HomeMy WebLinkAbout2010-04-20 Public Hearing Meeting and Reports.pdfDeep Roots
Greeter Heights
District of Maple Ridge
PUBLIC
HEARING
April 20, 2010
DISTRICT OF MAPLE RIDGE
NOTICE OF PUBLIC HEARING
TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the Municipal Hall,
11995 Haney Place, Maple Ridge, North-East corner entrance, at 7:00 p.m., Tuesday, April 20,
2010 to consider the following bylaws:
1) Greenhouse Gas Emissions Reduction Targets
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 6726-2010
PURPOSE: Chapter 5, Natural Features is amended as follows:
a) Section 5.6, Preparing for Climate Change, be amended by inserting the following at
the end of the sub -section entitled "Objectives" and before the sub -section that is
entitled "Policies";
In consideration of the requirements of Bill 27, the Local Government (Green
Communities) Status Amendment Act, which have been incorporated into the
Local Government Act, the creation of greenhouse gas emissions reduction
targets is consistent with many of the policies contained in the Official
Community Plan. Throughout the Plan there are policies related to containing
growth within the Urban Area Boundary, protecting agricultural land, providing a
multi -modal transportation network, and protecting natural resources, including
trees which remove CO2 from the environment and also produce oxygen.
Examples of policies in support of emissions reduction in other Sections of the
Official Community Plan, include the following
• Policy 2-2 in the Growth Management Section;
• Policy 5-22 in Natural Features;
• Policy 7-10 in Transportation;
• Policy 6-8 in Agricultural Opportunities;
And there are many others throughout this document.
b) Section 5.6, Preparing for Climate Change, be amended by inserting the following
after Policy 5-43(g):
5 - 44 The District of Maple Ridge will explore undertaking a Community Energy
and Emissions Plan that will help the municipality identify indicators to help
track community energy emissions and to also provide recommendations on
opportunities for reducing community emissions and achieving reduction targets
5 - 45 The District of Maple Ridge has a goal to reduce community greenhouse
gas emissions by 33% below 2007 levels by 2020 and 80% by 2050.
2) RZ/027/09
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6720-2010
LEGAL: Lot 45, Section 22, Township 12, New Westminster District, Plan 43885
LOCATION: 24155 124 Avenue
FROM: RS-3 (One Family Rural Residential)
TO: RS-2 (One Family Suburban Residential)
PURPOSE: To permit subdivision into two single family residential lots.
3) RZ/086/08
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6712-2010
LEGAL: Lot "B", Section 20, Township 12, Plan 22808, New Westminster District;
Lot 1, Section 20, Township 12, Plan 86322, New Westminster District;
Lot 2, Section 20, Township 12, Plan 86322, New Westminster District;
North 70 Feet of Lot 2, Section 20, Township 12, Plan 7450,
New Westminster District
LOCATION: 12060, 12068, 12074 & 12082 227 Street
FROM: RS-1(One Family Urban Residential)
TO: RM-2 (Medium Density Apartment Residential)
PURPOSE: To permit the construction of a four -storey, wood -frame 81 unit apartment.
0
4) RZ/095/08
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6721-2010
LEGAL: Lot 37, District Lot 401, Group 1, New Westminster District, Plan 62308
LOCATION: 22590 116 Avenue
FROM: RS-1(One Family Urban Residential)
TO: RM-1(Townhouse Residential)
PURPOSE: To permit construction of a 6 unit townhouse development.
5) RZ/063/09
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6713-2010
LEGAL: Lot 4, Section 3, Township 12, New Westminster District, Plan 9393;
Lot A, Section 3, Township 12, New Westminster District, Plan 13554;
Lot 7, Section 3, Township 12, New Westminster District, Plan 11176; and
Lot 19, Section 3, Township 12, New Westminster District, Plan BCP36407
LOCATION: 24086 & 24108 104 Avenue; 10366 240 Street; 10336 240A Street
FROM: RS-2 (One Family Suburban Residential) and
RS-3 (One Family Rural Residential)
TO: RM-1(Townhouse Residential)
PURPOSE: To permit the construction of a 96 unit townhouse development.
FAU
AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaws and copies of staff reports and
other information considered by Council relevant to the matters contained in the bylaws will also be
available for public inspection at the Municipal Hall, Planning Department counter, between 8:00
a.m. and 4:00 p.m. from April 9 to April 20, 2010, Saturdays, Sundays and Statutory Holidays
excepted. Some of this information will also be posted on the District website www.mapleridge.ca
on the Mayor and Council/Agendas and Minutes page.
ALL PERSONS who deem themselves affected by any of these bylaws shall be afforded a reasonable
opportunity to be heard at the Public Hearing before Council on the matters contained in the bylaws
or by making a written submission to the attention of the Manager of Legislative Services or by
sending an e-mail to the Clerk's Department at clerks@ma lerid e.ca , by 4:00 p.m., April 20, 2010.
All written submissions and e-mails will become part of the public record.
Dated this 9th day of April, 2010.
Ceri Marlo
Manager of Legislative Services
DISTRICT OF
MAPLE RIDGE
Agenda Item: 1201
Council Meeting of: March 23, 2010
1. That Bylaw No. 6726-2010 be given first reading and be forwarded to Public Hearing.
2. That in accordance with S. 879 of the Local Government Act opportunity for early and ongoing
consultation has been provided by way of holding advertised public meetings, posting Bylaw No.
6726-2010 and related material on the municipal website and it is considered unnecessary to
provide any further consultation opportunities, except by way of holding a Public Hearing on the
bylaw;
3. That Bylaw No. 6726-2010 be considered in conjunction with the Capital Expenditure Plan and
Waste Management Plan; and
4. That it be confirmed that Bylaw No. 6726-2010 is consistent with the Capital Expenditure Plan
and Waste Management Plan
(to incorporate greenhouse gas emissions reduction targets into the Official Community Plan)
"Ernie Daykin"
CA RIED DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: _ Chief Administrative Officer
_ Executive Director
— Gen Mgr - Corporate & Financial
_ RCMP
Fire Chief
en Mgr - Public Works & Development
— ❑ir -Planning
Dir- Licenses, Permits & By-laws
Municipal Engineer
T Dir - Engineering Operations
— Gen Mgr - Com. Dev. & Rec. Services
_ Dir - Parks & Facilities
_ Dir - Recreation
Dir - Community Services
Clerk's Section
Corporate Officer
Property & Risk Manager
Lynn Marchand
�Tana Dalton
mancla Allen
_ /Tracy Camire
✓ Amanda Gaunt
Karen Kaake
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent
to you for notation and/or such action as may be required by your Department.
March 23. 2010
Date
Corporate Officer
1.
Deep RBots
Greater Holghts
TO:
FROM:
SUBJECT:
District of Maple Ridge
His Worship Mayor Ernie Daykin
and Members of Council
Chief Administrative Officer
DATE: March 9, 2010
FILE NO:
ATTN: C of W
First Reading - Greenhouse Gas Emissions Reduction Targets Official Community
Plan Amending Bylaw 6726-2010
EXECUTIVE SUMMARY:
At the February 15th Council workshop, Council endorsed the public process for a bylaw amendment
that will incorporate greenhouse gas emissions reduction targets into the Official Community Plan.
This amendment is a requirement through Bill 27, the Local Government (Green Communities)
Status Amendment Act and the provincial deadline for completion is May 31, 2010. During the
workshop, Council also considered and endorsed that the proposed emissions reduction targets of
34% reduction in per capita emissions from the 2007 baseline by 2020, and 50% reduction by 2030
be presented for public comment.
A public open house was held on March 4th and the written comments received encouraged greater
efforts towards community greenhouse gas emissions reduction and those that spoke specifically to
the proposed emissions targets endorsed exceeding the proposed targets and/or adopting the
Provincial targets. I
This report, based on public discussion and further review of the proposed greenhouse gas
emissions reduction targets, is recommending that the District adopt the Provincial targets of 33%
below 2007 levels by 2020 and 80% by 2050. The report also recommends exploring the
development of a community energy and emissions plan, after which the targets could be amended
accordingly.
RECOMMENDATIONS:
1. That Maple Ridge Official Community Plan Amending Bylaw No. 6726-2010 be given First
Reading and forwarded to Public Hearing;
2. That in accordance with S. 879 of the Local Government Act opportunity for early and
ongoing consultation has been provided by way of holding advertised public meetings,
posting Official Community Plan Amending Bylaw No. 6726-2010 and related material on the
municipal website and it is considered_ 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. 6726-2010, be considered in
conjunction with the Capital Expenditure Plan and Waste Management Plan; and
4. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6726-
2010 is consistent with the Capital Expenditure Plan and Waste Management Plan.
Page 1 of 6
DISCUSSION:
a) Background Context:
As stated in the Council report at the February 15th workshop, fulfilling the requirements of Bill 27,
the Local Government (Green Communities) Statutes Afnendment Act must be completed by May
31, 2010. The requirements involve establishing community -wide targets for the Official Community
Plan and defining the policies and actions that will be used to achieve the targets.
The Province has established a greenhouse gas emissions reduction target of 33% below 2007
levels by 2020 and 80% below 2007 levels by 2050. This communicates the desired level of
performance towards emissions reduction for the entire province. While some communities have
also chosen to adopt these targets as their own, other municipalities have chosen their own targets.
Each municipality has the flexibility to decide the level of greenhouse gas emissions reduction
targets to adopt, as long as the targets are measurable. Maple Ridge is a growing community that
would expect to see an increase in total community emissions, measured on an aggregate basis, at
current rates of energy consumption. Based on current population projections, this would lead to a
27% increase in aggregate greenhouse gas emissions by 2020 and a 50% increase by 2031. The
District of Maple Ridge has been taking steps to reduce greenhouse gas emissions at a corporate
level and the Official Community Plan contains numerous policies in support of emissions reduction
at both a corporate and community level. Additionally, emissions reductions are expected to occur
due to improvements in technology and as human behaviour towards energy conservation evolves.
At this time, many other municipalities in BC are working on identifying their emissions reductions
targets and adopting them into their Official Community Plans prior to the May 318t deadline.
Although reducing aggregate greenhouse gas emissions may ` be a challenge for growing
communities such as Maple Ridge, at the time of writing, we understand that several municipalities
are in the process of adopting the Provincial targets. Both Metro Vancouver and the Capital Regional
District also intend to adopt the Provincial targets.
b) Public Consultation:
The proposed aggregate targets presented to Council on February 15th and subsequently at the
March 4th public open house were 16% emissions reduction below 2007 levels by 2020 and 25%
emissions reduction by 2031. Measured on a per capita basis these targets would aim to reduce
per capita emissions from 5.3 tonnes of CO2e (measured in 2007) to 3.5 tonnes of CO2e per person
by 2020 (a 34% reduction) and 2.6 tonnes of CO2e by 2031 (a 50% reduction).
A total of nine people attended the event and due to the low numbers, staff had an opportunity to go
through the information presented on the poster boards with each attendee.
Notification of Open House
The open house was advertised through the following methods:
• Email to members of all Council committees;
• Email to a wide range of stakeholders that included the Business Improvement
Association, the Chamber of Commerce, the School Board (senior staff and
Page 2 of 6
Trustees), stewardship groups, local MLA, community groups, and Katzie First
Nation;
• Posting on Maple Ridge website;
• Posters at main entrances to the municipal hall; and
• Two newspaper ads (February 17th and 26th).
Public Comments Received
The comments from attendees varied in terms of specific areas of interest, with all attendees
supportive of energy conservation in general. To date, four members of the public have provided
their comments on greenhouse gas emissions reduction for Maple Ridge. Three of these written
responses addressed the proposed Maple Ridge targets specifically and stated a desire to see the
municipality exceeding these targets and two recommended aiming for the aggregate targets
proposed by the Province. One of the responses recommended .that the District undertake a
community energy and emissions plan and described the rationale as follows:
The plan has the potential to reduce costs as well as emissions. Cost
reductions can be achieved at both the individual taxpayer level and the
corporate level, but rely on the District's corporate and planning decisions.
The case is similar for emission reductions, too.
Some municipalities have opted for such a plan, which involves coming up with a realistic target
based on energy and emissions research and projections specific to that community.
A further comment within this written response is the preparation of guidelines for acceptable carbon
footprints. The rationale is stated as follows:
Population growth is the underlying assumption of our 0CP. The OCP addresses growth
management. As part of this management, the component related to the control of
increases in total GHG emissions is not adequately addressed in the provisions of our
OCP if total output is to be controlled and reduced over time. To create a level playing
field for new development, guidelines for acceptable carbon footprints for new
developments should be established and phased in. Evaluation is the first step of this
process.
The following comments were also made as recommendations towards reducing community
greenhouse gas emissions:
Personally, I would like to see my city commit to the strongest possible GHG reduction
targets.
Looking at the CO2 emissions for 2007 in Maple Ridge, our vehicles cause 57.4% of total
emissions. It would seem to make sense to focus much of our efforts to reduce
emissions in the transportation sector.
As long as the main focus is still facilitating and prioritizing car traffic, education and
encouragement to choose alternative transportation is going to keep having- minimal
impact —The car will have to be given less priority in our community, and alternative
modes more, in different ways..."
Page 3 of 6
Apart from transportation, a good part of our emissions are from buildings, mostly from
heating.
Maple Ridge should be pushing developers to use District Energy Systems, wherever
possible.
Building mechanical systems should be low carbon emissions systems, wherever
possible.
Brainstorm further ideas where Maple Ridge could "produce" GHG offsets.
Maple Ridge to build a community and biogas plant that uses compostable materials to
generate electricity.
If the District needs to buy GHG `offsets" in the future, they should be sourced from
within'the District.
The full written public comments are available for viewing at the customer service counter.
c) Local Government Act Requirements:
Council gave consideration to S. 879 Local Government Act in the report (dated February 5th) that
went to the February 15th workshop. Due to the nature of the proposed amendment, wherein it does
not have any impact on existing land -use or transportation policies, it was deemed that a referral
would be made only to the School Board. The draft amendments have been forwarded to the School
Board and a formal referral will be sent to the School District after first reading.
d) Interdepartmental Implications:
The proposed amendment to the Official Community Plan to incorporate greenhouse gas emissions
reduction targets will have an impact on almost every municipal department in Maple Ridge, as every
area continues to reduce energy consumption wherever possible. Specifically, departments such as
Planning, Engineering, Building, and Leisure & Parks continue to support existing municipal policies
in favour of energy efficiency. The reporting out on annual monitoring will be undertaken by the
Manager of Sustainability and Corporate Planning.
e) Policy Implications:
Policies and Actions
The targets recommended in this report are supported by a significant number of existing policies
within the Official Community Plan. In addition, Council's 2007 Sustainability Action Plan suggests
developing a community energy plan, and this action was supported by the comments received from
the public. Therefore, a new policy to be included with the municipal targets is proposed that the
District explore the possibility of undertaking a community energy and emissions plan. This plan
could provide an analysis -based approach to target -setting, at which point the targets adopted into
the Official Community Plan could be amended accordingly.
Page 4 of 6
The attached Official Community Plan amendment bylaw contains a proposed new policy to support
the greenhouse gas emissions reduction targets as follows (see Appendix #1):
The District of Maple Ridge will explore undertaking a Community
Energy and Emissions Plan that will help the municipality identify
indicators to help track community energy emissions and to also
provide recommendations on opportunities for reducing community
emissions and achieving reduction targets.
Additionally, the municipality has already undertaken a number of initiatives that contribute to
reducing greenhouse gas emissions in Maple Ridge. These initiatives include:
• An anticipated reduction of greenhouse gas emissions by up to 67% annually for the
new Fire Hall in 2011;
• A energy retrofit of the Leisure Centre that is expected to result in an annual
reduction of greenhouse gas emissions by 54% in 2010;
• A program to replace municipal vehicles upon their retirement with hybrid vehicles;
and
• A goal to plant 300,000 trees on conservation lands under the District's control over
the next five to ten years, in partnership with the Community Ecosystem Restoration
Initiative.
f) Financial Implications:
A community energy and emissions plan could cost in the range of $25,000 to $70,000, depending
on the scope. It is possible that funding for this may be incorporated into the Province's Climate
Change Plan and likely that those municipalities demonstrating a strong commitment towards
emissions reduction will be preferred funding candidates. Reducing municipal emissions may
require up -front spending on the municipality's part, but should be offset over time by energy cost
savings. Project proposals would be assessed on an individual basis to ensure best value. An
outcome of a community energy and emissions plan could lead to an update of the emissions
reduction targets that are proposed for adoption into the Official Community Plan in May 2010.
g) Alternative:
The recommendation in this report is for Council to adopt the Provincial targets, in consideration of
the public responses to date and also in an effort to ensure Maple Ridge is not out of alignment with
the trend of other municipal and regional governments adopting the Provincial targets. However,
Council may choose to consider selecting the lower target that they endorsed at the February 15th
Council Workshop. An alternative recommendation reflecting a lower level target would be:
1. That Maple Ridge Official Community Plan Amending Bylaw No. 6726-2010 be amended to
reflect the greenhouse gas emissions reduction targets proposed in the February 5th Council
report (34/50 Model), be given First Reading and forwarded to Public Hearing.
Page 5 of 6
CONCLUSIONS:
It was acknowledged in the February 5th report to Council that the timeline for the public process was
tight, but it was recommended to proceed in order to meet the Provincial deadline for adopting
greenhouse gas emissions targets by May 31, 2010. If any funding grants become available from
the Province to implement municipal greenhouse gas emissions reductions initiatives, such as for
the development of a community energy and emissions plan, meeting this deadline could become a
factor.
-(A �;�
Prepared by Zosiak, Planner
Prepared by: I_ enson
Manager orf,Su �ainability & Corporate Planning
Frank Quinn, MBA, P. Eng.
OM: Public or s & Development Services
J.L. (Jim) Rule
Chief Administrative Officer
Attachments:
Appendix 1: OCP Amending Bylaw 6726-2010
Page 6 of 6
Appendix 1
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO.6726-2010
A Bylaw to amend the Maple Ridge Official Community Plan
Bylaw No. 6425-2006 as amended
WHEREAS, it is deemed expedientto amend Maple Ridge Official Community Plan Bylaw No.
6425-2006 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 Official Community Plan Amending Bylaw No.
6726-201011
.
2. Chapter 5, Natural Features is amended as follows:
a) Section 5.6, Preparing for Climate Change be amended by inserting the following at
the end of the sub -section entitled "Objectives" and before the sub -section that is
entitled "Policies":
In consideration of the requirements of Bill 27, the Local Government (Green
Communities) Status Amendment Act, which have been incorporated into the Local
Government Act, the creation of greenhouse gas emissions reduction targets is
consistent with many of the policies contained in the Official Community Plan.
Throughout the Plan there are policies related to containing growth within the Urban
Area Boundary, protecting agricultural land, providing a multi -modal transportation
network, and protecting natural resources, including trees which remove CO2 from
the environment and also produce oxygen.
Examples of policies in support of emissions reduction in other Sections of the
Official Community Plan, include the following:
■ Policy 2-2 in the Growth Management Section;
■ Policy 5-22 in Natural Features;
■ Policy 7-10 in Transportation;
■ Policy 6-8 in Agricultural Opportunities; and
and there are many others throughout this document.
b) Section 5.6, Preparing for Climate Change be amended by inserting the following
after Policy 5-43(g):
5 - 44 The District of Maple Ridge will explore undertaking a Community Energy
and Emissions Plan that will help the municipality identify indicators to
help track community energy emissions and to also provide
recommendations on opportunities for reducing community emissions and
achieving reduction targets.
5 -- 45 The District of Maple Ridge has a goal to reduce community greenhouse
gas emissions by 33% below 2007 levels by 2020 and 80% by 2050.
READ A FIRST TIME the day of , A.D. 2010.
PUBLIC HEARING HELD the day of , A.D. 2010.
READ A SECOND TIME the day of , A.D. 2010.
READ A THIRD TIME the day of , A.D. 2010.
RECONSIDERED AND FINALLY ADOPTED, the day of
PRESIDING MEMEBER
CORPORATE OFFICER
, A.D. 2010.
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE RZ/ 027/ 09
File Manager: Sarah Atkinson
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.
A completed Application Form
®
❑
(Schedule "A' —Development Procedures Bylaw No. 5879-1999)
2.
An application fee, payable to the District of Maple Ridge, in
®
❑
accordance with Development Application Fee Bylaw no. 5949-2001.
3.
A Certificate of Title and Consent Form if the applicant is different
®
❑
from the owner shown on the Certificate of Title.
4.
A legal survey of the property(ies)
®
❑
5.
Subdivision plan layout
®
❑
6.
Neighbourhood context plan
❑
7.
Lot grading plan
❑
8.
Landscape plan*+
❑
9.
Preliminary architectural plans including site plan,
❑
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
* These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports rovided:
Agricultural Impact Assessment
Ground Water Impact Assessment
DISTRICT C Agenda ItE 1102
MAPLE RIDGE Council Meeting of: March 23, 2010
1. That Bylaw No. 6720-2010 be given first reading and be forwarded to Public Hearing; and
2. That the following terms and conditions be met prior to final reading:
i. Demolition of barn and shed located on proposed Lot 2;
ii. 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;
iii. That a notification be registered on title to disclose the possible negative impacts of
allowable agricultural activities on adjacent agricultural lands.
(RZ/027/09, 24155 124 Avenue - to rezone from RS-3 [One Family Rural Residential] to RS-2 [One
Family Suburban Residential] to permit subdivision into two single family residential lots)
oPPaseF+01- C.Xs U&SPeiA-
"Ernie Daykin"
CARED DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: Chief Administrative Officer
Executive Director
Gen Mgr - Corporate & Financial
_ RCMP
_ Fire Chief
Mgr - Accounting
Chief Information Officer
en Mgr - Public Works & Development
Dir -Planning
Dir - Licenses, Permits & By-laws
Municipal Engineer
Dir - Engineering Operations
Gen Mgr - Com. Dev. & Rec. Services
_ Dir - Parks & Facilities
_ Dir - Recreation
Dir - Community Services
Clerk's Section
Corporate Officer
Property & Risk Manager
Lynn Marchand
_ Diana Dalton
Amanda Allen
_ Tracy Cam ire
Amanda Gaunt
Karen Kaake
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent
to you for notation and/or such action as may be required by your Department.
March 23, 2010
Date
Corporate Officer
DISTRICT OF MAPLE RIDGE
Deep Roots
Greater Heights
TO: His Worship Mayor Ernie Daykin DATE: March 4, 2010
and Members of Council FILE NO: RZ/027/09
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No. 6720-2010
24155 124 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to RS-2 (One Family Suburban Residential), to permit subdivision into two single family
residential lots. This application is in compliance with the Official Community Plan.
RECOMMENDATIONS:
1. That Zone Amending Bylaw No. 6720-2010 be given First Reading and be forwarded to Public
Hearing; and
2. That the following terms and conditions be met prior to Final Reading:
Demolition of barn and shed located on proposed lot 2;
ii. 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;
iii. That a notification be registered on title to disclose the possible negative impacts of
allowable agricultural activities on adjacent agricultural lands.
DISCUSSION:
a) Background Context:
Applicant: Dennis Tjernagel
Owner: Dennis Tjernagel, Katherine Tjernagel
Legal Description: Lot: 45, Section: 22, Township: 12, Plan: 43885
OCP:
Existing: Estate Suburban Residential
Proposed: Estate Suburban Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-2 (One Family Suburban Residential)
Surrounding Uses
North: Use:
Single Family Residential
Zone:
RS-3 (One Family Rural Residential)
Designation
Estate Suburban Residential
South: Use:
Agricultural
Zone:
RS-3 (One Family Rural Residential)
Designation:
Agricultural
East: Use:
Single Family Residential
Zone:
RS-3 (One Family Rural Residential)
Designation:
Estate Suburban Residential
West: Use:
Single Family Residential
Zone:
RS-2 (One Family Suburban Residential)
Designation:
Estate Suburban Residential
Existing Use of Property:
Single Family Residential
Proposed Use of Property:
Single Family Residential
Site Area:
0.811 HA (2 acres)
Access:
12411, Avenue
Servicing:
Suburban residential standard with sanitary sewer
Companion Applications:
SD/VP/027/09
b) Project Description:
The subject property is 0.811ha in size and is bound by single family residential properties to the
north, east, and west and 124th Avenue to the south. Agricultural Land Reserve properties are
located to the south of the subject property, across 124th Avenue.
There is an existing home on the western portion of the property, which the applicant is proposing to
retain.
c) Planning Analysis:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to RS-2 (One Family Suburban Residential), to permit subdivision into two single family
residential lots.
Official Community Plan:
The proposed rezoning to RS-2 (One Family Suburban Residential) is in accordance with the subject
property's designation as "Estate Suburban Residential" in the Official Community Plan.
An Agricultural/Ground Water Impact Assessment Report has been prepared, as per the
requirements of Section 6.2.2 of the Official Community Plan.
-2-
Agricultural/Ground Water Impact Assessment
The Agricultural/Ground Water Impact Assessment Report, prepared by Letts Environmental
Consultants Ltd., and dated January 29, 2010 concludes the following:
• The proposed development's direct footprint will not result in permanent loss of land from
agricultural production;
• No severance or isolation effects will result in any land within the ALR or in agricultural
production or added operational challenges to farmers. However, future changes in
operational practices within the ALR lands to the south of the proposed development are
unknown and may occur, these may result in opposition from urban neighbours and could
be viewed as a nuisance. Therefore, it is recommended that a disclosure be prepared, and
provided to all homebuyers or prospective homebuyers of parcels within the proposed
development, regarding possible negative impacts of agricultural activities;
• The greatest potential impacts on agriculture from the proposed development are indirect
impacts on drainage. However, the potential impacts on drainage can be easily mitigated
through careful planning and design and the use of best management practices;
• The proposed development will not require existing fences along 1240 Avenue to be
removed or realigned. Fences damaged or removed should be reinstalled as outlined
herein. There will be no trespass onto agricultural lands;
• The proposed development will not have negative implications for travel between farm
parcels;
• The surrounding quality and quantity of surface and sub -water will not be negatively affected
by the proposed development; and
• Every effort should be made to ensure that existing direction of flows through ditches
including roadside ditches be maintained and that water in ditches, that may be used as
source irrigation water, not be altered. No diversion of existing drainage ways is required or
recommended.
Zoning Bylaw:
The RS-2 (One Family Suburban Residential) Zone requires a minimum lot area of 4,OOOm2; a
minimum lot width of 36m and a minimum lot depth of 60m. The 2 proposed single family lots
comply with the above requirements of the Zoning Bylaw as follows;
• area of each lot is proposed to be 0.405ha;
• the lot widths are proposed to be 41.9m; and
• lot depths are proposed to be 96.6m in.
Engineering Department:
The Engineering Department reviewed the servicing for the rezoning and subdivision and provided
their comments to the applicant. The development will be serviced with sewer and water in
11eM
accordance with the provisions of the Subdivision & Development Servicing Bylaw No. 4800-1993
as amended.
Parks & Leisure Services Department:
The Parks and Leisure Services Department has identified an equestrian trail along 124 Avenue and
are prepared to support the concept for the placement of the equestrian trail (along 124th Ave.)
subject to the details in the servicing plans providing continuous surface that is acceptable for
equestrian use by our trail partners the "Haney Horsemen".
The Parks & Leisure Services Department have identified that after the subdivision is completed
they will be responsible for maintaining the street trees. In the case of this project it is estimated
that there will be an additional 2 trees which is based on one tree per lot; final subdivision design
will provide exact numbers. The Manager of Parks & Open Space has advised that the maintenance
requirement of $25.00 per new tree will increase their budget requirements by $50.00.
CONCLUSION:
It is recommended that first reading be given to Maple Ridge Zone Amending Bylaw No. 6720 -
2010 and that application RZ/027/09 be forwarded to Public Hearing.
Prepared by: Sarah Atkinson
Planning Technician
1
A t5proved b Jan ring, MCP, MCIP
pirector of Planning
Approved by. Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
A
Cc
SA/dp
J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Zone Amending Bylaw 6720 - 2010
Appendix C - Site Plan
-4-
A Rem 1 Appendix A
12511 1 c P 43885
62 1 2
a L
P 69960 MP 123
2 3 1 Rem 64
N N N I
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o ro o 0 0
w
1 N N N N
m 12487 A
N P 43885
g 58 A g 56
J
2 a
12461 8
BCP 8230
1245 I
N
R Y
v N LMP 744
r1
12445 1
a
� P 43885
J B 12440 45 46 1 2
a Subject Property
m
n
124 AVE.
EP 14903
A
P 3118
Rem 13
18
19
•PP133
24155-124 Ave
CORPORATION OF
THE DISTRICT OF
fA
MAPLE RIDGE
PLANNING DEPARTMENT
nATF• Maw 10 gnn0 R7/027/09
RY. JV
Appendix B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO.6720 - 2010
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6720 - 2010."
2. That parcel or tract of land and premises known and described as:
Lot 45 Section 22 Township 12 New Westminster District Plan 43885
and outlined in heavy black line on Map No. 1472 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 day of , A.D. 200.
PUBLIC HEARING held the day of , A.D. 200.
READ a second time the day of , A.D. 200.
READ a third time the day of , A.D. 200.
RECONSIDERED AND FINALLY ADOPTED, the day of
PRESIDING MEMBER
, A.D. 200.
CORPORATE OFFICER
r r 1.85 he. � / p�
62 1 a!
/r 2 LMP 123
/P 69960 a If
2 3 0.813 he. 0.401 he. l 0.411 he 1 Rem 6
0.405 he, 0.460 he. 0.406 he. 0.406
IN,a! O b
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P 43885
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r2467
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BC 28231
Ln 12450
A
N
0.405 he. N LMP 12744
724l5 1
0.405 he. Q, P 43885 LMP 12745
B 12440 r�.t 45 46 1 2
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2
q
n q 0.405 hp.
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A
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rn
1
MAPLE RIDGE ZONE AMENDING
Bylaw No. 6720-2010
Map No. 1472
From: RS-3(One Family Rural Residential)
To: RS-2(One Family Suburban Residential)
--net,
MAPL E -.
1:2500
G� Appendix C
ad 4
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124th A venue L, v'5917 °69
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE RW 086/ 08
File Manager: Sarah Atkinson
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.
A completed Application Form
®
❑
(Schedule "A" —Development Procedures Bylaw No. 5879-1999)
2.
An application fee, payable to the District of Maple Ridge, in
®
❑
accordance with Development Application Fee Bylaw no. 5949-2001.
3.
A Certificate of Title and Consent Form if the applicant is different
®
❑
from the owner shown on the Certificate of Title.
4.
A legal survey of the property(ies)
®
❑
5.
Subdivision plan layout
®
❑
6.
Neighbourhood context plan
❑
7.
Lot grading plan
❑
8.
Landscape plan*+
®
❑
9.
Preliminary architectural plans including site plan,
®
❑
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
* These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reportsprovided:
Parking Study
J.
DISTRICT OF Agenda Item. 1101
MAPLE RIDGE Council Meeting of: March 23, 2010
1. That Bylaw No. 6712-2010 be given first reading and be forwarded to Public Hearing; and
2. 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 security as outlined in the Agreement;
ii. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the
suitability of the site for the proposed development;
III. Road dedication as required;
iv. Consolidation of the development site;
V. Removal of the existing buildings;
vi. 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.
vii. Purchase of Parcel A, Except Plan BCP36787 Road, from the District of Maple Ridge;
viii. Registration of a Restrictive Covenant protecting the Visitor Parking.
(RZ/086/08, 12060, 12074, 12068 and 12082 227 Street, to rezone from RS-1 [One Family Urban
Residential] to RM-2 [Medium Density Residential] to permit construction of a four -storey, wood
frame, 81 unit residential apartment building)
"Ernie Daykin"
CAR IED DEFEATED DEFERRED MAYOR
ACTION N
TO: _ Chief Administrative Officer
_ Executive Director
Mgr - Strategic Economic Initiatives
Gen Mgr - Corporate & Financial
_ RCMP
Fire Chief
— en Mgr - Public Works & Development
Dir -Planning
_ Dir - Licenses, Permits & By-laws
Municipal Engineer
Dir - Engineering Operations
Gen Mgr - Com. Dev. & Rec. Services
Clerk's Section
Corporate Officer
Property & Risk Manager
Lynn Marchand
_ /Diana Dalton
V/ Amanda Allen
Tracy Camire
_✓ Amanda Gaunt
Karen Kaake
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent
to you for notation and/or such action as may be required by your Department.
March 23 2010
Date
► r
Corporate Officer
Deep Roots
Greater Heights
TO:
FROM:
SUBJECT:
DISTRICT OF MAPLE RIDGE
His Worship Mayor Ernie Daykin DATE: March 4, 2010
and Members of Council FILE NO: RZ/086/08
Chief Administrative Officer ATTN: C of W
First Reading
Maple Ridge Zone Amending Bylaw No. 6712-2010
12060,12074, 12068, 12082 227 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-1 (One Family Urban
Residential) to RM-2 (Medium Density Residential) to permit construction of a four -storey, wood -
frame, 81 unit residential apartment building. This application is in compliance with the Official
Community Plan.
RECOMMENDATIONS:
1. That Zone Amending Bylaw No. 6712-2010 be given first reading and be forwarded to Public
Hearing; and
2. 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 security as outlined in the Agreement;
ii. Registration of a geotechnical report as a Restrictive Covenant which addresses the
suitability of the site for the proposed development;
iii. Road dedication as required;
iv. Consolidation of the development site;
V. Removal of the existing buildings;
vi. 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.
vii. Purchase of Parcel A, Except Plan BCP36787 Road, from the District of Maple, Ridge.
viii. Registration of a Restrictive Covenant protecting the Visitor Parking.
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:
Companion Applications:
b) Project Description:
Wilson Chang, MAIBC
Balhar S Basi
Lot: 2, Section: 20, Township: 12, Plan: 7450
Lot: 1, Section: 20, Township: 12, Plan: 86322
Lot: 2, Section: 20, Township: 12, Plan: 86322
Lot: B, Section: 20, Township: 12, Plan: 22808
Low Rise Apartment
Low Rise Apartment
RS-1 (One Family Urban Residential)
RM-2 (Medium Density Apartment Residential)
Apartment
RM-2 (Medium Density Apartment Residential)
Low -Rise Apartment
District Fire Hall
P-6 (Civic Institutional)
Institutional
Single family residential
RS-1(One Family Urban Residential)
Low -Rise Apartment
Single family residential
RS-1(One Family Urban Residential)
Medium and High -Rise Apartment
Single family residential
Low rise apartment
0.388 HA
Proposed rear lane access
Full Urban
DP/086/08
The current application proposes to rezone the properties from RS-1 (One Family Urban Residential)
to RM-2 (Medium Density Apartment Residential) to permit the construction of a four storey
apartment building containing 81 units with a floor area ratio of 1.46. The apartments are a mix of
one and two -bedroom units, ranging in size from 50.31m2 (542ft2) to 88.26m2 (950ft2). The
building is a four storey wood frame apartment structure over a one storey concrete basement
parking level. An access ramp to the underground resident parking is to be provided via the
proposed rear -lane. Seventeen visitor surface parking spaces are proposed to be located at the rear
of the building, adjacent to the lane.
-2-
c) Planning Analysis:
Official Community Plan:
The proposed rezoning to RM-2 (Medium Density Apartment Residential) is in accordance with the
subject properties designation as "Low -Rise Apartment' in the Town Centre Area Plan. The Low -Rise
Apartment designation is intended for development in a three to five storey apartment form where
units are accessed from an internal corridor and residential parking is provided underground. The
current 4-storey development proposal complies with the above criteria.
Both 2270 Street and Brown Avenue are identified in the Town Centre Area Plan, Figure 1 - Multi -
modal Transportation network, as part of the Connective Pedestrian Network. This network is
intended to provide pedestrian -friendly linkages outside of the Civic Core and should be designed to
enhance the pedestrian experience with separated sidewalks on both sides of the street, street trees
and the potential for wayfinding signage. Additionally, both 227th Street and Brown Avenue are part
of the Bicycle Network. The Bicycle Network may have dedicated bicycle lanes, where feasible, or
shared arrow markings in street travel lanes to clearly identify bicycle routes to motorists, cyclists,
and pedestrians. The Engineering Department will be reviewing these guidelines with the proponent
at the time civil drawings are finalized.
Zoning Bylaw:
A preliminary review of the plans has revealed that the proposal complies with the requirements of
Zoning Bylaw No. 3510-1985.
Off -Street Parking and Loadin B aw:
A preliminary review of the plans in relation to the Off -Street Parking and Loading Bylaw
requirements has revealed that the proposal generally complies with the bylaw, although the
application proposes a variance to reduce the total number of required parking stalls from 138 to
130. The applicant proposes to provide residents with 113 parking stalls and visitors with 17
parking stalls; resulting in a total of 130 parking stalls provided for the development. The Off -Street
Parking and Loading Bylaw requires 122 resident parking stalls and 17 visitor parking stalls,
resulting in a shortfall of 9 resident parking stalls.
In accordance with Section 3.4 of the Off -Street Parking and Loading Bylaw, the applicant has opted
to pay to the District of Maple Ridge a total of $72,000 in lieu of 9 parking stalls. An up to date
parking study is required to support the proposed reduction.
Development Permits:
As per Section 8.11 of the Official Community Plan, a Town Centre Development Permit is required
for all new multi family residential development in the town centre. The development proposal is
located within the North View Precinct of the Town 'Centre Area Plan. Accordingly, prior to the
issuance of a building permit, the Development Permit must be reviewed and approved. An
application for the Development Permit has been received and will be the subject of a future Council
report.
-3-
Advisory Design Panel:
The application was presented to the Advisory Design Panel on February 9, 2010, at which time the
Panel supported the application moving forward to Council, with the following resolution;
• Consider more contemporary material palette consistent with the architecture
• Consider the issue of the visitor parking stalls in conflict with the adjacent units
• Consider relocation of the amenity room to be on the main floor and have direct access to
the open courtyard
• Consider securing the open courtyard for the safety of the building
• Resolve the design of the main entry to the building and incorporate a significant canopy and
coordinate with the landscape design
• Consider increasing the depth of the balconies to improve functionality
• Define a visitor access route from the surface parking to the building entry point
• Consider introduction of additional screens to the other elevations
• Consider simplifying the vertical glazing at the main entry
• Consider altering the parapet heights -to create a more varied roof line
• Incorporate a barrier free washroom within the amenity room
The applicant will address the above recommendations and a more detailed report will be forwarded
to Council at the Development Permit stage.
Development Information Meetin
A Development Information Meeting was held by the project architect on Tuesday March 2, 2010 at
Harry Hooge Elementary. As per Council Policy 6.20, invitations were mailed out to qualifying
property owners, advertisements were placed in the local paper and a notice was attached to the
development sign on site. Four (4) people signed in on the attendance sheet and one (1) comment
sheet was completed. The Development Information Meeting summary provided by the applicant is
attached at Appendix G. Additional concerns expressed are included below along with the
applicant's response (in italics);
Noise and safety issues are a concern if the proposed back lane continues through to the
lane on the neighbouring property to the north. People may use this lane as a short cut;
The lane does not necessarily need to go through to eliminate this concern. Or other
steps could be taken to reduce these concerns, such as speed bumps or only
permitted access allowed.
The proposed entrance to the underground parking is very close to the neighbouring
property. This may result in noise and pollution becoming a nuisance;
-4-
There will be planting and fencing between the two properties to screen noise and
pollution. In addition there will be a trellis over the ramp entrance to provide the
best possible screening.
The proposed building will block views for the neighbouring property to the north;
The proposed building will also block the noise from the fire hall.
Building construction will be noisy for the neighbouring residents.
Construction will follow all City guidelines for safety and hours of operation.
d) Interdepartmental Implications:
Engineering Department:
The Engineering Department has identified that all of the services required in support of the rezoning
do not exist to the site. It will, therefore, be necessary for the applicant to enter into a Rezoning
Development Agreement and post the required security to complete the necessary works prior to
final reading. The Engineering Department has provided the following comments;
1. The applicant is responsible for the construction of the rear lane.
2. The four existing driveways letdowns on 227 Street must be removed and replaced with new
concrete curb and gutter and sidewalk.
3. The developer's consultant must examine the existing sanitary sewer to determine its
adequacy to serve the new development.
Parks & Leisure Services De rtment:
The Parks & Leisure Services Department have identified that after the subdivision is completed they
will be responsible for maintaining the street trees. In the case of this project it is estimated that
there will be additional trees added to the street tree inventory. The Manager of Parks & Open
Space has advised that there is maintenance requirement of $25.00 per new tree which will affect
their operating budget.
Fire Department:
The Fire Department has no concerns with the current application.
-5-
CONCLUSION:
The current application is in compliance with the Official Community Plan. It is, therefore,
recommended that First Reading be given to Maple Ridge Zone Amending Bylaw 6712-2010 and it
be forwarded to Public Hearing.
Prepared by. Sarah Atkinson
PI in Technician
Approv b Jan , MCP, MCIP
49�<tGr of Planning
Approved by Frank Quinn, MBA, P.Eng
v� GM: Publi Works "lopment Services
Concurrent ' J. L {Jim} F(ule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Zone Amending Bylaw 6712-2010
Appendix C - Site Plan
Appendix D - Building Elevation Plans
Appendix E - Landscape Plans
Appendix F - Development Information Meeting Summary
IVE
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Appendix B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6712 - 2010
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6712-2010."
2. Those parcels or tracts of land and premises known and described as:
Lot "B" Section 20 Township 12 Plan 22808 New Westminster District
Lot 1 Section 20 Township 12 Plan 86322 New Westminster District
Lot 2 Section 20 Township 12 Plan 86322 New Westminster District
North 70 Feet Lot 2 Section 20 Township 12 Plan 7450 New Westminster District
and outlined in heavy black line. on Map No. 1469 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RM-2 (Medium Density
Apartment Residential).
3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , A.D. 200.
PUBLIC HEARING held the day of , A.D. 200.
READ a second time the day of , A.D. 200.
READ a third time the day of , A.D. 200.
RECONSIDERED AND FINALLY ADOPTED, the
PRESIDING MEMBER
day of
, A.D. 200.
CORPORATE OFFICER
Pal. A
RP 56793
1.914 ho
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MAPLE RIDGE ZONE AMENDING
Bylaw No. 6712-2010
Map No. 1469
From: RS-1 (One Family Urban Residential)
To: RM-2(Medium Density Apartment Residential)
1:2500
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12U6U/68/74/%2 227th Street, Maple Ridgc I
Wilson Chang Architect Inc. MAIBC
hypertects.com
t 604.630.9488
f 604.630.9487
To: Planning Department, District of Maple Ridge
Re: Development Information Meeting for 12060, 12068, 12074, 12082 227 ST, Maple Ridge, BC
March 3rd, 2010
DEVELOPMENT INFORMATION MEETING SUMMARY, RZ/086/08
A development information meeting was held at Harry Hooge Elementary, 12280 - 230th Street, Maple Ridge on Tuesday,
March 2, 2010 from 6 P.M. to 8 p.m. regarding residential development at 12060, 12068, 12074, 12082 227 ST, Maple
Ridge, File il: RZ/086/08.
The meeting was attended by a group of approximately 6 people of which 4 signed in the attached attendance list.
Wilson Chang from Wilson Chang Architect opened the meeting welcoming the attendees. Wilson encouraged the people
to sign in the provided attendance list and fill out the provided comments sheets. Mr. Chang continued with a presentation
of the proposed development including project analysis, neighbourhood context, and site planning and building design.
After the presentation the attendees were encouraged to express their comments and concerns on the proposed
development. The reception of the development in general was very positive. Please see below a summary of the only
concerns from the attendants.
Summary of the comments and concerns:
1. If the proposed new back lane continues through to the lane on the neighbouring property north of the
development, people could use this lane as a shortcut. Noise and safety issues are a concern.
Wilsons Respond: The Lane does not necessary need to go through to eliminate that concern. Or other steps
could be taken to reduce these concerns, like speed bumps and only permitted access.
2. Planned entrance to the underground parking is very close to the next door property (north). Noise and
Pollution could come to adjacent units.
Wilson Respond: There will be planting and fencing between the two properties to screen noise and pollution.
In addition there will be Trellis over the romp entrance to provide the best possible screening.
3. Building will block the view to the south for the neighbouring property on the north.
Wilson Respond: It will also block the sound of the fire hall.
4. Building construction will be noisy to the neighbouring properties.
Wilson Respond: Construction will follow all city guidelines for safety and hours of operation.
Sincerely,
Wilson Chang
Page U 1 I Development Information Mating summary
Willem Chang Architect Inc. MAIBC
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE RW 095/ 08
File Manager: Sarah Atkinson
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.
A completed Application Form
®
❑
(Schedule "A' —Development Procedures Bylaw No. 5879-1999)
2.
An application fee, payable to the District of Maple Ridge, in
®
❑
accordance with Development Application Fee Bylaw no. 5949-2001.
3.
A Certificate of Title and Consent Form if the applicant is different
®
❑
from the owner shown on the Certificate of Title.
4.
A legal survey of the property(ies)
®
❑
5.
Subdivision plan layout
❑
6.
Neighbourhood context plan
❑
7.
Lot grading plan
❑
8.
Landscape plan*+
®
❑
9.
Preliminary architectural plans including site plan,
®
❑
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
* These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional re ortsprovided:
DISTRICT OF Agenda Item: 1102
MAPLE RIDGE Council Meeting of: March 9, 2010
1. That Bylaw No. 6721-2010 be given first reading and be forwarded to Public Hearing;
2. That the following terms and conditions be met prior to final reading;
i. Approval from the Ministry of Transportation;
ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of security as outlined in the Agreement;
iii. Registration of a geotechnical report as a Restrictive Covenant which addresses the
suitability of the site for the proposed development;
iv. Road dedication as required;
V. Removal of the existing building;
vi. 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;
vii. Provision of a security deposit in the amount of $30,000 for the use of the reciprocal
access during construction;
viii. Registration of a Restriction Covenant protecting the Visitor Parking.
(RZ/095/08, 22590 116 Avenue - to rezone from RS-1 [One Family Urban Residential] to RM-1
[Townhouse Residential] to permit a 6 unit townhouse development)
"Ernie Daykin"
CA IED DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: _ Chief Administrative Officer
_ Gen Mgr - Corporate & Financial
RCMP
Fire Chief
Mgr -Accounting
Chief Information Officer
_ f en Mgr - Public Works & Development
Dir -Planning
Dir- Licenses, Permits & By-laws _
Municipal Engineer
_ Gen Mgr - Com. Dev. & Rec. Services
_ Dir- Parks & Facilities
_ Dir - Recreation
Dir - Community Services
Clerk's Section
Corporate Officer
Property & Risk Manager
_ Diana Dalton
_ Amanda Allen
Amanda Gaunt d Z7
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to
you for notation and/or such action as may be required by your Department.
March 9. 2010
Lt,��
Date
Corporate Officer
Deep Roots
Greater Heights
I.Le1
DISTRICT OF MAPLE RIDGE
His Worship Mayor Ernie Daykin
and Members of Council
Chief Administrative Officer
DATE: February 22, 2010
FlIF NO: RZ/ 095/ 08
ATTN: C of W
SUBJECt First Reading
Maple Ridge Zone Amending Bylaw No. 6721 2010
22590 116 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-1 (One Family Residential)
to RM-1 (Townhouse Residential), to permit construction of a 6 unit townhouse development. This
application is in compliance with the Official Community Plan.
RECOMMENDATIONS:
1. That Zone Amending Bylaw No. 6721 2010 be given first reading and be forwarded to Public
Hearing; and
2. That the following terms and conditions be met prior to final reading.
i. Approval from the Ministry of Transportation;
ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of security as outlined in the Agreement;
iii. Registration of a geotechnical report as a Restrictive Covenant which addresses the
suitability of the site for the proposed development;
iv. Road dedication as required;
V. Removal of the eAsting building;
A. Adisclosure statement must be submitted by 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.
vii. Provision of a security deposit in the amount of $30,000 for the use of the reciprocal
access during construction.
viii. Registration of a Restrictive Covenant protecting the Visitor Parking
•
a) Background Context:
Applicant: WS BisskyArchitect Inc. Wayne Bissky
Owner: Jalal M Band
Legal Description: Lot: 37, D.L: 401, Ran: 62308
OCP1
F)dsting: Ground -Oriented Multi -Family (TC area plan)
Proposed: Ground-Criented Multi -Family (TC area plan)
Zoning:
Bdsting: F&1 (Cne Family Urban Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses:
North:
Use:
Community Hall
Zone:
CD-2-88 and CD-3-93
Designation:
Ground -Oriented Multi -Family
South:
Use:
Haney Bypass, Canadian Pacific Rail and the Fraser
River
Zone:
R&3 (One Family Rural Residential)
Designation:
The property to the south of the Haney Bypass is
designated Park
East:
Use:
Townhouse
Zone:
RM-1 (Townhouse Residential)
Designation:
Ground-Criented Multi -Family
West:
Use:
Townhouse
Zone:
PM-1 (Townhouse Residential)
Designation:
Ground -Oriented Multi -Family
asting.Use of Property.
Single Family Residential
Proposed Use of Property.
Townhouse Residential
Site Area:
0.203 HA
Access:
116 Avenue
Servicing:
Full Urban
Companion Applications:
DP( 095/ 08
b) Project Description:
The subject property extends 0.203 hectares and is bound by multi family development to the east
and west, Haney Bypass to the south and a community hall to the north.
-2-
The site slopes gently from the northwest corner to the southeast corner and is almost 6 metres
higher in elevation than the adjacent Haney Bypass. The project architect has taken these grade
changes into consideration, and has proposed a building designed for residents to take advantage
of the views overlooking the Fraser Rver.
The proposed development is intended to be accessed via 116th Avenue, through the adjacent
townhouse development to the west of the subject property. A reciprocal access agreement is in
place providing the subject site with legal access through the adjacent property. This agreement
was entered into in 1981 by the previous owner of the properties. CLrrent owners of the
neighbouring lot, encumbered with the easement, have expressed concern with the access
arrangement.
c) Planning Analysis:
Official Community Plan:
The application property is located within the Town Centre Area Plan, and is subject to the
regulations of such as outlined in the Official Community Ran. The Area Plan designates the
property Ground -Oriented Multi -Family, which provides for a medium -high density townhouse
development not to exceed three storeys in height. The proposed rezoning to RM-1 (Townhouse
Residential) is, therefore, in compliance with the regulations of the Official Community Ran.
Zoning Bylaw:
A preliminary review of the plans in relation to the Zoning Bylaw requirements has revealed that the
proposal generally complies with the bylaw, however, a variance is required to increase the
allowable height from 10.5 metres to 11 metres. This variance will be the subject of a future report
to Council.
Off -Street Parking and Loading_
The parking provision for the current application exceeds the requirements of the Off -Street Parking
and Loading Bylaw, which requires 12 resident parking stalls and 2 visitor parking stalls. The
application proposes to provide 14 resident parking stalls and 2 visitor parking stalls.
Deveippnent Information Sias
As per Council Policy 6.21 all Rezoning development applications require a development sign to be
placed on the subject property, indicating the intent of the proposal and the properties involved. The
sign must remain on the site until the development application is approved or denied. The current
applicant has placed the development information sign on the subject property a number of times.
However, each time the sign is placed someone either defaces or removes it from the site. In past
instances where this has occurred the District has accepted photographic proof that the sign has
been placed. The applicant has provided photographs showing the placement of the sign on the
property.
-3-
Develorent Permits:
Pursuant to Section 8.11 of the Official Community Ran, a Town Centre Development Permit
application is required for all multi -family residential, flexible mixed use and commercial
development located in the Town Centre. The current application is located within the South View
Precinct Town Centre Development Permit Area, and is subject to the regulations of such as outlined
in Official Community Ran. Accordingly, prior to the issuance of a building permit, the Development
Permit must be reviewed and approved. An application for the Development Permit has been
received. Adherence of this project to the guidelines of this permit will be provided for Council in a
future report.
AdvisW De_sW Panel:
The application was presented to the Advisory Design Panel on January 12, 2010 at which time the
Panel supported the application moving forward with a small number of recommendations. The
applicant has addressed the recommendations raised by the Advisory Design Panel, and a more
detailed report will be forwarded to Council at the Development Permit stage.
Development Information Meetinn:
A development information meeting was held by the project architect and landscape architect on
Tuesday, February 8, 2010 at Fraserview Village Hall. As per Council Policy 6.20, invitations were
mailed to qualifying property owners, advertisements were placed in the local paper and a notice
was attached to the development sign on site. Twenty-four (24) people signed in on the attendance
sheet. Comments included the following;
• Concerns were expressed about the reciprocal access easement on the adjacent property to
the west.
• Concerns were expressed about the potential impact of construction trucks accessing the
site along the easement and causing damage to the road surface. Residents asked who
would pay for the damage and the applicant assured them damage would be paid for by
those causing the damage.
• Concerns were expressed about the density and height of the proposed development.
• There were concerns about the stability of the soil on the application site. The architect
noted that a geotechnical study had been done.
• Questions were asked about the number of parking stalls provided and where they would be
located onsite.
• Concerns were expressed that this would become a rental development. Some attendees
asked whether it was the applicant's intention to sell or rent the units. It was felt that young
families would not be compatible with the existing neighbours. The architect noted that
there was no provision for a playarea and it is not likelyto attract families. The architect
understood that the developer intended to sell the units and that there is no way to legally
disallow buyers based on their age.
• Some attendees expressed a desire to have the proposed development become part of the
existing strata.
-4-
• Some of the attendees related conflicts with the tenants of the e)asting house.
Citizen/ Customer Implications:
A number of neighbouring residents have phoned with concerns regarding the reciprocal access
agreement. The plans, reports and legal agreements are available to the public at the front counter
and copies of the legal agreement were provided to some of the neighbours for their review.
Interdepartmental Implications:
Engineeft Department:
The Engineering Department has reviewed the proposal and has provided the following comments:
1. ARezoning Servicing Agreement must be entered into by the applicant
2. The applicant must provide information on providing water service connection to the
property.
3. The applicant will require approval from the Ministry of Transportation for any works along
Haney Bypass.
4. The Ministry of Highways will likely require dedication across the Haney Bypass.
5. Consideration must be given to how best to advertise the site location and access location to
the site.
Parks & Leisure Services Department
The Parks & Leisure Services Department have identified that after the subdivision is completed
they will be responsible for maintaining the street trees. In the case of this project it is estimated
that there will be additional trees added to the street tree inventory. The Manager of Parks & Open
Space has advised that there is maintenance requirement of $25.00 per new tree which will affect
their operating budget.
Fire Department:
The Fire Department has provided the applicant with a number of comments that must be
addressed before final occupancy.
The current application is in compliance with the Official Community Ran and is considered an infill
development of 6 units only. It is, therefore, recommended that first reading be given Maple Ridge
Zone Amending Bylaw No. 6721 2010 and it be forwarded to Public Hearing.
I&T
Prepared by. Sarah Atkinson
Plannin Technician
y, ng, CP, MC1P
L director of Planning
ot►e yr F�snk Oai3 g, i�k6�►, P. Eng
Public Works & Qevelo nt wises
1
Concurrence: L L ( ) Rule
Chief trninistrative Officer
SA! dp
The following appendices are attached hereto:
Appendix A— Subject Map
Appendix B — Zone Amending Bylaw 6721-2010
Appendix C— Site Plan
Appendix D — Building Bevation Plans
Appendix E— Landscape Plans
WE
11601
Appendix A
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22590 116 AVENUE
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* CORPORATION OF
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District of i
THE DISTRICT OF
MAPLE RIDGE
SCALE 1:2,000
Langley
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PLANNING DEPARTMENT
'
T
FE?ASEF7 14_
DATE: Oct 27, 2008 FILE: RZ/095/08 BY: PC
Appendix B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NQ 6721 - 2010
A Bylaw to amend Map 'W' 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;
NOWTHEREFORE, 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. 6721 - 2010."
2. That parcel or tract of land and premises known and described as:
Lot 37 District Lot 401 Group 1 New Westminster District Plan 62308
and outlined in heavy black line on Map No. 1473 a copy of which is attached hereto
and forms part of this Bylaw, is 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 day of , AD. 200.
PUBLIC HEARING held the day of , AD. 200.
READ a second time the day of , AD. 200.
READ a third time the day of , AD. 200.
APPROVED by the Minister of Transportation this day of , AD. 200.
RECONSIDERED AND FINALLYADOPTED, the day of , AD. 200.
PRESIDING MEMBER CORPORATE OFFICER
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MAPLE
RIDGE ZONE AMENDING
Bylaw No.
6721-2010
Map No.
1473
From:
RS-1 (One Family Urban Residential)
To:
RM-1 (Townhouse Residential)
44.
1:2500
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Appendix C
COP I
A R C H I T E C T U R E URBAN DESIGN PLANNING INTERIOR DESIGN
Comments received at the
February 8, 2010 Development Information Meeting for
RZ/095/08 22590-116th Ave
(a) The civic address of the subject property is 22590 - 116th Ave., Maple Ridge, BC. The legal description is Lot 37, District Lot
401, Group 1, NWD, Plan 62308. The purpose of the application is to allow construction of a 6 unit townhouse development.
d) This public information meeting was held on Monday, February 8, 2010 in the small hall of Fraserview Village Hall, 22538 -
116th Ave. , Maple Ridge, BC , from 7:00 pm to 9:00 pm. The presentation lasted until about 8:15pm , with most people leav-
ing shortly thereafter. The architect stayed until 8:40 pm when all attendees had left.
e) The architect gave a powerpoint presentation of the proposal and received comments from those in attendance. He also pro-
vided drawings mounted on boards after the presentation.
f) Attendees were also informed that information may be obtained from either the Planning Department service counter at or by
calling General Enquiries (phone 604-467-7341) or the developer/applicant's representative at 604-467-8300.
g) Attendees were encouraged to sign in , fill out comment cards and either leave them at the meeting or send them directly to the
city hall. Approximately 25 people attended the meeting, most of whom signed the attendance record as per the attached
attached. No completed comment sheets were left with the architect.
h) Comments form the public included the following:
1. Concerns were expressed about the traffic along the access easement on the property to the west. Some discussion took
place as to when the easement was placed on the property and what the easement was originally intended for; some
felt it was only for a single family residential use, although others noted that this does not appear to be reflected in the
wording of the easement.
2. The architect suggested the easement could be relocated along the common amenity area, and through the RV park-
ing, rather than along the drive aisle fronting the existing units. Some people felt this would be difficult to achieve as the
entire Fraserview Village owns the common amenity area and not just their individual strata.
3. There were concerns expressed about the potential impact of construction trucks accessing the site along the easement
and causing damage to the surface and wondered who would pay to fix it. The architect shared his opinion that damage
would be paid by the individuals responsible for it.
4. There were concerns expressed about density, and the height of the proposed building.
5. There were concerns about the stability of the soils. The architect t noted that a geotechnical study had been done an d a
copy had been filed at the municipality. He noted that all new structures must meet current building and municipal re-
quirements.
6. Questions were asked about the number of parking stalls provided and where they were located onsite.
7. Concerns were expressed that this would become a rental development. Some asked whether it was the developer's
intention to sell or rent the units. Many noted that it would be preferred if they were sold to seniors who would occupy
the units; young families would not be compatible to the adjacent neighbours. Some expressed preference that this site
become part of the existing strata. The architect noted that there was no play area designed in the outdoor areas of the
site and it is not likely to attract families. He understood that the developer intended to sell the units and also that it was
not possible to legally disallow buyers based on their age.
8. Some attendees related conflicts with some of the tenants of the existing house on the site.
Prepared by
Wayne Bissky
MAIBC
juawdog
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sanoioo p siviaaim
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APPENDIX E
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0
11
I
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE RW 063/ 09
File Manager: Sarah Atkinson
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.
A completed Application Form
®
❑
(Schedule "A" —Development Procedures Bylaw No. 5879-1999)
2.
An application fee, payable to the District of Maple Ridge, in
®
❑
accordance with Development Application Fee Bylaw no. 5949-2001.
3.
A Certificate of Title and Consent Form if the applicant is different
®
❑
from the owner shown on the Certificate of Title.
4.
A legal survey of the property(ies)
®
❑
5.
Subdivision plan layout
❑
6.
Neighbourhood context plan
❑
7.
Lot grading plan
®
❑
8.
Landscape plan*+
®
❑
9.
Preliminary architectural plans including site plan,
®
❑
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
* These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports rovided'.
k
DISTRICT OF
MAPLE RIDGE
Agenda Item: 1101
Council Meeting of: March 9, 2010
1. That Bylaw No. 6713-2010 be given first reading and be forwarded to Public Hearing; and
2. That the following terms and conditions be met prior to final reading:
i. Approval from the Ministry of Transportation;
ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of security as outlined in the Agreement;
iii. Registration of a geotechnical report as a Restrictive Covenant which addresses the
suitability of the site for the proposed development;
iv. Road dedication as required;
V. Removal of the existing buildings;
vi. An Engineer's report on the water quantity for domestic and fire protection purposes must
be received;
vii. A landscape plan prepared by a Landscape Architect must be submitted including the
security to do the works;
viii. A disclosure statement must be submitted by a Professional Engineer advising whether
there is any evidence of underground fuel storage tanks. If there is evidence, a site profile
pursuant to the Waste Management Act must be provided in accordance with the
regulations;
ix. Pursuant to the Contaminated Site Regulations of the Environmental Management Act,
the subdivider will provide a Site Profile for the subject lands;
X. Registration of a Restrictive Covenant protecting the Visitor Parking.
(RZ/063/09, 24108 and 24086 104 Avenue, 10366 240 Street, 10336 240A Street - to rezone
from RS-2 [One Family Suburban Residential] and RS-3 [One Family Rural Residential] to RM-1
[Townhouse Residential] to permit a 96 unit townhouse development)
"Ernie Daykin"
CAR IED DEFEATED DEFERRED MAYOR
ACTION NOTI
TO: _ Chief Administrative Officer
_ Executive Director
_ Gen Mgr - Corporate & Financial
— �3en Mgr - Public Works & Development
Dir - Planning
_ Dir - Licenses, Permits & By-laws
Municipal Engineer
_ Gen Mgr - Com. Dev. & Rec. Services
_ Dir - Parks & Facilities
_ Dir - Recreation
Dir - Community Services
Clerk's Section
Corporate Officer
_ roperty &Risk Manager
Diana Dalton
_ /Amanda Allen
Amanda Gaunt
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to
you for notation and/or such action as may be required by your Department.
0�,�March 9,2010 Y 1
Date Corporate Officer
DISTRICT OF MAPLE RIDGE
Deep Roots
Greater Heights
TO: His Worship Mayor Ernie Daykin DATE: February 18, 2010
and Members of Council FILE NO: RZ/063/09
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: First Reading
Maple Ridge Zone Amending Bylaw No. 6713 - 2010
24108, 24086 104 Avenue
10366 240 Street
10336 240A Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-2 (One Family Suburban
Residential) and RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential) to permit
construction of a 96 unit townhouse development, in the Albion area. This application is in
compliance with the Official Community Plan.
RECOMMENDATIONS:
1. That Zone Amending Bylaw No. 6713 - 2010 be given first reading and be forwarded to Public
Hearing; and
2. That the following terms and conditions be met prior to final reading.
i. Approval from the Ministry of Transportation;
ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and
receipt of the deposit of security as outlined in the Agreement;
iii. Registration of a geotechnical report as a Restrictive Covenant which addresses the
suitability of the site for the proposed development;
iv. Road dedication as required;
V. Removal of the existing buildings;
vi. An Engineer's report on the water quantity for domestic and fire protection
purposes must be received;
vii. A landscape plan prepared by a Landscape Architect must be submitted including
the security to do the works;
viii. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. If there is
evidence, a site profile pursuant to the Waste Management Act must be provided in
accordance with the regulations;
ix. Pursuant to the Contaminated Site Regulations of the Environmental Management
Act, the subdivider will provide a Site Profile for the subject lands;
X. Registration of a Restrictive Covenant protecting the Visitor Parking;
DISCUSSION:
a) Background Context:
Applicant: W S BISSKY ARCHITECT INC. WAYNE BISSKY
Owner: Gurinderjeet S Toor
Sukhjinder K Toor
Legal Description: Lot: 4, Section: 3, Township: 12, Plan: 9393
Lot: A, Section: 3, Township: 12, Plan: 13554
Lot: 7, Section: 3, Township: 12, Plan: 11176
Lot: 19, Section: 3, Township: 12, Plan: BCP36407
OCP:
Existing:
Medium Density Residential
Proposed:
Medium Density Residential
Zoning:
Existing:
RS-2 (One Family Suburban Residential) RS-3 (One
Family Rural Residential)
Proposed:
RM-1(Townhouse Residential)
Surrounding Uses
North:
Use:
Residential
Zone:
RS-2 (One Family Suburban Residential) and
RS-3 (One Family Rural Residential)
Designation:
Medium Density Residential
South:
Use:
Park
Zone:
RS-3 (One Family Rural Residential)
Designation:
Conservation
East:
Use:
Residential
Zone:
RS-3 (One Family Rural Residential) and R-3
Designation:
Medium Density Residential
West:
Use:
Residential
Zone:
R-3
Designation:
Medium Density Residential
WA
Existing Use of Property:
Proposed Use of Property:
Access:
Servicing:
Companion Applications:
b) Site Characteristics:
Residential
Multi -family residential
240AStreet and 104th Avenue
Full Urban
DP/VP/SD/NFDP/063/09
The subject properties, located in the Albion Area, extend to approximately 3.372 hectares and are
bound by residential development to the north, east and west and parkland and Spencer Creek to
the south. Sufficient setbacks from the stream have been provided for through an earlier
application, and further conservation dedication is not required, as this has been provided by the
existing park area currently surrounding the creek. The application site is challenged by isolated
areas of slopes in excess of 25%, which have been accounted for in the careful design and siting of
the current proposed development.
Project Description
The applicant is requesting to rezone the subject property from RS- 2 (One Family Suburban
Residential) and RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential), to permit the
construction of a 96 unit townhouse complex, comprised solely of three bedroom homes.
The site is challenged with a sloping topography, requiring a significant amount of cut and fill
throughout the site to accommodate the proposed development, including the proposed municipal
right of ways. A number of units have been designed to provide parking on the ground floor level
with walk out on the lower level; this is to account for the sloping nature of the site. Slopes in
excess of 25% are, for the most part, located centrally and a 774m2 green space, amenity area has
been provided to protect said slopes; as per the requirements of the Natural Features Development
Permit. A total of 4700m2 open space, (rear yards) has been provided for the use of residents
throughout the site.
The applicant proposes to construct 103A Avenue and 241 Street to provide access to the internal
strata road network. All townhouse units will access their driveways via the internal strata roads,
however, pedestrian access is provided from each street fronting unit to municipal roads, to create a
pedestrian feel along the street front. This will encourage a sense of place, as well as, a street
presence for the community. The proposed development has also been designed to ensure
pedestrian connectivity is maintained throughout the site, to encourage use of the amenity spaces
and again create a street presence for the community; providing a safer and more livable space for
residents.
-3-
c) Planning Analysis:
Official Community Plan:
The application property is located within the Albion Area Plan, and is subject to the regulations of
such as outlined in the Official Community Plan. The Area Plan designates the property Medium
Density Residential which allows for a range of housing styles and densities, including townhouses.
The proposed rezoning to RM-1 (Townhouse Residential) is, therefore, in compliance with the
regulations of the Official Community Plan.
Zoning Bylaw:
A preliminary review of the plans in relation to the Zoning Bylaw requirements has revealed that the
proposal generally complies with the bylaw, although a number of variances would be required for
the townhouse development if this proposal is to proceed. The proposed variances are as follows:
Development Site 1
• Block 3 will require a reduced front yard setback from 7.5 metres to 7.48 metres.
• Block 9 will require a reduced front yard setback from 7.5 metres to 6 metres.
Development Site 2
• Block 1 will require a reduced front yard and west side yard setback from 7.5 metres to 7.41
metres.
• Block 3 will require a reduced front yard from 7.5 metres to 6 metres.
• Blocks 11 and 12 will require a reduced rear yard setback from 7.5 metres to 5.9 metres.
The variance provides the proposed development sufficient room to undulate the units and account
for the challenging topography of the site. The variance will be the subject of a future report to
Council.
Off -Street Parking @nd Loading Bylaw:
The parking provision for the current application meets the requirements of the Off -Street Parking
Bylaw. All units are provided with two in -garage parking spaces; many of which are proposed to be
tandem parking. The development will also provide 21 visitor parking stalls, which will include 3
stalls with the necessary requirements for accessible access.
D velo ment Permits:
The application site is adjacent to Spencer Creek and is challenged with isolated slopes greater than
25% grade. A Watercourse Protection and Natural Features Development Permit is, therefore,
required for the preservation, restoration and enhancement of the natural environment of the
watercourse areas and of the natural features on the site. A Security will be taken as a condition of
-4-
the issuance of the Development Permit to ensure that the Development Permit area guidelines are
met.
Pursuant to Section 8.7 of the Official Community Plan, a Multi -Family Development Permit
application is required to ensure the current proposal enhances existing neighbourhoods with
compatible housing styles that meet diverse needs, and minimize potential conflicts with
neighbouring land uses. Accordingly, prior to the issuance of a building permit, the Development
Permit must be reviewed and approved. An application for the Development Permit has been
received. Adherence of this project to the guidelines of this permit will be provided for Council in a
future report.
Advisory Design Panel:
The application was presented to the Advisory Design Panel on January 12, 2010 at which time the
Panel supported the application moving forward with a small number of recommendations. The
applicant has addressed the recommendations raised by the Advisory Design Panel, and a more
detailed report will be forwarded to Council at the Development Permit stage.
Development Information Meeting:
A development information meeting was held by the project architect and landscape architect on
Tuesday, February 2, 2010 at Albion Elementary School Library. As per Council Policy 6.20,
invitations were mailed to qualifying property owners, advertisements were placed in the local paper
and a notice was attached to the development sign on site. Eight (8) people signed in on the
attendance sheet and four comment sheets. The Development Information Meeting summary
provided by the applicant is attached as Appendix D. Additional concerns expressed were;
• Concerns about the increased traffic at 240th Street and Lougheed Highway.
• Concerns were raised about the increased density this development will bring to the area.
There is a desire to maintain the rural character of the neighbourhood.
• Concerns were raised about the effect of the development on adjacent lands. Two
attendees were experiencing difficulty with adjacent developments affecting their properties.
• Questions were asked about the number of parking stalls provided for the development and
where they would be located onsite.
• Frustrations were raised about the inability to impact decisions regarding the Official
Community Plan and designated land uses in the area.
• Questions were asked about where the children would go to school, stating that Albion
School was full and the new school was not slated for construction in the near future.
• One neighbour requested that the development sign, placed along 240th Street, be removed
as it was placed in front of the home she was renting.
d) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the proposal and has provided the following comments:
-5-
1. A Rezoning Servicing Agreement must be entered into by the applicant
2. The applicant's engineer must examine the adequacy of the existing downstream sewer
system to accommodate the proposed development. If any upgrading is identified by the
engineer the applicant will be required to undertake the work.
3. The following road dedication will be required at the rezoning stage;
a. Collector standard road widening and profile improvement on 104 Avenue, across
the site frontage
b. Road dedication of 3.0 metres is required across the 240th Street site frontage.
c. Dedication of all on -site municipal roads.
4. A Development Variance Permit is required to support the retention of the above ground
utility company plant along the south side of 104th Avenue, located directly across the site
frontage.
5. The development of this site is dependant upon completion of services to be provided by the
adjacent properties under applications RZ/093/04 and SD/075/07. Building Permits can
not be issued until servicing is available to the application site.
6. The sewage disposal system for the adjacent property to the east (24156 104 Avenue), is
located near the southwest corner of the lot. The applicant for the current proposal must
ensure there is no problem related to the sewage disposal system arising from the current
proposed development.
Parks &Leisure Services Decartmen :
The Parks & Leisure Services Department have identified that after the subdivision is completed
they will be responsible for maintaining the street trees. In the case of this project it is estimated
that there will be additional trees added to the street tree inventory. The Manager of Parks & Open
Space has advised that there is maintenance requirement of $25.00 per new tree which will affect
their operating budget.
Fire De artme
The Fire Department has no concerns with this development proposal and is supportive of the
separated double access.
CONCLUSION:
The current application is in compliance with the Official Community Plan. It is, therefore,
recommended that first reading be given Maple Ridge Zone Amending Bylaw no. 6713-2009 and it
be forwarded to Public Hearing.
M
Prepared by: Sarah Atkinson
PI nning Technician
Ap roved Cja ing, MCP, MCIP
Diredtpr Planning
Apprt.edP IF Gin 9A, P.Eng
GM: Public Works & Devel e
Concurrence: J. L. (Jn) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Zone Amending Bylaw 6713-2010
Appendix C - Site Plan
Appendix D - Development Information Meeting Summary
Appendix E - Building Elevation Plans
Appendix F - Landscape Plans
Services
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10366-240/10336-240A/
24086/24108-104
o CORPORATION OF
- THE DISTRICT OF
MAPLE RIDGE MAPLE RIDGE
PLANNING DEPARTMENT
DATE: Sep 2, 2009 RZ/063/09 BY: JV
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO.6713 - 2010
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6713 - 2010."
2. Those parcels or tracts of land and premises known and described as:
Lot 4 Section 3 Township 12 New Westminster District Plan 9393
Lot "A" Section 3 Township 12 New Westminster District Plan 13554
Lot 7 Section 3 Township 12 New Westminster District Plan 11176
Lot 19 Section 3 Township 12 New Westminster District Plan BCP36407
and outlined in heavy black line on Map No. 1470 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 day of , A.D. 200.
PUBLIC HEARING held the day of , A.D. 200.
READ a second time the day of , A.D. 200.
READ a third time the day of , A.D. 200.
APPROVED by the Minister of Transportation this day of , A.D. 200.
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200.
PRESIDING MEMBER CORPORATE OFFICER
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Bylaw No. 6713-2010
Map No. 1470
From: RS-2(One Family Suburban Residential)
and RS-3(One Family Rural Residential
To: RM-1(Townhouse Residential)
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S T E e H N
B I S S K Y
ARCH ITECTU RE URBAN DESIGN PLANNING INTERIOR DESIGN
Comments received at the
February 2, 2010 Development Information Meeting for
RZ/DP/063/09
a) The civic address of the subject property is 10336 - 240A St., 10366 - 240th St., 24108 - 104th Ave., and 24086 - 104th Ave.,
Maple Ridge, BC. The legal descriptions are: PID 027-528-626 Lot 19 Section 3 Township 12 NWD Plan BCP36407, PID 009-
832-947 Lot A Section 3 Township 12 NWD 13554, PID 004-438-221 Lot 4 Section 3 Township 12 NWD Plan 9393, and PID
009-832-947 Lot A Section 3 Township 12 NWD Plan 13554.
c) The purpose of the application is to allow construction of a 96 unit townhouse development.
d) This public information meeting was held on Tuesday, February 2, 2010 at the Albion Elementary School Library, 10031 -
240th Street, Maple Ridge, BC, from 7:00pm to 9:00pm.
e) The architect and the landscape architect were there to answer any questions the public had about the project.
f) Information on the application was provided. Attendees were also informed that information may be obtained from either the
Planning Department service counter aI or by calling General Enquiries (phone 604-467-7341) or the developerlappIicant's
representative at 604-467-8300.
g) Attendees were encouraged to fill out comment cards and sign in . Of the 8 people in total who attended the meeting, 6 signed
the attendance record for attached. Only one comment sheet was filled out and left with the architect. It is attached.
h) Comments form the public included the following:
Concerns about the traffic at 24011 and Lougheed Highway.
Concerns about density in the area and the desire to maintain the rural character of the area.
Questions were asked about the number of parking stalls provided and where they were located onsite.
Concerns about the affect on adjacent lands as a result of the cevelopment. Two individuals were experiencing difficulty
with adjacent developments occurring on their property.
Frustration about the inability to impact decisions regarding the OCP and designated land use in the area.
Questions about where the children on the development would go to school , stating that Albion School was full and the
new school was not slated for construction any time in the near future.
One neighbour asked that the sign along 24oth be relocated as it was placed in front of the home she was renting.
Pre
Wayne Bissky
MAIBC