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HomeMy WebLinkAbout2014-11-17 Committee of the Whole Agenda and Reports.pdfCity of Maple Ridge COMMITTEE OF THE WHOLE AGENDA November 17, 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. DELEGATIONS/STAFF PRESENTATIONS - (10 minutes each) 1:00 p.m. 1.1 Tree Protection Bylaw • Allen Lees and Jessie Joy Lees 2. PUBLIC WORKS AND DEVELOPMENT SERVICES 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 2013-019-RZ, 22576 and 22588 Brown Avenue, C-3 and RS -1 to CD -2-13 Staff reported dated November 17, 2014 recommending that Maple Ridge Zone Amending Bylaw No. 6991-2013 to permit future development of 132 dwelling units, consisting of 126 apartment units in an 18 storey high rise structure, with six (6) townhouse units in 3 -storey structures and 146 parking spaces in a underground and podium structure be given second reading and forwarded to Public Hearing. Committee of the Whole Agenda November 17, 2014 Page 2 of 4 1102 2013-041-RZ, 20738 123 Avenue, RS -3 to R-1 Staff report dated November 17, 2014 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 7087-2014 to adjust the Conservation boundary be given first and second reading and forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 7007-2013 to rezone from RS -3 (One Family Rural Residential) to R-1 (Residential District) to permit future subdivision into 21 single family lots be given second reading and forwarded to Public Hearing. 1103 2013-039-RZ, 20208 Mclvor Avenue, RS -3 to RS -1b Staff report dated November 17, 2014 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 7121-2014 to designate from Agricultural to Urban Residential and Conservation and to include in the Urban Area Boundary be given first and second reading and forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 7002-2013 to rezone from RS -3 (One Family Rural Residential) to RS -1B (One Family Urban (Medium Density) Residential, to permit subdivision into approximately 13 single-family lots be given second reading and forwarded to Public Hearing. 1104 2012-017-RZ, 11750 and 11736 Burnett Street, One Year Extension Staff report dated November 17, 2014 recommending that pursuant to Maple Ridge Development Procedures Bylaw No. 5879-1999 a one year extension be granted for rezoning application 2012-017-RZ. 1105 2011 -015 -DP, 2011-015-DVP, 11959 203 Street Staff report dated November 17, 2014 recommending that the Corporate Officer be authorized to sign and seal permits to increase the floor area of the second floor and to permit construction of a two storey commercial and residential building. 1106 2013-105-DVP, 12162 240 Street Staff report dated November 17, 2014 recommending that the Corporate Officer be authorized to sign and seal the permit to reduce the southern interior side yard setback for the existing home. 1107 2012-049-DVP, 12420 269 Street Staff report dated November 17, 2014 recommending that the Corporate Officer be authorized to sign and seal the permit to reduce the lot width for two proposed lots. Committee of the Whole Agenda November 17, 2014 Page 3 of 4 3. FINANCIAL AND CORPORATE SERVICES (including Fire and Police) 1131 Disbursements for the month ended October 31, 2014 Staff report dated November 17, 2014 recommending that the disbursements for the month ended October 31, 2014 be approved. 4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES 1151 5. CORRESPONDENCE 1171 6. OTHER ISSUES 1181 7. ADJOURNMENT Committee of the Whole Agenda November 17, 2014 Page 4 of 4 8. COMMUNITY FORUM COMMUNITY FORUM The Community Forum provides the public with an opportunity to ask questions of Council on items that are of concern to them, with the exception of Public Hearing by-laws that have not yet reached conclusion. Council will not tolerate any derogatory remarks directed at Council or staff members. Each person will be permitted 2 minutes to speak or ask questions (a second opportunity is permitted if no one else is sitting in the chairs in front of the podium). Questions must be directed to the Chair of the meeting and not to the individual members of Council. The total time for this Forum is limited to 15 minutes. If a question cannot be answered, the speaker will be advised when and how a response will be given. Other opportunities are available to address Council including public hearings and delegations. The public may also make their views known to Council by writing or via email and by attending open houses, workshops and information meetings. Serving on an Advisory Committee is an excellent way to have a voice in the future of this community. For more information on these opportunities contact: Clerk's Department at 604-463-5221 or clerks@mapleridge.ca Mayor and Council at mayorandcouncil@mapleridge.ca Checked bv: Date: 4 MAPLE RIDGE $nlishColu,nhia City of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: November 17, 2014 and Members of Council FILE NO: 2013-019-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Maple Ridge Zone Amending Bylaw No. 6991-2013 22576 and 22588 Brown Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property from C-3 (Town Centre Commercial), and RS -1 (One Family Urban Residential) to CD -2-13 (Comprehensive Development), to permit a future development with a total of 132 dwelling units, consisting of 126 apartment units in an 18 storey high rise structure, with six (6) townhouse units in 3 -storey structures along Brown Avenue and 146 parking spaces in a underground and podium structure. Maple Ridge Zone Amending Bylaw No. 6991-2013 both created the CD -2-13 (Comprehensive Development) and rezones the subject site to this new zone. The proposed CD -2-13 (Comprehensive Development) zoning complies with the Official Community Plan. This application received first reading for Zone Amending Bylaw No. 6991-2013 on July 9, 2013. RECOMMENDATIONS: 1. That Maple Ridge Zone Amending Bylaw No. 6991-2013 be amended, as identified in the staff report dated November 17, 2014, be given second reading, and be forwarded to Public Hearing; and 2. That the following terms and conditions be met prior to Final Reading: Registration of a Rezoning Servicing Agreement as a Restrictive Covenant at the Land Title Office and receipt of the deposit of a security, as outlined in the Agreement; ii. Registration of a Master Development Agreement as a Restrictive Covenant at the Land Title Office for the proposed bonus elements and receipt of the deposit of a security, as outlined in the Agreement; iii. Entering into a Housing Agreement for the rental and adaptive housing and its registration as a Restrictive Covenant at the Land Title Office; iv. Receipt of voluntary contribution of $50,000 for public art; v. Road dedication as required; vi. Submission of an updated traffic study; vii. Purchase of the City property located at 22576 Brown Avenue; viii. Consolidation of the development site; ix. 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; x. Registration of a Reciprocal Access Agreement at the Land Title Office for vehicle and pedestrian passage to and from the parking structure, between levels of the parking building and to the lane driveway with the development to the west (2012-115-RZ) for the parking on the subject site; xi. Registration of a Restrictive Covenant at the Land Title Office to restrict the construction of this project after or at the same time as the construction of Building 1 (2012-115-RZ) to insure vehicular access to required parking is coordinated; xii. Registration of a Restrictive Covenant at the Land Title Office protecting the Visitor Parking spaces; xiii. Registration of a Statutory Right -of -Way at the Land Title Office for the relocated water and sewer mains and utility company services; xiv. Submission of an urban realm plan to assess proposed open spaces interconnections; xv. Provide a Stormwater Management Plan that meets applicable City bylaws and standards (e.g. the Watercourse Protection Bylaw, Metro Vancouver three tier design standards, Engineering Department standards for detention, etc.), Town Centre Area Plan objectives and policies, Town Centre Area Development Permit Guidelines and related best practices, and registration of a Restrictive Covenant at the Land Title Office providing "How To" guidelines for operation and maintenance; xvi. Removal of the existing buildings; and xvii. 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: Bissky Architecture and Urban Design Inc. (Wayne Bissky) City of Maple Ridge and 0910609 BC Ltd. Legal Description: Lot A, Section 20, Township 12, New Westminster District Plan 9687 Lot 5, Section 20, Township 12, New Westminster District Plan 9687 OCP: Existing: Medium and High -Rise Apartment Proposed: Medium and High -Rise Apartment Zoning: Existing: C-3 (Town Centre Commercial) & RS -1 (One Family Urban Residential) Proposed: CD -2-13 (Comprehensive Development) Surrounding Uses: North: Use: Single Family Residential Zone: One Family Urban Residential (RS -1) Designation: Medium and High Density Apartment South: Use: Commercial Zone: Service Commercial (CS -1) Designation: Town Centre Commercial East: Use: Single Family Residential Zone: One Family Urban Residential (RS -1) Designation: Medium and High Density Apartment West: Use: Single Family Residential proposed for a Mixed-use development of 240 dwelling units in 3 -towers and 4,380m2 of commercial space (2012-115-RZ). Zone: One Family Urban Residential (RS -1) proposed Comprehensive Development Zone (CD -1-13) Designation: Town Centre Commercial and Low -Rise Apartment proposed Town Centre Commercial Existing Use of Properties: Proposed Use of Properties: Site Area: Access: Servicing requirement: Companion Applications: Vacant Single Family Residential, Utility Easement, and Municipal Parking Lot Multiple Residential and Utility Easement 0.18 hectares (0.44 acres) Lane between Brown Avenue and Dewdney Trunk Road and by way of registered easement through the parking structure to the west (2012-115-RZ) Urban Standard 2013 -019 -DP -3- b) Site Characteristics: The site consists of two lots fronting on Brown Avenue and having access to a lane that is parallel to Brown Avenue (Appendix A). The site is flat and has a total area of 0.18 hectares (0.44 acres). The eastern lot (22588 Brown Avenue) is vacant and owned by the developer (0910609 BC Ltd.). The western lot (22576 Brown Avenue) is owned by the City and currently used as a downtown parking lot. c) Project Description: This proposal is for an 18 storey multiple residential development with 126 apartment units and 6 three-storey street -facing townhouse units; in total 132 dwelling units. The total gross floor area is proposed to be about 9,680 sq. m. (104,197 sq. ft.). There will be 146 parking spaces provided within a 2 storey underground and 3 storey above ground podium parking structure. This podium will be shared with the proposed six townhouse units (Appendix C & D). Zoning Bylaw: Background: This site is proposed to be rezoned to the CD -2-13 Zone, a new Comprehensive Development Zone based on the RM -6 Regional Town Centre High Density Apartment Residential Zone and tailored for this project. Bylaw No. 6991-2013 (Appendix B) granted first reading on July 9, 2013, is to create this new zone and to rezone the subject property from C-3 (Town Centre Commercial) and RS -1 (One Family Urban Residential) to CD -2-13 (Comprehensive Development). Changes to Zone Regulations: Since first reading was granted, more information, detailed design plans and further discussions have taken place about the density and amenities the applicant intends to provide. In addition, the project will no longer accommodate the 40 public parking spaces currently located on the City owned property within the design of the future parking structure associated with this project. However, off street parking will remain as a permitted use in the CD -2-13 Zone, thus permitting the existing City parking to remain until building construction commences. Therefore, Bylaw No. 6991-2013 needs to be amended before being granted second reading and forwarded to Public Hearing. The main change to the text of CD -2-13 Zone regulations includes the following: • To encompass the agreed to amenities, a provision for having a Master Development Agreement is included. This separate document will be registered as a Restrictive Covenant on tile and will describe the amenities and voluntary contributions necessary for the amount of floor area to be constructed and Floor Space Ratio (FSR) to be achieved on the subject property; • To reflect the consolidated site area after road dedication, the minimum site area originally quoted needs to be reduced from 2,000 sq. m. to 1,750 sq. m.; • Given most of the open space is being located on top of the parking podium covering nearly the entire site, the portion of required open space on roof tops is to be increased from 15% to 70%; -4- • A cross reference is added to clarify that the parking requirement for the RM -6 Regional Town Centre High Density Apartment Residential Zone applies to the calculation of parking and bicycle storage; and • Incidental housekeeping changes and correcting some typographical errors. Changes to Density Regulation: There are changes necessary to the Density and the Floor Space Ratio Section in the original Bylaw No. 6991-2013 granted first reading. The developer is seeking a floor space of about 9,680 sq. m. (104,197 sq. ft.) or a FSR of 5.5. This is more than can be obtained under the RM -6 Regional Town Centre High Density Apartment Residential Zone density provision. Two changes to the wording of the density provisions in the bylaw given first reading are proposed: • The parking bonus language, currently stating the bonus is for only underground parking, will include structured parking within the podium portion of the parking structure, since in either case the parking would be enclosed. • The RM -6 Regional Town Centre High Density Apartment Residential Zone bonus provision for non -market housing is being moved into the Master Development Agreement bonus provision, to include both affordable rental housing (minimum 15 units) and housing designed to allow aging in place (minimum 15 units). The developer will receive a larger bonus for the provision of these units then under the usual RM -6 regulation. Therefore, to achieve the desired density of FSR 5.5, the RM -6 Regional Town Centre High Density Apartment Residential Zone base (outright) density and Bonus FSR has to be increased though additional FSR. This additional FSR consists of Town Centre -types of amenities and voluntary contributions, to be stipulated in a Master Development Agreement between the City and the applicant. The Base, RM -6 Bonus plus Agreement Bonus Elements (described individually in more detail in the next section) would achieve the desired 5.5 FSR as calculated below: • Base (or outright) density for RM -6 1.6 • Bonus density for RM -6 1.4 (non -market housing provision deleted) • Bonus density through Master Development Agreement 2.5 MAXIMUM TOTAL FSR 5.5 Bonus Elements: The developer has agreed to enter a Master Development Agreement and to provide bonus elements to gain the 2.5 FSR to bridge the difference between the RM -6 maximum density and the higher density being requested for the project by the applicant. These bonus elements are as follows: • Public Art & Contribution: Incorporating public art features into the development project (Appendix F) and a voluntary contribution of $50,000 to public art in the Town Centre; -5- • Built Amenities & Features: Incorporating a number of pedestrian amenities and design elements along Brown Avenue, within the right-of-way to the east of the subject site, the rear lane and on the roof tops (Appendix E), including: a. Special pedestrian surface treatment to highlight the pedestrian zone and make accessibility easier; b. Street furniture and planting; c. Green screen wall; d. Roof -top amenity area; and e. To provide a significant roof -top visual and lighting landmark, such as a marquee roof element, to be a prominent Town Centre skyline feature; • Rental Housing: Not less than 15 units to be designed for affordable rental and subject to a Housing Agreement. The manner of their administration will be contained in the Agreement; • Adaptive Housing: Not less than 15 units to be designed for aging in place under the Building Code and (SAFER Housing Standards) and subject to a Housing Agreement; • Car Charging Station(s): At least one Electric Vehicle Charging Station being provided within the underground parking structure or at grade; • Storm Water Management: A bio swale is being provided adjacent to the lane and to the east of the building in the right-of-way and a feature to be determined on the podium roof top will be part of the rain water management system (shown on Landscaping Plans Appendix E). This is to exceed the City's 3 -Tier approach by implementing site source controls with the coordination and assistance from the landscape and mechanical consultant. To assist future residents and strata councils to understand how this works and the ongoing and long term maintenance requirements, "How To" guidelines will be developed; and • Performance Securities: Will be stipulated and collected as necessary. A separate report will be sent to Council outlining the final terms and to obtain readings for authorization bylaw necessary for the housing agreement. The authorization bylaw would be considered for final reading together with the final adoption of the zone amending bylaw for the proposed CD Zone to govern this development proposal. The Master Development Agreement will also include the following supporting information: • Pedestrian Context: An "Urban Realm Plan" (Appendix G) to provide better context for streetscape elements for the fronting streets, lane and right of way along the east side; • Design Coordination: The 3 -Tower development to the west (2012-115-RZ) is subject to a set of Supplementary Development Permit Area Guidelines contained in the Master Development Agreement associated with that project. There will be reference to those Guidelines the to insure the form and character of the subject development will be complementary and coordinated designs associated with the 3 -Tower project; • Aging in Place Design Guidelines: Appending the SAFER Housing Standards (Appendix H); and • Storm Water Management "How To" Guide: A guide for future strata councils indicating proper maintenance requirements for the bio swales and other rain / storm water management components. -6- Proposed Variances: There are no variance being requested by the applicant, given the proposed comprehensive development has been customized for this project. However, if variances are necessary, they will be identified and forwarded to Council in a separate future report. Off -Street Parking and Loading Bylaw: Parking for this project will be located on five levels. Two levels will be entirely underground and three levels with be in a podium structure. There will be three level townhouses and an entrance lobby to the apartment tower sharing the northern portion of the podium and facing Brown Street. This will conceal the appearance of parked cars in the above ground portion of the building from the street. A total of 146 parking spaces will be provided. This will be 11 more spaces than required by the Off - Street Parking and Loading Bylaw. The parking requirement is 137 parking spaces calculated as follows: 122 parking spaces for the apartments and townhouses, plus 13 visitor spaces and 2 spaces for the disabled. The visitor and disabled parking are located on the main parking level with vehicle access directly to the lane. For the remaining levels, vehicle access is through the neighboring parking structure to the west (Building 1 of 2012-115-RZ) and a joint driveway to the lane, secured by way of access easement. There will be an internal ramp for vehicle access between parking levels four and five. Given vehicle access is contingent on Building 1 (2012-115-RZ) being fully constructed, a Restrictive Covenant (and a term in the Master Development Agreement) will be registered on title restricting construction of this project to be either concurrent with or after Building 1 is constructed. The parking count by level is as follows: • Underground (2 levels) 88 spaces • Podium Main level 24 spaces • Podium 2 upper levels 34 spaces } 146 spaces A loading space will be incorporated into the landscaped area and pedestrian corridor on the east side of the building. This area also serves which also serves as a right-of-way for services. A total of 73 bicycle parking spaces are required. A portion will be accommodated in a storage room on the main parking level and another portion will be at grade as shown in the landscaping plan. Development Permits: A Town Centre Development Permit is required for all new developments on lands designated properties within the Town Centre as identified on Schedule B of the Official Community Plan. Based on the information submitted by the Architect, the following Key Guideline Concepts for the Civic Core Area of the Town Centre Development Permit Area apply: -7- 1. Promote the Civic Core as the "heart" of the Town Centre. Staff Comment: This is a major development in terms of its scope, scale and density. It will, with its neighbor to the west, set the tone and standard for future developments respecting high quality tower projects in the Town Centre. It will feed into the already established Civic Core, City Hall and the adjacent public plaza. The subject site is within convenient walking distance to these main draws in the Town Centre. Residents of the tower will have access to businesses within walking distance, including about 4,350 sq. m. (47,000 sq. ft.) of commercial floor space being proposed in the three tower site to the west. In terms of materials, this development will be consistent with using the same high quality materials as the project to the west, and thus continues with that project's precedent of exceeding the types of materials currently in use in the Town Centre. A rich, high quality exterior metal cladding system is proposed. The colours, in particular at the lower pedestrian level, have been selected to respect the soft tans, metal and rust -red colours prevalent in the Civic Core (See Appendix D). 2. Create a pedestrian -oriented, boutique -style shopping district Staff Comment: A strong pedestrian experience is anticipated, with ground oriented townhouses along Brown Avenue, introduction of a pedestrian corridor at the east side of the building and a lane with some friendly pedestrian characteristics. The buildings climb vertically from the street not only in response to the site constraints, but also to capture panoramic views and reinforcing the identity of the downtown. 3. Reference traditional architectural styles. Staff Comment: The proposal does not necessarily draw or take clues from the existing architectural styles, and is intentionally different from predominantly low scale existing buildings in the Town Centre. The project draws more on contemporary and international styles using steel, concrete and glass to make its architectural statement. This is a departure from the small scale, less durable wood frame buildings typically seen in the Town Centre. This will create a strong urban and downtown environment in the northeast quadrant of the Town Centre and to serve as a model for other locations. As with the project to the west (2012-115-RZ), this project will reflect new developments of similar use and scale in larger cities and established or emerging downtowns in the region like Vancouver, Burnaby, Richmond and Surrey City Centre. The emphasis here is on the pedestrian and not the car. The building is placed close to the street to create a street edge and to allow users to interact with the street life. 4. Capitalize on important views. Staff Comment: From the 4th floor and above, there will be views of the Golden Ears to the north, Mount Baker and the Coastal Mountain range to the east, the Fraser River to the south and west towards Vancouver with the ocean As well, the site is situated to allow an appreciation of important views within the Town Centre towards the Civic Centre as well as significant buildings, architectural features and civic facilities to be built in the future. 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