Official Community Plan; iv. Road dedication as required; v. Park dedication as required, including construction of a multi-purpose trail; -1- 1108 vi. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office which addresses the suitability of the site for the proposed development; vii. Registration of a Statutory Right -of -Way plan and agreement at the Land Title Office for municipal water purposes; viii. Registration of a Restrictive Covenant which addresses recommendations to mitigate wild fire hazards for the proposed development; ix. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations. DISCUSSION: a) Background Context: Applicant: Creus Engineering Ltd. Owner: 640724 BC Inc Legal Description: District Lot 7890, Group 1, New Westminster District OCP: Existing: Suburban Residential Proposed: Suburban Residential and Conservation Zoning: Existing: A-2 (Upland Agricultural) Proposed: RS -2 (One Family Suburban Residential) Surrounding Uses: North: Use: Forest (Blue Mountain) Zone: not applicable (Crown Land) Designation: Forest South: Use: Single -Family Residential Zone: RS -2 (One Family Suburban Residential) Designation: Suburban Residential East: Use: Single -Family Residential Zone: RS -3 (One Family Rural Residential) -2- West: Designation: Suburban Residential Use: Vacant Zone: A-2 (Upland Agricultural) Designation: Suburban Residential Existing Use of Property: Vacant Proposed Use of Property: Single -Family Residential Site Area: 65.702 hectares (162 acres) Access: 269 and 271 Streets Servicing requirement: Suburban This application is to permit future subdivision into 91 single family lots. The following dates outline Council's consideration of the application and Bylaw/s 6979 - 2013 and 6930 - 2012: • First reading was considered and granted on June 12, 2012 and April 23, 2013; • Second reading was considered and granted on April 23, 2013; • Public Hearing was held May 21, 2013; and • Third reading was granted May 28, 2013. Application Progress: The applicant has been actively working on the project, including completion of the Watercourse Protection Development Permit, and completion of site clearing for the first phase of development. The engineering servicing plans have been submitted but have not yet been approved. The applicant is also in the process of preparing the required legal documents for final approval. Alternatives: Council may choose one of the following alternatives: 1. Grant the request for extension; 2. Deny the request for extension; or 3. Repeal third reading of the bylaw and refer the bylaw to Public Hearing. -3- CONCLUSION: The applicant for the above noted file has applied for an extension to this rezoning application under Maple Ridge Development Procedures Bylaw No. 5879-1999. This application is to rezone the subject property from A-2 (Upland Agricultural) to RS -2 (One Family Suburban Residential) zone to permit future subdivision into 91 single family lots no less than 0.4 ha (1 acre) in size. As the applicant has been working towards completion of this rezoning application, it is recommended that a one year extension be granted for rezoning application 2012-049-RZ. "Original signed by Amelia Bowden" Prepared by: Amelia Bowden Planning Technician "Original signed by Charles R. Goddard" for Approved by. Christine Carter, M.PL, MCIP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P. Eng. GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Second Reading Report -4- APPENDIX A I i i SUBJECT PROPERTY / .0—" 017, / / fl... 1 i/ 0 • / / / // r ,/ IDI ,/ (1 i / / 1/ 1 1 /r f' !� ,..- Algs4 IN& / ,L, NJ SCALE 1:6,000 Clt a f Pitt Mea:ows__ rag I - , l' ^` jIt j .- m� I �a 1 ROLL #05374-0000-0 ■� '�� u'�ICi * - CORPORATION OF THE DISTRICT OF ' i �� ! � � MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT of �' °, I o ��z Langley Langl `FBAs C I, Apr 23, 2012 FILE: 2012-049-RZ BY: PC o1' ��DATE: ER R. \\ MAPLE R11)0E B..E.lrau-as Jrrn Kaci_ District of Maple Ridge APPENDIX B TO: His Worship Mayor Ernie Daykin MEETING DATE: April 22, 2013 and Members of Council FILE NO: 2012-049-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No.6979-2013 and Second Reading Maple Ridge Zone Amending Bylaw No.6930-2012 12420 269 Street EXECUTIVE SUMMARY: An application has been received to rezone the subject property from A-2 (Upland Agricultural) to RS - 2 (One Family Suburban Residential), to permit a future subdivision of 91 one acre lots. The proposed RS -2 (One Family Suburban Residential) zoning complies with the Official Community Plan; however, lands dedicated for conservation purposes will require an OCP amendment. The related Maple Ridge Zone Amending Bylaw 6930-2012 for this project was granted first reading on June 12, 2012. RECOMMENDATIONS: 1. That Maple Ridge Official Community Plan Amending Bylaw No. 6979-2013 be given first and second readings and be forwarded to Public Hearing; 2. That in accordance with Section 879 of the Local Government Act opportunity for early and on- going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 6979-2013 on the municipal website and requiring that the applicant host a Development Information Meeting, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 3. That Maple Ridge Official Community Plan Amending Bylaw No. 6979-2013 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 4. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6979- 2013 is consistent with the Capital Expenditure Plan and Waste Management Plan; 5. That Maple Ridge Zone Amending Bylaw No. 6930-2012 be given second reading and be forwarded to Public Hearing; and 6. That the following terms and conditions be met prior to final reading: i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii. Confirmation that water supply pressure and availability is sufficient; iii. Amendment to Schedule "B" & "C" of the Official Community Plan; iv. Road dedication as required; v. Park dedication as required, including construction of a multi-purpose trail; vi. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office which addresses the suitability of the site for the proposed development; vii. Registration of a Statutory Right -of -Way plan and agreement at the Land Title Office for municipal water purposes; viii. Registration of a Restrictive Covenant which addresses recommendations to mitigate wild fire hazards for the proposed development; ix. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations. DISCUSSION a) Background Context: Applicant: Owner: Creus Engineering Ltd. 640724 BC Inc Legal Description: District Lot 7890, Group 1, New Westminster District OCP: Existing: Proposed: Zoning: Existing: Proposed: Suburban Residential Suburban Residential and Conservation A-2 (Upland Agricultural) RS -2 (One Family Suburban Residential) -2 Surrounding Uses: North: South: East: West: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Project Description: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Forest (Blue Mountain) not applicable (Crown Land) Forest Single -Family Residential RS -2 (One Family Suburban Residential) Suburban Residential Single -Family Residential RS -3 (One Family Rural Residential) Suburban Residential Vacant A-2 (Upland Agricultural) Suburban Residential Vacant Single -Family Residential 65.702 hectares (162 acres) 269 and 271 Streets Suburban The subject site is 162 acres directly south of the Blue Mountain Provincial Forest. The property is comprised of historically logged forest, and is currently covered by conifer forest vegetation on the north portion of the site and mixed forest vegetation on the south portion of the site. There are seven watercourses located on the subject site. The main branches of Cooper and McFadden Creek have been identified by Sartori Environment Services as fish bearing (Class `A'). In addition to these main branches, five tributaries of the McFadden Creek and a human -made drainage system have also been identified. The subject site is located on the Blue Mountain Aquifer and adjacent to properties serviced by well water. The applicant proposes to rezone the subject site to permit future subdivision into one acre parcels. Consideration for environmentally sensitive areas is proposed to be addressed through a combination of park dedication and habitat protection covenants. The central portion of the site containing riparian setback areas for McFadden Creek and three tributaries is proposed to be dedicated for conservation purposes. Riparian areas in the northwest, southwest and southeast areas of the site are also proposed to be dedicated for a total of 22.3 hectares (55 acres) of dedicated land. A further 2.75 hectares (6.8 acres) is proposed to be protected by habitat protection covenant to achieve a suitable subdivision design and protect environmentally sensitive land. The proposed lots will be serviced by private septic systems and municipal water. -3- The proposed road pattern involves extension of 269 and 271 Streets northwards, which then join together to create a loop at the northern portion of the site. In addition to the extension of these streets, two additional roads are proposed and future road connections are provided to undeveloped lands to the north and west of the site. The proposed road pattern requires creek crossings at three locations. c) Planning Analysis: Official Community Plan: The subject site is designated Suburban Residential in the Official Community Plan which permits a single detached housing form located outside of the Urban Area Boundary. The RS -2 (One Family Suburban Residential) zone is in compliance with this designation, and requires municipal water and sewage disposal provided by a private system. The development proposal has been assessed against a number of Official Community Plan policies. These include completion of a Groundwater Impact Assessment report and a Wildfire Hazards report using the NFPA-1144 (Standard for Reducing Structure Ignition Hazards from Wildland Fires) and NFPA- 1141 (Standard for Fire Protection Infrastructure for Land Developments in Suburban and Rural Areas) guidelines. The findings of these reports are outlined in the Environmental Implications and Interdepartmental Implications - Fire Department sections, respectively. Additionally, this development proposal has been reviewed in the context of the Blue Mountain Provincial Forest Recreation Management Strategy, based on the following OCP policy: Policy 5-7 Maple Ridge will work in co-operation with Regional, Provincial, and Federal authorities and plans that contribute to the management and protection of the District's natural features, and may include but are not limited to the Fraser River Estuary Management Plan, Blue Mountain Provincial Forest Recreation Management Strategy, Blaney Bog Regional Park, the Kanaka Creek Regional Park Management Plan, and the policies and regulations of the Agricultural Land Commission. The Blue Mountain Provincial Forest Recreation Management Strategy was prepared by Enfor Consultants Ltd in March 2003 for the Chilliwack District of the Ministry of Forest, Lands and Natural Resource Operations. The purpose of this document is to outline resource management and recreation issues from a broad range of stakeholders, and identify goals, objectives and strategies. The Strategy outlines two goals that speak to park access and trail locations respecting adjacent residential land parcels. Based on these goals, a right-of-way will be provided as part of the road pattern to secure future access to the Blue Mountain Provincial Park from the subject site. This portion of road will not be constructed, as no lots front onto the right-of-way in that location, and therefore no additional disruption to residential areas is anticipated for -4- park access at this time. Should the need arise in the future, public access could be secured through this unopened right-of-way. Zoning Bylaw: The current application proposes to rezone the property located at 12420 269 Street from A-2 (Upland Agricultural) to RS -2 (One Family Suburban Residential) to permit future subdivision into single-family lots. The applicant has submitted a subdivision plan reflecting the minimum lot dimensions of 36 metre width and 60 metre depths, with several variances. Additionally, the subdivision plan includes proposed building envelopes and septic locations. Proposed Variances: A Development Variance Permit application has been received for this project. The lot width minimum for the RS -2 (One Family Suburban Residential) zone is 36 metres and the minimum depth is 60 metres. The developer has requested lot width relaxations of approximately four metres for two lots and lot depth relaxations of approximately five metres for seven lots. The requested variances will be the subject of a future report to Council. The Approving Officer has reviewed the preliminary subdivision plan and supports the requested lot variances. Development Permits: A Watercourse Protection Development Permit is required for the preservation, restoration and enhancement of watercourses and riparian areas on the subject site. A security will be taken as a condition of the issuance of the Development Permit to ensure that the conditions of the Development Permit are met. The Watercourse Protection Development Permit will be the subject of a future report to the Director of Planning. Development Information Meeting: A Development Information Meeting was held at the Maple Ridge Leisure Centre Preschool Room on March 19, 2012. Approximately 40 people attended the meeting. A summary of the comments and discussions with the attendees was provided by the applicant and include the following concerns and applicable responses: • location of the trail in proximity to existing home at 12390 269 Street The southern trail access will be moved further to the north to reduce proximity to the neighbouring property on the east side of 269 Street. • capacity on Rothsay Street due to additional traffic A Traffic Impact Assessment by BWW Consulting was prepared to examine this issue, and findings are outlined in this report. -5- • existing water reservoir's capacity and pressure The Engineering Department has required the developer to examine this issue using the municipal water model. This issue is further discussed in the and Interdepartmental Implications -Engineering Department section. • privacy for homeowners adjacent to development site The developer will undertake selective clearing for house and septic locations in line with wildfire protection measures. • run-off levels onto properties further south A Stormwater Management Plan has been prepared by the developer to ensure that existing run off rates are maintained or reduced. • protection of watercourses and setback areas Watercourse and riparian areas will be protected through dedication of land for conservation purposes and conservation covenants. Enhancement works including wetlands will complement the protection of conservation areas. d) Environmental Implications: A Groundwater Impact Assessment Report conducted by GeoPacific Consultants Ltd has been submitted. GeoPacific Consultants Ltd concluded that there will be no draw -down effect on the aquifer or reduced flows for existing wells adjacent to the site as a result of the proposed development. This is attributed to the fact that no new wells will be required for the project, and water servicing will be via municipal water mains. Additionally, GeoPacific Consultants Ltd has determined that the local aquifer is confined beneath a thick layer of very dense low permeability glacial till that will act as a barrier to prevent seepage from septic tanks into the aquifer. An Environmental Assessment conducted by Sartori Environmental Services has been submitted to staff. The report identified seven watercourses and a human -made drainage system located on or within close proximity to the subject site which flow northeast to south west. Five of the seven watercourses are tributaries that flow into McFadden Creek. Cooper Creek and the human -made drainage system flow into the storm sewer at the top of 271 Street. The McFadden Creek main branch and Cooper Creek were identified as fish -bearing (Class 'A') based on existing documentation and site verification. The surrounding tributaries were identified as non fish -bearing (Class `B'), although they provide food and nutrients to the McFadden Creek main branch. A 30 metre setback has been provided totaling 55 acres of dedicated conservation lands primarily in the central portion of the site to offset development impact and enhance existing habitat. -6- The human -made drainage system has been identified as providing the smallest amount of habitat and nutrient benefit on the site. The developer proposes to restore a 22 metre wide drainage path in dedicated conservation land and covenant land on private property that will connect to the McFadden system through one of the existing tributaries to improve fish habitat for that system. Additionally, three new wetland areas will be constructed during the development process for stormwater management purposes to treat road runoff and discharge treated water back into lower tributaries. e) Traffic Impact: The applicant has submitted a traffic impact assessment report prepared by BWW Consulting. BWW Consulting estimates that the proposed development will create an increase in traffic on 269 and Rothsay Streets by 20% of the existing levels. The report concludes that the existing road and traffic control at the intersections of 269 Street and Dewdney Trunk Road; and Dewdney Trunk Road and Rothsay Street are sufficient for the proposed project. f) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposed development and has noted that the required services currently do not exist, and off-site servicing improvements will be secured through a Rezoning Servicing Agreement prior to final approval. Further, the Engineering Department has required that the proposed development be analyzed using the municipal water model to either confirm that the existing reservoir serving the site is adequately sized and that adequate flow and water pressure is available to all proposed and existing lots, or provide alternative recommendations. Any deficiencies in the off-site water system identified through the water modeling process to ensure that adequate water volume and pressure is available for both the proposed development and the existing neighbourhood will need to be constructed by the developer as a condition of the rezoning application. Cleartech Consulting Ltd has conducted permeameter and percolation tests to evaluate the feasibility of servicing the subdivision with individual Type 1 septic systems. Based on the results of that testing, it is Cleartech Consulting Ltd's opinion that the drainage rates measured on site would be suitable for the general implementation of Type 1 systems. A detailed lot by lot assessment and septic feasibility report will be required prior to final subdivision approval. Parks Department: The Parks and Leisure Services Department has reviewed the trail location and has determined that there is no multi -use trail in close proximity to the subject site. However, as the central portion of the site is required to be dedicated for conservation purposes, the applicant has proposed an 830 metre multi -use trail running north -south. The Planning and Parks and Leisure Services Departments are in support of the applicant's trail proposal, as it -7- creates an amenity for the future residents of the proposed development. As the proposed trail is located beyond the municipal trail network, a Local Area Service bylaw will be required prior to approval of the subdivision application to ensure an appropriate level of ongoing maintenance for this trail. Fire Department: Further to Official Community Plan Policies 5-18 and 5-19 regarding mitigation of wildfire hazard in forest fire interface areas, a wildfire hazard assessment report has been submitted by Cambrian Consulting and reviewed by the Fire Department and B.A Blackwell and Associates Ltd. The report concluded that overall fire risk for the subject site is moderate to high depending on the location on the site. The report outlines best management practices for FireSmart development on private property that relates to proximity of combustibles surrounding the principal dwelling as well as building materials. These recommendations will be implemented through a restrictive covenant. At this time, the Wildfire Development Permit process is not yet approved by Council; therefore, wildfire mitigation measures will be required through the rezoning and subdivision processes rather than a stand alone development permit. 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 conservation amendment required for this application is considered to be minor in nature. It has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. -8- CONCLUSION: As the proposed development is in compliance with the Official Community Plan, it is recommended that first and second reading be given to Maple Ridge Official Community Plan Amending Bylaw No.6979-2013 for conservation purposes, that second reading be given to Maple Ridge Zone Amending Bylaw No.6930-2012, and that application 2012-049-RZ be forwarded to Public Hearing. "Original signed by Amelia Bowden" Prepared by: Amelia Bowden Planning Technician "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Maple Ridge Official Community Plan Amending Bylaw No.6979-2013 Appendix C - Maple Ridge Zone Amending Bylaw No.6930-2012 Appendix D - Subdivision Plan -9- I 1 / / / SUBJECT PROPERTY / ..-" -0.o / / fl. / 1 // • 0 / / / // r , / / I / (1 i DI / / 1/ 1 1 ff../r !� , ki...j / gh ,Lii N SCALE 1:6,000 Clt Mea:ows__ a f Pitt Noe - 11116 .. j fJd ee,,�� MO I I• ROLL #05374-0000-0 ragrAn' - IL— Va* co1 ■� '�� u'�ICi CORPORATION O F THE DISTRICT OF -- ! tir I• eta � MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT �'°� District of, I o ��� 1 Langley o `ERAS =.--_, I, Apr 23, 2012 FILE: 2012-049-RZ BY: PC o1' ��DATE: ER R. \\ CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6979-2013 A Bylaw to amend the Official Community Plan WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedules "B" & "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6979-2013 2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and described as: District Lot 7890 Group 1 New Westminster District and outlined in heavy black line on Map No. 848, a copy of which is attached hereto and forms part of this Bylaw, is hereby re -designated from Suburban Residential to Conservation. 3. Schedule "C" is hereby amended for that parcel or tract of land and premises known and described as: District Lot 7890 Group 1 New Westminster District and outlined in heavy black line on Map No. 849, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding Conservation. 4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the day of , A.D. 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 P „„1 E In NW . ! - - �M .o „Reins — — — — p „9 3 00.7 „00070 0,00 0 0 11111 I ,,,,e,i/ 0L A= riff Ablir liriviiii Ir 3 II i ■ 093 / 7071 77„_/ SMP oo� MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 6979-2013 Map No. 848 From: Suburban Residential To: Conservation L\ N SCALE 1:7,000 MAPLE RIDGE British Columbia MD MD P „„, E In NW . ! LM .o „Res — — — — P „MP �� in L ,,Pso,3LeroL � , �,P,o ,P 11111 1 !tee £ i/ riff IF -11, v 3 cvil4 gh / , ■ 0„9,3 / LO,LMP LO„_ 2 SMP �oo� MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 6979-2013 Map No. 849 Purpose: To Add as Conservation To Schedule C L\ N SCALE 1:7,000 MAPLE RIDGE British Columbia CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6930-2012 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6930-2012." 2. That parcel or tract of land and premises known and described as: District Lot 7890 Group 1 New Westminster District and outlined in heavy black line on Map No. 1572 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS -2 (One Family Suburban Residential). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 12t" day of June, 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 U a /Q PEW E ,x Nw ,< U P3439 PZ .. J , 34392 ea P 343. B ,..o viae, .,, 9�e$ a�y,e Bo 319 IPP BCP vsspa ,.,.o/xs 1907 n , LAM 0079 /%3`AM 1099PeO. MP 60 LMP 10 �s P12004 resew,. I.. ,., 9, >/�� es//a �� LMP, \ I� unv Wilf 00910 N / c s. C ei c ss 009,0 1moo 0a,./ � s Q es O N unv 907 h• u H• CO Rem ^ vam a / X99 i 123 AVE. J@Remr LM \ /,.y� vss9,a / !I / LOT LOT ,.... s 381/ / ., 0rws 20000 euvlxoae \/ADL= Bylaw No. Mau No. From: To: R 6930-2012 1572 A-2 RS-2 i DG= /0\= AV=\D (Upland Agricultural) (One Family Suburban Residential) \G N SCALE 1:7,000 MAPLE RIDGE British Columbia PROPOSED SUBDIVISION PLAN OF DISTRICT LOT 7890, GROUP 1, NEW WESTMINSTER DISTRICT MUNICIPALITY OF MAPLE RIDGE BOGS PROMO ==eauat= SOME OF PREPS 211111ICORES MINCORES LIS REINvo- ORMOESENNS MENEM, MORN MOONS -SW COVES SCENERY PERIN'S LOON Sal -O SERIETSYRONSED asp REVISION, A .0,71k UNSURVEYED CROWN LAND OINTRI OT ESN N RIO 1811 E 1/2 NW 1/4 Sec 19 TP 15 124 AVENUE MAR EPPURL.,/ I RLAREppamsele PARK -3 17 18 8 PARK 21 PARK DISTRICT ISSIONISO .101 'SS R 0 A D 9 10 PARK DL 7 8 9 0 52 0.1.02hs 51 50 49 47 04.• 48 !Lama RIR A ROAD 43 42 41 40 P.m DISTRICT LOTS.° .312 03S 29 PARK PLAN 65013 A PUN MORONS 8 DOOR, LOS ONO 496,15. REISO9 RAN WOOER 14 ReM15 PLAN LISP6013 KriN LPPLIon C MAN LAIRMoM 10 LINFISS23 13 I PARK PLAN LAIESESS 10 PLAN IONS PLPP7PrOm DL 6 6 8 8 1 PLAN 3max 4 3 puxsa.i 'AT'n'ictEMFCI: PRAMTPRY=14.1;LF WRY TO: FROM: District of Maple Ridge His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer MEETING DATE: May 12, 2014 FILE NO: 2011-012-RZ MEETING: C of W SUBJECT: Rezoning - Final One Year Extension Maple Ridge Zone Amending Bylaw No. 6803 - 2011 11550 and 11544 207 Street EXECUTIVE SUMMARY: Council granted a one year extension to the above noted application on May 14, 2013. The applicant has now applied for a final one year extension under Maple Ridge Development Procedures Bylaw No. 5879-1999. The purpose of this application is to rezone the subject property from RS -1 (One Family Urban Residential) to RM -1 (Townhouse Residential) to allow for future construction of ten townhouses. Maple Ridge Zone Amending Bylaw No. 6803 - 2011 was granted first reading on April 12, 2011 to rezone the properties to RM -1 (Townhouse Residential). Second reading was granted on April 10, 2012. The application was presented at a Public Hearing held May 15, 2012. Subsequently, third reading was granted on May 22, 2012. A rezoning extension was granted for one year on May 14, 2013. This application is in compliance with the Official Community Plan. RECOMMENDATION: That a one year extension be granted for rezoning application 2011-012-RZ pursuant to Maple Ridge Development Procedures Bylaw No. 5879-1999, and that the following terms and conditions be addressed prior to consideration of final reading: Approval from the Ministry of Transportation; ii. Road dedication as required; iii. Consolidation of the development site; iv. Removal of the existing buildings; v. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations; vi. Registration of a Restrictive Covenant protecting the Visitor Parking; and, vii. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development. 1- 1109 DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Use: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Companion Applications: b) Application Progress: Manjit Rai Nabob Homes Ltd Lots A and B, DL: 277,GP1, NWD Plan: 23180 Urban Residential RS -1 (One Family Urban Residential) RM -1 (Townhouse Residential) Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Townhouse Residential RM -1 (Townhouse Residential) Urban Residential Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Municipal Park RS -1 (One Family Urban Residential) Park Single Family Residential Townhouse Residential 0.334 ha (0.8 acres) 207 Street Urban Standard 2011 -012 -DP, 2011 -012 -VP This application is to permit construction of ten townhouse units. The following dates outline Council's consideration of the application and Zone Amending Bylaw 6803 - 2011: • First reading was granted April 12, 2011; • Second reading was considered and granted on April 10,2012; • Public Hearing was held May 15, 2012; • Third reading was granted May 22, 2012; and • A one year rezoning extension was granted on May 14, 2013. 2- Since third reading, the applicant has removed the two single-family homes and the one existing septic tank on the subject site. Additionally, the Ministry of Transportation and Infrastructure approved Maple Ridge Zone Amending Bylaw No. 6803 - 2011 on June 5, 2012. Submission of legal documents is still outstanding, and is required prior to final approval. Alternatives: Council may choose one of the following alternatives: 1. grant the request for extension; 2. deny the request for extension; or 3. repeal third reading of the bylaw and refer the bylaw to Public Hearing. CONCLUSION: This application is to rezone the subject properties from RS -1 (One Family Urban Residential) to RM - 1 (Townhouse Residential) to allow for future construction of a ten unit townhouse development. The applicant has applied for a final one year extension under Maple Ridge Development Procedures Bylaw No. 5879-1999, which will provide additional time to satisfy the remaining terms and conditions required for final reading. "original signed by Amelia Bowden" Prepared by: Amelia Bowden Planning Technician "original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Second Reading Report -3- APPENDIX A 90 688 12 686 11 0 21677 M 4 CL 5 11 , A`3 2 � 6 7 8 4 11602 c, 11653 , a o J mss, s N 11645 co - 2 11637 2 11631 10 9 m ID ▪ ID O 0 N N 4 P 3 2 31218 RIVER RD. WEST 33 34 35 36 2K 37 38 N of CON 39 CO CO IDN 40 P 811218 1 PE 2 5418 11593 P 81218 11569 L P 16749 11509 ,91 1489 11487 11485 11483 11481 606 0 LM 4182 X10 N 11 12 uD DARTFORD ST. DARTFORD ST. 11508 17 16 153 N(P13 11499 27 11493 26 11489 25 11534 14 7jS29 N co - 11485 coo 24 v 11481 23 11475 22 21 11469 11486 18 LMP 41821 11482 19 20 11465 607 11460 608 609 O W 611 0 11664 374 co 373 a 27 00 11610 N 0- 28 28 N 0 O N co E a1 N 9 P 20332 375 29 0 N 376 P 5830C P2 N a Rem 068 377 30 M 0 N 0 0 • 300 N 330 SUBJECT PROPERTIES 11588 2 11580 d J 11550 A coo N H 0) 1- N 11544 B P 85673 A NWS 3345 11534 22 11522 21 v 11512 co 20 a 11502 11494 2 11484 3 11474 4 11464 11454 5 B O LMP 5112 C D LMP 5112 N 6 11444 7 11445 11440 1 to oo to 2 M co ll co P 77490 2 A 11450 .1- 30 30 a N 0 N 0 N ? 40400 2 1 N Rem 13 P 21114 GOLF LANE 0 r -- IN 37 P 31152 P 84260 1 Cit f Pitt Mea.,ows SCALE 1:2,000 District of Langley 64rgrk t FRASER R. 11544/50 207 STREET 4 MAPLE RIDGE British Columbia CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: May 3, 2012 FILE: 2011-012-RZ BY: PC F4AP..E RIDGE 9nrnh ^_vuxa,a Or[p A Pars G'4arrr hf gh4h District of Maple Ridge APPENDIX B TO: His Worship Mayor Ernie Daykin MEETING DATE: April 2, 2012 and Members of Council FILE NO: 2011-012-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Maple Ridge Zone Amending Bylaw No.6803 - 2011 11550 and 11544 207 Street EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS -1 (One Family Urban Residential) to RM -1 (Townhouse Residential). This application is in compliance with the Official Community Plan. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 6803 - 2011 be given Second Reading and be forwarded to Public Hearing; and 2. That the following terms and conditions be met prior to Final Reading: Approval from the Ministry of Transportation; ii. Road dedication as required; iii. Consolidation of the development site; iv. Removal of the existing buildings; v. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations; vi. Registration of a Restrictive Covenant protecting the Visitor Parking; vii. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Use: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Companion Applications: b) Project Description: Manjit Rai Nabob Homes Ltd Lots A and B, DL: 277,GP1, NWD Plan: 23180 Urban Residential RS -1 (One Family Urban Residential) RM -1 (Townhouse Residential) Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Townhouse Residential RM -1 (Townhouse Residential) Urban Residential Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Municipal Park RS -1 (One Family Urban Residential) Park Single Family Residential Townhouse Residential 0.334 ha 207 Street Urban Standard 2011 -012 -DP, 2011 -012 -VP The applicant proposes to rezone the subject properties from RS -1 (One Family Urban Residential) to RM -1 (Townhouse Residential) and consolidate the site lots to permit the development of ten townhouses. -2- c) Planning Analysis: Official Community Plan: The subject properties are designated Urban Residential and the proposed RM -1 (Townhouse Residential) zoning complies with this designation. As 207 Street is designated as a Major Corridor in the Official Community Plan, the proposed development is subject to Major Corridor Residential Infill Development Policies 3-20 and 3-21. Zoning Bylaw: The current application proposes to rezone the property located at 11550 and 11544 207 Street from RS -1 (One Family Urban Residential) to RM -1 (Townhouse Residential) to permit the development of ten townhouses. The applicant has requested the following building setback relaxations: • To reduce the front yard setback from 7.5 metres to 4.57 metres • To reduce the side yard setback from 7.5 metres to 2.2 and 2.4 metres on the north and south side respectively. The requested variances will be the subject of a future report to Council. Development Permits: Pursuant to Section 8.7 of the Official Community Plan, the applicant has submitted a Multi -Family Development Permit application 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: The Advisory Design Panel reviewed the form and character of the proposed town house development and the landscaping plans at a meeting held November 8, 2011. Following presentations by the project Architect and Landscape Architect, the Advisory Design Panel made the following resolution: That the application be supported and the following concerns be addressed as the design develops and submitted to Planning Staff: • Consider deleting the front visitor parking stall in lieu of additional landscaping. -3- • Consider the addition of permeable pavers to reduce the asphalt areas, including the visitor parking stalls and driveway aprons. • Work with the Planning Department to look at relaxation of the east property line setback in order to articulate Building 3 and possible relocation of the buildings to allow an increase in the outdoor amenity area. • Consider altering the centre roofline to reduce the building length for buildings 2 and 3 which would result in roof articulation. • Consider providing a pathway from the common outdoor amenity area east to connect with the driveway. • Consider further articulation of the 207 Street building front to improve the streetscape. • Consider the addition of trim board on the second floor for all blocks. • Consider a change of material at the second floor to accentuate vertical elements (e.g: vertical board and batten). The ADP concerns will be addressed when the final plans are submitted for the Multi -Family Development Permit. Development Information Meeting: A Development Information Meeting was held at the Hammond Community Centre on January 24, 2012. A second Development Information Meeting was required because the applicant did not adhere to all of the notification requirements stipulated by Council Policy 6.20. The second meeting was subsequently held at the Maple Ridge Library on March 12, 2012. A summary of the comments and discussions with the attendees was provided by the applicant and include the following: • Too dense unit yield for the site • Insufficient visitor parking • Concern about fencing and tree retention to maintain privacy • Drainage issue created by the proposed development The applicant provided the following in response to the issues raised by the public: • The project density is within the 0.6 Floor Space Ratio allowance of the RM -1 (Townhouse Residential) zone. -4- • The proposed number of visitor parking spaces meets the minimum requirements of the Off -Street Parking Bylaw. There are also additional parking opportunities on driveway aprons in front of unit garages. • A wood fence (1.8 m/6 ft) and cedar hedging (1.5 m/4.9 ft) will be located along the side and rear property lines to ensure privacy between adjacent lots. • The applicant will be required to address stormwater management through the engineering servicing drawings submitted at the Building Permit stage. d) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposed development and has advised that all required services exist for the project; therefore, the applicant is not required to enter into a Rezoning Servicing Agreement as a condition of Final Reading. Due to the location of the properties within the Fraser Escarpment Area, the proposed development will be required to drain into a storm sewer. The Engineering Department has confirmed that there is an existing storm sewer along the property frontage. New servicing connections will be required at Building Permit stage. The Engineering Department has noted that 3.048 metres of road dedication is a requirement of this application. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the development is completed they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be approximately three additional street trees planted and one existing tree located in the road right-of-way. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per tree will increase their budget requirements by $100.00. Fire Department: The Fire Department has reviewed the proposed development and has provided guidelines for the demolition of existing buildings, fire hydrant location, and parking signage to ensure adequate fire access and safety. Environmental: The applicant has submitted a Certified Arborist report to identify opportunities for tree retention and hazard trees for removal. Significant trees along the perimeter of the site will be retained while trees within proposed building envelopes or roadways will need to be removed. Furthermore, the project landscape plan indicates that 26 new trees will be planted along with shrubs and groundcover to ensure the development is esthetically pleasing. -5- CONCLUSION: As the proposed development is in compliance with the Official Community Plan, it is recommended that Second Reading be given to Maple Ridge Zone Amending Bylaw No. 6803 - 2011, and that application 2011-012-RZ be forwarded to Public Hearing. Prepared by: Amelia Bowden Planning Technician Approved by: Christine Carter, M.PL, MCIP Director of Planning Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services Concurrence: J. L. (Jim) Rule Chief Administrative Officer AB/dp The following appendices are attached hereto: Appendix A - Subject Map Appendix C - Zone Amending Bylaw 6803 - 2011 Appendix D - Site Plan Appendix E - Building Elevation Plans Appendix F - Landscape Plan -6- 90 688 12 686 11 0 21677 M 4 CL 5 11 , A`) 2 � 6 7 8 4 11602 c, 11653 mss, s a o J N 11645 co 3 - 2 11637 2 11631 4 P 3 2 31218 RIVER RD. WEST 33 34 35 36 2K 37 38 N CO CON 39 CO CO IDN 40 P 811218 1 PE 2 5418 11593 P 81218 11569 L P 16749 11509 ,91 1489 11487 11485 11483 11481 606 0 LM 4182 X10 .11 12 uD DARTFORD ST. DARTFORD ST. 11508 17 16 53 ,\''P13 11499 27 11493 26 11489 25 11534 14 7jS29 N co - 11485 coo 24 v 11481 23 11475 22 21 11469 11486 18 LMP 41821 11482 19 20 11465 607 11460 608 609 O W 611 0 11664 374 co 373 a 27 00 11610 N 0- 28 28 N 0 O N co E a1 N 9 P 20332 375 29 0 N 376 P 5830C P2 N a Rem 068 377 30 M 0 N 0 SUBJECT PROPERTIES 11588 2 11580 a J 11550 A coo N H 0) 1- N 11544 B P 85673 A NWS 3345 11534 22 11522 21 v 11512 co 20 a 11502 11494 2 11484 3 11474 4 11464 11454 5 B O LMP co N 5112 C a O M a D LMP 5112 N 6 11444 7 11445 11440 1 to co to 2 M co aA P 77490 2 A 11450 .1- 30 30 a N 0 N 0 N ? 40400 2 N Rem 13 P 21114 GOLF LANE 0 r -- IN 329 37 P 31152 330 P 84260 1 Cit f Pitt Mea.,ows SCALE 1:2,000 District of Langley r r► tINK FRASER R. 11544/50 207 STREET 4 MAPLE RIDGE British Columbia CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: May 3, 2012 FILE: 2011-012-RZ BY: PC CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6803 - 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. 6803 - 2011." 2. Those parcels or tracts of land and premises known and described as: Lot A District Lot 277 Group 1 New Westminster District Plan 23180 Lot B District Lot 277 Group 1 New Westminster District Plan 23180 and outlined in heavy black line on Map No. 1513 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RM -1 (Townhouse Residential). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 12th day of April, A.D. 2011. READ a second time the 10th day of April, A.D. 2012. PUBLIC HEARING held the 15th day of May, A.D. 2012. READ a third time the 22nd day of May , A.D. 2012. APPROVED by the Minister of Transportation this 5th day of June, A.D. 2012. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER 11 .� h ^6� N •6, Z 6, o J 2 J� u' 373 a P 58306 .SUI Q L04 Lt$`J 286 c7 ,. 0 cP 11637 I 11664 O rn 10 2W 81 c 6 7 8 d 11631 1 27 11643 o y 302 PPO56 N N 10 9 8 7 6 5 4 3 2 1 co 11610_ P 25068 Zoe o� (0 0 N m 0 N 0 N 0 N N O 0 P O 31218 m CO m CO O 0 N a 28 29 30 303 0/ o P 43797 N o 7 EP 4, 8 04� 305 N o 0 9 306 N ro O N N N N N N 71 \---_i — 307 N RIVER RD. WEST RV\ 85419 N In N. N o, P 43793 _ °O 308 30c EP 379 0 N 0 N 0 N 0 o N. 0 co CO co 0 I co \ N P81i2,s RP 8072 LMP0 302 3p2» N i 195 o N 0 a " 328 P 43797 329 330 P 44698 33 34 35 36 N 37 N 38 N 39 o N i N 1 2 03 °� 1 N N 9 N o c- A4P',84 \\��ll jP2g 548 N N. N o m 339 340 P 55418 11593 a P 20332 N M N CO To P 21047 og 2 P81218 J 11588 1 0 N A N �MP5112 O N N N 000 N.N 2K 11569 a 2 2 J 11580 C 37 B P 31152 A 09M 11550 N o 0:7)r- L P 16749 w P 85673 A NWS 3345 RW 75787 11534 `° a c t0 D LMP 5112 N 22 11522 P 76457 24 27 LM? N 1 40400 2 11509 21 i 11512 20� 250260 26, \ N N o / N o N LM 4182 27 11499 115002 0 d 2311419 115 AVE. 8 9 10 11 114•. 7 77 0 n 0 12 fj 11493 26 1 11494 12 0 O 0 s0 J 1 x513 25 89 11485 11484 2 11 ago 207 A ST. 0 13 0 14 0 15 491 DARTFORD ST. LO 10 11534 N 11485 P 75786 co 24N 114743 11475 n Rem 13 11489 14 ' s 2 "'sem 11481 4 11470 29 P 21114 P 84260 11508 23 11464 11465 11487 Q 11455 17 16 15J 11475 11454 LY 11460 co 1 J - 11450 11485 22 4 r18 21 11469 11444 6 711445 30 d N 11483 in 11486 LMP 41821 11440_ EP 57773 0 11482 19 20 11465 _ B6-'13- 8/ GOLF LANE VADA- Bylaw No. Mau No. From: To: R 6803-2011 1513 RS RM DG- /0\- AV -1 (One Family Urban -1 (Townhouse Residential) -\D Residential) \C L \A. N SCALE 1:2,000 4. 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TOP RAS 615641 WOOD FENCE Nano n0nh NeP. ine FEATURE C00094S AT DRIVEWAY ENTRANCE {Wne MIA to matdi ooed Arne urnecp w det0 This shoal. TR011 ear TITRE AND GATE AT END 207111 ST. ae Aceta: Nu Swat 101.4TED 8050)0. !3'H PIANTR0 REDS s... detail Ow sheet D STREET Tr Olsmee C. PROPOSED 3' I4614 PICKET FENCE ALONG 207714 1,1 1(101 the ahem 24"x24"P9EEa.5T pm rfpYilElz SIEPNNlS ST0ME5 i'rC. &nh mels =wed Romeo, base• ASPIRlr001'000c - DRIVEWAY APRONS AND f� WSITf1R PFlflh'IN6 .. / 6, 55 EINTERLM'KIH(:'`. TA :000 Fa12DNG TEP. ARSONSTS REPORT 05408.... 9 E1IILEM)Ui TWO TREE FR0IECTIEai FENCWO 1W. - 900 AE 09)519 REPORT q;.GO 4eaneT a It tan:, pAa1-'. 8'-0" mgr. 059/0,Ni .950 gr- 311° 1R3H D120{NAL LATTICE PANEL 2.94. MID RA1L---- 1 "10.1' 1151161 STRIP 60012. d VERT. 8010 SIDES1'06' 1'&G FENCE 80ARD5 2yyXV" 30SNRTA5 L-------777- 4"X"P MAX. 8'0" O9 CENTRE CENTRE "-.. 2"04" 803'1064 RAR. ---- 2.X6" -- 2"X6" KKK RAIL --'-"� 8911515E0 GRADE NOTES: CONCRETE 0001ING, rola 24" 00015 Pasts &perimeter fume to Ise pressure S. 12" dia. treated forhet009<k. .1Sm DEPTH COMPACTED GRAVEL AR otlss wmdry he:stn be Cad -„r AN herdeaee ro be hot -dipped gatuan07.1 COMPACTED 511865A0e Provide 2 coats astern. Colo; as segued IA"U Dy 80004 .er. 6a_HIGH_LATTICE.3QP_W000 FENCE .&t RIVACY_SCREEN not to scale new Pl. after NOTES. // road dad/CD-110D -la0s tote Names treated he0lncWM. . 15,, 1. AR Whey 0wdnroneww lobe taw. F' gelds Caw. daze W be palated with mkawa 2 ramswa t4yupannt ,16009 amts. stela. dolor as wallaby awls mcosidonent overall wept Oto at Maws, i Alt brmbwe toSa 60-dpv.4c4 waste. 0.30m gee (behind) 2"X 6" eobmo beams typ. -with chamfered ell detest as shown 8 pea, spaced equally, et+E. .2200)19 typ. 2" X 6" elbow' beam -both1Mes ni poets -with chamfered rand datad As shown -ensure 2.000 4ir from underdds of 9 beam to concrete walk ti 2 X 6" arbour 1)0002 Inoue 210.4 =1 wf 9909111red end '. 2'X4" TOP & - 50801 014 RAI IE i1J 'l V WW1vxpD PahAAT PA05 Ar PAtweit saa dere rill - W 112 MAW.ATAlSI4IO SP5CE AND - TOT'S PIAT pREA ucNn mlrtkm, 4 rWW--.. Wen mem l,etvnwve o ;1,601 MA , aukdu1 r,Amwl wow farm �� uon Iia.-n«Wn a"rads'at --' 1.9m ,.noun®fwd.-- gY epee, sae Pei. et. Twat ;;41",:t: s .14- 18. FEATURE. COLUMNS AT DRIVEWAY 1.5m a� li 1.2m iI I_IL. 05m Galla. ---ge 0 x 1 '-'-- Ensure 1.2al oNeri YSr Ab pe1te 1.0ito hark of picket fence peN seem tp ,; d Wagon t E20m CUA 24' 024. PRECAST iRE_%PRO,10192alb REA rRGUL , f 'O Erq 501890105TGHES TYR.. Fs TO G TYR. r C 297 5107 ARC a1ND 104999E '*'4nPured wanderbaseSEE AREREPRCTON55 EACI 990SN0 TREE , 030.1e base SEE ARVRISTS REPORT 9 east prop SYMBOL QUANTITY BOTANICAL NAME TREES [SHRUBS COMMON NAME SIZE 8 Ccrcidphylhan japonica COamaecypens neatkatesils 4 Fasts aylvatice'DawykO' 4 Glcrlltsl9 trI3. Inernas'H98a' 4 Pcee omodka 95, 77 • 6 O 6 D 137 Q 36 Q 22 0 1 Oaf ee 0 20 • 79 O 13 410 244 GROUNDCOVERS c, 315 'Rai 109 -01 12 • 86 NOTES; 011. WEALS & 11A 919001.9 TO CONFORM TO THE LATEST EDITION OF THE BC LANDSCAPE 5TANLIARDAND R! 00CYM0ANCL- WITH THE DISTRICT OF MAPLE RIDGE STANDARDS. UNLESS OTHERWISE NOTED PROWDE FERTILITY & PARTICLE SIZE ANALYSIS TEST FOR GNOMONS A,EDIUM PRIOR TO STARTING WORK GROWING MEDIUM TO BE WEED FREE AND COMPOSTED, CONFORMING 0089600 STANDARD 800 ILEVEL2SONS PROVIDE 1051'5011 DEPTHS AS FOLLOWS: OWS: TREES Mks T 16 ALL DIRECTIONS FROM ROOT BALLS. Min. 1103 PER TREE 11112045 AND GR011NDCGVERS.M0, 10' DEPTH 0081188005 1.07m deep Pence articulation ARBOUR.SIDE..VIEW `_. 1'04" WOOD PICKETS AT a/- 13cm 0,0 6"7(6" PRESSURE TREAIE.D WOOD POSTS MAX, a,(z,4,,,) DAG WITH 131AMEIREO TCW G91V'd. 1 1.544 long fence P gate 30100 set t hack 1.07In from mon tease 1'v ELEVATION \_ 1.2m aide COODEPle01511 wadwer ..ad„ trawl entity to 4 ID mit CONCRETE FOOTING. nh.4500, 'deep 11 ',n posts 1 d 50or deep for arbor posts 0,1 Sro 0EPT11 COMPACTED GRAVEL PICKET FENCE,. ARBOUR.& GATE - 207TH.STREET )MPACTH/ OR ,DLSIRGRADE S'0 scale Bans mittophylla 'Winer Gem Cowie alba'Elergantssme .*nnymtn elate 'compacta' Eu0nymua fortm,ei'Emerald Greet? 120402 de0estica'Harbour pegrP Piens laponce'Forest Flex' Potsmile 019,9983 'Klondike' 80049). Otto Luyken Rhododendron var. Sarcococca h0ekerara 0,,mlOs 06911 1n, davtrki Thula occidentals 'Snaragd' 002100teph Uva-,rsi'vane Peewee 914aca Hemerocalks'Stolla Wow) /1vanr1Nla sp. Street Trees (sp Per Maple Ridge) 600 cat. 2.00 0000. Katsura Tree Eons cat, 1.8in sold. Nomka Cypress 2.00 ht., 086 Dawyk Beech 6010 eat Iia51 Honey Locust 6001 cat, 1.8m soot Sorbira 5Pmce 2.00 m.,1968 Winer Gem Boxwood 0 e0W_a1 Dogwood Compact 8urmngbosia Emerald Gaiety Euonynals IlwlawarDwarf Mandate Forest Name Pieris Klendke Potemele #2 Cont. 03 Cont. 03 Cont. #1 Cont. 02 Com. 03 Cont. 03 Cont. O tto Luyken Laurel #2 Com., 3' 0.G Madoeb sae, wh90 Rhododendron #2 Cont., 3' O.C. IMwbyan Sweet. Box 02 Cont. Dawes Viburnum 03 Cont. Hedge Cedar 1.Sn1 m., 2.5' QC. Vann.. Jade 00006mi/1k #1 Cont., 18' O.C. Ornamental Nue Fescue 01 Cone, 24' 0.C. Stela D'oro Daylily #i Cont.. 24' OC. L aren4er renew #3 Conr. 24" 0.G LAWNAREAS-Sho 8" DFPTI I CONTIW1OUS. ONE YEAR PLANT WARRANTYSITE REVIEW WILL BE CONDUCTED. ALL PLANT MATERIAL TO COME FROM A CERTIFIED DISEASE-FREE NURSERY, PROVIDE CERTIFICATION UPON 0104200 . P0097lSION OE AN At/TOWNIES IRRIGATION SYSTEM IS RECOMMENDED (0V PES10163118951 orators sormastasma 9cOr.4T:atii - w 111111 1111111111 NOTES: CONCRETE 0001ING, rola 24" 00015 Pasts &perimeter fume to Ise pressure S. 12" dia. treated forhet009<k. .1Sm DEPTH COMPACTED GRAVEL AR otlss wmdry he:stn be Cad -„r AN herdeaee ro be hot -dipped gatuan07.1 COMPACTED 511865A0e Provide 2 coats astern. Colo; as segued IA"U Dy 80004 .er. 6a_HIGH_LATTICE.3QP_W000 FENCE .&t RIVACY_SCREEN not to scale new Pl. after NOTES. // road dad/CD-110D -la0s tote Names treated he0lncWM. . 15,, 1. AR Whey 0wdnroneww lobe taw. F' gelds Caw. daze W be palated with mkawa 2 ramswa t4yupannt ,16009 amts. stela. dolor as wallaby awls mcosidonent overall wept Oto at Maws, i Alt brmbwe toSa 60-dpv.4c4 waste. 0.30m gee (behind) 2"X 6" eobmo beams typ. -with chamfered ell detest as shown 8 pea, spaced equally, et+E. .2200)19 typ. 2" X 6" elbow' beam -both1Mes ni poets -with chamfered rand datad As shown -ensure 2.000 4ir from underdds of 9 beam to concrete walk ti 2 X 6" arbour 1)0002 Inoue 210.4 =1 wf 9909111red end '. 2'X4" TOP & - 50801 014 RAI IE i1J 'l V WW1vxpD PahAAT PA05 Ar PAtweit saa dere rill - W 112 MAW.ATAlSI4IO SP5CE AND - TOT'S PIAT pREA ucNn mlrtkm, 4 rWW--.. Wen mem l,etvnwve o ;1,601 MA , aukdu1 r,Amwl wow farm �� uon Iia.-n«Wn a"rads'at --' 1.9m ,.noun®fwd.-- gY epee, sae Pei. et. Twat ;;41",:t: s .14- 18. FEATURE. COLUMNS AT DRIVEWAY 1.5m a� li 1.2m iI I_IL. 05m Galla. ---ge 0 x 1 '-'-- Ensure 1.2al oNeri YSr Ab pe1te 1.0ito hark of picket fence peN seem tp ,; d Wagon t E20m CUA 24' 024. PRECAST iRE_%PRO,10192alb REA rRGUL , f 'O Erq 501890105TGHES TYR.. Fs TO G TYR. r C 297 5107 ARC a1ND 104999E '*'4nPured wanderbaseSEE AREREPRCTON55 EACI 990SN0 TREE , 030.1e base SEE ARVRISTS REPORT 9 east prop SYMBOL QUANTITY BOTANICAL NAME TREES [SHRUBS COMMON NAME SIZE 8 Ccrcidphylhan japonica COamaecypens neatkatesils 4 Fasts aylvatice'DawykO' 4 Glcrlltsl9 trI3. Inernas'H98a' 4 Pcee omodka 95, 77 • 6 O 6 D 137 Q 36 Q 22 0 1 Oaf ee 0 20 • 79 O 13 410 244 GROUNDCOVERS c, 315 'Rai 109 -01 12 • 86 NOTES; 011. WEALS & 11A 919001.9 TO CONFORM TO THE LATEST EDITION OF THE BC LANDSCAPE 5TANLIARDAND R! 00CYM0ANCL- WITH THE DISTRICT OF MAPLE RIDGE STANDARDS. UNLESS OTHERWISE NOTED PROWDE FERTILITY & PARTICLE SIZE ANALYSIS TEST FOR GNOMONS A,EDIUM PRIOR TO STARTING WORK GROWING MEDIUM TO BE WEED FREE AND COMPOSTED, CONFORMING 0089600 STANDARD 800 ILEVEL2SONS PROVIDE 1051'5011 DEPTHS AS FOLLOWS: OWS: TREES Mks T 16 ALL DIRECTIONS FROM ROOT BALLS. Min. 1103 PER TREE 11112045 AND GR011NDCGVERS.M0, 10' DEPTH 0081188005 1.07m deep Pence articulation ARBOUR.SIDE..VIEW `_. 1'04" WOOD PICKETS AT a/- 13cm 0,0 6"7(6" PRESSURE TREAIE.D WOOD POSTS MAX, a,(z,4,,,) DAG WITH 131AMEIREO TCW G91V'd. 1 1.544 long fence P gate 30100 set t hack 1.07In from mon tease 1'v ELEVATION \_ 1.2m aide COODEPle01511 wadwer ..ad„ trawl entity to 4 ID mit CONCRETE FOOTING. nh.4500, 'deep 11 ',n posts 1 d 50or deep for arbor posts 0,1 Sro 0EPT11 COMPACTED GRAVEL PICKET FENCE,. ARBOUR.& GATE - 207TH.STREET )MPACTH/ OR ,DLSIRGRADE S'0 scale Bans mittophylla 'Winer Gem Cowie alba'Elergantssme .*nnymtn elate 'compacta' Eu0nymua fortm,ei'Emerald Greet? 120402 de0estica'Harbour pegrP Piens laponce'Forest Flex' Potsmile 019,9983 'Klondike' 80049). Otto Luyken Rhododendron var. Sarcococca h0ekerara 0,,mlOs 06911 1n, davtrki Thula occidentals 'Snaragd' 002100teph Uva-,rsi'vane Peewee 914aca Hemerocalks'Stolla Wow) /1vanr1Nla sp. Street Trees (sp Per Maple Ridge) 600 cat. 2.00 0000. Katsura Tree Eons cat, 1.8in sold. Nomka Cypress 2.00 ht., 086 Dawyk Beech 6010 eat Iia51 Honey Locust 6001 cat, 1.8m soot Sorbira 5Pmce 2.00 m.,1968 Winer Gem Boxwood 0 e0W_a1 Dogwood Compact 8urmngbosia Emerald Gaiety Euonynals IlwlawarDwarf Mandate Forest Name Pieris Klendke Potemele #2 Cont. 03 Cont. 03 Cont. #1 Cont. 02 Com. 03 Cont. 03 Cont. O tto Luyken Laurel #2 Com., 3' 0.G Madoeb sae, wh90 Rhododendron #2 Cont., 3' O.C. IMwbyan Sweet. Box 02 Cont. Dawes Viburnum 03 Cont. Hedge Cedar 1.Sn1 m., 2.5' QC. Vann.. Jade 00006mi/1k #1 Cont., 18' O.C. Ornamental Nue Fescue 01 Cone, 24' 0.C. Stela D'oro Daylily #i Cont.. 24' OC. L aren4er renew #3 Conr. 24" 0.G LAWNAREAS-Sho 8" DFPTI I CONTIW1OUS. ONE YEAR PLANT WARRANTYSITE REVIEW WILL BE CONDUCTED. ALL PLANT MATERIAL TO COME FROM A CERTIFIED DISEASE-FREE NURSERY, PROVIDE CERTIFICATION UPON 0104200 . P0097lSION OE AN At/TOWNIES IRRIGATION SYSTEM IS RECOMMENDED (0V PES10163118951 orators sormastasma RORY DAFOE 0:529 es, Wdmape Await. 0 1 00,; 9.an, r to amA aCaewea tweed ,_1care )0harte11)000 Pain 10 UNIT TOWNHOUSE COMPLEX 207 Th STREET MAPLE RIDGE, B.C. .11 LANDSCAPE PLAN Otis 3 0 2Q11 L.1 of 1 121 arm 0,0050. RORY DAFOE 0:529 es, Wdmape Await. 0 1 00,; 9.an, r to amA aCaewea tweed ,_1care )0harte11)000 Pain 10 UNIT TOWNHOUSE COMPLEX 207 Th STREET MAPLE RIDGE, B.C. .11 LANDSCAPE PLAN Otis 3 0 2Q11 L.1 of 1 MAPLE RIDGE QIN ish tokumhra District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 12, 2014 and Members of Council FILE NO: DVP/080/08 FROM: Chief Administrative Officer MEETING: CoW SUBJECT: Development Variance Permit 23227 Dogwood Avenue EXECUTIVE SUMMARY: Development Variance Permit application DVP/080/08 has been received in conjunction with a text amendment to the C-1 (Neighbourhood Commercial) zone to allow development of a mixed-use building with five commercial units on the ground floor, and five rental housing units above, at the subject property, located at 23227 Dogwood Avenue (see Appendix A). The requested variances are to vary the front, interior, and exterior setbacks, building height, retaining wall height, and allow the existing above -ground utility plant to remain on 232 Street. It is recommended that Development Variance Permit DVP/080/08 be approved. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal DVP/080/08 respecting property located at 23227 Dogwood Avenue. DISCUSSION: a) Background Context Applicant: Owner: David Ho Beta Enterprises Ltd. Legal Description: Lot 1, Section 28, Township 12, New Westminster District Plan LMP46534, Except: Plan BCP39158 OCP: Existing: Commercial Proposed: Commercial Zoning: Existing: C-1 (Neighbourhood Commercial) Proposed: C-1 (Neighbourhood Commercial) Surrounding Uses: North: Use: Single Family Residential Zone: RS -2 (One Family Suburban Residential) Designation: Estate Suburban Residential South: Use: Pub and Liquor Store Zone: CS -1 (Service Commercial) Designation: Commercial and Estate Suburban Residential 1110 East: West: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Access: Site Area: Servicing: Companion Applications: b) Project Description: Single Family Residential RS -2 (One Family Suburban Residential) Estate Suburban Residential Single Family Residential (Strata) RG -2 (Residential Strata) and RS -2 (One Family Suburban Residential) Estate Suburban Residential Vacant Mixed-use commercial and residential Dogwood Avenue 1758 m2 (0.4 acres) Urban 2013-052-RZ and 2012 -062 -DP The subject property is approximately 1758 m2 (0.4 acres), and is located on the north-east corner of 232 Street and Dogwood Avenue. It is bordered to the north, east, southeast and southwest by single family residential developments. The Black Sheep Pub is located to the south and a residential strata development is located to the west (see Appendix A). The applicant is proposing a mixed-use commercial and residential development that will consist of five commercial units on the main level, and five rental housing units on the second storey (see Appendix B). A text amendment to the C-1 (Neighbourhood Commercial) zone is required to allow for the increased density. c) Requested Variances: District of Maple Ridge Zoning Bylaw: 1. Maple Ridge Zoning Bylaw No 3510 - 1985, Section 701 (6) SIZE OF BUILDINGS AND STRUCTURES: a. To vary the maximum height of a building or structure from 7.5 m to 7.8 m. The additional 0.3 m in height is requested for a parapet to screen mechanical devices on the roof (see Appendix B). As the height variance is for a small portion of the building and does not result in additional storeys, the variance is supported by the Planning Department. 2. Maple Ridge Zoning Bylaw No 3510 - 1985, Section 701 (7) SITING: a. To vary the distance from a building or structure from the front lot line from 7.5 m to 0 m to the column, 1.57 m to the roof overhang, and 4.27 m to the face of the building. b. To vary the distance from a building or structure from the interior lot line from 3.0 m to 1.2 m to the roof overhang and 1.8 m to the face of the building. -2 c. To vary the distance from a building or structure from the exterior lot line from 7.5 m to 0 m to the column, 0 m to the roof overhang, and 2.84 m to the face of the building. The setback variances are requested in order to provide a better designed building with greater street presence on 232 Street, and are therefore supported (see Appendix C). 3. Maple Ridge Zoning Bylaw No 3510 - 1985, Section 403 (8) Maximum Retaining Wall Height: a. To vary the maximum height of the retaining wall from 1.2 m to 2.3 m. There are steep grades between the subject property and the surrounding properties. The retaining wall will be tiered to reduce its massing; however since the distances between the tiers are less than 1.2 m, the overall height of the retaining walls is considered as one wall. This variance is supported as it is justified by the existing site conditions (see Appendix D). Subdivision and Development Services Bylaw: 1. Subdivision and Development Services Bylaw No. 4800 - 1993, Schedule A - Services and Utilities: a. To waive the requirement to convert overhead utilities on 232 Street to underground wiring, in accordance with Council Policy 9.05 - Conversion of Existing Overhead Utility Wiring to Underground Wiring. Council Policy 9.05 - Conversion of Existing Overhead Utility Wiring to Underground Wiring, waives the requirement to provide underground wiring on highway right-of-way serviced by existing overhead utility systems, as the existing overhead utility system is shown on the plan attached to the policy (see Appendix E). d) Planning Analysis: The Zoning Bylaw establishes general minimum and maximum regulations for the Neighbourhood Commercial zone. A Development Variance Permit allows Council some flexibility in the approval process. The applicant is proposing to vary the front, interior, and exterior setbacks, building height, retaining wall height and allow the existing above -ground utility plant to remain on 232 Street. CONCLUSION: The proposed variances are supported by the Planning Department because they allow for an improved street presence on 232 Street and the improved building layout from the previous building will allow for well-designed commercial units fronting onto 232 Street and Dogwood Avenue, and rental housing units above. -3 It is therefore recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit DVP/080/08. "Original signed by Michelle Baski" Prepared by: Michelle Baski, AScT Planning Technician "Original signed by Charles R. Goddard" for 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 - Building Elevations Appendix C - Site Plan Appendix D - Retaining Wall Elevations Appendix E - Council Policy 9.05 -4 APPENDIX A -594 P t 2 J l 1 A 1 co em. C N N P 1=\90 P 1! N CP N Ch� �/ N CON N .• co 1 jO PVE N N co N 1 CO N co N O oo N co N N SUBJECT PROPERTY G 1 J K 23100 LMP 46534 1 N M ,N P 14790 Rem A N co N P 26004 N 21 co N 22r N co p 3 N co N N P 77424 P 75590 DOGWOOD AVE 2 LoN. N C 12968 A N BCP 38954 P N 0 N co N 2 6337 ao N M N 3 1 129 AVE. P 20593 12899 6 33 12912 ..— co P 20593 49,1 n nc-7nn 11 N SCALE 1:1,500 Clt',.f Pitt Mea.ows_ --� F' • s ° 23227 DOGWOOD AVENUE I ,o angs ' ii,:iim -_ CORPORATION OF THE DISTRICT OF o lii ", „� Ti AIM dr,I i _^ w I. E MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT District of I �I Langley iiimihi_ ,� DATE: Jun 25, 2012 FILE: 2012 -062 -DP BY: PC n °j� FRASER R. CO X APPENDIX B W /1 12" HIGH DECORATIVE HARDIE TRIM BOARD FOR MECHANICAL EQUIPMENT SCREENING BRICK FINISH HARDIE PANEL VERTICAL SIDING 8 DECORATIVE P.T WOOD KNEE BRACES CULTURED STONE FINISH E 18"X18"X84 BUILT-UP COLUMN WITH 6" MARDI -PLANK WRAP AROUND 24"X24"X48"CULTURED STONE COLUMN SOUTH ELEVATION (DOGWOOD AVE.) SCALE: 1/4••=1'-0•' ASPHALT SHINGLES 5" ALUMN. GUTTER ON 2X10 FASCIA 6" HARDI BOARD CORNERTRIM VINYL WINDOWS WITH 6" CORNER TRIM 6" HARDI SIDING SIGNAGE ON 4" HS5 SMOOTH FINISH STUCCO ALUMINUM STORE 1109 - WINDOWS ,a; a r`t 2X12 FASCIA TRIM BOARD HARDIE PANEL VERTICAL SIDING 10" HARDIE TRIM BOARD EXPOSED P.T TIMBER POSTS & BEAMS TOP OF PARAPET TOP OF ROOF U.S OF CEILING T.0 UPPER FLOOR U.S OF CEILING T.0 MAIN FIR. SLAB Iu111111 IlIII��iirnlhllul., BRICK COLUMN f' ;l 38" HIGH BRICK FINISH 8 TOP OF PARAPET TOP OF ROOF O S.SBm 5.a 8 til U.S OF CEILING 3.93 78.51. CO O O —z T.O UPPER FLOOR 1.47 U.S OF CEILING .21'S1In 9 N - T.0 MAIN FLR. SLAB 7.80m SLAB SC :S ELEVATION LE: fk"=1'-0" EXIST. GRADE 232 ND STREET) z_ 0 J m W 0 •~ U7 0s rks 3M1 F W 0 cn Z cn ELEVATIONS 6 4 c U >G APPENDIX C CJ N ' Bottom 1111.1. HIGH WOODFEN ALDER17•44 TOa'fy4 T.O RETAIN, WALL 1829m 00 Aid r REMOV P`L 57.92m 190.03 ft. TOP0 6ET 920.1 0 STAIRS TO UNDERGROUND T.0 RETAIN. WALL 17.0 PARKING T.0 RETAIN. WALL 17.090 T.0 RETAIN. WALL 16.180 TWO STOREY BUILDING TOTAL 17 STALLS AT GRADE FOR GO CIAL UNITS ( 1 T.0 F '05M LU] T.0 RETAIN. WALL 9 17.090 TOP OF 6 FT. HIGH W000 FENCE 9 20.10m T.0 RETAIN. WALL 17.090 T.0 RETAIN. WALL 18.29m (90' :6429 TO COLUMN 219)106 • 0,6 Ta ? 636 WALKWAY PAVERS VISITOR 16 • 30869 TO BUILDING LOADING ZONE BFT. SOLI ar dar Cedar IGH PT. W000 FENCE UNDERGROUND PARKING WALL BELOW SITE PLAN SCALE:1/B'=1'-0' far n CA proposea\0 ety side walk fdge of Pavement_ 7.88 P.L 57.87m PROJECT DATA LEQAL O,BCRIP7I0N: tf.NOPLAN WPC. wN6HIP,3 CSrOMMAPLE E AVENU EBL 977100 ZONE P1 TOTAL 00 PPOPmEO =64 rs421 720 Ixz,01 40240.0,00 PSWAST...o.703.12 SO. PROPo6ED=30.1s11. %a6m0.M,ST 00 SOS.1 9HQ_e_F4o5A1u1L PPOP PPINtzr UNITS GAS0F6160SS00 ° 01 TOTAL SWUM,. ACCESSORY: I8600ND PLOWS Vrlir so0000.4 SIVA TOTAL nen 200»27242366. ST4 473.0.7 669 15021 SO...) 41 m 97A.141$R SO Fra 8694 0624.1271472 S0.IT4 3T22SCA. 22062o.Fra 6,01.0.14.1.2.00 .9wE2 SLOT tar,/ °x PCS. SOFT.) 04.02 60Fra SOM. 02201u73SOSTS W41oon 220P1oGFn 4m700au14,01w66P61 tam �7200,.2, /06N6STRECO PEAS 6626PE06:62Nn6.n 6000±°606 VErl? .Cr. rs4m 01Tt6I06060YARD 0000:32011021 OFSSTIISST PAPIONo• S'01LL 0 Ai6v STpuPEPSD SON. -17.06 APAPrRIc. _ 0 10 USS TOTAL S Ittlirr02 00.11.11. USE TOTAL SLOS -1 TOTAL 11006110.0.,.24 SSC. Cedar Cedar 'dar axe• PPWI6 2912,2® mDAN �mla;a°°o°wooF;x°I Edge of9.9aveme AVS. PSavI6 ��=N(,o,as®oou�IL°IN°1 PPORIG 32i"A EFTS'am m ow P6"1660 6WI6 ]3O TO100F) 1010.301. 1 WC :7 sTANOSPO SMALL CAN P010mm 106.82 2 SMALL cwt TOTAL PROWS.: .STALIS ,a suu�66omI"1V010 WDo6A06PPUm 01 PROVIDEO.1 --11E.AIB,E WI�m' 0,[22, EOPO,Mm ]AM1n2LONCFAIF➢)1 .P50111000100010400660666041001 DRAWING RIDE< -ARCHITECTURAL A, -SITE P PA2,2N6 RAN O WAIL AS-SLOOPA2.1 ROOF PLAN AS -SOS!. wesr SLL.ATIo. .13.1 -NOSS. CAST ELEVATIONS ASS- SUSSING MASS PJ.NO p6008080 J. NO ARCHITECT INC 3D3O1m6T.JOHN56TPEET TEL...SO a0 FAKW4L0070I0 6110 RAINENO18186 cINCrn r.ntuv TEL m FAx.1104s]320111 61275 ENGINEER N.T ENGINEERING 200 - 0120 SURREY TEL80.1903.1010 F. 001.3.1.7 9U6VEVOR 1111331170TFK TEL...TM FA. 004.1161.40 r111STRICAL RN.1011110. INTLNOSAL 81.01010 TEL uw. 0.0033 Fw.1 -100 01 AVENUEx ma 0.00100 EILORSA M 102. 01 AVENUE SURREY SC TEL. 00.01.00 ,110 ARCHITECTMASHY nANDsCAPE RCNrtECT EWER aEn.SOWN tG 05.0107 5006065 S APaRECT8 m1LLCPCEN DRIVE 4701 RS U - H 0 ee N 0 0 APPENDIX D WOOD FENCE TO BE BOLTED DOWN ON CONC. CURB NEW WOOD FENCE BEYOND TO 8E 6'-0" HIGH C/W WOOD POSTS SPACED 6'-0" 0.0 1 0 MN r 9 EXISTING FINISHED GRADE - EXISTING GRADE ON BEYOND ADJOINING EAST PROPERTY EAST ELEVATION - RETAINING WALL -SCALE:1/4".1'-W -12 44'" i RECESSED PATTERN IN CONC. RETAINING WALL FINISHED GRADE BEYOND 17.65 36'-2" (11.02M) T.0 FENCE 20.10 \ 4 (D T.0 TIER 1 RETAIN. WALL 18.29 O T.0 TIER 2 RETAIN. WALL 17.09 \ Q Q T.0 TIER 3 RETAIN. WALL 16.18 re, \ 7727. 76 92'-5" (28.17M) TIER 1 CONCRETE RETAINING WALL TIER 2 LEVEL CONCRETE RETAINING WALL s CONC. RETAINING WALL O py1511NG GMOE MAIN TILE AS PER OTHER SECTION C SCALE:1/4".1'-0" 55'-112' .r n T I r''n n r rt r i"n6n n i 1CD UNDERGROUND PARKING c0 T.0 FENCE 20.10 T.0 TIER 1 RETAIN. WALL 18.29 4 T.0 TIER 2 RETAIN. WALL 17.09 T.0 TIER 3 RETAIN. WALL 16.18 Q GRADE SLOPE 1% SECTION THROUGH UNDERGROUND RAMP SCALE:1/4".1'-0" TO r•ricr 7o to 2,0° 2'-0' 4.9 8S 9� T.0 SLAB 15.16 Y NORTH ELEVATION - RETAINING WALL SCALE:1/8".1'-0" LA D STRIP CONC. PLANTER SECTION D SCALE:1/4"=1'-0" VATIONS & DETAILS RETAINING WALL EL a3 D0 iTjyqyF!y� ![III 1 16 4 FINISHED GRADE BEHIND NEW WOOD FENCE BEYOND TO BE 6'-0" HIGH [RETAIN. WALL C/W WOOD POSTS SPACED 6'-0" 0.0 ,06y 1 �Ill 111 i1 u � 1 �_ _ - _ h _ F^- F^� s�^�si� _..„------.-132=0• E%ISZING (aRADE 'rq, RECESSED PATTERN IN r / CONCRETE RETAINING WALL k6�~w. AS PER STRUCT. ��t 0 t� 111'-2 )23316) EXISTING GRADE ON ADJOINING NORTH PROPERTY CONC. RETAINING WALL 'Q" x 111'3'(31.918) ;0.818) TIER 3 CONCRETE RETAINING WALL TIER 2 CONCRETE RETAINING WALL �J 79'4'123.088) TIER 2 CONCRETE RETAINING WALL 187'_11"(67276)_ NORTH ELEVATION - RETAINING WALL SCALE:1/8".1'-0" LA D STRIP CONC. PLANTER SECTION D SCALE:1/4"=1'-0" VATIONS & DETAILS RETAINING WALL EL a3 D0 iTjyqyF!y� ![III 1 16 4 iii MAPLE RIDGE British Columbia Deep Roots Greater Heights TITLE: POLICY NO. APPROVAL DATE: APPENDIX E DISTRICT OF MAPLE RIDGE CONVERSION OF EXISTING OVERHEAD UTILITY WIRING TO UNDERGROUND WIRING 9.05 July 23, 1996 POLICY STATEMENT: Council will support development variance permit applications to waive the requirement of Maple Ridge Subdivision and Development Servicing Bylaw 4800-1993 as amended, to provide underground wiring on highway right of ways serviced by existing overhead utility systems, where the abutting road is required to be upgraded to an urban standard, on the following conditions: 1. The existing overhead utility system is shown on the attached plan, or 2. There is less than a total of 250 metres of contiguous redevelopment potential fronting both sides of the highway right of way designated on the Official Community Plan. Further, in those cases where undergrounding of existing overhead utility lines is required, and a development has less than 250 metres of frontage on the highway right of way, the developer will service his development with underground dips off the overhead line and deposit with the Municipality sufficient funds to achieve the required undergrounding in the future. Date Printed: 2009-09-23 Page 1 of 2 Policy 9.05 nc HYDRO 3 PHASE & TELL'MAJOR OVERHEAD LINES BC .AYORO TELU Date Printed: 2009-09-23 Page 2 of 2 Policy 9.05 411. MAPLE R11)0E 9Mri.liruu�m.r Jrrn Kaci_ Pcs; . :.gr.:. District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 12, 2014 and Members of Council FILE NO: 2012 -062 -DP FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Development Permit 23227 Dogwood Avenue EXECUTIVE SUMMARY: A Development Permit application has been received for the subject property, located at 23227 Dogwood Avenue, proposing a mixed-use commercial and residential development that will consist of five commercial units on the main level, and five rental housing units on the second storey. A site-specific text amendment to the C-1 (Neighbourhood Commercial) zone is required to allow for the increased density and rental housing. This is discussed under application 2013-052-RZ. Variances are required for this development and are discussed under application DVP/080/08. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2012 -062 -DP respecting property located at 23227 Dogwood Avenue. DISCUSSION: a) Background Context: Applicant: Owner: David Ho Beta Enterprises Ltd. Legal Description: Lot 1, Section 28, Township 12, New Westminster District Plan LMP46534, Except: Plan BCP39158 OCP: Existing: Commercial Proposed: Commercial Zoning: Existing: C-1 (Neighbourhood Commercial) Proposed: C-1 (Neighbourhood Commercial) Surrounding Uses: North: Use: Single Family Residential Zone: RS -2 (One Family Suburban Residential) Designation: Estate Suburban Residential South: Use: Pub and Liquor Store Zone: CS -1 (Service Commercial) Designation: Commercial and Estate Suburban Residential East: West: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Access: Site Area: Servicing: Companion Applications: b) Project Description: Single Family Residential RS -2 (One Family Suburban Residential) Estate Suburban Residential Single Family Residential (Strata) RG -2 (Residential Strata) and RS -2 (One Family Suburban Residential) Estate Suburban Residential Vacant Mixed-use commercial and residential Dogwood Avenue 1758 m2 (0.4 acres) Urban 2013-052-RZ and VP/080/08 The subject property is approximately 1758 m2 (0.4 acres), and is located on the north-east corner of 232 Street and Dogwood Avenue. It is bordered to the north, east, southeast and southwest by single family residential developments. The Black Sheep Pub is located to the south and a residential strata development is located to the west (see Appendix A). The applicant is proposing a mixed-use commercial and residential development that will consist of five commercial units on the main level, and five rental housing units on the second storey (see Appendix B). A site-specific text amendment to the C-1 (Neighbourhood Commercial) zone is required to allow for the increased density. c) Planning Analysis: Official Community Plan: The area of the intersection of 232 Street and 128 Avenue up to Dogwood Avenue is considered a Historic Commercial centre in the Official Community Plan (OCP). The neighbourhood commercial use with the rental accommodation on the upper floor is supported by the following OCP policies: Policy 6-45 - Maple Ridge will support limited commercial development in Historic Commercial centres to provide for the commercial needs of the adjacent population. The Historic Centres generally reflect the historic commercial footprint of the area. Limited infill or expansion of a Historic Commercial centre may be supported if the development is sensitive to the historic character of the centre, and is compatible in use and form with the surrounding area. Policy 3-33 - Maple Ridge supports the provision of rental accommodation and encourages the construction of rental units that vary in size and number of bedrooms. Policy 3-34 - Maple Ridge supports the provision of affordable, rental and special needs housing throughout the District. OCP policy 3-33 supports the provision of rental accommodation in varying dwelling unit size and number of bedrooms, and OCP policy 3-34 supports the provision of affordable, rental and special housing needs throughout the District. A Restrictive Covenant and Housing Agreement will include the language necessary to secure this as rental housing. The Housing Action Plan has not been completed; however, the proposed rental apartments would be a step in addressing the kinds of -2- housing and affordability issues this study will be identifying. This approach has been used for similar mixed-use projects in the vicinity of 240 Street and 112 Avenue. Zoning Bylaw and Housing Agreement Bylaw: The C-1 (Neighbourhood Commercial) zone permits a maximum lot coverage of 40% of the net lot area and a maximum building height of 7.5 m. The proposed lot coverage is 30% and a height variance will be required for the proposed height of 7.8 m. This zone also restricts gross floor area of all permitted principal uses to an aggregate area of 279 m2 and all permitted accessory uses to an aggregate area of 279 m2. A site-specific text amendment to the C-1 (Neighbourhood Commercial) zone is proposed to permit "apartment use" and "parking" as principal uses and to permit the maximum gross floor area of the principal use not to exceed 959.5 m2. This site-specific text amendment also restricts the ground floor commercial uses to a gross floor area of 530.6 m2. The site specific text amending bylaw 7003 - 2013 went to Public Hearing on April 15, 2014 and received third reading on April 22, 2014. This Housing Agreement will restrict the five units as rental units in perpetuity and will run with the land regardless of a change in ownership, and will be enforceable by the District. This Housing Agreement will increase the rental stock in Maple Ridge and allow the District to enforce the conditions under Section 905 of the Local Government Act. The Housing Agreement Bylaw is not subject to a Public Hearing, and the bylaw 7004 - 2013 received first, second, and third reading on April 22, 2014. Proposed Variances: The applicant is proposing to vary the front, interior, and exterior setbacks, building height, retaining wall height, and to allow the existing above -ground utility plant to remain on 232 Street. The requested variances are supported as they will result in a better designed building with an improved street presence along 232 Street and Dogwood Avenue. These variances are the subject of a Council report under application DVP/080/08. Off -Street Parking and Loading Bylaw: The Off -Street Parking and Loading Bylaw requires 1 off-street parking space per 30 m2 gross floor area for retail or personal service commercial use in the C-1 (Neighbourhood Commercial) zone; 1 space per unit for apartment use; and 0.2 spaces per unit for visitors. This results in a total of 24 required off-street parking spaces for this development. The applicant is proposing to provide 52 off- street parking stalls in total (34 for the subject property, and 18 for 12968 232 Street (the Black Sheep Pub), which will be provided through a restrictive covenant), plus a loading zone. The Black Sheep Pub, located at 12968 232 Street, currently requires a total of 73 off-street parking spaces; however only 60 spaces are provided on this property. An access and parking easement was previously registered with the Development Permit DP/080/08 that provided 13 spaces for 12968 232 Street (the Black Sheep Pub). This easement will be discharged and replaced by an access and parking easement that will allow for 18 spaces for 12968 232 Street (the Black Sheep Pub), allowing for five more additional off-street parking spaces than what is required by the Off - Street Parking and Loading Bylaw. When the old pub existed, some residents complained about pub patrons parking on Dogwood Avenue. Since the new pub opened, there have been no parking complaints documented. Prior to the new pub opening, residents were offered "Resident Only" parking under Council's policy. The majority of residents declined this offer. Going forward, the District will continue to monitor parking -3- on Dogwood Avenue. Should non-resident parking become an issue with pub patrons parking along Dogwood Avenue and blocking the roadway or driveways, then "Resident Only" parking will again be offered. A modified option could entail the consideration of "Resident Only" parking on the section of Dogwood Avenue in proximity to the pub, with the actual distance to be evaluated based on parking patterns. d) Advisory Design Panel: This application was presented to the Advisory Design Panel (ADP) on July 9, 2013. The ADP's resolutions are outlined below with an explanation of how the resolutions have been addressed. • Consider additional architectural/articulation to the residential entry. The entrance to the residential units has been shifted towards the property line along Dogwood Avenue for better visibility. A gable roof supported by exposed posts and beams help define the residential entrance. • Consider additional landscape improvements at residential entry. Accent trees in distinctive forms and colors, and patterned pavers will help enhance and define the entry way. • Consider means to increase depth of parking stalls and loading zones and surface parking. The whole building, including the columns, has been shifted 0.9 m (3 feet) to the west towards 232 Street. This resulted in the rear walkway width being increased for pedestrians, also meeting the accessibility requirements. It also increased the depth between the building and the loading bay that will make it easier for loading and unloading. The loading bay has since been relocated to no longer be adjacent to the building. • Consider ways to separate rental residential underground parking from visitors and commercial parking. A security gate has been provided to separate the residential parking spaces from the visitors' and commercial parking spaces. • Consider a means to provide for safe pedestrian crossing at mid to east side block of Dogwood from residential component to the Black Sheep Pub. The Engineering Department does not support a pedestrian crossing mid -block. If necessary, a cross -walk may be provided at the intersection of Dogwood Avenue and 232 Street. • Consider providing further details on paving plan for pedestrian and vehicular paving at access points. Patterned pavers will be used to help define pedestrian pathways. -4- • Provide further landscape enhancements at Dogwood Ave and 232 Street to create a focal point at the corner/corner statement. The column along the south-west corner on 232 Street has been removed. The roofline has been revised to run parallel with the corner truncation. This gives a clearer view of the commercial units and gives symmetry to the building along Dogwood Avenue. The revised landscaping in this corner gives the building a focal point. • Provide signage details for development for CRU component. Signage details have been provided. • Consider further architectural detailing of retaining walls to north property. Recessed designs in the concrete retaining walls along the north and east property lines on the neighbour's side adds interest to the wall and climbing vines on the parking lot side will help diffuse the concrete appearance of the walls. • Consider the feasibility of shifting the building to the west, closer to 232 Street. The whole building, including the columns, has been shifted 0.9 m (3 feet) to the west towards 232 Street • Consider ways to increase height of screen at roof levels height to mechanical screens. The height of the parapet wall above the roof has been increased by 0.3 m (1 foot) to help screen the mechanical units. • Consider providing alternative street trees more suitable on Dogwood Avenue. • Consider consistent planting of hedge material used in retaining wall locations. • Provide planting specification for climbing vines on retaining walls. • Provide grading plan for site including planter walls. The four resolutions above were addressed with a revised landscaping plan with additional details. • Consider including column details that use complimentary materials of adjacent Black Sheep Pub that are additional to the architectural columns. Cultured stone columns along 232 Street and Dogwood Avenue will help complement the existing columns of the Black Sheep Pub across the street. e) Citizen Implications: The arborist report dated January 7, 2013, provided by PMG Landscape Architects for this development identified two trees along the northwestern property line that would need to be removed for this development to occur. A tree removal agreement signed by the owners of 23214 130 Avenue has been received, giving permission to Beta Enterprises to have the trees removed by a licensed tree removal contractor. The arborist report notes that the Birch tree is in poor health and the Alder tree has been poorly pruned such that neither tree is considered to offer any significant value and are not proposed to be replaced. However, Council may want to consider the loss of urban tree canopy to be worth preservation where possible, or replacement requirements for trees removed. The additional underground parking provided with this development will help to alleviate the parking concerns in the neighbourhood, by providing 18 stalls through a restrictive covenant, to 12968 232 Street (the Black Sheep Pub), five more than what is required by the Off -Street Parking and Loading Bylaw. At the Council meeting held on April 22, 2014, Council requested that the applicant provide details on the following items related to this Development Permit: • Noise/sound attenuation The applicant is proposing that the retaining wall, fence, and landscaping will be sufficient to address noise concerns from the development. Retaining wall and fence elevations for the north and east sides are shown on Drawing A1.2 in Appendix B. The concrete retaining wall will have hedges planted in between the tiers and a 1.2 m (4 ft) wooden fence will be bolted to the concrete curb. • Landscaping and Hedging, Privacy Concerns for Property to the North Details of the landscaping and hedging are shown on Drawings A1.2 in Appendix B and L1 in Appendix C. The fence height has been increased from 1.2 m (4 ft.) to 1.8 m (6 ft.), along the northern and eastern property lines to address the privacy concerns of the neighbours. The Zoning Bylaw requires a minimum landscape screen of 2.0 m in height along common property lines between abutting uses, where a designated Commercial use abuts a designated Residential use. This development is proposing a landscape screen of 4.1 m along the northern property line, and 3.9 m along the eastern property line. • Garbage Storage The garbage and recycling area is completely enclosed within the building on the main floor, as shown on Drawing A2.1 in Appendix B. f) Financial Implications: In accordance with Council's Landscape Security Policy, a refundable security equivalent to 100% of the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in accordance with the terms and conditions of the Development Permit (see Appendix C). Based on an estimated landscape cost of $42,900.00, the security will be $42,900.00. g) Alternatives: Should Council feel that the applicant has not sufficiently addressed the surrounding neighbourhood residents' and Council's concerns, Council may choose to defer this Development Permit and the -6- accompanying Development Variance Permit application until such time that the applicant adequately addresses the concerns. CONCLUSION: Staff have reviewed the development's compliance with the Commercial Development Permit Guidelines of the Official Community Plan for form and character, and it is recommended that the Corporate Officer be authorized to sign and seal 2012 -062 -DP respecting the subject property. "Original signed by Michelle Baski" Prepared by: Michelle Baski, AScT Planning Technician "Original signed by Charles R. Goddard" for Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng. GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Site Plan and Building Elevations Appendix C - Landscape Plan -7- APPENDIX A -594 P t 2 J l 1 A 1 co em. C N N P 1=\90 P 1! N CP N Ch� �/ N CON N .• co 1 jO PVE N N co N 1 CO N co N O oo N co N N SUBJECT PROPERTY G 1 J K 23100 LMP 46534 1 N M ,N P 14790 Rem A N co N P 26004 N 21 co N 22r N co p 3 N co N N P 77424 P 75590 DOGWOOD AVE 2 LoN. N C 12968 A N BCP 38954 P N 0 N co N 2 6337 ao N M N 3 1 129 AVE. P 20593 12899 6 33 12912 ..— co P 20593 49,1 n nc-7nn 11 N SCALE 1:1,500 Clt',.f Pitt Mea.ows_ --� F' • s ° 23227 DOGWOOD AVENUE I ,o angs ' ii,:iim -_ CORPORATION OF THE DISTRICT OF o lii „� ",I.) Ti AIM dr,I i _^ w I. E MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT District of I �I Langley iiimihi_ ,� DATE: Jun 25, 2012 FILE: 2012 -062 -DP BY: PC n °j� FRASER R. APPENDIX B Bottom of TOP BFT HIGH WOOD FENCF ff220.tem ..nnnn� f •. AIDER ITEryT 4 T.O RETAIN. WALL 167629 STREETTREES AS .PER LANDSCAPE DRAWINGS REM00 Od Alder 4%b57.92m 190.03 ft. -49486/4 STAIRS TO UNDERGROUND T.0 RETAIN. WALL 172 m PARKING 0 a A RETAINING WALL 421 T.0 RETAIN. WALL 442 17.09m TOP OF a FT. HIGH WOOD FENCE Q14 20.10m T.0 RETAIN. WALL 17.OBm 7.0 RETAIN. WALL 18.290 a Aedar Cedar PORT SITE PLAN SCALE:1/e•-1b• PROJECT DATA BoOAaDIS o)uGomU N.VDPUNLMM08N MIP is WG ADORES, • AVENUE. MAPLE RIDGE OC IDN. o-1 1. 4nu.1e.M1A1 eGPT.1 EDum HRGIR: E00I °f000.0J IUF1 PRDPDeED 7AU P9.W1 PEnul1TE01000100.1290AL ne...eGf ..l PRe�RO°mcD vmNc L PROPOSED: 000 DOIATA,40429m.Pi.1 oMMF�A A2 SILK, ,mva000.FLr COMMERCIAL )0000.0.(IYAA140FT.1 fiTA1PWTLlR �1 Ox e0.M.IM1.eA RRFTI TOTAL PPRIPIITPDACCPSDDRVI STILIA 111241,73.1. BOP, »0A 00ALP.004.m OM PTa =TO FLOOR) MN 9..R02A404FT1 UNIT? UNITS TO.30 v.1147mea SO. .I SSA290M 102Sae 00FC1 000410) AREA 0141 e0 M MO DI 113 OO FT TOTAL 901.02 soy. IA4u113 SGFT4 L4��oll0iem--=----�:: P f f a aio 41.1--111111i TeoRF praposer4ity side walk �✓ �1 4 1 p°1°ACNa' RSOD:TAM(3.Ai ry0O STREET, REAR YARD REGIA: mu (DM ID000000AVWUEI 1111O13:TA1•112A01 INTERIOR SIOOYANURCOD:0Aua4A1 OFPeTREETPARMNOLLP m 3030.1.4_ VAS TOTAL REIM•10 61000961 0EO EROWETLSE NOD VIS RS TOTAL a xGGSE TOTAL REPO:111PSI-1. RI STALLS PROVIO OPIAIa ID COLUMN IA7m 114201 R 11201001 PROMO 242901141.x0004111401001 PROMO 104 N Iob'TOOUILOINm 600410.00 TO ROOF) .""'NPROVED .trri TO ROOF) Edge 0MALL CAR PE1urtTRO 10% • 02IS SMALL CARL TAI. PROW®: =STALLS 104 OTALAFOR20u700ew000AVe1 Ile STALLSOEOI000EOTO0UCN00EEPPUe1 LOADMOEDND RPnvI.1 PROVIDED:. -REDDAISLE PROM •TAM P4PIA0OVE DROux01 10024000PALEOII vRmm 7A"umvcoucuimirul o f °ea em °e°n AV 011 PT. 000 FENCE Cedar Cedar ' dar 700 DRAWING INDEX -ARCHITECTURAL -UNDERGROUNDA4-426 NAN ALI 020000 PUN Al.SRETAImRRPUNSIND � ROOF .WEST ELEPAST VATIONS NORTH MOUIIDIRII MAPS -SECRONAt0 Onann ARCHITECT STREET PORT MOODY ILL VaIl PCP piR00NR u4 o0'�NucN04L40010EE11 121 PM AVE.VAIICOWT-110.c TEL PO4.873.1700 TELL PN 2TDT. FAN. eMATAAND RY ENGINEERING POO -S1112NOSIDEET.SURREVO.0 84RVEYOR TERRA PACIFIC 1ELDoiaa APE PPAIG"4w:Re ..1740 PLECTRICAL P1101NePR INTHORALMAIM.CONSULTANTS 4.14243 AVENUE OURRDC TEL 804.7001423 FNCmeA00A018 )MOv�C N01WALEN90RL 00 CONSULTING LTD • AmAPRiSURREY -IRIS.1.43311 AP- i4 11 LAN00CAPE ARCxRSICT -266 NOSTRR EAST DE cHR.DT NORTH VANCOUVER. OF MI. ARIPORIST DmSLREEO1STILLeIRUYILC v5c00 ELS04.2640011FAX604.iM01 72 HO ARCHITECT INC. z_ J y g Z w J CC ¢ • d U) 1.1.1 o 1— 0 W a dfl Tag 504 4000 A1de "cr 1ST - r Tag 2000 L 57.92m 190.03 ft.) 25 23 uxear"m,nUnA we METAL SECURITY GATES UNDERGROUND PARKING PLAN TOTAL 35 STALLS, 5 STALLS DEDICATED TO APARTMENT4TENANTS,.&..18. STALLS.— DEDICATED TO BLACK SHEEP PUB T.0 SLAB 15.16M t 31 TENANT 16'-0• J.IECH. d ELEC SPRINKLER rOOM 6'Yd { IEiH 1102 103 STORAGE LOCKERS STAIR %I Ur 105 104 UNEDFOMODOR NOPRIPOel1ION 0. f � a ' 636 V u 00 Cedar 00 Cedar 0 Cedar • P.L 57.87m ( 189.86 ft.) m:2• UNDERGROUND PARKING PLAN SCALE:1/6"a1b" AREA: 1,331.39 SQ. M. (14,339.02 SC. FT.) Tag 14 Cedar %dar 4%00 .or DAVID J HO ARCHITECT INC. E.) 202-3190nJOIINS5KL PORT MOODY EIC Val 2CF FMK $O-949 FA IHdUI '1•',//c./:4>./; „sHEE ; prl / NEW 2 STOREY BUILDING 232» DOOM° AAP£ iAAL Z EC • UNDERGROUND PARKING PLAN / .1/ ./ 4 1s yy d 3 /i/., / / .BACK//, �Sle / / / /Fl i • El ;v �/ _ /'BGAC• 15'," S / i UNEDFOMODOR NOPRIPOel1ION 0. f � a ' 636 V u 00 Cedar 00 Cedar 0 Cedar • P.L 57.87m ( 189.86 ft.) m:2• UNDERGROUND PARKING PLAN SCALE:1/6"a1b" AREA: 1,331.39 SQ. M. (14,339.02 SC. FT.) Tag 14 Cedar %dar 4%00 .or DAVID J HO ARCHITECT INC. E.) 202-3190nJOIINS5KL PORT MOODY EIC Val 2CF FMK $O-949 FA IHdUI `J NEW 2 STOREY BUILDING 232» DOOM° AAP£ iAAL Z EC • UNDERGROUND PARKING PLAN 11 l „ � 4 1s yy d 3 1 ASPHALT SHINGLE ROOF BELOW 113 m I ( ASPHALT SHINGLE ROOF BELOW V SLOPE 1:3 S�— ASPHALT SHIN fLE ROOF O SLOPE N E i / SLOPE 1:3 0 m ROOF PLAN to O m < SLOPE .0111111111 0 ASPHALT SHINGLE SCALE: 3/16'.1' 0' ROOF BELOW ASPHALT SHINGLE ROOF O m rn GRAVEL FLAT ROOF FOR MECHANICAL UNITS AI3•-a'xa'-o• V `IROOF HATCH 2 < SLOPE SLOPE 0 ASPHALT SHINGLE ROOF O ur 0 1 SLOPE SLOPE 0 LO SLOPE ` LEGEND COMMON AREA (EXCLUDED) MAIN AREA (INCLUDED) ASPHALT SHINGLE ROOF BELOW ASPHALT SHINGLE ROOF BELOW CRU 1 1,285.52 SQ. FT. STAIRWELL .14.90 SQ. FT. CRU 2 1,201.67 SQ. FT. -GARBAGE 173.31 SQ. FT. CRU 3 1,288.08 SQ. FT. CRU 4 718.80 SQ. FT. CRU 5 605.73 SQ. FT. STAIRWELL. 226.98 SQ. FT.. MAIN FLOOR COMMERCIAL AREA GROSS: 5,714 99 SQ FT. (530.63 SM.) NET: 5,099.80 SQ. FT. (473.51 SM.) UNIT 101 732.00 SQ. FT. UNIT 102 699.82 SQ. FT. UNIT 103 757.62 SQ. FT. UNIT 105 918.03 SQ. FT UNIT 104 925.35 SQ. FT. SECOND FLOOR APARTMENT AREA GROSS: 4,618.83 SQ. FT. (428.86 SM.) NET: 4,032.82 SQ. FT. ( 374.45 SM.) DAVID J HO ARCHITECT INC. 812 —7190 ST JOKYS boat! PORT NOOCT 8C V3H 2C7 fl@E 40-s51v FA( 1+v-0•10 NEW TWO STOREY BUILDING 23711 WDVD Fla War eaa 9C • ROOF PLAN & AREA CALCULATIONS 12 a 1 g R d s agF 5 °— Q a i 12" HIGH DECORATIVE HARDIE TRIM BOARD FOR MECHANICAL EQUIPMENT SCREENING DECORATIVE P.T WOOD KNEE BRACES BRICK FINISH CULTURED STONE FINISH HARDIE PANEL VERTICAL SIDING TOP OF TOP OF ROOF AMY .,.I m��r►��IIIIII `ill li���ii�m����l,l,l., m..m_11.11W� 1111��- = HI NI F MIMMM011e OMMUSISMS SNIMINUM SIGNAGE U__ , _ - -mMOlk min SS NMI - U.S OF CEILING '1 i __-• _=w tptuffilaa- raira T UPPER FLOOR SOF EILING Ir MOM MEM 1111111 IMMO WIDOW MEOW MOM MEM IMMO MN IN an im SIGNAGE • usis 111112 NM• I �,� OM MI mr. W• M al NM= am OM MI NEN MI NM i _I. T.O MAIN PLR. SLAB 18"X18"X84 BUILT-UP COLUMN WITH MARDI PLANK WRAP AROUND 24"X24"X48"CULTURED STONE COLUMN SOUTH ELEVATION (DOGWOOD AVE.) SCALE- 1/4" 1'-0" EXPOSED P.T TIMBER POSTS & BEAMS 2X12 FASCIATRIM BOARD HARDIE PANEL VERTICAL SIDING 10" HARDIE TRIM BOARD TOP 0 PARAPET TOP OF ROOF ASPHALT SHINGLES S" ALUMN. GUTTER ON 2X10 FASCIA 6" HARDI BOARD CORNERTRIM VINYL WINDOWS WITH 6" CORNER TRIM 6" HARDI SIDING YII U.S OF CEILING SIGNAGE ON 4" HSS SMOOTH FINISH STUCCO ALUMINUM STORE FRONT - WIN9OWS w 0,4":= � 'l'-6"% 1'-6" X 9'-0" O "fol. "� BRICK COLUMN n z 38" HIGH BRICK FINISH T.0 UPPER FLOOR U $ OF CEILING SIGNAGE rip:c=011111111111•___ r Mani NI 111.= Irra PIM • MIMI MOM Sal ISM WM MN M=I eimmipe mom MI= OS MI SIGNAGE SIGNAGE 7.0 MAIN FLR. SLAB EXIST. GRADE LEVATION SC'LE: D 232 ND STREE o�4 T,.n.ett..fCIAla � 1 111 rI 1 ONEMPSENI al • Mml an ro RI OA Alfe I '.'Za'I= - '•my� ��� - -_�� "'awlii Boo •—= = =_A =- PIXED =MN am- • NitaZOING FIXCD • MIMM MIN MiMM OINIMm cn Jp 41-1 Lt NORTH ELEVATION SCALE:3/8"-1'-0" 3 J _is , .1,:4111111111 111111111111 ow - SIGNAGE SIGNAGE SIGNAGE mose EAST ELEVATION SCALES/B'=1'-0' TOP OF PARAPET TOP OF R U 5 • F CEILING T.0 UPPER FLOOR U.S OF CEILING T.0 MAIN FLR. SLAB T*P OF PARAPET TOP OF ROOF U.S OF CEILING T.O UPPER FLOOR U S OF CEILING T.0 MAIN FLR. SLAB f 0 58.40 f LI t :1 3 0 NEW TWO STOREY BUILDING 23 WAND AWE Wal IAC 9L • EAST & NORTH ELEVATIONS g 1 f1-11-41 •I27159-11 om 3172-31 WOOD FENCE TO BE BOLTED DOWN ON CONC. CURB NEW WOOD FENCE BEYOND TO BE 6'-0" HIGH C/W WOOD POSTS /SPACED 6 -0" O.0 C i Ir INTERIM SIDE P.L 2L-0' %2 >99 EXISTING FINISHED GRADE BEYOND EXISTING GRADE ON ADJOINING EAST PROPERTY / EAST ELEVATION - RETAINING WALL SCALE:1/4'.1'-0" 441-1-1" 31-0" RECESSED PAT TERN IN CONC. RETAINING WALL FINISHED GRADEBEYOND ("A 17.65 36-2" (11.02M) 92'-5" (28.17M) TIER 2 LEVEL CONCRETE RETAINING WALL T.0 FENCE 20.10 4 T.O TIER 1 RETAIN. WALL 18.29 4 T.O TIER 2 RETAIN. WALL 17.09 9 T.O TIER 3 RETAIN. WALL 16.18 A \ Q p-5- 76' m TIER 1 CONCRETE RETAINING WALL 55'-112" 4'-6" MIN. w O 3'-6" HIGH METAL GUARDRAIL BEYOND FINISHED GRADE BEYOND 17.65 -821-0 61=11111=1Tia111= APPENDIX C 0 X il_al-y GC V E5 Avvr_O "[z• TKLs t4.pr4 -G-a9T 3 ... c„,, & _{�Ld-NT d f f o tr (_pN -cs-'tZ -,-.eF- S i- m Q4,q--M_P._ iP6-0'15T97 M) WALL 4,- N D Ort-cp "Suc'Cbc(¢ AE .LAC_ 11.00TS = B W °(y RE A NING WALL s� 9� 1. �� lhta TOPO ®19.61 F .HIGH WOOD FENCE T.O RETAIN. WA 1829m AN VP w.•��w►w� STAIRS TO UNDERGROUND T.O RETAIN. WALL 17.: PARKING m �,F 4.0] O T.0 RETAIN. WALL 1].09m a° C Sr 3V+1 O.jJ'v� T.O RETAIN. WALL 16.16m L y^ � c) Q 2 1..arllb. rt 6 'urea!eai�WoratM ftl. .... �i�.I�I•�w.l _E�CirS=.Q 0x lir '« PU r mill+ �u ��T3e�11�'/1.i"`'��III ',<\ irsa t7'ia Trr I ��/fw/f...�n.tr.�r1i►tn�nA1+�R5/11m/.R. wt.�., � �f��a�i/'lii �i��sV�/.a"�w_VK� - o M .1`ylSt�'4SIlgi1 • 1 n = ®'�/� iL IL � , !�� I v. V �U�.-,,. r��_F:1� j El: d! �e L r7 - 26 .:-II Y ��g L GLIAAL�c ' li./I ion 1if� _,....Gb..61,„P h - _ 4N / N �- WAUtJtV.Y,__- �!Iv � 2/ 4 A3 1�\1' '•.� i, _ !�_!AA�.y�`1S{GFIags,/IIUl�y��y,1I�'�.�� �7/S'A/�w 7' _ .rim , !'�. rjY VwYd� ��jC,,�/ir���,� ��ie'M.��i�.��.T #1 �I�.L�.R�i'lJ�_.--S""'=--',17.1,1,40 1�7��Y''Ci T.O RETAIN. WALL �r �&17.OBm_ a 0 =„ V. M11y. �� 8f(zM ' ( 4'") CL.�, 'L to Zpfw acs-e�IFc�11��4 O� J�� , I �/ / / / V J�_ �G G fq Q4tt / d 1 �D 7- \� �� IE2,0230��� � �+�- .1 � TOP OF�FF. HIGH / 6 6219.49m ^I,�'reQ (‘611V I�`I'N��y w..l. ^ 1 J {+ 17 IF' .. °p i I o' 12 $.0 11 $.0 t VTONN t4P . Pe P.S. I I1.CTa i�g 1 fin. .? 10 -zaY ®'�dl�Y Air, i� 4 -AN I:.■ - YZ / 6 ' r QkQr� PI a w N 81R, /� !I Cx nJ �'•6- s1H ' a 1 �/� - L -- t• _ -' .. TOTAL17 STALLS _ ®� �`� ��` VM}ri .� .KIWI ' 4), T.O RETAIN. �"I'�) WALL 17.09m . 4i c� \ / a FOR COMMERCkL UNffS •� r 6RE- �YE " i 73 \ /\ m . • • J6KJ SCF¢PNJ � • . % //// �`r / j •• S(�P, L. �p�Gt' AC GNr PA./ER.S (.714" FALL PED)9TL.eu. 6A-. (4.6 . yEr.-LN.._G HA uoAL. -P�VeR S. AS NLS.N pA---,R4, 4 '� 111 1-1 •� WALL 829 rn kr y�,.-A. • I TWO STOREY . a AP z Z Ml te2( ■' Lo PE O 1.in 1 _ / BUILDING �'._' ���' > »: I, I. �� -1 ,: .�.,. +r.�.i•oi1) z'a �I TAN '- .1i6[]� ( ]6M 1 1 ^� ,jr -, 0‘a I7. 1= U a! = 4 TENANT IMPF 23222 33320(0 2(P+R LANDSCAPI �a.K� cadaa-(o+ri ■ _ O 1V `\ _ T.0 FIN. GRADE 17.65M rLr.L w AS,� ' J V�pIA 161IX. I� ICE Ir _'. Z �'.'/o ... dv$ •III�IC GI.1,5.7 N I 1p,, ll LAAM•l . euLe 8t f ,... 5 EST (.7-.) I-'�j�,1 v'/ 9'J • it '. ...(,ere., I I II iI 4Lc III �•. 1L zz 1j : T reetcAL 1 S 1 eau-oaT 15 `9 t r E-�. I 'LG� 'I ■ 1 `y Yi ORETAIN. ALL 1629m TH, 5 ' ' R ri I 4T0.'eE i1 .• TA.-.Ij._ U /' IIS . Y ,I �ilf I VVV ,'f. 'I L■�I .l I, �I -ILIO -F6 J)l T -rf-1 L4•""E =- oTe•. PAe CeSeD PP «'lEc IIIA' VISITOR I6 II 11 N Nd dL � 111.1 Y -'-1.k 9N. 'rt7:1, -TP �S+ Rt tK-,,t'''?-.---.'aaP razc�a.cL A.5 y .Lo t, / �1 AS 5N -O t.%N . 1`; o-r�v rHeCAPF)_=' OT i Wyu y Q Al Z Ii, -4.- bEe-I O i! /GDLJMMdi -tTLF 'Fau- REn Ll1SEi- / Y �L P Le TAPEW65E- •l eCIi 1' t� ON6 �. N IV aJ YC ■ ����E� i tJD ThK 5• R�FR M Lt. ' K42 L•1�/ �, hLA�L.6 CO:At•ISS. •� 6(Ct 146.6.''•"1- t6E NAIL 014'x! CA¢•�,��3Ti�' /.��u 2 p/,11 1 EEW�■I' Fr. HIGH PT. . I'A1+dN f4 D) � f� i ��,,11,� ��� t DE. CS¢.c SItori 9 TkFK ET �I'. LA1ti3 ALO 14& Po' LOADING .. p V JJ,w.�, u -'D PVF'LL swiss T APLeS au:aE'0 0 SOLI WOOD FENCE 68eYC I�r p°• m Y1;\ �41Y' yy,�C� -.�; .//Or/ P'Y : qty ' '. �. -I H.0 i]- µJG47y AS-!-T'-M TG t• ZONE SA.L7--eta-1,t-s ;;�a �,mi Will Two wu 4No M+t °UA.N J �. i *►4; Vi.„ ,/$� •_., W �i ✓:v4..ge ./� .3�"i �' ¢�a 1 ,-y E2 I.s v Ar 6LAeg �I 4keBA`C REE-AeD .IPP. QO 2U _1yQ ✓_ - ■ Pw 11 . I p C F'avE:Zr .Q. M 4. �':y �� SII "Y' � L `""` m,. �FFeEv >�va Dl,acc ,va I C2O5$ OQ 4:0GD VE NUL 1\ �ry�I I� I�It , I •I ��� )Y �� IFIL �T� ilr �s T- II W nc�(f� 6 q J �Ai��rwr {ilk'! sd AL "-' H� S } •.. 4t .1.-6a V�� y3 p.S116� .,...el . y �i[�D°'.�'oiI�j�)1�?>L�.9���� I-�%i14u-�'-`'S I '��%�iQ:����i -a � ��.r a9w `���J`� a ✓ �L�• 4 4 i �t mmc �a�ia.V��1 i�'ZG � �affsl i � +iii - CIVC7 t/ �r►`�` ,; Op Ds: sw-. ®°�pw � e7.4k till \l‘le=1.006111MAri�,�',-atBG:{�AN�I.T Hi I � d S � R%r.0 ct7st oN - I..ao TA "-LL a.,.v F.s SITE PLAN Ir�� , Q. .._ �_ ~ Y Ae -_�_ " "r '.4L q Plent List-Cvrruaca°Nr rnen•N.rb.ol DOGWOOD AVE - 1'+"l -- - - -- ' g 2�� SCALE:1/8':1'-0' I� E_ S ba qt.= qt.= 6tla tlfl Name Common Noma SW Conti &P°u:9 oft,. wn 1�\. lb LACK FLP{- 6 lv.. E A N 0� AP -1g:. il6,i-vih®M. c� u° _ GolAu 2: Ah 4U44C� t v u.u.-.w.wr w '.cauwecrau.�.mr e•-.-. wss -..wo. • , h v�'%+t1: /'/' • - Ue 9RP Yt h• °'°"°.I 'nl .oCRBf.7ff f� IaeCon9^Y`. P :A'LL IACATloLL IDeTAu."• MUNtcI �AL ... - •• , ems.. ww w....ay fi7H Er--im. ,'�V��� 'ftEVIGIOCI �jTh-9 2 11'1' 6.. G.. of ut.u: tKt h ,6 P1 _ N.o:1C L.y�la efR ApQRo VPL AGNO r �wN•ww w.•e.w,•Ko m..ol :.�u. ti.tww:m Oi"" vw•vw'' E F1brP :rga at�,ly, cr PP FlWorvYm , .1 N`t s 1 mti SH ciec,� _ "(.I.. °n Aw cf P du / J[a S.1>.-411iit,. . 44ThNDAROS F �°w.- U.'.I .' F G7 �����we1M: u .r.�rw::�w�aK. �i�.. aus oM WM®wlepl°n ehd ooNNo w on o:No� 4 oWa No6.: ll)�egi1 N �S'QR 4° TI ATE A VEu6 Neo��rrN 'H� -fJd L r m4x i Laurvoi.n+s 5 -1 - 9e5ltCN Ar -Lo C�LI9TEYV GT1011. h+ ,,,..„,....,,,,.,,,..,,„,,,,,..,........m. Wr .mw a+..ki /......A...,................ wM.''�. �','r Ik {T[�.k s�rr.n� uTaFetl�.- 3tl' Aiufv4E5rEv n + _w.- 't rua..+. xwn. .�" I ...rwn.2.',===7:"""=- ,, - �c¢.onft rW is 19J. uime -. o 5EE -DCTA.L N r6 -1- "., rwd w.ww �• �- yy • /\ GL�itHSN r T'H-r �F�Fn --fa r:eels].4ht %i.X,..4 .w1 5 n 4-5'O•e. - I.•2- THt6 5E -l: .. JL ,� ^e a l=� y -- cF'B cur Lei-- --- '� �. a IW.... Tr)F°•µ�Ja'�t�Klwr u (1 1t o T��tuL p t- / o ry . . •r .m...u...wre.e. ww. �M - - Y e ,. • Iyr '�. nvs D o 11, .nro a- r a. mNeu - -..�: ori 3to0 rl+am Pa - o .tom..: I PJ N4 N_ L:L - - •l 5 DES; ot Nl Muir 2% - NARYLEERASGFFB �a4�JAg8CdP6 AT, . Y4, Ho. "✓ y `' T L .. �, N\kP� 14 we - 5'fRgEr Ttt F Svc [hnoN.. frtEvwl vYwmmw.wvw:Ym+,.w mw... • (....,,,,,........-t-�f:'Ih) . - _ O,opa THRO-our G ET' -. ;: �«y 563 oF6kYA tM'75Ylltli t�'vp O 9oo um moll Po minimum 90 III Mara... Ttlepl:ovl[6M1S9W i .-TCG2.-69.* 1D TP 'CT Kc.E 2,2 5tgaa 6 u L .0 .(. _ alld Mil M, n e° Tan Mlln M• h IhT k -; t1�'1� - o Loo /���/ k, - �_ ram Y Cn TA E6oil � 1r{1- MII P 4 d vo Lvu1 �f 20/y wo tlo+`.*strp °I "- 'J T1. gtfB ` L'l4HT CTLEDtio119'LAaL H \ Ti J 9aL ci= PI.G t+T LIS. ._ fw(N2-i C T uo V.Act,a-r''N��. 23 Y9CAw 4M. Q_�o 4o Pa0.rµ- v.No.996✓, C Oo9M9K.uY 9 District of Maple Rldge Swat Tree Promise In Naw Dv eiapmens NOTEThe Professional referred to Inlets dowmantshall bo oneaft efall wlnt Certified Arborlm, Garaged tandsope Technician, or tandwa po Architect 1 Street Tree Plana am other tenting tong with bng plan to0-teeming • porbneat • 2. Street Tree Mono eh reviewed by the Planning Deparlmant Starke (Idl Szaoteld and mtumm to theEngmeoing Deparwentfor revision or acceptance. 3. Refundable Samatim are token bythe Englnmdne Department on a perboe bode. • 4. Mon ewe ere about W bo InSalled, ma Pmfeesbnl to be mmaamd'w Inspect nurseryMe before de1Mry, Or on dte otter delivery. Anythingthn does n ma®tohhkt Maple Rlge amndaMO will net beaavowd. 5. as IMlegM and Mo Prefeeslonal completes the Schadub C Installadan Neva w 1 low of Inmllatn. Thle Inspection bolo Is env deficiencies In numbere.boo Osmond pincement beatdu agreed to on original plan th drawl g). as planting meets the-OCNA and DMR be attached wttn changes iln6 specification ro uIremenm. Nater the ' ea wanted' draweeMUST be wbmmud N ardor for the Obmctte mwtho tow Inventory. Thio Review Is submitted n Department Planning Depanent ANodstlQull ltenvwho completes the Schedule D Intl ran wronwmw te that Duals beginning of the one year maawmance pled. ITS Cwunmw b sant t0 the Doveloperand a copy kept on Lila M Planning. a. Alter the one year da Schedule EAnod Sold Rpeiew along ten the copyfa r Mo ScheduleProfessional Stem) elnd la cosy of the arlywl.wrt tree pl withland' details Seise have bean changer (ram ma Schedule CPbn), ThIS roa s Indicates that ell Iran matchmo Inttbon Cattails and that ell tees that wore Metalled ore awe and healthy. or have bean replaced. a dn�ull otakoa and other wppoum have been ramwa m 'a Eta Review and plantar plan ore subMwd to the Harmine Deparim ant Amorkt (Gall Snmmkl who completes the Schedule F Fad Paragons for the ale 7. been held for The Flrel eet trosmm MiInIortion el erthe release re the thu,aurin may be nes bask four otn additional year of maintenance If reps. A lacement Imes were required. A rap/ of caro Corona b kept on Ma and yen to the Developer. 1 Genesi 11 StroctTree p0ntlng Reoulremant - - Streettreeplantinglas requiremont ofsubdIvlobn and dwebpmemMMMobgof ISM In Zones Identified InSchedule'A' M Maple Ridge SubdlWdon and ClevalopmentservicIng Dy law No. 41100-1983. Theoubdlvblon ordevolopmontsaMdeg of land. dentiflad In pare., otteettivo and Mardi etrentbyes In occor developers these p-elmewon. Tho DeveloperF ason r provide athe rendoble deposit -tote t e munmipaliy /or the cost to Install, Inspect and maintain etmw Inontowlmthesesped:Satoa • 20. Dandled All plant materialshall be d ped health end Ngarwit noWlbbwpa ofduoes,heat - • o• mgPnoratherobledlonmedallgummenm. Myna era to wmepeclad bya or Paneled IandaceeeTmlmIdan before planting The Developer of land ae• dnnmbn(48F]40uded 0 pr'arm desed f ryannfor dmwthw mm�ahe noSat Metres mates DIstactof Maple Rem apednmon,encloses the trees are corning -from 2.7. -Mulch WWI be25mm diameter and minus Douglas Ar or Hemlock bark {IJpeend finest reed" chunks uad endw�rk brown In colour, lona � all sagStoma, roam, weed Beads and apart end dewerthanl9 cm. (then) an mu applied [migrates treeassMnnwbe j mMmntm bean Cone tcOon' - 31 Ingtellaon All Inmoton shell comply with BCwrWBgtA landscape stndatda.latest odmon. 32 Timis Of Planting 1. Mantas cantons. Plantes In Ironer ground work la to be completed awing normal mnUng masons as d with m a From root boll la not opvpable paMnglana be permitted awing extremely hot, dry weather, or Veen rein has accum lated In the tree pit All necessityupremuons when be taken nw pro theplant 2. camMaonplem materiel hem w eoregof <tsmnn deve�awing bo pmentushell not be male] out until building combustion laominimum m%compute. _ ti i3.3. Lo fon of Planting - Saoet tete awg be lotted MNtn to road JSn of way In the separated boulevard. Where oulevah width lass then tlA metre t etrees maybe located Simeon Ow popes IMe and the hock or Wd s. Iha curb. Acumlmw numbers. spacing end location wevoryaceording sating.heandmens and spades selected. lomuars shall be staked by the laMacapeachnoWVDealSero1 oe o ngto the pions submitted to momwndpallb. The Developer shall ouest° reviewer the stake laonaana* bathe Laandscope/PbnneeTedrdan pdarw pbnune Minor aMmJone In Swam can be calm obstructions myths Developer if aro encountered. ... ad. Obstructions moulded' maks(staraon tettewantlMaanwo to be reported Mice Landscape/Planning . Technician tar renoluVon.(604-067.T489) - 3. Preparation a/MintingArea "Mearte In Mach Tristram orate be planted meatbe Properly prepared Mth a minimum cm depthof wauyteIn atmm uostep pat least mnmreWidth. mine wnmarulthempareted boulevard.jar ton d. Thevubgredeofthe plonuMawpmeet bepanlomn, 3.5 r Tree plantngpomduroe All trots shell be planted m per5chedulo Ono unless otherNe noted. - a) Ali plarmngplmchould be dM by hand wth coreasuedwwmd 'antes my o prosnail be posed datete°Miro root brill and elm nn addmonl 30 a enough to accommodate h on of loosened naw toll Gond the Inserted motet. If present tiptop 1/3 nee the burlap shall belated backlog who hent back below sed levet at nm b) es trees • to uncal to nmtlahgorroot h focitGeoll mdingU'mpngreoMllet' solitrom the Wee at - oobvious. Plom of the depth where the flmt root found blot below call val. al The plantingpidot t ll be back Paravlo native surrounding na ounding,tamped" and watered n layette secure the tree and eliminate alrpocMts. Rofertotho O.GN.TA Standards for procedures when plantlngtreee Sown In eantalnesand wire baskets. • S o Upon Jn L flea thetas unable wmMi aobis are tobesewroysmked por e) Trams bo weather. All es required to ensure that nabnmmtT aaoe trees • deg n Alc sot =hand depbdmn w removed from Ow ate on compleowaf denting S altar 2]es)Thontingaonon ba mulched with epeded orkman e..on nen than not ba peed atm bane ofthabee trunk, and alwll be not be mon men 25 an (S ind I in depth. 34 Mont Mvintonance ine Doabparb responvmle luridbwing the eats bbohmentmsnenence procedure's naceirote mottle all Yeas In ler minimum one specified in the BWBOPTA landscape serend.nOnce lremVeuonIs ompba, theme portllaubmlta eaSchedule( P�co) b%cndingiw mWd: Street lehboooibMainwTechnician. This _ Schedule e m mmdud by. Cad PIXeabnl. The mdnlwuala pnad shell be in upon Issuance of ted awet the Haneng earnests (Schedule DI byes DrNonmentalTmddan. Mf Inlanance wvkkdl Include but not be Salted te Watering Weeding Prunleit Repairer replacement&vandallmdboas Trwawnttoco. ddisease and pest Remand otbeedaWMmetedale atthe end ofDe wawny period Tho Municipality maenemedpnw extendmw Dwolopors melntomnw rmponsIMlly loran additional year V, ofine end arta Initial pedal, loaf dewlap ant trouts or eeml dew b notoumtlnt m enwue traversing S.T Warrent' _ 1 All ams shall be warranted against lav for one full par from the start of be maintenance mdod. The meimen Dovoloper period. de a written Warrants lathe Municipality, at the cart 3.8 Replacements • 1 Dudngthe wawny period, the Developer and replace ell trues that do, ars damaged ed,orhave failed o grow nolactny w determined by the dad 2 AU renems s gill b with trees m to came species. vadat, and elm ea the pynl 3. Thwnb on replacement trees shall extend tor a Peale equal to ate anginal wemMY pedod. 4. me• mmcoppurlednmvnb mlybya�mmed Pr lesi, tom EE ,onendidvraa A Final Inpudon Cortnmle (Schedule F) will bo. Swat Iroln.Rreljldrictand dw. wmwndableaarlytormwd eSTreswill be returned. • - SCHEDULE'S' . • Street Tfoo. Planting Dotnll woes m tomer roma maw . WC•04•S 11104. PLO! IWW4AL, RCP WW1. talOn12 Al tea rise Awes .-74 IRESSMI rove awn 10 at solto-rmaa *Maim/pal raw,. aro worr FORUM 14 scvsm• karzot vow sew Klat w IDIOM •01.011I k 21.011 Ott 10 owe acretow w so erowx est VIZEIL etifflICK13 Ibl.SIMIIIMP) ft Mal 111M0 DO SOT rewaemrz NAIR( sssa% sewn Np c n10 1# MODS CV Mt 'WNW Mt AU IMXPICAPAILAIM et 1.00111C01.10 MOW, rose IOWA Pah; IM PUS DOM niON pt-401•KI. 4) Myra WIROOLO BaRgiat MW nog wee ts-ress TREE PLANTING DETAIL TREE PLANTING DETAIL- 3.1 ETAIL Ftso po9e - c.rtort of pa ...P.0 4,5 ='w I -K Ck.-E Ci.) CEL p'>S.$Q- At voct LA5oCD y.As e. SEEP •— p.CRF-t+d l ora RiA,wt a J� a�,' b _.:mgr res tEnAGGAfHu 042 zo t7 ,si REET TEE 9? ectFIGA to.a. . 411. MAPLE R11)0E 9Mri.liruu�m.r urrn Kaci_ District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 12, 2014 and Members of Council FILE NO: 2012 -069 -DP FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Intensive Residential Development Permit 24106 102 Avenue EXECUTIVE SUMMARY: An Intensive Residential Development Permit application has been received for the subject site located at 24106 102 Avenue for three R-3 (Special Amenity Residential District) zoned lots. The site is located within the Albion Area plan and has a land use designation of Medium Density Residential. The Intensive Residential Development Permit provides a greater emphasis on high standards in aesthetics and quality of the built environment, with the intent to provide an environment that is safe, attractive, people -friendly. Council granted first reading for Maple Ridge Zone Amending Bylaw No. 6816-2011 on May 10, 2011. Council granted first and second reading for Maple Ridge Official Community Plan Amending Bylaw No. 6960-2012 and second reading for Maple Ridge Zone Amending Bylaw No. 6816-2011 on April 23, 2013. This application was presented at Public Hearing on May 21, 2013, and Council granted third reading on May 28, 2013. Council will be considering final reading for rezoning application 2011-034-RZ on May 27, 2014. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2012 -069 -DP respecting property located at 24106 102 Avenue. DISCUSSION: a) Background Context: Applicant: Owner: Winfield Koehler Stephen and Jennifer Koehler Legal Description: Lot: B (BN161831), Section: 3, Township: 12, NW DP: 19526 OCP: Zoning: Existing: Medium Density Residential and Conservation Existing: Proposed: RS -3 (One Family Rural Residential) R-3 (Special Amenity Residential District) 1112 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: b) Project Description: Single Family Residential R-3 (Special Amenity Residential District) Medium Density Residential Single Family Residential R-3 (Special Amenity Residential District) Medium Density Residential Single Family Residential RS -3 (One Family Rural Residential) Medium Density Residential and Conservation Single Family Residential RS -3 (One Family Rural Residential) Medium Density Residential and Conservation Single Family Residential Single Family Residential 0.321 ha (0.79 acre) 102 Avenue Urban Standard The applicant proposes to rezone the subject site from RS -3 (One Family Rural Residential) to R-3 (Special Amenity Residential District) to permit future subdivision into three single-family lots. The existing home will be retained and will continue to be accessed from 102 Avenue. Two lots will also be created on the south portion of the subject site and will be accessed from 101A Avenue. Mainstone Creek runs through the middle of the subject site, and the remaining central portion of the site will therefore be dedicated for conservation purposes. A conservation boundary adjustment will be required for this application. c) Planning Analysis: An Intensive Residential Development Permit is required for all new Intensive Residential developments with R-3 (Special Amenity Residential District) zoning. The Section 8.8 Intensive Residential Development Permit Area Guidelines of the Official Community Plan aim to provide a greater emphasis on high standards in aesthetics, with the intent to provide an environment that is safe, attractive, people -friendly and environmentally responsive. The existing single-family home that will be retained will be subject to this Intensive Residential Development Permit when a new building is constructed in its place. The key guidelines for the development permit area are as follows: 1. Neighbourhood cohesiveness and connectivity should be maintained through the design of varied yet compatible buildings, in materials used and in architectural styles, in landscapes and in recreational areas, and by facilitating a range of transportation choices. The proposed building design elements, materials and colour schemes will be varied, yet will compliment the style of homes on 102 Avenue, Apnaut Street, and 101A Avenue. -2- 2. A vibrant street presence is to be maintained through a variety of housing styles, by maintaining street parking and by directing garage structures and off-street parking to the rear of a property accessible by a lane. Due to the location of the Mainstone Creek on the subject property, the proposed lots will not be accessed via a rear lane. The design of each building on 101 A Avenue will be varied to minimize repetition and ensure cohesiveness with existing homes. CONCLUSION: This proposal conforms to the OCP's Albion Area Plan, the Intensive Residential Development Permit Guidelines, and the neighbourhood's existing lot and road pattern. it is therefore recommended that the Corporate Officer be authorized to sign and seal Intensive Residential Development Permit 2012- 069 -DP respecting property located at 24106 102 Avenue. "Original signed by Amelia Bowden" Prepared by: Amelia Bowden Planning Technician "Original signed by Charles R. Goddard" for 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 - Building Elevations Appendix C - Subdivision Plan -3- APPENDIX A 28 29 30 31 M"5y 20191817161514161718192021 Q 222324252619; CD M r� LC) CO CO cri10255 37 CO)r O M rn N M N N M M w M `4,-' r M 2 r O lf) O °) O °) ti' �� N N �� N N/ N10251 \ M / LMP 48057 Tr N N Tr N N Tr N Tr N Tr N .4- cm Tr N Tr N Tr N .7r N N/ N \ N N ��Tr N N N N 1 102 A AVE. 102 A AVE. co CO O 5 5 25242`�322212o LMP CO O O 48057 N CO o O N o co ti O CO CO o 1918 TN 0) Or / u)/ N co 0 1- N \ N 0 T 0 g CO 0 4L CO 0 O r Q P N r r 7 1757 Tr - r 3 CO r 9101115 CO - O N N N r CO N r N �CP O Cr) r N31211 M r 3139 00 M r N 't r- 10 J O LO r . LO r CO r % N CO r 6� CO O :Tr CO ti CT- 1�' 2E N 24049 � 240 57 •_ �g 5 La co 0 N 240 73 CD 240 75 N 240 83 co 4 O co.r CV/ 5 r 0 \N 24103 0) r �, 0 N 24107 co °, O N 81 r r N 24113"H 24115 N 131415 1.- I.- r r N CA r r N r N N 24123 ; 24125 —1 24129 —.� P 3139` co 2 CO N / BCP 3139 LO Lf) \ N 4 r` CO N 24177 — L BCP 1010 CV Tr 0 Tr Subject Property in 0 co 0 0 co 0 o o 0 N k )526) N 11 N 12 N 13 P N 14 P ARK PARK N 15 BCP N B (P 19526) 20970 N *PP004 A (P 19526) Cy 21 P19526 24177 24183 N 113 BCP 20 970 � 29 101AAVE. 25 10159 10150 2 0153 - 10150 T 0 28 o 30 10152 \ 35 10151 / 36 O CO ca 00 10151 Q p 10152 101428 01431 N� 0140 24 o_ 27 z a 10142 o 31 N 10141 34 10146 7� N 24 N 23 ; (� 10141 a 19 N0136 20 10135 10130 23 10137 26 10138 0 32 10131 33 3101 38 8N 21 o 1013 / \ / \ ) J HAWKINS AVE. 39 d 1013040 r 200_ 1012 Q / 55,_,54 v r 52 o v , 10122 191I1 10118 ,- N M v `Or) 410113 N 41 1011 10117 10116 10118 "50 "49 N48 N47 N N45 10106 ti 53 51 46 43 42 18 1010 A 10111 10110. BCP 28 011 10107 10108 B d 10102 m C 100 97 56 100 98 51 LMP N 50 53684 46 44 100 95 43 100 96 100 17 M49 .48 u,47 r aa gQ co 55 52 N r CO . 10085 10086 L\, I\i Scale: 1:1,500 Cite•._.fl Pitt Mea.�ows __ `*� "�► j 24106-102 Ave I Ili 0 y. fYf I ��3 I M �yn CORPORATION OF THE DISTRICT OF `_� lk°' II 6 -� �� YCf}'W`� ��, v�,,-+_ LI y •'"'� 0 MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT 7 District of •; iim � �, �y, \N.Mw ���. ' Langley \ :,a �] 7 —=- ----12-- - - ,. DATE: Apr 16, 2013 2011 -034 -DP BY: JV fRAS ER -. APPENDIX B Al 11 .ii11II 111 1IIIIi. 11/1/1111 11 11111Il1.. ii '11111111 II .IIIIIIIIIIIIIIIIIh. 1 A. X1111 II 11111. 44111111111111111111111111111.. — ,.11111111 111111111. '111111111113111111111111b. - - .11IIIii.I11 II 11uim111■I►. X111■11111r11111111111r1.. 4'6x3'6 1 �1:1:i� igamlaok �yuuore i �r�:. rzr. ami AIN111■Il111v ./h /11111■1111'"— -AIli11111►\ 111111I.IIi .11111111111111111 IIII1111uI►' wow IN :El :I■= 0== Cv. 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DI. .1_ . ..I$..._.,s.. 1 111111 111111111.111. •1111111110101111110 110 1111141, • le Mil 1011111.1 IIIMIII II 9 111.9•11 "II IIIIIIIIb .11•Iiillilli•• II 1 Dille tell. •111/1.. •.1111.. ..110.1.•...111..11.111.1. r •I. /..r ^...1..11....1..1..1... 1111. •1111ON, •11011111111111111111111111.11111111111. 11 •. •..1... •.•1.110/10Nr.Ir.,..1. f1. •H.►.r •...,..1..,..1..,.0,... 1.11. •1111111. •.11t 111110 x111111111. 11111• 1■0111.• •.. 101. •• •■.11111. 11..1.11..Ir.1. 111....111..1■. •1..11 ..1111.1111•1111•.1•• 111101111•1•11 Ott! i� 11i��i.• •i i� •111.,11111111111111111111 .11.,..,.1 •10115110.:YT4605..01-. I*.."."11.11111■.I■1 11..I./ 1..1. 01.01•. 1.. 1..•I ■IS St •• �IIIIIF-T7 00 hi�filililii�1011� DD D0 MOM WI get Nor i110' 041.71 EMI .- SUBDIVISION PLAN OF LOT B (BN 161831) SECTION 3 TOWNSHIP 12 NEW WESTMINSTER DISTRICT PLAN 19526 SCO 92G.018 APPENDIX C 0 5 10 15 20 SCALE 1 : 250 DISTANCES ARE METRIC 51 05' 52 53 28.550 7 817.5 m2 „103 x104 #24106 90° 0523" 22 66 =5.967 gIN 05 65 81° • 9 6 OF 07 2 P` 0 L_/ /r, A /• F -(I\/ 1 /'� L J . v I r -1I A L LJI l 2 A '> A jS al I I ll l/ I / A /\ .'- /\ /\ I LA' /Yl I L_/ ID v I t/ 1/4../ Z. \/ —' N 58 15.067 63x N N 13.515 ,00 Nh N LI) 10‹. 3.00 1 3.10 0.1�� Lc) J 112 113 "114 15 18 117 116 PARK 1647.4 90° 1.3.000 O N m2 2 N od 122 d' 05' 33" .54 62 74 000 L 5713.000 56 x I 05' N in n L 00 IND N N 14.000 55 DRAFT JUNE 11, 2072 BUTLER SUNDVICK E 4 — 19089 94th Ave Surrey, BC V4N 3S4 www. b u tl ersu n dvi ck. ca Tel. 604-513-9611 File: 4215 Dwg: 4215-1(Layout)TAB British Columbia Deep Roots Greater Heights TO: District of Maple Ridge His Worship Mayor Ernie Daykin and Members of Council FROM: Chief Administrative Officer SUBJECT: MEETING DATE: FILE NO: MEETING: May 12, 2014 11-5255-70-074 C of W Award of Contract (Reference No. ITT-EN14-24; Project No. 11-5255-70-074) Seismic Retrofit of Water Reservoirs located off 256 Street EXECUTIVE SUMMARY: The District retained Earth Tech Canada Inc. (now AECOM Canada, Ltd.) to undertake a vulnerability assessment study for the District's water, sanitary and drainage infrastructure. The report "Vulnerability Assessment for the District's Water, Sanitary and Drainage Infrastructure", dated October 2007, identifies the water reservoirs located off 256 Street as being in the top 20 most vulnerable infrastructure assets. Following up on that report, the District retained AECOM to carry out a detailed design for seismic retrofit of the two reservoirs in accordance with the current seismic standards. The work generally consists of constructing bolted steel frames encompassing the two reservoirs, touch-up paint of new attachments inside the reservoirs, retrofitting of foundation for one of the reservoirs, cleaning, and commissioning of the reservoirs. The project was tendered on March 27, 2014 and closed on April 17, 2014. Four tenders were received and the lowest compliant bid was submitted by Bryco Products Inc. at $376,169.00 (excluding taxes). Staff have reviewed the tenders and recommend that the project proceed, with additional funding to supplement the original budget. The original project budget of $250,000 was based upon a preliminary estimate from the consultant in the original assessment study. Upon completion of the detailed design and subsequent tender, it was determined that additional funding from the Water Utility Fund is required. It is recommended that the contract be awarded to Bryco Product Inc. for the value of $376,169 (excluding taxes). Council approval to award the contract is required for the work to proceed. RECOMMENDATION: THAT Contract ITT-EN14-24, Seismic Retrofit of Water Reservoirs located off 256 Street, be awarded to Bryco Products Inc. in the amount of $376,169 excluding taxes; and THAT the Financial Plan be amended as outlined in the May 12, 2014 staff report; and further THAT the Corporate Officer be authorized to execute the contract. 1113 DISCUSSION: a) Background Context: The District of Maple Ridge owns two steel water reservoirs located off 256 Street, which were built to store and distribute drinking water to residents living in the east end of Maple Ridge. The two reservoirs are located approximately 30m apart on the same parcel of land. The older reservoir was built in 1990 while the newer one was built in 2004. Both reservoirs were not designed to the current seismic code requirements, which were updated in 2012. In the Earth Tech Canada Inc. (now AECOM Canada, Ltd.) report "Vulnerability Assessment for the District's Water, Sanitary and Drainage Infrastructure", dated October 2007, the water reservoirs were rated in the top 20 most vulnerable infrastructure assets. In order to upgrade the two water reservoirs to withstand seismic events, the District retained AECOM to carry out a detailed design for seismic retrofit of the two reservoirs in accordance with the current seismic standards. The work generally consists of constructing bolted steel frames encompassing the two reservoirs, touch-up paint of new attachment inside the reservoirs, retrofitting of reservoir foundation for one reservoir, cleaning, and commissioning of the reservoirs. Tender results The project was tendered on March 27, 2014 and closed on April 17, 2014. Four tenders were received and opened in public. The compliant tender prices are listed below, from lowest to highest price (excluding taxes). Bryco Products Inc. TKL Construction Management Ltd. Kingston Construction Ltd. Tendered Price $376,169.00 $432,700.00 $531,849.00 Staff have reviewed the tenders received and recommend the award to Bryco Products Inc., who submitted the lowest compliant bid of $376,169.00 excluding taxes. A bid from STT Enviro Group was determined to be non-compliant. b) Desired Outcome: Council approval to award the contract, in order to provide the necessary upgrading of the infrastructure. c) Strategic Alignment: The Corporate Strategic Plan has directed staff to manage municipal infrastructure through infrastructure plans. The plan to upgrade this system has been developed and it is now appropriate to complete the construction. d) Citizens/Customer Implications: The project will improve the safety of the water distribution in the area. Construction will commence soon after the project is awarded. e) Interdepartmental Implications: The Engineering Department, in developing this project has worked with the Operations Department. f) Business Plan/Financial Implications: The original project budget was established at $250,000 as a result of the 2009 structural integrity review undertaken by AECOM. Through the detailed design and subsequent tender, the actual cost of the seismic retrofit was determined to be $376,169 (excluding taxes), resulting in a shortfall in funding. The current remaining budget is $173,943, resulting in a shortfall of $202,226 which will be made up from the Water Utility Fund. CONCLUSIONS: The tender price of $376,169.00 excluding taxes, by Bryco Products Inc. for Seismic Retrofit of Water Reservoirs located off 256 Street project is the lowest compliant tendered price. Council approval to award the contract in the amount of $376,169.00 to Bryco Products Inc. is recommended. "Original signed by Jeff Boehmer" "Original signed by Trevor Thompson" Submitted by: Jeff Boehmer, PEng. Financial Trevor Thompson, CGA Manager of Design & Construction Concurrence: Manager of Financial Planning "Original signed by David Pollock" Reviewed by: David Pollock, PEng. Municipal Engineer "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, PEng. GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer MAPLE RIDGE Brit rah Columbia District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 12, 2014 and Members of Council FILE NO: 11-5255-40-099 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Award of Contract ITT-EN14-28: 240 Street Drainage Improvements (Mainstone Creek) EXECUTIVE SUMMARY: The 240 Street Drainage and Road Improvements Project from 101A Avenue to 104 Avenue is in the District's approved Capital Plan as a multi-year, phased project. The project objectives are to improve multi -modal transportation for the corridor by providing improvements to pedestrian and cycling facilities. This phase of the work generally consists of Mainstone Creek ditch infill to accommodate road widening on the east side of 240 Street, a bike lane and asphalt widening with barrier delineation to provide a temporary sidewalk facility. The 240 Street Road and Drainage Improvements from 101A Avenue to 104 Avenue was divided into two phases due to Fisheries window constraints: Phase 1, ditch infill of Mainstone Creek from 101A Avenue to 115m north of 102 Avenue will be constructed in this year's Fisheries window (August 1 to September 15); Phase 2, road improvements on the east side of 240 Street from 101A Avenue to 104 Avenue will be completed in spring of 2015. The estimated construction duration for Phase 1 is approximately 8 weeks, starting the last week of July and the in -stream works from August 1 to September 15. It is anticipated that single lane alternating traffic will be maintained on 240 Street during working hours, and two lanes will be maintained after working hours. The Phase 1 contract was tendered on April 14, 2014 and closed on May 6, 2014. The lowest acceptable tender bid by Jakes Construction Ltd. is $1,151,510.00 excluding taxes. There are sufficient funds in LTC 1790, 8310 and 2827 to complete this phase of the project. There is an environmental compensation component for this project which will be going to tender in May. Council approval to award the contract is required for the work to proceed. RECOMMENDATION: THAT Contract ITT-EN14-28, 240 Street Drainage Improvements (Mainstone Creek), be awarded to Jakes Construction Ltd. in the amount of $1,151,510.00 excluding taxes; and THAT the Corporate Officer be authorized to execute the contract. 1114 DISCUSSION: a) Background Context: The 240 Street Drainage and Road Improvements from 101A Avenue to 104 Avenue are in the District's approved Capital Plan as a multi-year, phased project. The project objectives are to improve multi -modal transportation for the corridor by providing improvements to pedestrian and cycling facilities. The ultimate cross section on 240 Street from 101A Avenue to 104 Avenue will accommodate 4 lanes, bike lanes, concrete curb and gutter, concrete sidewalk and will match the existing cross section south of 101A Avenue. Road dedications on some of the adjoining properties will still be required for the ultimate 4 lanes from 101A Avenue to 104 Avenue. The first of two phases of the project include the road and drainage improvements on the east side of 240 Street only. Due to subdivision potential along 240 Street, the work generally consists of Mainstone Creek ditch infill to accommodate road widening on the east side of 240 Street, a bike lane and asphalt widening to be used temporarily as a sidewalk. These works will improve the sidewalk connectivity on 240 Street and the traffic volume capacity at the intersections of 102 Avenue and 104 Avenue. The 240 Street Road and Drainage Improvements from 101A Avenue to 104 Avenue was divided into two phases due to Fisheries window constraints: Phase 1, drainage works or ditch infill of Mainstone Creek from 101A Avenue to 115m north of 102 Avenue will be constructed in the 2014 Fisheries window (August 1 to September 15); Phase 2, road improvements including widening on the east side of 240 Street from 101A Avenue to 104 Avenue will proceed upon completion of the ditch infill of Mainstone Creek and is anticipated to be completed in the spring of 2015. Tender Evaluation: The contract for the 240 Street Drainage Improvements (Mainstone Creek) was tendered on April 14, 2014. The tender closed on May 6, 2014 and twelve compliant tenders were received ranging from $1,151,510.00 to $1,874,045.00, excluding taxes. The following tenders received are listed in order from lowest to highest price: Jakes Construction Ltd. Kan -Arm Contracting Ltd. Ped re Contracting Ltd. Triahn Enterprises Ltd. Richco Contracting Ltd. B & B Contracting (2012) Ltd. Sandpiper Contracting Ltd. BC Hall Constructors Corp. Mission Contractors Ltd. Double M Excavating Ltd. Hyland Excavating Ltd. Jacob Bros. Construction Ltd. Tender Price (excluding taxes) $ 1,151,510.00 $ 1,167,566.82 $ 1,198,128.00 $ 1,311,595.00 $ 1,328.881.00 $ 1,356,600.00 $ 1,371,583.40 $ 1,399,829.00 $ 1,469,631.91 $ 1,541,264.02 $ 1,682,994.00 $ 1,874,045.00 Staff have confirmed that the Jakes Construction Ltd. tender is compliant with tender requirements and the contractor is suitably qualified for the works. b) Desired Outcome: Council approval to award the contract for the 240 Street Drainage Improvements (Mainstone Creek) project to Jakes Construction Ltd. c) Strategic Alignment: The 240 Street Road and Drainage Improvements supports the following key strategies identified in the District's Strategic Plan: • Maintain and enhance a multi -modal transportation system within Maple Ridge; • Provide citizens with safe, efficient alternatives for the movement of individuals and goods; • Promote alternative modes (pedestrian, bike, public transit) of travel to reduce reliance on the automobile. d) Citizen/Customer Implications: The estimated construction duration for Phase 1 is approximately 8 weeks, starting the last week of July with the in -stream works being undertaken from August 1 to September 15. The Contractor is to maintain two lanes if possible, otherwise single lane alternating traffic must be maintained at all times during construction and flag persons shall be in attendance during working hours. It is encouraged to do the single lane alternating traffic on 240 Street from 9:OOam to 3:OOpm only. Two-lane traffic must be maintained after working hours. e) Interdepartmental Implications: The Operations, Planning and Environmental Departments have provided input to the design. f) Business Plan/Financial Implications: There are sufficient funds in LTC 1790, 8310 and 2827 to complete the project. CONCLUSIONS: The tender price of $1,151,510.00 excluding taxes by Jakes Construction Ltd. for the 240 Street Drainage Improvements (Mainstone Creek) is the lowest compliant tendered price. It is recommended that Council approve the award of the contract to Jakes Construction Ltd. "Original signed by Jeff Boehmer" "Original signed by Trevor Thompson" Submitted by: Jeff Boehmer, PEng. Financial Trevor Thompson, CGA Manager of Design and Construction Concurrence: Manager of Financial Planning "Original signed by David Pollock" Reviewed by: David Pollock, PEng. Municipal Engineer "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, PEng. General Manager: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer 4I MAPLE RIDGE British Columbia Deep Roots Greater Heights TO: District of Maple Ridge His Worship Mayor Ernie Daykin DATE: May 12, 2014 and Members of Council Committee of the Whole FROM: Chief Administrative Officer SUBJECT: Disbursements for the month ended April 30, 2014 EXECUTIVE SUMMARY: The disbursements summary for the past period is attached for information. All voucher payments are approved by the Mayor or Acting Mayor and a Finance Manager. Council authorizes the disbursements listing through Council resolution. Expenditure details are available by request through the Finance Department. RECOMMENDATION: That the disbursements as listed below for the month ended April 30, 2014 now be approved. GENERAL $ 8,327,956 PAYROLL $ 1,531,905 PURCHASE CARD $ 89,658 $ 9,949,519 DISCUSSION: a) Background Context: The adoption of the Five Year Consolidated Financial Plan has appropriated funds and provided authorization for expenditures to deliver municipal services. The disbursements are for expenditures that are provided in the financial plan. b) Community Communications: The citizens of Maple Ridge are informed on a routine monthly basis of financial disbursements. 1131 c) Business Plan / Financial Implications: Highlights of larger items included in Financial Plan or Council Resolution • City of Pitt Meadows - cost share 2013 $ 192,923 • Emergency Communications - dispatch levy 2nd quarter $ 245,292 • GCL Contracting & Engineering - 232 St bridge replacement $ 177,950 • G.V. Regional District - debt payment $ 2,454,101 • G.V. Water District - water consumption Jan 1 - Feb 4/14 $ 542,292 • Vector Drive Systems Inc. - 225 St pump station upgrade $ 219,647 d) Policy Implications: Approval of the disbursements by Council is in keeping with corporate governance practice. CONCLUSIONS: The disbursements for the month ended April 30, 2014 have been reviewed and are in order. Prepared by: G'Ann Rygg Accounting Clerk II Approved by: Trevor Thompson, BBA, CGA Manager of Financial Planning Approved by: Paul Gill, BBA, CGA GM - Corporate & Financial Services Concurrence: J.L. (Jim) Rule Chief Administrative Officer gmr VENDOR NAME BC Hydro BDO Canada LLP Boileau Electric & Pole Ltd CUPE Local 622 Chevron Canada Ltd City Of Pitt Meadows Columbia Bitulithic Ltd Comtech(Communication Tech)Ltd Crown Contracting Limited CSDC Systems Inc Emergency Communications ESRI Canada Limited Fitness Edge Fort Fabrication & Welding Ltd FortisBC - Natural Gas Friends In Need Food Bank GCL Contracting & Engineering Genesis Janitorial Service Ltd Greater Vanc Water District Greater Vancouver Regional Dis CORPORATION OF THE DISTRICT OF MAPLE RIDGE MONTHLY DISBURSEMENTS - APRIL 2014 DESCRIPTION OF PAYMENT Electricity 2013 Financial statement audit Maintenance: Albion Park Anderson Creek Pump Station Christmas decorations Fairgrounds Firehalls Greg Moore Youth Centre Hammond Community Centre Hammond Stadium HPS ballasts Leisure Centre Library Municipal Hall Operations Pitt Meadows Christmas parade Pitt Meadows Family Rec. Centre Pitt Meadows Heritage Hall Randy Herman Building RCMP Service conductor replacement Street lights Street light pole replacement Dues - pay periods 14/07 & 14/08 Gasoline & diesel fuel Parks & Recreation cost share 2013 Police Services cost share 2013 Emergency Operations Essential Course Roadworks material SCADA radios 122 Avenue Street lighting (216 St. to 222 St.) Amanda annual software maintenance Dispatch levy - 2nd quarter Annual software support Fitness classes & programs Additions to new recycling truck Natural gas Community grant 232 Street bridge replacement Janitorial services & supplies: Firehalls Library Municipal Hall Operations Randy Herman Building RCMP South Bonson Community Centre Water consumption Jan 1- Feb 4/14 Debt payment Water sample analysis 160 1,460 38,431 751 857 3,440 179 164 1,499 1,594 369 627 946 298 448 225 825 104 2,079 2,911 3,431 126,853 66,070 803 3,220 4,809 2,371 2,754 3,341 2,480 3,959 2,454,101 1,225 AMOUNT 118,298 37,559 60,798 23,673 75,484 193,726 20,451 23,431 29,578 65,507 245,292 65,576 16,483 19,102 24,517 15,000 177,950 22,934 542,292 2,455,326 Heidelberg Landscaping Ltd ICBC- Fleet Insurance Madrone Environmental Sery Ltd Manulife Financial Maple Ridge & PM Arts Council Maple Ridge Historical Society Maridge Properties Ltd McEachern Harris & Watkins Medical Services Plan Medisys Health Group Inc Morrison Hershfield Limited MR/PM Agricultural Association Municipal Insurance Assoc Municipal Pension Plan BC Nustadia Recreation Inc Oracle Corporation Canada Inc Pedre Contractors Ltd Pro -Line Fence Ltd Property Owners Receiver General Canada Receiver General For Canada RG Arenas (Maple Ridge) Ltd Ricoh Canada Inc Ridge Meadows Seniors Society Ridge Meadows Recycling Society Rocky Mountain Phoenix Shi Canada ULC Strohmaiers Excavating Ltd TGK Irrigation Ltd Thomas G Andison Law Corp In Trust Vector Drive Systems Inc Villagewalk Homes Ltd Warrington PCI Management Workers Compensation Board BC Young, Anderson - Barristers Disbursements In Excess $15,000 Disbursements Under $15,000 Total Payee Disbursements Payroll Purchase Cards - Payment Total Disbursements April 2014 Hammond Stadium Park Sports Field PST on new fire truck Noxious weed management strategy Employer/employee remittance Arts Centre contract payment Apr Program revenue Mar Quarterly fee for service payment Fesitival funding Security refund Security refund Employee medical & health premiums Fire Department medical exams & vaccines RCMP LMD IFIS workspace renovation Community grant Insurance deductibles Employer/employee remittance Subsidized ice purchased by P&LS on behalf of user groups Database software license & support River Road waterworks & sanitary sewer at 236 St Hammond Stadium Park Sports Field Land acquisitions - 128 Ave road dedication Third party remittance requirement Employer/Employee remittance PP14/07 & PP14/08 Ice rental Mar Additional weekend ice Photocopier quarterly contract Quarterly operating grant Monthly contract for recycling Weekly recycling Litter pickup contract Recycling station pickup Roadside waste removal Earth Day fee 2013 partnership profit/loss Fire Department extrication equipment Laptop replacements Storm sewer replacement on Donovan Ave (21500 Block) Hammond Stadium Park Sports Field Security refund 225 Street pump station upgrade Security refund Advance for Tower common costs less expenses Remittance 1st qtr 2014 Professional fees PP14/07 & PP14/08 50,867 36,915 61,099 58,102 18,396 152,763 87,782 34,898 300 35,198 15,000 20,090 37,986 23,464 72,209 15,500 17,429 370,508 68,878 28,100 51,049 50,285 301,600 16,492 759,631 3,175 59,775 56,600 109,721 376 1,910 341 47 10 62,701 GMR \\mr.corp\docs\Fin\05-Finance\1630-Accts-Payable\01-General\AP Disbursements\2014\[Monthly_Council_Report_2014.xIsx]APR'14 15,329 57,594 175,106 41,398 61,883 45,363 42,682 120,420 219,647 140,531 33,140 98,817 36,925 7,643,149 684,807 8,327,956 1,531,905 89,658 9,949,519 MAPLE RIDGE British Columbia District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: 12 -May -2014 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: C.O.W. SUBJECT: 2014 Council Expenses EXECUTIVE SUMMARY In keeping with Council's commitment to transparency in local government, the attached Schedule lists Council expenses for 2014, updated to the end of April. The expenses included on the schedule are those required to be reported in the annual Statement of Financial Information and are available on our website. RECOMMENDATION: Receive for information Discussion The expenses included in the attached schedule are those reported in the annual Statement of Financial Information (SOFI), including those incurred under Policy 3.07 "Council Training, Conferences and Association Building". The budget for Council includes the provision noted in Policy 3.07 as well as a separate budget for cell phone and iPad usage. "Original signed by Catherine Nolan" Prepared by: Catherine Nolan, CPA, CGA Manager of Accounting "Original signed by Trevor Thompson for" Approved by: Paul Gill, CPA, CGA GM, Corporate and Financial Services "Original signed by Jim Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer 1132 Schedule 1 2014 Council Expenses Month of Event Reason for expense Conferences & Seminars Community Events Mileage Memberships Business Meals Cell Phones / iPads Totals Ashlie, Cheryl January February March April May June July August September October November December Bell, Corisa January February iPad charges iPad charges RM South Asian Cultural Society -Annual Gala iPad charges Pitt Meadows Centenial Gala UBCM Conference - Whistler iPad & cell phone charges iPad & cell phone charges March iPad & cell phone charges April Cell phone charges May June July August September October November December 5.35 18.19 95.00 18.19 100.00 195.00 41.73 236.73 93.09 93.09 71.69 53.50 311.37 311.37 Daykin, Ernie January iPad & cell phone charges February BCRPA Membership iPad & cell phone charges March iPad & cell phone charges April Cell phone charges May June July August September UBCM Conference - Whistler 54.37 October November December 60.00 98.50 78.83 77.03 58.84 54.37 60.00 313.20 427.57 Month of Event Reason for expense Conferences & Seminars Community Events Mileage Memberships Business Meals Cell Phones / iPads Totals Dueck, Judy January February March April May June July August September October November December iPad charges iPad charges iPad charges UBCM Conference - Whistler Hogarth, Al January iPad charges February iPad charges March RM South Asian Cultural Society -Annual Gala iPad charges April Pitt Meadows Centenial Gala Business Excellence Awards 5.35 5.35 5.35 16.05 16.05 May June July August September UBCM Conference - Whistler 54.38 October November December Masse, Bob January iPad & cell phone charges February BC Economic Development Assoc - Ministers Dinner iPad & cell phone charges March iPad & cell phone charges Chamber of Commerce general meeting April Business Excellence Awards Cell phone charges 39.59 18.19 95.00 18.19 100.00 75.00 54.38 270.00 - - 75.97 400.35 125.00 May June July August September UBCM Conference - Whistler 54.37 October November December 32.95 75.00 55.64 89.88 222.47 50.29 179.37 107.95 418.28 705.60 Month of Event Reason for expense Conferences & Seminars Community Events Mileage Memberships Business Meals Cell Phones / iPads Totals Morden, Michael January February March April May June July August September October November December Totals iPad charges iPad charges RM South Asian Cultural Society - Annual Gala Chamber of Commerce general meeting iPad charges Pitt Meadows Centenial Gala Business Excellence Awards UBCM Conference - Whistler 95.00 32.95 100.00 75.00 54.37 39.59 39.59 39.59 54.37 302.95 118.77 476.09 342.49 875.90 60.00 1,295.37 2,573.76 MAPLE RIDGE British Co lumh la District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 12, 2014 and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: Committee of the Whole SUBJECT: Hammond Stadium Sport Field Lighting Contract EXECUTIVE SUMMARY: Tenders for the supply and installation of playfield lighting at Hammond Stadium, were received on April 23, 2014. A total of two bids that were in compliance with the tender documents were received. It is recommended that the tender be awarded to Trans -Western Electric Ltd. RECOMMENDATIONS: That: 1) Contract ITT-PL14-21 for the supply and installation of playfield lighting at Hammond Stadium be awarded to Trans -Western Electric Ltd. for $454,127.00 plus taxes and the Corporate Officer be authorized to execute the contract, and 2) The Financial Plan be amended to include additional project funding of $269,757 from the Gaming Revenues Reserve, as outlined in the May 12, 2014 staff report. DISCUSSION: a) Background Context: Council will recall that when the Hammond Stadium project was tendered in June 2013 the bids received were far in excess of the $762,000 budget allocated for the field renovation and installation of playfield lights. With the bids received ranging from $1,093,000 to $1,393,000 Staff recommended that the contract not be awarded as Staff were not satisfied that the bids presented good value to the taxpayer. In review of the bids received it appeared that a significant cost saving for project management fees may be realized if staff assumed the role of general contractor and issued separate contracts for each of the construction phases for the Hammond Stadium project. Staff suggested that this could potentially save between $331,000 and $631,000 based on the bids received. A total budget of $325,000 plus a grant of $187,500 was established for playfield construction. An additional budget of $250,000 was approved by Council to install sport field lighting. Construction began in September 2013 and a contract was issued for site grading that would reorient the field of play thereby increasing the field surface area to accommodate all age groups of ball players. In extending the outfield to the west it was discovered that much of the area was contaminated with the wood debris from the former Hammond Stadium which was destroyed by fire in 1972. Earlier geotechnical investigation did not reveal the extent of 1151 the contaminated area which was required to be removed and replaced with structural material as per the recommendation of the Geotechnical Engineer. This additional work increased the scope of work for the Site Grading Contractor and in November 2013 Staff brought a report to Council requesting authorization to pay this contractor an additional $154,121.38 with funding to come from the Parks Infrastructure Budget that was assigned to sport field renovations. It is important to note that these costs would have resulted in a change order to cover the additional costs regardless of who was managing this project. The field construction phases of the project including the field drainage, irrigation, the backstop including dugouts and outfield fence have now been completed. The current phase of this project is the Field Lighting Tender issued March 20, 2014. When this tender closed on April 23, 2014, three bids were received however only two of these bids were deemed compliant with the tender documents. The low bid received was for $454, 127.00 which exceeds the original proposed Field Lighting Budget of $250,000. The original estimated cost for field lighting was based on previous soccer field lighting projects undertaken with the recent synthetic playfield construction at Westview and Pitt Meadows Secondary Schools. The lighting design for Hammond Stadium evolved through community consultation with the focus on minimizing the spread or spill of light from the field onto adjacent residential properties. The most effective design that minimized spill was based on the use of a total of eight field light poles. Soccer field lighting is typically based on the use of four poles to light the field. The baseball lighting system requires 8 poles in order to ensure players can visually track the ball in the air. For player safety it is important to provide appropriate light levels on the field. Staff considered options to reduce the cost of field lighting by suggesting a six pole design may achieve the required field light level. Lighting engineers could achieve the field light level by increasing the numbers of lamps on each pole however this would also increase the amount of light spill onto adjacent properties. There would not be much cost saving as all the lamps for two of the poles would now be mounted on the remaining six poles, increasing the weight and size of poles in that design. Based on the low cost saving to redesign to six poles and the commitment to the community on containing light spill, Staff determined the eight pole design remains the best option. Staff also looked at the pole foundation design and asked the Engineers to consider alternative designs for any cost saving. Staff had experience with drilled pier construction vs the structural foundation design in the original tender and asked with the contaminated soil now replaced with structural material could the drilled construction be employed. The answer was yes however two of the pole locations would require an increased drill depth as a result of the old decaying stadium materials being removed to achieve bearing support. Staff were optimistic that some cost savings would be realized with the drilled foundation design. As a result of a design based on eight poles (vs. four for soccer fields) and with two of these poles requiring an increased foundation depth, as a result of excavation and removal of the buried stadium debris, the total cost for the field lighting phase of this project exceeds the budget by approximately $269,000. The lighting system is controlled by a cell phone connection to the manufacturer who provides a 24 hour 7 day central support system to monitor the field equipment. This monitoring, called Control -Link, allows for efficient use of energy by controlling when the lights should be on as per a pre -determined schedule. Parks Staff can also access the system by cell phone, enter a code and request the lights to be turned off for example if a game is called on account of rain for example. Control -Link maintains a database on field use, and system performance to determine if any warranty work is necessary. The system includes a twenty five year maintenance program which will include replacement of the 46 lamps likely after ten years of use. b) Business Plan/Financial Implications: The two bids received for ITT-PL14-21: Trans -Western Electric Ltd. Fraser City Installations (1989) Ltd. $454,127.00 478,000.00 The total expenditure on this project to date is $532,218 which leaves $229,782 available for the field lighting portion of work. Staff are requesting Council consider funding a budget shortfall of $224,345 plus a construction contingency of $45,412 representing 10% of the playfield lighting contract for a total of $269,757. In reviewing the total expenditure for Hammond Stadium staff have realized some cost savings through the in house project management of the various construction phases. Based on the final anticipated construction cost of $986.345 where no contingency is expended, the District of Maple Ridge will realize a cost saving of $106,955 over the lowest bid received in June 2013 tender for $1,093,300. Staff also advise that the total grant funding for this project at $187, 500 has been received in full and that all conditions of the grant have been met. CONCLUSIONS: The lighting design as recommended by the lighting supplier is based on eight poles with 46 lamps all appropriately aimed to minimize the spill of light onto adjacent residences, and provide specific light level for players on the infield and in outfield positions. The lighting design for soccer fields can achieve a consistent level of light over the rectangular shaped field with the use of just four poles and a reduced total number of lamps. As a result the cost to construct playfield lighting for a baseball field is proportionately higher than the total cost for soccer field lighting. Based on a staff review of the tenders received with the Landscape Architect, it is recommended that the contract for supply and installation of playfield lights at Hammond Stadium be awarded to Trans -Western Electric Ltd. and staff be directed to transfer Gaming Revenue funds to the Hammond Stadium project. `Original signed by Bruce McLeod' Prepared by: Bruce McLeod, MBCSLA, Manager of Parks Planning & Development `Original signed by David Boag' Approved by: David Boag, Director of Parks and Facilities `Original signed by Trevor Thompson' Approved by: Trevor Thompson, Manager Financial Planning `Original signed by Kelly Swift' Approved by: Kelly Swift, General Manager, Community Development Parks and Leisure Services `Original signed by Jim Rule' Concurrence: J.L. (Jim) Rule Chief Administrative Officer :bmcl