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HomeMy WebLinkAbout2010-05-18 Public Hearing Meeting and Reports.pdfDeep Roots Greater Heights District of Maple Ridge PUBLIC HEARING May 18, 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, May 18, 2010 to consider the following bylaws: 1a) RZ/035/08 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 6665-2009 LEGAL: Lot 1, District Lots 278 & 279, Group 1, New Westminster District, Plan 60497; and Lot 573, District Lot 279, Group 1, New Westminster District, Plan 114 LOCATION: 11295 and 11307 Maple Crescent PURPOSE: To amend Schedule "B" of the Official Community Plan FROM: Urban Residential TO: Industrial 1b) RZ/035/08 MAPLE RIDGE ZONE AMENDING BYLAW NO. 6666-2009 LEGAL: Lot 1, District Lots 278 & 279, Group 1, New Westminster District, Plan 60497; and Lot 573, District Lot 279, Group 1, New Westminster District, Plan 114 LOCATION: 11295 and 11307 Maple Crescent FROM: C-3 (Town Centre Commercial) TO: M-3 (Special Industrial) PURPOSE: To remove the split -zone to permit the future construction of a new two - storey industrial strata building on a new consolidated lot. 2a) RZ/071/09 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 6718-2010 LEGAL: Lot 1, Section 21, Township 12, New Westminster District, Plan LMP9544 LOCATION: 12161 237 Street 9 PURPOSE: To amend Schedule "B" of the Official Community Plan) as shown on Map No. 791) FROM: Agricultural TO: Urban Residential AND To amend the Urban Area Boundary (as shown on Map No.796) and to remove "Starred Property" Designation. Map No. 791 \ I PROPOSED URBAN AREA BOUNDARY I URBAN AREA BOUNDARY ( TO BE REMOVED EXMOG URBAN AREA BOUNDARY Map No. 796 2b) RZ/071/09 MAPLE RIDGE ZONE AMENDING BYLAW NO. 6719-2010 LEGAL: Lot 1, Section 21, Township 12, New Westminster District, Plan LMP9544 LOCATION: 12161 237 Street FROM: A-1(Small Holding Agricultural) TO: RM-1 (Townhouse Residential) PURPOSE: To permit the construction of 105 townhouses in duplex and fourplex forms F- (N 13 3a) RZ/072/09 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 6731-2010 LEGAL: Parcel "G" (Ref. Plan 2701), District Lot 405, Group 1, New Westminster District; and SE 198' by 660' (Plan with fee deposited No. 14240F), District Lot 405, Group 1 Having a frontage of 198' on Baker Rd. by a uniform depth of 660' and adjoining Parcel "G" (Ref Plan 2701), New Westminster District; and Parcel "H" (Plan with fee deposited 22319F) of Parcel "One" (Plan with fee deposited 14153F), District Lot 405, Group 1, New Westminster District. LOCATION: 10121, 10141 & 10175 240 Street PURPOSE: To amend Schedule "B" of the Official Community Plan (as shown on Map N o. 793) FROM: Agricultural TO: Urban Residential EM and Conservation 13 Map No. 793 3a) RZ/072/09 AND: To amend the Urban Area Boundary (as shown on Map No. 794) and to remove the "Starred Property" Designation MI EXISIING URBAN AREA BOUNDARY1 Map No. 794 AND To amend Schedule "C" of the Official Community Plan (as shown on Map No.795) to add as conservation. Map No. 795 3b) RZ/072/09 MAPLE RIDGE ZONE AMENDING BYLAW NO. 6732-2010 LEGAL: Parcel "G" (Ref. Plan 2701), District Lot 405, Group 1, New Westminster District; and SE 198' by 660' (Plan with fee deposited No. 14240F), District Lot 405, Group 1 Having a frontage of 198' on Baker Rd. by a uniform depth of 660' and adjoining Parcel "G" (Ref Plan 2701), New Westminster District; and Parcel "H" (Plan with fee deposited 22319F) of Parcel "One" (Plan with fee deposited 14153F), District Lot 405, Group 1, New Westminster District. LOCATION: 10121, 10141 & 10175 240 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 164 townhouses. 13 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 May 7 to May 18, 2010, Saturdays, Sundays and Statutory Holidays excepted. Some of this information will also be posted on the District website www.maplerid e.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@mapleridge.ca , by 4:00 p.m., May 18, 2010. All written submissions and e-mails will become part of the public record. Dated this 7th day of May, 2010. Ceri Mario Manager of Legislative Services DEVELOPMENT APPLICATION CHECKLIST FOR FILE RZ/035/08 File Manager: Jen Csikos Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED 1. A completed Application Form "A" (Schedule - 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 El of Title. 4. A legal survey of the property(ies) 5. Subdivision plan layout ® ❑ 6. Neighbourhood content 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 1. DISTRICT OF MAPLE RIDGE Agenda Item: 1101 Council Meeting of: April 27, 2010 1. That Bylaw No. 6665-2009 be given first and second reading and be forwarded to Public Hearing; 2• That Bylaw No. 6665-2009 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Bylaw No. 6665-2009 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Bylaw No. 6666-2009 be given second reading and be forwarded to Public Hearing; and 5. 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. Amendment to Schedule "B" of the Official Community Plan; 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. Consolidation of the development site; vi. Removal of the existing buildings. (RZ/035/08, 11307 and 11295 Maple Crescent - to designate from Urban Residential to Industrial to rezone from C-3 [Town Centre Commercial] to M-3 [Special Industrial] to remove split -zone and permit construction of a two -storey industrial strata building) 01-vo n.Fo - C .1folcgeN CARfQIED DEFEATED DEFERRED "Ernie Daykin" ////// MAYOR TO: _ Chief Administrative Officer ACTION NOTICE Executive Director _ Gen Mgr - Corporate & Financial RCMP Fire Chief n Mgr - Public Works & Development Dir - Planning Dir - Licenses, Permits & By-laws Municipal Engineer _ Gen Mgr - Com. Dev. & Rec. Services Clerk's Section Corporate Officer — Property & Risk Manager Diana Dalton Amanda Allen Amanda GauntR92�w AAOI-- -7 1 IV 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. A ril 27. 2010 Date d"t� / ( 9�/� Corporate Officer MAPLE RIDGE 1 DISTRICT OF MAPLE RIDGE Deep Roots Grrater Heights TO: His Worship Mayor Ernie Da kin y DATE: April 12, 2010 FROM: and Members of Council FILE NO: RZ/035/08 Chief Administrative Officer ATTN: C of W SUBJECT: First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No. 6665-2009; Second Reading Maple Ridge Zone Amending Bylaw No.6666-2009 11307 Maple Crescent, 11295 Maple Crescent EXECUTIVE SUMMARY: An application has been received to rezone portions of the subject properties from C-3 (Town Centre Commercial) to M-3 (Special Industrial) to permit the development of a two storey strata industrial warehouse building. On April 13, 2010, Bylaw No. 6666-2009 was given First Reading by Council. In support of the rezoning, an Official Community Plan Amendment application has been received to re -designate the subject properties from Urban Residential to Industrial on Schedule B of the OCP. RECOMMENDATIONS: 1. That Maple Ridge Official Community Plan Amending Bylaw No. 6665-2009 be given first and second reading and be forwarded to Public Hearing; 2. That Maple Ridge Official Community Plan Amending Bylaw No. 6665-2009 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6665- 2009 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Zone Amending Bylaw No. 6666-2009 be given second reading and be forwarded to Public Hearing; and 5. 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. Amendment to Schedule "B" of the Official Community Plan; 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. Consolidation of the development site; vi. Removal of the existing buildings; DISCUSSION: a) Background Context: Applicant: Matthew Cheng (Architect) Owner: 0706472 BC LTD Legal Description: Lot: 1, District lots 278 and 279, Group 1, New Westminster District, Plan 60497 Lot 573, Listrict Lot 279, Group 1, New Westminster District, Plan 114 Kola Existing: Urban Residential Proposed: Industrial Zoning: Existing: M-3 (Special Industrial), C-3 (Town Centre Commercial) Proposed: M-3 (Special Industrial) Surrounding Uses North: Use: Single Family Residential Zone: C-3 (Town Centre Commercial) Designation Urban Residential South: Use: Vacant Zone: C-3 (Town Centre Commercial) Designation: Commercial East: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential West: Use: Railway Tracks, Vacant Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential Existing Use of Property: Outdoor storage, warehouse Proposed Use of Property: Industrial strata warehouse Access: Maple Crescent Servicing: Full Urban Site Area: 5068 m2 (1.25 ac) Companion Applications: DP/036/08, VP/035/08, SD/035/08 -2- b) Project Description: The subject site is currently 2 separate lots, the larger of the two consists of predominantly outdoor storage with a dilapidated residential structure. The smaller of the two properties contains a small single family house. The site abuts the Canadian Pacific Railway and has three street frontages; Ditton Street, Lorne Avenue and Maple Crescent. The properties are currently split -zoned, M-3 (Business Park Zone) and C-3 (Town Centre Commercial). The applicant is proposing to rezone portions of the subject properties located at 11307 and 11295 Maple Crescent from C-3- (Town Centre Commercial) to M-3 (Business Park Zone) to remove the split -zone and permit the construction of a new two -storey industrial strata building on a consolidated lot. The proposal also includes a "caretaker's suite" in the western building facing Ditton Street. The development as proposed has approximately 20 strata industrial units and would have two vehicular accesses off of Maple Crescent with parking hidden behind the buildings facing the railroad tracks. Separate pedestrian access is provided for each unit off Lorne and Ditton, shared pedestrian access between each set of two units off Maple Crescent. Landscaping has been provided along all three road frontages buffering the buildings from the road. The buildings are staggered along Maple Crescent which aids, along with the vehicle accesses, to break up the visual massing of the building. c) Planning Analysis: Official Community Plan: The subject property is currently designated Urban Residential on Schedule B - Generalized Land use in the Official Community Plan Bylaw No. 6425-2006. The proposal calls for an Official Community Plan Amendment to the Industrial designation. The proposed M-3 (Business Park Zone) zoning is consistent with the Industrial designation. Both of the subject properties were formerly designated Industrial in the previous Official Community Plan Bylaw No. 5434-1996. They were re -designated to Urban Residential in the current OCP in anticipation for a multi -family residential development. The proponent made application for a low rise apartment building in 2008 and completed a noise and vibration study for the subject site. The noise was found to be 75 dBA which is classified by CMHC as "unacceptable"- noise exposure so severe that sound insulation costs would be prohibitive and outdoor environment would be excessively noisy. In addition, the measured vibration levels exceeded the CMHC criterion for residential use by over 100%. Although construction measures to mitigate the noise and vibration effects are available, however, they would carry significant additional cost which would no longer make the development project viable. The applicant returned with an industrial warehouse building based the predominant M-3 (Business Park Zone) zoning of the subject sites and requests to return to the previous Industrial land use designation based on the new project proposal. Zonin& B, Imo: A preliminary review of the plans in relation to the Zoning Bylaw requirements has revealed that due to the nature of this site, this proposal will require several variances to proceed. -3- As such, a Development Variance Permit application has been received to vary the following: 1. To vary the minimum exterior side yard setback (Maple Crescent) from 4.5 metres to 3.28 metres as proposed. 2. To vary the minimum landscape strip required for an exterior side lot line from 3.0 metres to 2.0 metres as proposed. 3. To vary the minimum interior side yard setback (Railway) from 1.5 metres required to 0.02 metres as proposed. 4. To vary the 5 metre landscape strip required for the south west side of the site the where abuts an urban residential zone (Railway). These variances will be reviewed in a future report to Council. Development Permits: An Industrial Development Permit is required for all new development on land designated Industrial within the urban area boundary as noted in the Official Community Plan. The purpose of the Industrial Development Permit is to promote quality Industrial development through attractive design that is compatible with adjacent development and conforms to the Official Community Plan guidelines. The Development Permit will be the subject of a future report to Council. Advisory Design Panel: The proposed project was reviewed by the .Advisory Design Panel on December 2009 at which time the panel recommended that the applicant resubmit this application for further Advisory Design Panel review addressing several concerns. The applicant responded to the Panel's concerns and returned to the following meeting in January 2010 where the Panel supported the project moving forward with the following points to be addressed through Planning staff, at the Development Permit stage; • Consider protecting the edges of the buildings from truck traffic. • Resolve the conflict between the truck traffic route and the exit doors. • Consider deleting the brackets and the lower canopy and support the canopy from above. • Introduce the same canopy treatment for the middle building. • Reduce the height of the window sills at the lower level to increase visual permeability between the street and the units. • Introduce an Evergreen hedge screen on three sides of the garbage and bike enclosure. Development Information Meeting: The developer hosted two development information meetings for the development on the subject property. The first was held June 17, 2009 for a previous development concept, a four storey mini - storage industrial warehouse. Approximately twelve people attended this meeting. Although many liked the aesthetics of the building, concerns about the increased traffic and project massing relative to the area were raised. -4- The second development information meeting for the proposed two -storey development held on March 29, 2010 from 6:30 pm to 8:00 pm at Hammond Community Centre, was held by the property owners and project architect. Three people signed in on the attendance record. Discussion during the meeting was focused on three main community concerns: increased traffic on Maple Crescent, appropriateness for area, and the development's affect of surrounding residential property values. Traffic The developer advised that this is not a development involving retail functionality and that an increase in traffic would be minimal. Parking for the development is also situated at the rear of the property, out of sight from surrounding residences. The community expressed preference for a traffic signal at Lorne Avenue and Maple Crescent for road safety reasons. Agpria6ateness The developer advised that there is already a mix of various uses along this stretch of Maple Crescent, including residential, commercial and industrial use. The Developer also advised that the scale of the project had been cut in half from their original four storey design, previously presented to the neighbourhood in a Development Information Meeting in June 2009 for better alignment with the rest of the neighbourhood. Pro ert Values The developer noted that an unsightly bare lot would have a new building with nice landscaping, Paved sidewalks abutting the property and street lighting which may enhance the property values in the area. d) Interdepartmental Implications: En ineerin De artment: 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. Fire Department: The Fire Department has reviewed the proposed development and has provided the applicant with information on required fire safety plans and fire department connections. These details will be achieved at the Building Permit stage. Parks & Leisure Services De artment: The Parks & Leisure Services Department have identified that after the development is completed they will be responsible for maintaining the street trees. The Manager of Parks & Open Space has -5- advised that the maintenance requirement of $25.00 per new tree will need to be included in their future budget requirements. e) School District Comments: A referral was sent to School District No. 42 on April 15, 2009; no comments have been received from this referral. f) Canadian Pacific Railway Comments: The Canadian Pacific Railway reviewed a referral of the proposed project in April of 2009 and notes that the proposed project is a more suitable adjacency than a residential occupancy in terms of noise and vibration. The structure may in fact act to provide some sound attenuation for the residential area to the north of Maple Crescent. In the construction phases, CP would not permit any overhead crane swing over CP lands unless there was an aerial trespass agreement between the developer and CP. Please note that in terms of the structure placement, this project does not adhere to the recommended 30 metre setback from the property line. It is also recommended that an intervening fence be installed at the property line to protect users from entering onto the railway corridor. g) Intergovernmental Issues: Local Government Act: In respect of Section 879 of the Local Government Act requirement for consultation during the development or amendment of an Official Community Plan, Council has considered at the April 13, 2010 Council Meeting, whether consultation is required with specifically: i. the board of the regional district in which the area covered by the plan is located, in the case of a municipal official community plan; ii. the board of any regional district that is adjacent to the area covered by the plan; iii. the council of any municipality that is adjacent to the area covered by the plan; iv. first nations; V. school district boards, greater boards and improvements district boards, and vi. the provincial and federal governments and their agencies. and in that regard recommends that no additional consultation be required in respect of this matter beyond the early posting of the proposed OCP amendments on the District's website, together with an invitation to the public to comment. An amendment to the Official Community Plan requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the Act. It has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent W-21 municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. CONCLUSION: It is recommended that this application be favourably considered and First and Second Reading be given to Maple Ridge Official Community Plan Amending Bylaw No. 6665-2009, that Second Reading be given to Maple Ridge Zone Amending Bylaw No. 6666-2009, and that application RZ/035/08 be forwarded to Public Hearing. Prepared by. Jen Csikos Planning Techn (6;1 A oved a P' Dire of Plannin � j Approved by: CIP Frank Quinn, MBA, P.Eng GM: Public W Kk5 & devel'aRment enrices i - 1 ---------- Concurrence: J �L (Jim) Rule hief Administrative Officer JC/dp The following appendices are attached hereto: Appendix A - Subject Map Appendix B - OCP Amending Bylaw 6665- 2009 Appendix C - Zone Amending Bylaw 6666- 2009 Appendix D - Site Plan Appendix E - Building Renderings -7- h ti RP21 D Appendix � 3 CidIX A 2 0 651 646 647 �� f P 8876 PG.p 12 11414 646 645 642 fiat 14 P 1637 634 633 -O- <p� 582 0 2 ,refs 650 649 638 JCJ r ^'e rd 5 +tao6 P 2 80 P 581 3 N O p c 6 t,a9_= -PP044 114AVE 11386 7 c o i 697 ti Pa8 n 9 N 667 668 671 672 67.S w PARK b° + .+' a �a ry 68 3 Y¢Ty "� rD 7 t 666 669 670 673 674 `3 P 55937 N ,1_ C q 576 C 10 P 180 N v +.�, ��•y� �� �q �L 5 Ij e I0 575 k, SUBJECT PROPERTIES Be ` 574 l ti I ,aS�9 5 LORNE AVE •3 5 FSrA vJa Q N 742 c o n a 573 743 P 180 P R BO g2472� 737 734 733 730 729 ^�'726 RP 84831 %O 739 736 LMS 629p PCI. A A 726 7271b- 1131��+n3o2 0 - LMP 1857 a Rp -PP044 Rem = LMS ;Z85 ( r 745 7419 H S e A o ' j 746 LMP 72217 751P 754 755 758 7 P E 21' 748 1D43 zs G y� Y 1 749 752 753 756 ,z7e - �17a� 1D42 : 'I R nzsi LMP 469 ^ Rem 2 k �� a F, S 11.6 •F "a F yr PCI A ry F� 88024 r N Spo Rem TO 7186 N >CALF 1:2,500 a �'iOa ,S City of Pitt k� y 11295/11307 MAPLE CRESCENT ear ;: L' 4 CORPORATION OF _ THE DISTRICT OF District of r_- �� o MA y PLE RIDGE Langley I PLANNING DEPARTMENT DATE F7g45 Rv �� �' : Apr 6, 2010 FILE: RZ/035/08 BY: PC Appendix OMPORAnON OF THE DISTRICT OF MAPLE RIDGE BYLAW NO 6665-2009. A Bylaw to amend the Official Community Plan WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Ran; AND WHEREAS it is deemed desirable to amend Schedule "B" to the Official Communit Ran; Y , NTHEREFORE, the Municipal Council of the Corporation of the District of Maple Ind in o meeting assembled, ENACTS As 9e, pen FOCLC�; 1 . This Bylaw may be cited for all purposes as "Maple Ridge Official Community Ran Amending Bylaw No. 6665 2009.,, n9 2. That parcels or tracts of land and premises known and described as: Lot 1 District Lots 278 and 279 Group 1 Ran 60497 New Westminster District. AND Lot 573, Listrict Lot 279, Group 1, New Mstminster District, Ran 114 and outlined in heavy black line on Map No. 776 , a copy of which is attached hereto and forms part of this Bylaw, is hereby redesignated to Industrial. 3. Maple Edge Official Community Ran Bylaw No.6425 2006 is hereby amended accordin i . 9Y READ A FIRST TIME the day of ,AD.200. PU91JC HEARING HELD the day of ,AD.200. READ ASECOND TIME the day of , AD. 200. READ ATHIRD TIME the day of AD. 200. RECONSIDERED AND RNA LLYADr OPTED, the day of , A©. 200. MAYOR CORPOROUE OFFICER 3: 9R N �9A t3JkE°� 575 P 55931 0.678 ha. 5744 *PP044 LORNE AVE. o �t�g� 742 0 0 � �NP 2�180 ti ti P ti28;573 i4 741 734 733 73041 ti \� 729 �726 iRP 84831 Pcf. A 739 736 EMS 629 728 727 / A 1 0 173r LMP 1857 do, RW 72041 *PP044 Rem .� y9 7 45 ry 746 '666 669 670 673 674 P 218 �-r / 1 of �'p yt • �� 748 r'6' 4,tpta t�- Yr r � S 7R"",Rro rr2�9 F P 2180 LMP 1221 751 754 755 11 P 8654 1 749 752 753 77271 756 LMP 469 *PP044 Rem 2,Q PCI .4 P, 6066, ') o 6v9 79& a �� o RW 7197 J 1 RW 52217 I� ;PLE RIDGE OFFICIAL COMMUNITY PLAN ^,IVENDING Bylaw No. 6665-2009 k1i0p No. 776 From: Urban Residential To: Industrial RIDGEAAPLE 1:2000 Appendix C BYLAW NQ 6666 2009 A Bylaw to amend Map W forming part Of Zoning Bylaw Na 3510 -1985 as amended. WHEREAS, it is deemed expedient to amend Maple Rdge Zoning Bylaw No-3510- 1985 as amended; NOW R , the Municipal Council of the Corporation of the District of Maple Rdge, in open meeting assembled, ENACTS AS FOLLO S: 1. This Bylaw may be cited as "Maple fudge Zone Amending Bylaw No. 6666 2009." 2. That parcel or tract of land and premises known and described as: Lot 1 District Lots 278 and 279 Group 1 Plan 60497 New Westminster District. AND Lot 573, Listrict Lot 279, Group 1, New Westminster District, Ran 114 and outlined in heavy black line on Map No. 1455 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to M-3 (Special Industrial) 3. Maple fudge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of ,AD.20. RJBtJC HEARING held the day of AD. 20. READ a second time the day of , AD. 20. READ a third time the day of AD. 20. RECONSIDERED AND FINALLY the day of AD. 20. I■ ZGLO- . • s.�- F .F C� 57 7},32 05 '96 575 C 37 574 Q N F O N 111 10 2'9 eel N ti v 573 37 P a `T� t EC, W Ln W �3 Ei4 3 �666 6E0- 670 6 P 218 0 0 ti 0 0 H 0 N P 55931 0.678 ho. *PP044 LORNE AVE. O e 742 0 0 0 0 0 0 0 0 ti N ti N h ti N ti 0 P 2180 P 218 ire 7 41 738 737 734 733 730 729 �726 RP 84831 LMS 629 728 727 '',o Pcl. A �39 736 A ,) 1 oD� ».#r LMP 1657 a a 4 RW 72041 'PP044 O I Rem �. 745 ti "Q 746 9 21 .�, of 748 9� L M S h '� m 111B9 1419N h P 180 LMP 1221 751 754 755 P 8654 7727 749 752 753 756 1 ti O O 0 0 ti LMP 469 *PP044 \ Rem 2 p PCI A mF, '68(}�2 cC \,�1 A ) Q• ��a Ln 6 Q e�q} \ W 71971 r RW 52217 MAPLE RIDGE ZONE .4VENDING Bylaw No. 6666-2009 Map No. 1455 From: C-3(Town Centre Cornmercial) To: M-3(Special Industrial) 1:2DOO LORNE STREET En --i m r D z Appendix D Appendix E m4 1 -M DEVELOPMENT APPLICATION CHECKLIST FOR FILE RZ/071 /09 File Manager: Rasika Acharya 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 El 6. Neighbourhood context plan ® ❑ 7. Lot grading plan ® ❑ 8. Landscape plan- ® ❑ 9. Preliminary architectural plans including site plan, ® Elbuilding 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 arts rovided: Geotechnical Report by Thurber Engineering Ltd. Preliminary Storm water Management Plan Environmental Assessment Report by Tera Planning Ltd Traffic Study by Ward Consulting Group 2. DISTRICT OF Agenda Item: 1102 MAPLE RIDGE Council Meeting of: April 27, 2010 1. That Bylaw No. 6718-2010 be given first and second reading and be forwarded to Public Hearing; 2. That Bylaw No. 6718-2010 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Bylaw No. 6718-2010 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Bylaw No. 6719-2010 be given second reading and be forwarded to Public Hearing; and 5. 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. Amendment to Schedule "B" of the Official Community Plan; iii. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iv. A Statutory right-of-way plan and agreement that must be registered at the Land Title Office for municipal access through the subject site; V. A Statutory right -of --way plan and agreement must be registered at the Land Title Office for the storm sewer on the agricultural land west of the subject site; vi. Registration of a Restrictive Covenant (Habitat Protection Covenant) protecting the existing trees along the northern and western boundary and the detention pond proposed on the western portion of the subject site; vii. Registration of a Restrictive Covenant protecting the storm-water/rain-water bio-swale on the western neighbour's property including receipt of the deposit of security for enhancement works and a 5-year maintenance agreement; viii. Approval from the Agricultural Land Commission for utility uses (storm sewer) on agricultural land, west of the subject site; ix. Submission of a Watercourse Protection Development Permit; X. Registration of a Restrictive Covenant protecting the Visitor Parking. (RZ/071/09, 12161237 Street - to include the property within the Urban Area Boundary, change the designation to Urban Residential and to remove the 'starred property' designation and to rezone from A-1 [Small Holding Agricultural] to RM-1 [Townhouse Residential] for proposed development of 105 townhouses) O/oP�S ✓J- C. 5AelAls 04 C(</A1G CA I"Ernie Daykin"ED DEFEATED DEFERRED MAYOR TO: _ Chief Administrative Officer ACTION NOTICE _ Gen Mgr - Corporate & Financial _ RCMP Fire Chief en Mgr - Public Works & Development Dir - Planning Dir - Licenses, Permits & By-laws Municipal Engineer _. Gen Mgr - Com. Dev. & Rec. Services Clerk's Section Corporate Officer _ Property & 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. Acril 27. 2010 ,{ Date Corporate Officer MAPLE RIDGE Deep Roots DISTRICT OF MAPLE RIDGE Greater Heights TO: His Mrship Mayor Ernie Da*in DATE- and Members of Council April 07, 2010 FROM: and Administrative Officer FILE NO. � 071/ 09 ATTN: C of IN SUB.EC -. First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No. 6718 — 2010; Second Reading Maple Ridge pone Amending Bylaw No.6719 - 2010 12161 237 Street E)MMVE SUMMARY. On April 13, 2010 Council gave first reading to rezone the subject Property from X1 (Small Holding Agricultural) to RM-1 (Townhouse Residential), to permit future construction of 105 townhouse units. The subject property is identified as a "starred property' on Schedule B of the Official Community Ran. The purpose of designating the property with a star was to signal the intent to include it in the Urban Area Boundary subject to it being removed from Metro Vancouver's Green Zone. On October 24, 2008 Metro Vancouver Board approved its removal from the Green Zone. This application therefore requires an Official Community Plan amendment for the following reasons: • to include the subject site within the Urban Area Boundary, • to change the designation to Urban Residential and; • to remove the "starred property' designation as it has been excluded from the Green Zone. RECOMMENDATIONS: 1. That Maple Ridge Official Community Plan Amending Bylaw No. 6718 2010 be given Firs, and Second Reading and be forwarded to Public Hearing; 2. That Maple Ridge Official Community Plan Amending conjunction with the Capital Bylaw No. 6718 2010 be considered in P Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6718- 2010 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Zone Amending Bylaw No. 6719 2010 be given second reading and be forwarded to Public Hearing; and 5. 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. Amendment to Schedule 'Tr'of the Official Community Plan; Registration of a Geotechnical Report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iv. A Statutory right-of-way plan and agreement must be registered at the Land Title Office for municipal access through the subject site; V. A Statutory right -of- way plan and agreement must be registered at the Land Title Office for the storm sewer on the agricultural land west of the subject site; ri. Registration of a Restrictive Covenant (Habitat Protection Covenant) protecting the eidsting trees along the northern and western boundary and the detention pond proposed on the western portion of the subject site; vii. Registration of a Restrictive Covenant protecting the storm-wrated rain -venter bio- swale on the western neighbour's property including receipt of the de of security for enhancement works and a 5 yagreement; ear maintenance a Pit viii. Approval from the Agricultural Land Commission for utility uses (storm sewer) on agricultural land, west of the subject site; ix Submission of a Watercourse protection Development Permit; x. Registration of a Restrictive Covenant protecting the Visitor Parking. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: Oam� E)dsting: Proposed: Zoning: Bdsting: Proposed: Jim Pattison Developments Ltd. Jim Pattison Industries Ltd. Lot 1, Section 21, Township 12, Dian LMP9544 PID: 018-175 279 Agricultural Urban Residential A-1 (Small Holding Agricultural) RIA-1 (Townhouse Residential) -2 - Surrounding Uses: North: Use: Single Family Residential in ALR Zone: RS-3 (One Family Rural Residential) Designation: Agricultural South: Use: Multi -Family Residential Zone: FM-1 (Townhouse Residential) Designation: Urban Residential East: Use: 2371h Street, Single Family Residential and Agricultural Zone: RS-3 (One Family Rural Residential) and R.S-1 b Designation: (One Family Urban Residential- Medium Density) Vest: Use: Agricultural Single Family Residential in ALR Zone: RS-3 (One Family Rural Residential) Designation: Agricultural lusting Use of Property. Vacant Proposed Use of Property. Multi -Family Residential (townhouses) Site Area: 3.796 Hectares (9.379 acres) Access: 2371h Street Servicing: Full Urban through Rezoning Servicing Agreement Companion Applications: DP/ 071 / 09 b) Site and Project Description: The subject site consists of a 9.37 acre lot, west of 2371h Street on the northern side of Dewdney Trunk Road. Historically used for agricultural purposes, the subject site is currently vacant, relatively flat with a localized topographic mound near the south property line. A previous application for 78 single family lots (RZ/ 073/ 04) expired in 2008. The site was excluded from the Agricultural Land Reserve (ALR) in 2003 and from the Metro Vancouver's "Green Zone" in 2008. The subject site is within the Fraser Sewer Area and any deficient off -site services will need to be provided through a Rezoning Servicing Agreement as a condition of final reading. Contextually, the subject site is adjacent to an urban residential (townhouse development) use on the south and agricultural lands on all other sides. The proposed development is for 105 townhouses in duplex and fourplex forms with two main access points from 237 Street. Pedestrian connectivity is achieved via sidewalks and trails throughout the site. A 10-phase development of 105 townhouse units in six different designs has been proposed. The external finishes of units include: vinyl siding, brick, exposed concrete, accent vinyl shingles, barge board, painted window trims and doors, etc. A 15 m buffer zone abutting the agricultural land to the north and a 30 m buffer zone with a stormwater bio4iltration pond on the western side, abutting the agricultural land to the west are proposed to reduce the impact of this proposal on ALR lands. The existing site naturally drains to the northwest comer and is within a catchment draining to tributaries leading to Coho Creek. The property slopes westward gradually dropping in elevation from -3- 2371h Street to the west boundary. A detention pond/ bio filtration basin is proposed closer to the western boundary, within the 30 m buffer area. A preliminary Stormwater Management Plan has been submitted by the applicant. The development is proposed to be serviced directly to the tributary stream with a new storm -sewer and a bio-swale extending west within a statutory right of way and covenanted area along the north property boundary of the property to the west. The applicant has provided the following reports: Geotechnical Report by Thurber Engineering Ltd. dated December 3, 2009 and preliminary Stormwater Management Ran dated January 7, 2010; Environmental Assessment Report by Tera Planning Ltd. dated October 22, 2009; Traffic Study by Ward Consulting Group dated June 21, 2004 and updated report dated January 26, 2010 to assess the revised proposal; Infrastructure Components Review by Hunter Laird Engineering Ltd. dated October 22, 2009 and an Agricultural Impact Assessment Report by Dieter Geesing dated October 22, 2009. c) Planning Analysis: Official Community Plan: The subject site was excluded from the Agricultural Land Reserve (ALR) in 2003. It was once part of an agricultural products processing facility and is currently vacant. Council had supported an earlier development application (RZ/ 073/ 04) on the subject site, which expired in 2008 prior to Metro Vancouver's decision to remove it from the Green Zone. Last year, the subject site was excluded from the Green Zone. The site is currently designated "Agricultural" and an amendment is required to Schedule B of the Official Community Ran to change the designation to "Urban Residential" and remove the "starred property" designation. Contextually, the subject site is bounded by urban residential use (townhouses) on the immediate south, 2371h Street on the east and agricultural lands on the other sides. Given the interface, the urban residential form with lower density, ground -oriented units and adequate buffers to the surrounding agricultural lands, has been proposed. The subject site also lies just outside the Urban Area Boundary and hence an extension of this boundaryto include this site is required. Policy 6-10 of the Official Community Plan states that Maple Ridge will strive to maintain its agricultural land base in Maple Ridge through various mechanisms. Among other mechanisms stated under this policy, b) respecting the integrity of the urban area boundary by establishing a distinct separation between rural and urban designated areas speaks to reducing impact on neighbouring agricultural properties. The proposal shows a 30 m buffer (including an on -site bio- filtration pond) on the west and a 15 m buffer on the north to respect the surrounding agricultural uses. An existing row of mature trees along 2371h Street on the east will be retained to provide the required buffer on the east. Policy 6-12 of the Official Community Plan states that Maple Fudge will protect the productivity of its agricultural land through various mechanisms. The following apply to this application: b) Requiring agricultural impact assessments (A/As) and Groundwater Impact Assessment of non- farm development and infrastructure projects and identifying measures to off -set impacts on agricultural capability and, -4- c) preserving larger farm units and areas by using appropriate buffers such as roads, topographic features, watercourses, ditching, fencing, or gradually reduced residential densities on properties adjacent to agricultural land; The applicant has submitted an Agricultural Impact Assessment report by Dieter Geesing dated October 22, 2009. The report suggests that surrounding areas have limited agricultural potential but notes that agricultural uses in this vicinity exist. The property to the north has a hobby farm, passive forage and a rural residential use. The property to the west has pasture and forage production use. One small parcel east of 237th Street is within the Agricultural Land Reserve with small holdings for rural residential and hobby farm. There is also a greenhouse flower production operation located 600 m to the northeast of the subject site. The report concludes that this proposal does not negatively impact the neighbouring properties and the proposed buffer on both north and west will mitigate any other concerns that may arise. Zonin aw: The proposed RM-1 zone (Townhouse Residential District) is intended for low to medium density townhouses and multi family residential buildings. A maximum density of 0.6 times the net lot area is permitted. Proposed total density is 0.33 times the net lot area giving a total of 12,638 m2 of total gross floor area and 21 % total lot coverage, for the 105 townhouses. The proposed common useable open space (4,725 m2) meets the requirement of this zone. The required common activity area for this zone is 525 m2 and the proposed area is 2,382 m2. Maximum permitted height in this zone must not exceed 10.5 metres or 2.5 storeys. Al the proposed units are within the maximum height permitted. Off -Street Parking and Loading %daw. As per the Maple Rdge Off -Street Parking and Loading Bylaw No. 4350-1990, the RM-1 zone (Townhouse Residential District) requires 2 parking spaces per unit for residents plus 0.2 spaces per unit for visitors, requiring a total of 231 parking spaces (210 for residents and 21 visitor parking stalls). The proposal is in compliance of this requirement and shows 231 parking spaces out of which 21 are for visitors. All the units have their own tandem parking garages and visitor parking stalls are well distributed as shown on the Site Plan (Appendix D). DevelppTwnt Permits: The proposed design of townhouses will have to be consistent with the "Multi -Family Development Permit Guidelines" for form and character as per Section 8.7 of the Official Community Plan. This will be the subject of a future Council Report. Advi Desi Panel: On February 9, 2010 the Advisory Design Panel reviewed the proposal for form and character. The Panel recommended this proposal moving forward with the following concerns to be addressed by the applicant as the design develops and submitted to staff: -5- 1. Consider additional pedestrian walkways that connect the site from the east side to 237 Street through to the biofiltration pond; 2. Consider providing pedestrian access through the existing hedge at 237 Street and direct pedestrian access from the common open space to the biofiltration pond; 3. Consider additional detail at the back walls of buildings; differentiated color palate and material; 4. Consider emphasiang the entries to the units that are at a 45 degree angle; 5. Consider alternate species of trees at the common open space; possibly a smaller canopy, 6. Consider additional trees along the streetscape between the driveways; 7. If parking is not allowed on 237th Street consider additional parking spaces on the eastern portion of the site; 8. Coordinate with the fire department to consider the possibility of incorporating a sidewalk area on the driving surface in order to reduce the amount of impervious surfaces; 9. Coordinate with the environmental consultant and civil eng to resolve planting and bio filtration pond area. The project architect has addressed all the concerns, completed the revisions and submitted to the panel for review. This will be the subject of a future Council Report. Devei nt Irrforrnation Meeti On March 9, 2010 the applicant and team of consultants held the "Development Information Meeting" at Alexander Robinson Elementary School at 11849 - 238B Street from 7:00 p.m. to 9:00 p.m. As per Council Policy 6.20, invitations were mailed to qualifying property owners, advertisements were placed in the local paper and a notice was attached to the development sign on site. Al the proposed drawings were displayed for all interested residents. The architect, landscape architect, civil engineer, environmental consultant and a representative of the developer were present at the meeting to explain the proposal and address any concerns. This meeting was attended by approximately 20 people with the following comments: 1) Some questions related to the proposed development were about: the architectural character of the townhouses; number of on -site parking stalls; proposed access points onto the development; proposed stormwater management; timing and phasing of the project. 2) Some residents were concerned about the impact on the value of the existing townhouse development on the south; other concerns included: increased parking along 237th Street; 7.5 m setback from the south property line; garbage being dumped currently on 237th Street in front of the subject site and about some trees along the north property line that have fallen into the neighbour's property and the shadow cast by these -in the -neighbour's- - vard. 3) There were no concerns expressed about the density proposed. It was noted that the density proposed is much lower than what exists on the south, with only 21 % lot coverage, significant open space, retention of treed perimeter and new landscaping on site. d) Interdepartmental implications: 'neerin De rtment• The Engineering Department reviewed the proposal and determined that all the required off -site services do not exdst. The deficient services which are required to be provided through a Rezoning Servicing Agreement include the following: Al off -site upgrades including road upgrades of 2371h Street, sidewalk (separated concrete sidewalk and boulevard along west side of 2371h Street), sanitary sewer, storm sewer & catch basins along 237th Street, water main, under -ground utility service connections, street trees, street lighting along 237th Street, etc. A 3.0 m wide gravel access road right-of-way over the sewer, including a hammerhead turn -around is required. Approval from the Agricultural Land Commission to construct a storm sewer on agricultural land (property on the west) and notification to the Ministry of Environment must be completed prior to final reading. The municipal water system must be reviewed by the applicant's engineer of record to determine if the system can provide the required fire flow and pressure. Parks & Leisure Services De --rtment: The Parks & Leisure Services Department have identified that after the Development Permit is completed they will be responsible for maintaining the street trees. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements. Fine De rtment• The Fire Department has reviewed the proposal and comments have been provided to the applicant. The applicant has ensured that all these will be addressed through the Building Permit drawings at a later date. e) Sclhoa District Comments: A referral was sent to the School District office and no comments were received. f) RCMP Comments: A referral was sent to the FUAP office and they have no concerns regarding this proposal. g) Canada Post Comments: A referral was sent to the Canada Post office and no comments were received. -7- h) Intergovemmentai Issues Local Government Act; In respect of Section 879 of the Local Government Act requirement for consultation during the development or amendment of an Official Community Ran, Council has considered at the April 13, 2010 Council Meeting, whether consultation is required with specifically. i. the board of the regional district in which the area covered by the plan is located, in the case of a municipal official community plan; ii. the board of any regional district that is adjacent to the area covered by the plan; iii. the council of any municipality that is adjacent to the area covered by the plan; iv. first nations; V. school district boards, greater boards and improvements district boards, and A. the provincial and federal governments and their agencies. and in that regard recommends that no additional consultation be required in respect of this matter beyond the early posting of the proposed OCP amendments on the District's website, together with an invitation to the public to comment. An amendment to the Official Community Ran requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the Act. The amendment required for this application, Appendix B, has been considered and it has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Ran/ Capital Ran and the Waste Management Ran of the Greater Vancouver Regional District and determined to have no impact. i) Environmental Implications: A Watercourse Protection Development Permit will be required for this proposal. There are no existing surface watercourses on subject site; however, the existing drainage channels empty into the head waters of Coho Creek which is considered a fish -bearing stream. This development proposal will have to incorporate their drainage plans into the adjacent agricultural lands drainage network which is currently considered to contribute to fish habitat by the District and the Department of Fisheries and Oceans. A Watercourse Protection Development Permit application is required as the onsite drainage leads to off -site drainage leading directly to Coho Creek. There are currently within the proposed plans some conceptual designs that focus on stormwater and rain water management; enhancement and restoration of the headwaters of GAho Creek. The preservation of the trees along the northern and western portions of the site will maintain the rural edges of the site. The District has communicated with the Department of Fisheries and Oceans about the proposed concept plans for stormwater and rainwater management, enhancements on site and within the headwaters. Some cooperation is required with the property owner to the west to allow the stormwater and drainage plans envisioned. The environmental requirements will be covered through a Watercourse Protection Development Permit. The proposal is a lower density urban solution suitable to the urban -rural interface and should limit impacts on the surrounding agricultural lands. The proposal fits well with the townhouse development on the immediate south and is well located with respect to the arterial Dewdney Trunk Fbad. Also the design of the subject site is such that no through traffic will be generated to agricultural lands on the north. It promises some innovative techniques for on -site storm and rainwater management including the detention pond and bio-swales and retention of mature evergreen trees along the northern and western buffers. It is recommended that this proposal be given first and second reading and forwarded to Public Hearing. �4 i Prepared by. Rasii€a Ache ' , 13,4rch, M-Tech, UD, LEFD® AP Planner f I& MCP, MAP Director of Planning AuPravedbm` Frank Quinn, MBA P.Eng / GM.: Public Works & Development Services Concurrence: J Li' m) Rule —i ChLA Administrative Officer The following appendices are attached hereto: Appendix A— Subject Map Appendix B — OCP Amending Bylaw 6718 2010 Appendix C— Zone Amending Bylaw 6719 2010 Appendix D— Site Ran Appendix E— Landscape Plan & details IMI f '- � � .— ---- .- ---- F72342 '�-- Rem 1 u250 N 12301 I P 1023 c SK 2613 1 SUBJECT PROPERTY LMP 9544 2 LMS 986 LMP 9544 12215 1217fi P 72342 2 1214E 12161 7 f um> / 12099 12102 m t 2 14 v 2D@7 a LMP 9651 16 W_ 15 12673 120 a AVE C II o b G P 9 [N�3 Ilfi N7 1 n LMP 851 BCP 6847 Rem Pel- 2 of PEL A naa7+<= - - - - ---- City of Pitt Meadows- 12161 237 STREET J CORPORATION OF Wt` THE DISTRICT OF MAPLE RIDGE District of � .s� ; y � .: � r� — I � Langley 1 _ •, r PLANNING DEPARTMENT SCALE 1:2,500 ��- - DATE: Oct 27, 2009 FILE: RZ/071/09 BY: PC CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6718 - 2010 A Bylaw to amend Schedule "B" forming part Of the Official Community Plan Bylaw No. 6425-2006 as amended. WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedule "B" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6718 - 2010." 2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and described as: Lot 1 Section 21 Township 12 New Westminster District Plan LMP9544 and outlined in heavy black line on Map No.791, a copy of which is attached hereto and forms part of this Bylaw, is hereby redesignated to Urban Residential; 3. Schedule "B" is hereby amended by amending the Urban Area Boundary as shown on Map No. 796, a copy of which is attached hereto, and to remove the "starred property" designation, both forming part of this Bylaw. 4. Maple Ridge Official Community Plan Bylaw Nc.6425-2006 is hereby amended accordingly. READ A FIRST TIME the day of , A.D. 201 PUBLIC HEARING HELD the day of , A.D. 201. READ A SECOND TIME the day of A.D. 201 READ A THIRD TIME the day of , A.D. 201 RECONSIDERED AND FINALLY ADOPTED, the day of A.D. 201. MAYOR CORPORATE OFFICER n�51h6 N7 ry L73-N' �985 --� t Ul- t Ivlr;► COM[\AUNITY PLAN AMENDING Bylcw No. 6718-2010 Mop No. 791 From: Agricultural To: Urbcn Residentiol �- SK 2613 J 1.416 ho. 77215 4 ■ ■ ■ 72176 ■ P 72342 i 2 PROPOSED URBAN AREA BOUNDARY ■ ■ ■ 1. 122 na. ■ ■ ■ ■ 1 ■ 72746 ■ ■ 3.796 ha 12161 ■ i 1 ■ P 1023 URBAN AREA BOUNDARY ■ ■ 1.336 ha, TO BE REMOVED : N ■ Ln 4 LMP 9544 72707 ■ 4. ■ ■ 0.537 ha- 6.961 hC. EXISTING URBAN AREA BOUNDARY 2 3.156 ha 17099 LMS 988 LMP 9544 LMP 9546 .R^F RRA7 1 2� 4 s 7 a `1 b bI b b b 8f 9 10 hi °j "1 b b' b PARK ?, h 3 y; b '`°ii ti 415 b ;� so T 617I181 ^ - N% sz ro N O hl ry ryl n� M hl h 'fir H hl h `Vt ha `V "bil h h� h�ti DEWDNEY TRUNK RD. i 14 72DE7 LM 12G i3 120 8 AvE. try �t� ry 3 R 4 n 5 39851ry 7 Ln N Rem Pcl. 2 of Pcl. A EP 17134 h r� MAPLE RIDGE OFFICIAL COMMUNITY PLAN /\IVENDING Bylcw No. 671 B-201 0 M c P No. 796 PURPOSE: TO AMEND URBAN AREA BOUNDARY AS SHOWN AND TO REMOVE "STARRED PROPERTY" DESIGNATION 1 1:2500 CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO.6719 - 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. 6719 - 2010." 2. That parcel or tract of land and premises known and described as: Lot 1 Section 21 Township 12 New Westminster District Plan LMP9544 and outlined in heavy black line on Map No. 1471 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 , A.D. 201 . PUBLIC HEARING held the day of , A.D. 201 . READ a second time the day of A.D. 201 . READ a third time the day of , A.D. 201 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 201 . PRESIDING MEMBER CORPORATE OFFICER 3.85 hc. SK 2613 1.416 he. 72275 1 3.796 he %2767 1023 LMP 9544 4 961 he. I I I� �I I I I 1 u, 2 I� t�n, 01 3.15E he %2099 J II LMS 988 �J LMP 2544 LMP 9545 a LMP 9546 MAPLE RIDGE ZONE AMENDING i Bylcw No. 6710-2010 k/1ap No. 1471 From: A —! (Small Holding Agricultural) To: RM-1(Townhouse Residential) 72776 P 72342 2 1.122 he. 12146 1 1.336 he. Ln CD a 72702 D.537 nc. 2 w 14 Ln ry %?L197 LM n 1S :1G71 12G 6 AVE. III O ❑ ❑ b 3 N 4 A 5 MP zti 9 6 ti 7 _�rLW 3 ! �l 1 't 1:2500 SaWOL4UMCi cn I'll's a, uc W v =I, .0 . It it L L A Lf -hi Ila BID Bloc� 33 B all )% f �: im -1 peo)j o034 Mod', 32 B1 L L'. L I O B"i 'A N BlOdk 4 Tl e PeON rF uj V 1 �=F 0 Ilk* W =i —M mm J TH, 1 74 r m lock 18 Bloc 17 Blo I sic, 10- 1 k , r'. , z— 16 J IF � \/ƒ� � � ¢§| {;� \| w�� Itj } I $ [ Kt | | � nn\g,cw �■|� ! E!_q ��§/\\� ®��' |; � ±Y.: 1. ---------------- !I 111i NI ]weex4w e,ER m 2• \/ | 12 T �\ � ` - . a ij C a z O z w W 0 t DEVELOPMENT APPLICATION CHECKLIST FOR FILE RZ/072/09 File Manager: Ann Edwards Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED 1. A completed Application Form 0 El (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 El z 6. Neighbourhood content plan El z 7. Lot grading plan 8. Landscape plan*- z El 9. Preliminary architectural plans including site plan, z El 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: Geotechnical Report Traffic Study Agricultural Impact Assessment Tree Evaluation Report Environmental Assessment 3. DISTRICT Or Agenda lter,.. 1103 MAPLE RIDGE Council Meeting of: April 27, 2010 1. That Bylaw No. 6731-2010 be given first and second readings and be forwarded to Public Hearing; 2. That Bylaw No. 6731-2010 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Bylaw No. 6731-2010 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Bylaw No. 6732-2010 be given second reading and be forwarded to Public Hearing; and 5. That the following terms and conditions be met prior to final reading: i. Approval from the Ministry of Transportation; ii- Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; iii. Amendment of Schedules "B" & "C" of the Official Community Plan; iv. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; V. Registration of a Restrictive Covenant for the protection of the Environmentally Sensitive areas (wetlands) on the proposed development; vi. Road dedication as required; vii. Consolidation of the development site; viii. Removal of the existing buildings; ix. Inclusion of the site into the Fraser Sewer Area; X. Park dedication as required; xi. Registration of a Statutory Right-of-way to allow municipal access from 240 Street to the Park; xii. Registration of a Restrictive Covenant protecting the Visitor Parking. (RZ/072/09, 10175, 10121 and 10141240 Street = to designate land use to Urban Residential and Conservation, amend the Urban Boundary and to remove the 'starred property' designation and to rezone RS-3 [One Family Rural Residential) and RS-2 [One Family Suburban Residential] to RM-1 [Townhouse Residential] to permit construction of 164 townhouses) Q/�P�gc - e.SP�125, c./�/NG "Ernie Daykin" CA IED DEFEATED DEFERRED MAYOR ACTION NOTICE TO: _ Chief Administrative Officer Executive Director _ Gen Mgr - Corporate & Financial �n 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 V manda Allen Amanda Gaunt ZJ 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. r Aoril 27, 2010 Date Corporate Officer I * i Deep Roots Greater Heights TO: FROM: SUBJECT: DISTRICT OF MAPLE RIDGE His Worship Mayor Ernie Daykin DATE: and Members of Council FILEApril 9, 2010 NO: RZ/072/09 Chief Administrative Officer ATTN: CofW First and Second Reading of Maple Ridge Official Community Plan Amending Bylaw No. 6731-2010; Second Reading of Maple Ridge Zone Amending Bylaw No.6732-2010 10175, 10121 and 10141240 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) and is proposing to construct a 164 unit townhouse development. This application requires an amendment to the Official Community Plan to redesignate the land use to Urban Residential and Conservation, to amend the Urban Boundary to include this site, and to remove the 'starred property' designation from the site. This site was one of the starred properties identified on the 2006 Official Community Plan. The purpose of designating the property with a star was to signal the intent to include it in the Urban Area Boundary subject to it being removed from Metro Vancouver's Green Zone. The property was removed from the Green Zone by Metro Vancouver on October 24, 2008. On April 13, 2010, Council gave First Reading to Zone Amending Bylaw No. 6732-2010 to rezone this property to RM-1 (Townhouse Residential). RECOMMENDATIONS: 1. That Maple Ridge Official Community Plan Amending Bylaw No. 6731-2010 be given first and second readings and be forwarded to Public Hearing; 2. That Maple Ridge Official Community Plan Amending Bylaw No. 6731-2010 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6731- 2010 is consistent with the Capital Expenditure Plan and Waste Management Pfan; 4. That Zone Amending Bylaw No. 6732-2010 be given second reading and be forwarded to Public Hearing; and 5. That the following terms and conditions be met prior to final reading. Approval from the Ministry of Transportation; ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; Amendment to Schedules "B" & "C" of the Official Community Plan; iv. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; N. Registration of a Restrictive Covenant for the protection of the Environmentally Sensitive areas (wetlands) on the proposed development; vi. Road dedication as required; vii. Consolidation of the development site; viii. Removal of the existing buildings; ix. Inclusion of the site into Fraser Sewer Area; X. Park dedication as required; xi. Registration of a Statutory Right-of-way to allow municipal access from 240 Street to the Park; xii. Registration of a Restrictive Covenant protecting the Visitor Parking. DISCUSSION: a) Background Context: Applicant: ROBERT CICCOZZI ARCHITECTURE INC. (SHANNON SEEFELDT) Owner: DONRAY CONSTRUCTION LTD and JME DEVELOPMENTS LTD, RAJA HOLDINGS LTD, RANDHAWA DEVELOPMENT LTD, and GURDIP SINGH BATH Legal Description: Parcel "G" (Ref. Plan 2701), DL 405, GP 1, NWD; SE 198' x 660' (Plan with fee deposited No. 14240F), DL 405, GP 1, having a frontage of 198' on Baker Rd. by a uniform depth of 660' and adjoining Parcel "G" (Reference Plan 2701), NWD; and Parcel "H" (Plan with fee deposited 22319F) of Parcel "One" (Plan with fee deposited 14153F), DL 405, GP 1, NWD. -2- OCP: Existing: Agricultural Proposed: Urban Residential, Conservation Zoning: Existing: RS-3 (One Family Rural Residential), RS-2 (One Family Suburban Residential) Proposed: RM-1(Townhouse Residential) Surrounding Uses North: Use: Single Family Residential Zone: RS-2 (One Family Suburban Residential), RS-3 (One Family Rural Residential) Designation Agricultural, ALR South: Use: Albion Elementary School Zone: P-1(Park and School) Designation: Institutional East: Use: Single Family Residential Zone: R-3 (Special Amenity Residential District), RS-2 (One Family Suburban Residential) West: Designation: Medium Density Residential, Conservation Use: Vacant Zone: RS-3 (One Family Rural Residential) Designation: Agricultural, ALR Existing Use of Property: 1 lot - single family residential, 2 lots - vacant Proposed Use of Property: Townhouse Access: 240 Street Servicing: Full Urban b) Project Description: The site is located on the west side of 240 Street, just north of the Albion Elementary School property. The site is relatively flat and is currently undeveloped except for one dwelling located on the center property. A portion of the west end of the site contains wetland areas and is located within the Fraser River floodplain. The site is bordered by agricultural lands to the north and west, the school to the south and 240 Street on the east is a major arterial route. The applicant is requesting to rezone their development site from RS-2 (One Family Suburban Residential) and RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential) and is proposing to construct 164 townhouse dwellings. The portion of the site to the west of the townhouses is for the protection of the environmentally sensitive areas, with half of the area dedicated as Park and half protected by a Restrictive Covenant for environmental protection. The proposed townhouse development is comprised of 26 buildings, each of which is a 3 storey wood frame building with 4 to 8 units per building. The units fronting the public street (240 Street) would have front entrances to the street. Each unit would be provided with 2 parking spaces, either -3- a tandem garage or a single garage and a driveway parking space. Approximately 33 visitor parking spaces would be provided. All unit driveways and parking would be accessed from the internal strata road network and the main site entrance to the development would be centered on the 240 Street frontage. A gated emergency access to 240 Street is proposed near the north end of the site. Running concurrently with this application are a Watercourse Protection Development Permit, a Multi -Family Residential Development Permit and a Development Variance Permit. c) Planning Analysis: Official Communi Plan: This project requires an amendment to the Official Community Plan to re -designate the land use from Agricultural to Urban Residential and Conservation, to amend the Urban Boundary to include this site, and to remove the 'starred property' designation from the site. The properties were approved by the Agricultural Land Commission for exclusion from the Agricultural Land Reserve on February 20, 2005 and this site was one of the starred properties identified on the 2006 Official Community Plan that was subsequently removed from the Green Zone by Metro Vancouver on October 24, 2008. The development site is located on 240 Street, which is deemed to be a major corridor in the OCP, and the development is consistent with the policies of Sections 3-18, 3-20 and 3-21 for residential development on a major corridor. Zoning Bylaw: The applicant is proposing to rezone the development site to RM-1 (Townhouse Residential) and is proposing to construct approximately 164 townhouse dwellings. The maximum density for the RM-1 zone is a floor space ratio of 0.6 times the net lot area, excluding a maximum of 50m2 of habitable basement area. The proposed development does not have any basements and the proposed floor space ratio will be 0.6 based on a net site area of 3.16ha (7.81 ac). The development site area includes the residential portion of the site and 4254.67m2 of land proposed for protection of the environmentally sensitive area by a restrictive covenant. The applicant proposes to locate features of the stormwater management system within the development site and in the covenanted portion of the site. Proposed Variances: The applicant has requested a number of variances that will be the subject of a future Council report. The variances are as follows: 1. To increase the height of all buildings from 10.5m to. 11m, and from 2 1/2 storeys to 3 storeys; 2. To reduce the required building setbacks on the front, rear and south interior side lot lines; and 3. To reduce the distance between buildings from 15m to 12m where a living room window faces another building end. i! Off -Street Parkin and Loadin Bvlaw: The required Residential parking for this development is 2 spaces per unit and 0.2 spaces per unit (33 spaces total) are required for Visitor Parking. The applicant is proposing 2 parking spaces per unit, either in a tandem garage or in a single garage and a driveway parking space. Thirty-three visitor parking spaces would be provided, located throughout the site. Development Permit: A Multi -Family Development Permit is required for the RM-1 (Townhouse Residential) development that will address the form and character of the design and provide guidelines for the development of the site. A Landscape Security will be taken as a condition of the issuance of the Development Permit. Conformance with the development permit guidelines will be the subject of a future report to Council. A Watercourse Protection Development Permit is required for the preservation, restoration and enhancement of the natural environment of the watercourse areas on and adjacent to the site. The details are discussed in the Environmental Implications section of this report. A security will be taken as a condition of the issuance of the Development Permit to ensure that the conditions of the Development Permit are met. Advisory Desi n Panel: The plans, design drawings and landscape plans that were submitted in support of the development permit application were reviewed by the Advisory Design Panel (ADP) at the February 2010 meeting. The Advisory Design Panel reviewed the project, provided suggestions for revisions and requested that the applicant present back to the panel. Revised plans, design drawings and landscape plans were re -submitted for review by the Advisory Design Panel (ADP) at the March 2010 meeting. The Advisory Design Panel provided the following resolution, and the applicant's responses are shown in italics: The application be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow-up: 1. Coordinate with Engineering to look at splitting the three lanes at the entry point to add an island /sidewalk: An island (4' wide by length of road entry) planted with ground cover and trees were added between the in/out traffic lanes. 2. Consider extending the paving pattern to the crossing: The paving was extended out to the east property line, including a crossing to connect the public sidewalk across the driveway. 3. Consider Tudor detailing for the end treatments. Tudor detailing was introduced to the true end elevations. 4. Look at providing pedestrian lighting for the bridges Pedestrian lighting was added to the bridges with detailing similar to the entry gates. 5. Consider privacy screening design options between townhouses at deck level. Two distinct privacy screen options have been provided for contrast between townhouses. -5- The* ADP concerns will be addressed when the final plans are submitted for the Multi -Family Development Permit. Development Information Meetin : The developer hosted a Development Information meeting on January 12, 2010 at Albion Elementary School. A summary of the comments and discussions with the attendees was provided by the applicant and include the following: • Overall Design: positive comments were received for the architecture, landscape and environmental design, some concern was expressed relating to the narrowness and density of the 4m (13') wide units. • Density: a local business supports the increased density, while a few of the public had concerns about proposed increase to density in the area. • School Capacity: some of the public had concerns about the limited capacity of the schools for proposed increased residential density. • Connectivity to existing recreational trails: some of the public wanted consideration given to inclusion/linking to recreational paths in the area. • Opportunities for learning: some felt that the project could provide opportunities for environmental education to the students at the adjacent school. The applicant provided the following in response to the issues raised by the public: a. The developer has proposed a range of unit types and sizes, including the smaller 13' wide units to support more 'affordable' housing needs in the area. The 13' wide unit has been successfully used in other projects in other municipalities. b. The proposed density is in line with the District of Maple Ridge guidelines. c. The site is not currently connected to the overall existing trail system, and the area within the environmental setback is intended to protect the area. d. The developer is proposing to provide an information/education kiosk in the environmental area to describe the systems/species preserved and enhance in the design. d) Environmental Implications: A Watercourse Protection Development Permit is required for the preservation, protection, restoration and enhancement of the natural environment which includes watercourses and wetlands on and adjacent to the development site. The western portion of the site is also located within the .Fraser River floodplain. Forty-seven metres on the west side of the project site will be provided for Environmental protection. It is proposed that half of this area will be dedicated as Park and the other half will be protected by a Restrictive Covenant for the protection of the environmentally sensitve area. The stormwater management system will include bioswales and rain gardens across the site, and a bio-detention pond to be located within the covenanted area. The landscaping and stormwater management systems on the development site and within the covenanted areas will be maintained by the strata through a Strata Maintenance Covenant as part of the stormwater management system. The developer and the environmental consultant are working with the Planning Department's Environmental section to further develop the enhancement works and planting plans. The consultants will need to ensure that the impact of the proposed development on water volumes and potential release rates/flows into adjacent properties will not negatively impact those neighbouring IE-11 properties during and after the proposed development takes place. The detention design should also ensure that the post development impacts will not have a negative impact on proposed trees to be retained or existing riparian areas. e) Agricultural Impact: An Agricultural Impact Assessment report was completed in October 2009 for this development. The development site borders the ALR on the north and west, which are mainly occupied by a wet forest system. The development would provide an 8m buffer to the agricultural land in the north, and a 47m buffer, as a wetland conservation and protection area, to the west. Most of the agricultural land on the adjacent properties is vacant, used for recreation, or forested wetland and only a small portion is actually used for agriculture. The only agricultural production in the immediate vicinity of the development site are a small beef production approximately 100mnorth of the site and a small crop production approximately 200m to the southwest of the site. Therefore, there is only little agricultural activity in the vicinity of the -development site that may potentially be affected, if at all, by the development. f) Traffic Impact: A Traffic Impact Study was completed in April 2009 for this development at the request of the District of Maple Ridge and the Ministry of Transportation. The report concludes that when added to the existing traffic volumes on 240 Street, the changes in traffic associated with the proposed development are generally less than 5% of the intersection traffic (except at the site access), which is well within the normal range of fluctuation of the current volume levels and would generally not be a significant traffic impact. The report was prepared before the Albion Ferry service was discontinued and it was projected that peak hour operations would improve as the traffic was rerouted elsewhere. There is no traffic impact expected on the school site. g) Interdepartmental Implications: EngineerinF_ Department: The properties require inclusion into the Fraser Sewer Area prior to development of the site. The District has submitted an application to Metro Vancouver to include several properties into the Fraser Sewer Area, including this site, and it is expected that the Board will be review the application in May 2010. A condition of final approval of the rezoning of this site will be that this approval is received. The Engineering Department has identified that all the services required in support of this development application do not yet exist for the site. It will therefore be necessary for the owner to agreement prior to final reading. Comments provided by the Engineering Department include: enter into a Rezoning Servicing Agreement and post securities to do the work identified in that 1. The site must be included in the Fraser Sewer Area; 2. Road widening and improvements to 240 Street; 3. Upgrading of the downstream sanitary sewer system is required; 4. Storm sewer improvements are required; 5. Some DCC forgiveness may apply at the Building Permit stage for certain road works on 240 Street; Erm 6. Latecomer charges will be payable at the Building Permit stage for Latecomer Agreement LC 81/02; 7. The area to be dedicated for Park at the west end of the site must not contain any drainage works that require maintenance or that would create any other ownership obligations; 8. A Statutory right-of-way is required from 240 Street to the dedicated Park lands; 9. All on -site works, including drainage works, must account for the Fraser River flood elevation. The drainage works must not allow flood waters to surcharge onto the site; 10. Ministry of Highways approval will be required because the development is within 800 metres of a controlled highway intersection. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the development is completed they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be an additional 15 trees; final servicing 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 $375.00. Fire Department: The Fire Department is satisfied with the proposed internal road network and the emergency access location at the north end of the site. A fire hydrant must be located at the main entrance. Well marked onsite addressing is required at the main entrance. h) School District Comments: The application was referred to the School District but no comments have been received to date. i) Intergovernmental issues: Local Government Act: In respect of Section 879 of the local Government Act requirement for consultation during the development or amendment of an Official Community Plan, Council has considered at the April 13, 2010 Council Meeting, whether consultation is required with specifically: i. The Board of the Regional District in which the area covered by the plan is located, in the case of a Municipal Official Community Plan; ii. The Board of any Regional District that is adjacent to the area covered by the plan; iii. The Council of any municipality that is adjacent to the area covered by the plan; iv. First Nations; v. School District Boards, greater boards and improvements district boards, and vi. The Provincial and Federal Governments and their agencies. and in that regard recommends that no additional consultation be required in respect of this matter beyond the early posting of the proposed OCP amendments on the District's website, together with an invitation to the public to comment. An amendment to the Official Community Plan requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section -8- 882 of the Act. The amendment required for this application, it has been determined that no additional consultation be ondendix existi has been considered and including referrals to the Board of the Regional District, the Council of an adjacenttcmunipalityUFrst Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed .with the Financial Ran/ Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. CONCUJSION: It is recommended that First and Second Reading be given to Maple Fudge Official Community Plan Amending Bylaw No. 6731 2010, that Second Reading be given to Maple Ridge Zone Amending Bylaw No. 6732 2010, and that application FVJ 072/ 09 be forwarded to Public Hearing. Prepare by. Ann Edwards, CPT Senior Planning Technician I) .lam cP, MCIp ❑i of Planning ApProvecf bl Frank Quinn, MEA, P g 1 GNI: Public veloprnent Services Concurrer ce/ Jt L [.ire) Rule Chief Administrative Officer AE/ The following appendices are attached hereto: Appendix A— Subject Map Appendix B— COP Amending Bylaw No. 6731 2010 Appendix C— Zane Amending Bylaw No. 6732 2010 Appendix D — Site Ran Appendix E— Building Elevation Plans Appendix F— Landscape Rans so S 5.25 CHAINS OF J RP 9287F REM. 1 P 7595 P 21583 4 Rem 5 Rem 6 -Ao� N SCALE 1:2,500 City of Pitt Meadows District of Langley Rem PG. L SK 32851F 1 G RP 2701 S E 198 ADJ Pd. G RP 2701 SUBJECT PROPERTIES E H„ P 22319E LOT 22 of RP 64270 21 P 57737 10031 P 38144 15 APPENDIX A toz6o � M 312 1025E ,a — 102 AAVE c� o m � m � o a N g N 75' of 4 a 26 h 6 3 10222 PT92P 9249 LMP 48057 5 6 7 1 P 39666 c o 36 `n c iotae 7 0 A 11 10174 P 151 26 (P 19526) 6 107 fic PARK BCP 20970 17 22 16 letso tt 18 21 tou 7 7 15 ,te 10142 tote 1o,aE 74 19 20 6 7e033 c 1o,3fi o,ss 10132 13 a 5 R ,0126 co o 12727 4 � 70,2C m 55 54 3 a 11 t' 1on6 ,o11, 10116 1017s 10106 53 ,o7oe 2 56 10111 9 1 tatoz tolrn 57 10 : 7ooa6 1 66 58 to0� 67 111M 10087 2 1000, 1004 50 10072 N66 65 r r �., 3 m tear, 10066 -0 1006e ea a 69 64 6 4 10065 soosc g � �,s 5 J 7D 71 �50 10o- 6 ry � 10055 62 HILL AVE 1002E 7 `0 1 10024 E�72 73 i g 1074 75 19 I0016 m O a a +0027 N g 110006 F 10016 i 10 17 � 1 [I000 100 AVE !0006 17 16 992 12 a F13'1e � 999fi 10121/41/75 240 STREET v, O U I 0 CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING- DEPARTMENT DATE: Nov 3, 2009 FILE: RZ/072/09 BY: PC APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO 6731 - 2010 A Bylaw to amend Schedules " B" & "C' forming part of the Official Community Ran Bylaw No. 6425 2006 as amended WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Ran; AND WHEREAS it is deemed desirable to amend Schedules "B" & "C' to the Official Community Plan; NOW7HEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACM AS FOLLC MS: 'This Bylaw may be cited for all purposes as "Maple Ridge Official Community Ran Amending Bylaw No. 6731 - 2010 2. Schedule "B" is hereby amended for those parcels or tracts of land and premises known and described as: Parcel "K (Ran with fee deposited 22319F) of Parcel "One" (Ran with fee deposited 14153F) District Lot 405 Group 1 New Westminster District South East 198 Feet by660 Feet (Ran with fee deposited No. 14240F) District Lot 405 Group 1 Having a Frontage of 198 Feet on Baker Road by a uniform depth of 660 Feet and adjoining Parcel "G' (Reference Ran 2701) New V%bstminster District Parcel "G' (Reference Plan 2701) District Lot 405 Group 1 New Westminster District and outlined in heavy black line on Map No.793, a copy of which is attached hereto and forms part of this Bylaw, is hereby redesignated as shown. Schedule "B" is hereby amended for those parcels or tracts of land and premises known and described as: Parcel "H" (Ran with fee deposited 22319F) of Parcel "One" (Ran with fee deposited 14153F) District Lot 405 Group 1 New Westminster District South East 198 Feet by660 Feet (Ran with fee deposited No. 14240F) District Lot 405 Group 1 having a Frontage of 198 Feet on Baker Road by uniform depth of 660 Feet and adjoining Parcel "G' (Reference Ran 2701) New Westminster District Parcel "G' (Reference Ran 2701) District Lot 405 Group 1 New ftstminster District as shown on Map No. 794, a copy of which is attached hereto, to include the properties within the Lkban Area Boundary and to remove the "starred property' designation, both forming part of this Bylaw. 4. Schedule "O" is hereby amended for those parcels or tracts of land and premises known and described as: Parcel "K (Ran with fee deposited 22319F) of Parcel "One" (Ran with fee deposited 14153F) District Lot 405 Group 1 New k%stminster District South East 198 Feet by660 Feet (Ran with fee deposited No. 14240F) District Lot 405 Group 1 Having a Frontage of 198 Feet on Baker Road by uniform depth of 660 Feet and adjoining Parcel "G' (Reference Ran 2701) New Wbstminster District Parcel "G' (Reference Ran 2701) District Lot 405 Group 1 New Westminster District and outlined in heavy black line on Map No.795, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding Conservation as shown. 5. Maple Ridge Official Community Ran Bylaw No.6425 2006 is hereby amended accordingly. READ AFIRSTTTME the day of AD. 20 . PUBLIC HEARING HELD the READ ASEOOND TIME the day of , AD. 20 . day of AD. 20 . READ ATHIRD TIME the day of , AD. 20 . RECONSIDERED AND RNALLYADOP'TED, the day of PRESIDING MEMBER ,AD. 20 . Ts # ivi/-\I—LC ► ILAiL Ur r IUAL UUMMUNiTY PL aN AMENDING I By►cw No. 6731 —20 1 0 Map No. 793 From: Agriculturcl To: MUrban Residential _ Conservation A 1:2500 3 -p L 102 A AVE. REM. 1 P 7595 4.059 ha 0.676 hol 0.737 2158 Rem 51 Rem EXISTING URBAN 1017 AREA BOUNDARY PROPOSED URBAN AREA BOUNDARY n v e G ' RP 2701 1.214 ha 1n77s S E 195' ADJ Pd. G ' RP 2701 1.214 ho I URRAN AREA BOUNDARY,O/41 TO BE REMOVED ` H P 22319F 1.214 h❑ LOT 22 1n72r RP 64270 EXISTING URBAN AREA BOUNDARY 21 P 57737 2.427 ho Rem Pcl. L 700.d7 0 N 88202 P 3851 N 75' of 4 6 " 22� 0_ SIP 4 05! P 924 I"o LMP 4 5 6^ h7� 1� N � 102 AVE P 39666 0 36 Iq � 10788 ry 7 8 A 11 7017f 526 • (P 19526) P 1 6 10160 F'AKK but, 1U9/0 16 17 1,,0,— sr107e F 74 15 rot 0738 14 n 19 ` •o7s� a 7 • _ 13 12 fl 1 7 7 e — Q cc 707J 9cP a726 `� p1�a a_ 33 55 + 70776 077E p7 1 O 9 L)L 1p! c1 10706 56 1 '07pP 7009E 66 1 �0�s42 67 70090 L�'z N� 1 70074 10072 n q 65. �50z s a 1006E F006< fi9 64r- �0056 700E 10+2� a 5 FPC28 701 71 0 0 ro05i * 7pp5 HILL AVE. 7002E N � p � ^hti 7 u1 0c F7024 i.� 7 73 14 75 A m 7a� pc1 _ G � o o 4 � �ppp8 10� � h i Cc, 70L OOOp 100 AVE. IOC MAPLE RIDGE OFFICIAL COM MUNITY PLAN r-MENDING Bylaw No. 6731 —201 0 Map No. 794 PURPOSE: TO AMEND THE URBAN AREA BOUNDARY AS SHOWN AND TO REMOVE THE "STARRED PROPERTY" DESIGNATION 53 n APLE RIDGE 1:2500 'vlr\i L-L- 1`1uvC. Ur r IU/-\L LUIVIVIUNI I Y PLAN AMENDING Bylaw No. 6731 —201 0 Pvlap No. 795 PURPOSE: TO ADD AS CONSERVATION ON SCHEDULE C APLE RIDGE: �1 Brush c.31umt)ja 1:2500 APPENDIX C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO.6732 - 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. 6732 - 2010." 2. Those parcels or tracts of land and premises known and described as: Parcel "H" (Plan with fee deposited 22319F) of Parcel "One" (Plan with fee deposited 14153F) District Lot 405 Group 1 New Westminster District South East 198 Feet by 660 Feet (Plan with fee deposited No. 14240F) District Lot 405 Group 1 Having a Frontage of 198 Feet on Baker Road by a uniform depth of 660 Feet and adjoining Parcel "G" (Reference Plan 2701) New Westminster District Parcel "G" (Reference Plan 2701) District Lot 405 Group 1 New Westminster District and outlined in heavy black line on Map No. 1479 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. 20. PUBLIC HEARING held the day of , A.D. 20. READ a second time the day of A.D. 20. READ a third time the day of ,A.D.20. APPROVED by the Minister of Transportation this day of A.D. 20. RECONSIDERED AND FINALLY ADOPTED, the day of A.D. 20. PRESIDING MEMBER CORPORATE OFFICER Vl/;t�i L NIU(�E ZUNE IA\11�/IENDING i Bylaw No. 6732-2010 IVIa p No. 1479 From: RS-2(One Family Suburban Residential) and RS-3(One Family Rural Residential) To: RM-1 (Townhouse Residential) APLF RIDGE 1:�500 �i § \}\# \\ ! �����!§[!� {f � / \�§\| 32 3�[ 1{ (�§\ . _ §� { ( Fiji Rif ago, its| [� �` a, CIA= -- Eli �; 116. 1 11. q I -Mg I " 1111-m--1 ; --u-_5uuim A. dig I _- �� Rai 1 I'll An� -0. L 'life m - B - -IjE-�j \� ■ \� � ID j,C, C,(Dcc,cT)G(DoDeoc. C, C. � .|� �;l��'� lf��{{./;!`\i §m|E��, / { �� �` (aul f) (aul Mm U, tgE:3 1 . : , - ; . � �i�. 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