HomeMy WebLinkAbout2011-03-15 Public Hearing Meeting Agenda and Reports.pdf---I :vy*
Deep Roots
Greater Heights
District of Maple Ridge
PUBLIC
HEARING
March 15. 2011
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, March 15,
2011 to consider the following bylaws:
1) RZ/113/10
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6786-2010
LEGAL: Lots 3 & 4, District Lot 399, Group 1, New Westminster District, Plan 9669
and
Lot A, District Lot 399, Group 1, New Westminster District, Plan LMP8411
LOCATION: 12028, 12038 & 12048 222 Street
FROM: RS-1 (One Family Urban Residential)
TO: RM-2 (Medium Density Apartment Residential)
PURPOSE: To allow the future construction of a four -storey apartment building with
approximately 86 units.
2a) RZ/072/09
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6732-2010
LEGAL: 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
LOCATION: 10121, 10141 and 10175 240th Street
FROM: RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban
Residential)
TO: RM-1 (Townhouse Residential)
PURPOSE: To construct a 159 unit townhouse development.
A previous Public Hearing was held on May 18, 2010 for this development.
Subsequently, Second and Third Readings were rescinded to allow a revision
of the zoning boundary at the west end of the development site. The
developer has determined that a larger bio-filtration/wetland pond is required
than originally anticipated and the zoning boundary must be reconfigured to
accommodate it. This change of land use after the Public Hearing requires
that the application return to Council for referral to a new Public Hearing, as
per Section 894 (1) (b) (i) of the Local Government Act.
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 March 4 to March 15, 2011, Saturdays, Sundays and Statutory Holidays
excepted. Some of this information will also be posted on the District website www.mapleridge.ca
on the Mayor and Council/Agendas and Minutes page.
ALL PERSONS who deem themselves affected by any of these bylaws shall be afforded a reasonable
opportunity to be heard at the Public Hearing before Council on the matters contained in the bylaws
or by making a written submission to the attention of the Manager of Legislative Services or by
sending an e-mail to the Clerk's Department at clerks@mapleridge.ca , by 4:00 p.m., March 15,
2011. All written submissions and e-mails will become part of the public record.
Dated this 4th day of March, 2011.
Ceri Mario
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE RZ/ 113/ 1 O
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 El
accordance with Development Application Fee Bylaw no. 5949-2001.
3. A Certificate of Title and Consent Form if the applicant is different El
from the owner shown on the Certificate of Title.
4.
A legal survey of the property(ies)
0
El
5.
Subdivision plan layout
6.
Neighbourhood context plan
®
❑
7.
Lot grading plan
8.
Landscape plan*,
®
❑
9.
Preliminary architectural plans including site plan,
®
❑
building elevations, accessory off-street parking and
general bylaw compliance reconciliation'+.
' These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional report;provided:
Geotechnical Report by GeoPacific Consultants Ltd.
1.
DISTRICT OF Agenda Item: 1101
MAPLE RIDGE Council Meeting of: February 8, 2011
1. That Zone Amending Bylaw No. 6786 - 2010 be given Second Reading and be forwarded to
Public Hearing; and
2. That the following terms and conditions be met prior to final reading.
i. Approval from the Ministry of Transportation;
ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant
and receipt of the deposit of security as outlined in the Agreement;
iii. Registration of a Geotechnical Report as a Restrictive Covenant which
addresses the suitability of the site for the proposed development;
iv. Road dedication as required;
V. Consolidation of the development site;
vi. Removal of the existing buildings;
vii. Registration of a Restrictive Covenant protecting the Visitor Parking.
(RZ/113/10 12028, 12038 and 12048 222 Street - to rezone from RS-1 [One Family Urban
Residential] to RM-2 [Medium Density Apartment Residential] to allow future construction of a four -
storey partment building with approximately 86 units)
"Ernie Daykin"
CA IED DEFEATED DEFERRED MAYOR
TO: _ Chief Administrative Officer
Executive Director
Mgr - Strategic Economic Initiatives
Mgr - Sustainability & Corp Planning
Mgr - Communications
_ Gen Mgr - Corporate & Financial
RCMP
Fire Chief
Mgr - Accounting
Chief Information Officer
_ 96n Mgr - Public Works & Developmei
�( Dir-Planning
Dir- Licenses, Permits & By-laws
Municipal Engineer
Dir Engineering Operations
_ Gen Mgr - Com.: Dev. & Rec. Services
Dir- Parks &Facilities
Dir - Recreation
Dir - Community Services
Clerk's Section
Corporate Officer
_ Property & Risk Manager
Lynn Marchand
_ Diana Dalton
Amanda Allen
Tracy Camire
Amanda Gaunt
Karen Kaake
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent
to you for notation and/or such action as may be required by your Department.
M-N--� E I
Deep Roots DISTRICT OF MAPLE RIDGE
Greater Heights
TO: His Worship Mayor Ernie Daykin MEETING DATE: February 7, 2011
and Members of Council FILE NO: RZ/113/10
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No.6786 - 2010
12028,12038 and 12048 222 Street
EXECUTIVE SUMMARY:
On January 11, 2011 Council gave first reading to rezone the subject property from RS-1 (One
Family Urban Residential) zone to RM-2 (Medium Density Apartment Residential) zone to allow
future construction of a four -storey apartment building with approximately 86 units.
The subject site consists of three legal parcels within the Central Business District of the Town
Centre Area. This project meets the requirements for inclusion in the Town Centre Incentives (TCI)
Program under the "New Residential Construction-4 storeys and higher" category falling within Sub
Area 1 of the Town Centre Area.
This application is in compliance with the Town Centre Area Plan of the Official Community Plan.
RECOMMENDATIONS:
I. That Zone Amending Bylaw No. 6786 - 2010 be given Second Reading and be forwarded to
Public Heating; and
2. That the following terms and conditions be met prior to final reading.
I. Approval from the Ministry of Transportation;
ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and
receipt of the deposit of security as outlined In the Agreement;
iii. Registration of a Geotechnical Report as a Restrictive Covenant which addresses
the suitability of the site for the proposed development;
iv. Road dedication as required;
V. Consolidation of the development site;
vi. Removal -of the existing buildings;
vii. Registration of a Restrictive Covenant protecting the Visitor Parking.
DISCUSSION:
a) Background Context
Applicant: Colin A. Hogan of Focus Architecture Inc.
Owner: 0724674 BC LTD
Legal Description: Lot: 3, D.L.: 399, Block: 6, Plan: 9669; PID: 002-036-690
Lot: 4, D.L.: 399, Plan: 9669; PID: 011-425-253
OCP: Lot: A, D.L.: 399, Plan: LMP 8411; PID: 018-066-496
Existing: Commercial
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-2 (Medium Density Apartment Residential)
Surrounding Uses:
North: Use:
Proposed Supportive Housing apartment building &
Brown Avenue
Zone:
RM-2 (Medium Density Apartment Residential)
Designation:
Low Rise Apartment
South: Use:
Commercial
Zone:
C-3 (Town Centre Commercial)
Designation:
Town Centre Commercial
East: Use:
Commercial and Plaza Street
Zone:
C-3 (Town Centre Commercial)
Designation:
Town Centre Commercial
West: Use:
Single Family Residential; Commercial and 222^d Street
Zone:
RS-1 (One Family Urban Residential) and C-3 (Town
Centre Commercial)
Designation:
Town Centre Commercial
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing requirement:
Companion Applications:
Single Family Residential
Multi -Family Residential (Apartment)
0.92 acres (3729.99 m2).
Plaza Street
Full Urban
DP/111/10 and DVP/111/10
-2-
b) Project Description:
The subject site falls within the Civic Core of the Town Centre Area and consists of three legal
Parcels, south of Brown Avenue, east of 222nd Street and west of Plaza Street i.e. in the south-east
corner of 222nd street and Brown Avenue within the Central Business District of the Town Centre
Area. It is surrounded by Brown Avenue and the recently approved Supportive Housing on the north
and town centre commercial uses on the south. The 3 parcels will require consolidation prior to final
reading and the consolidated gross lot area is roughly 0.92 acres (3729.99 m2).
A four storey, wood -frame apartment building with a floor space ratio of 1.4 (86 units) has been
proposed with underground parking. The main pedestrian access through a lobby is from 222nd
Street and the vehicular access to the underground parkade is from Plaza Street.
This proposal is taking advantage of the reduced parking standards applicable for development
within the central business district of the Town Centre Area and the unit sizes are geared towards
offering affordable housing options to a first-time home buyer. Adequate landscape buffering is
proposed along all the property lines. A south and east facing courtyard is proposed facing Plaza
Street.
c) Planning Analysis:
The subject site, located within the central business district, is designated "Town Centre
Commercial" as per the Town Centre Area Plan which aligns well with the proposed apartment use
and the proposed zone as it is outside "Schedule G" of the Zoning Bylaw. This means that although
designated "Town Centre Commercial" a ground floor commercial use is not required and hence a
Multi -Family Residential use is permitted in this designation as per policy 3-30 of the Official
Community Plan which states "Multi -Family Residential use is permitted as a principle use in the
Town Centre Commercial designation, except where identified on Schedule "G" as "Ground Floor
Commercial Required" in the Maple Ridge Zoning bylaw, where ground floor use is to be
commercial". Appendix A "Zoning Matrix for the Town Centre Area" states under the Town Centre
Commercial Zone `Properties designated Town Centre Commercial and not identified as Ground
Floor Commercial Required on Schedule "G" of the Zoning Bylaw 3510-1985 may align with zones
within the Low -Rise Apartment and Medium and High -Rise Apartment land use category of this
Matrix and in compliance with the Town Centre Area Plan. The proposed zone RM-2 (Medium
Density Apartment Residential) is supported under the Low -Rise Apartment designation.
This application is in compliance with the Town Centre Area Plan designation of the Official
Community Plan.
The current application proposes to rezone the properties located at 12028, 12038 and 12048 222
Street from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment Residential)
to permit future construction of a four -storey apartment building with approximately 86 units.
-3-
The proposed RM-2 (Medium Density Apartment Residential) zone is intended for low to medium
density apartment use and permits a maximum floor space ratio of 1.8 times the consolidated net
lot area. The usable open space required in this zone is 20% of the consolidated net lot area and the
required common activity area in this zone is 1 m2 per unit. The maximum height permitted in this
zone must not exceed 15 metres and 4 storeys. The permitted minimum setback from all property
lines for this zone is 7.5 metres.
It is anticipated that some setback and height variances may be requested for the proposed use.
These will be discussed in a future report for Council consideration.
ill C,= • •.. S.
This proposal is subject to the revised minimum parking standards applicable within the Central
Business District of the Town Centre Area due to location. The Town Centre Parking Strategy
completed in 2008 revisited parking standards for some uses within the Town Centre Area and
include revised parking standards for residents based on unit sizes for a multi family residential use.
For this proposal, as per Section 10 of the Maple Ridge Off -Street Parking and Loading Bylaw 4350-
1990, a .minimum of 0.9 space per studio unit; 1.0 space per one bedroom unit and 1.10 spaces
per two bedroom unit, is required to cater to the residents parking requirement and 0.2 space per
unit for the visitors parking requirement. Out of the total parking spaces required 10% of them may
be for small cars. This proposal requires 86 resident parking spaces and 9 visitor parking spaces, as
per the ratios stated above. A total of 9 at grade visitor parking spaces and 90 resident parking
spaces underground have been proposed which include two handicapped parking spaces and 9
small car spaces (Appendix D). Long term and short term bicycle parking is also required. Long term
bicycle storage lockers have been proposed in the underground parkade and the short term bicycle
parking is provided at grade, closer to the main entrance of the building, in a well -lit area visible to
pedestrians and cyclists. 26 short term bicycle parking spaces are required as per the ratio of 6
spaces for every 20 units. The applicant is seeking a variance by proposing 16 short term bicycle
parking spaces. This will be discussed in a future report for Council consideration.
DeNIQpment Permits:
Pursuant to Section 8.11 of the Official Community Plan, a Town Centre Development Permit
application is required for all multi -family residential, flexible mixed use and commercial
development located in the Town Centre. Council will review a Development Permit report at a later
date.
r_r
On January 11, 2011 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:
0 Consider visitor entry area and how the public will accesses the building
-4-
• Consider the main entry statement distinguishing it from the adjacent
balconies and further review of entry statements for the garden units
• Consider carrying the taxis hedge around the hydro kiosk
• Consider a plaza area at the corner of Browne and 222^d
• Consider more scaled planting at the corner of Brown Ave and Plaza St
• Consider at least 12" inches of soil depth for sod
• Review the brick veneer locations and tying the various vertical pieces
together
• Consider addition of more visitor bike stalls
• Review adequacy of the garbage enclosure
• Review with Engineering Dept, possibility of a drop-off loading bay at the front
entrance of 222^d St
• Consider addition of wood trim at corners of vinyl sided areas
• Review barrier -free let down at corner of 222^d and Brown Ave.
• Consider more buffer between amenity room patio and adjacent private
patios.
The project architect is working on all the revisions which will be forwarded to the panel for review.
This will be the subject of a future Council Report.
On January 25, 2011 the applicant and team of consultants held the "Development Information
Meeting" at the Ridge Meadows Senior Activity Centre at 12150 224t" Street from 6:00 p.m. to 8:00
p.m. As per Council Policy 6.20, invitations were mailed to qualifying property owners,
advertisements were placed in the local paper and a notice was attached to the development sign
on site. All the proposed drawings were displayed and presentation made for all interested
residents. The developer, project architect and his team were present at the meeting to explain the
proposal and address any concerns. This meeting was attended by only one person who is a tenant
living at 12038 222^d street (one of the houses on subject site). He had no real concerns, made no
written comments and was curious to see what has been proposed.
d) Interdepartmental Implications:
The Engineering Department reviewed the proposal and determined that all the required off -site
services do not exist and will need to be provided by the Rezoning Servicing Agreement.
Other comments include the following:
• Road dedication of 2.5 metres will be required across the full frontage on Plaza Street to
upgrade it to a collector standard. Road widths on 222^d Street and Brown Avenue do not
need further widening;
-5-
• Other upgrades include the following: New curb, gutter on the west side of Plaza Street;
reconstruction of the curb at the intersection of Plaza street and Brown Avenue; removal of
unneeded driveway let downs on 222"d Street & replacing it with separated sidewalk; new
sanitary sewer, water and storm sewer connections; separated sidewalks on Plaza Street
and Brown Avenue; Street lighting on Plaza Street and 222^d Street (existing Street lights on
Brown Avenue are adequate); Street Trees on boulevard on all three frontages; Under-
ground wiring for utility services to be under -ground.
The Parks & Leisure Services Department have identified that after the Building Permit is approved
and construction completed they will be responsible for maintaining the street trees. In the case of
this project it is estimated that there will be some additional trees which will be based on the
landscape plan submitted by the Landscape Architect and will be attached to the approved
Development Permit. The Manager of Parks & Open Space has advised that the maintenance
requirement of $25.00 per new tree will increase their budget requirements.
The Parks & Leisure Services Department have advised that the two existing, corner trees (Fir and
Cedar trees) are in good condition and must be retained.
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.
The Building 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) School District Comments:
A referral was sent to the School District office and no comments were received.
f) Canada Post Comments:
A referral was sent to the Canada Post office and no comments were received.
I DE
CONCLUSION:
The proposal is strategically located within the Central Business District of the Town Centre Area and
designed with an urban flavour to fit well in the context. A variety of units ranging from studio to two
bedroom apartments (465 ft2to 841 ft2) have been proposed to cater to a variety of housing needs
and affordability. Vehicular and pedestrian circulation has been separated well and units facing
222^d Street and Brown Avenue have a street presence. The proposal qualifies for the Town Centre
Incentive Program and fits well into the vision of creating a dense and vibrant Town Centre Area.
It is recommended that this proposal be given Second Reading and forwarded to Public Hearing.
Prepared by. Rasi Achary�B-ArchM-T�ech.UD,LEED® AP
Planner
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Approved by
, MCIP
of Plan
nk Quinn, MBA, P.
I: Public Works ev pment Services
Concurrence. J. L. (Jim) Rule
Chief Administrative Officer
RA/dp
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Zone Amending Bylaw 6786-2010
Appendix C - Proposed Site Plan
Appendix D - Proposed Building Elevations
Appendix E - Proposed Landscape Plan
Appendix F- Proposed Architectural renderings
-7-
Appendix B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO.6786-2010
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. 6786-2010."
2. Those parcels or tracts of land and premises known and described as:
Lot 3 District Lot 399 Group 1 New Westminster District Plan 9669
Lot 4 District Lot 399 Group 1 New Westminster District Plan 9669
Lot A District Lot 399 Group 1 New Westminster District Plan LMP8411
and outlined in heavy black line on Map No. 1503, a copy of which is attached
hereto and forms part of this Bylaw, are hereby rezoned to RM-2 (Medium Density
Apartment Residential).
3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 11th day of January, A.D. 2011.
READ a second time the day of A.D. 20 .
PUBLIC HEARING held the day of A.D. 20 .
READ a third time the day of A.D. 20 .
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
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DEVELOPMENT APPLICATION CHECKLIST
FOR FILE RZ/072/09
File Manager: Ann Edwards
Official Community Plan or Zoning Bylaw Amendments:
RECEIVED
NOT REgUIRED
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
El
Application Fee Bylaw no. 5949-2001.
3.
A Certificate of Title and Consent Form if the applicant is different
from the owner shown on the Certificate
of Title.
4.
A legal survey of the property(ies)
®
❑
5.
Subdivision plan layout
❑
6.
Neighbourhood context plan
❑
7.
Lot grading plan
®
❑
8.
Landscape plan'+
®
❑
9.
Preliminary architectural plans including site plan,
building
elevations, accessory off-street parking and
general bylaw compliance reconciliation'+.
These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports rovided:
Geotechnical Report
Traffic Study
Agricultural Impact Assessment
Tree Evaluation Report
Environmental Assessment
DISTRICT OF Agenda Item. MAPLE RIDGE Council M1104
Meeting of: February 22, 2011
1. That Second and Third Reading of Zone Amending Bylaw No. 6732-2010 be rescinded; and
2. That Second Reading be given to the revised Zone Amending Bylaw No. 6732-2010 and be
forwarded to Public Hearing; and
3. That the following terms and conditions be met prior to final reading.
I• Approval from the Ministry of Transportation;
I!. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of security as outlined in the Agreement;
III. Amendment to Schedules "B" & "C" of the Official Community Plan;
IV. Registration of a Restrictive Covenant for the Geotechnical Report 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. Park dedication as required;
X. Registration of a Statutory Right-of-way to allow municipal access from 240 Street to
the Park;
XI. Registration of a Restrictive Covenant protecting the Visitor Parking.
(RZ/072/09, 10175, 10121 and 10141240 Street - to rezone from RS-2 (One Family Suburban Residential)
and RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential) to construct a 159 unit townhouse
de;CA
o ment)
"Ernie Daykin"
IED DEFEATED DEFERRED
MAYOR
TO: _ Chief Administrative Officer AQ1D nr L1l -,E
Executive Director
Mgr - Strategic Economic Initiatives
Mgr - Sustainability & Corp Planning
— Mgr - Communications
_ Gen Mgr - Corporate & Financial
Mgr - Accounting
Chief Information Officer
_ fen Mgr - Public Works & Development
+_/ Dir - Planning
s Dir - Licenses, Permits & By-laws
Municipal Engineer
Dir - Engineering Operations
_ Gen Mgr - Com. Dev. & Rec. Services
Dir - Parks & Facilities
Clerk's Section
— Corporate Officer
_/ Property & Risk Manager
Lynn Marchand 3
Diana Dalton
Amanda Allen
Tracy Camire
Amanda Gaunt
Karen Kaake
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent
to you for notation and/or such action as may be required by your Department.
February 22 2011
Deeo Roots
Greater Heiobts
DISTRICT OF MAPLE RIDGE
TO: His Worship Mayor Ernie Daykin
and Members of Council
FROM: Chief Administrative Officer
MEETING DATE:
FILE NO:
ATTN:
February 21, 2011
RZ/072/09
CofW
SUBJECT: Second Reading of Maple Ridge Zone Amending Bylaw No.6732-2010
10175, 10121 and 10141240 Street
EXECUTIVE SUMMARY:
Since this application received Third Reading approval of the OCP and Zone Amending bylaws on
May 25, 2010, the applicant has undertaken a detailed analysis of the Stormwater/Rainwater
Management requirements for the site and has determined that the required bio-filtration/wetland
pond needs to be much larger than originally anticipated and will not fit within boundary of the area
proposed for rezoning to RM-1 (Residential Townhouse). As a result, the location of the zoning
boundary must be revised at the west end of the development site so that all the stormwater
management infrastructure, is located within the development site and not within the area
dedicated as Park. This change of land use after Public Hearing requires that the application return
to Council for referral to a new Public Hearing, as per Section 894 (1) (b) (i) of the Local Government
Act.
RECOMMENDATIONS:
1. That Second and Third Reading of Zone Amending Bylaw No. 6732-2010 be rescinded; and
2. That Second Reading be given to the revised Zone Amending Bylaw No. 6732-2010 and be
forwarded to Public Hearing; and
3. 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 Restrictive Covenant for the Geotechnical Report 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. Park dedication as required;
x. Registration of a Statutory Right-of-way to allow municipal access from 240 Street
to the Park;
xi. 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;
OCP:
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
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)
-2-
Surrounding Uses
North: Use:
Zone:
Designation
South: Use:
Zone:
Designation:
East: Use:
Zone:
Designation
West: Use:
Zone:
Designation
Existing Use of Property:
Proposed Use of Property:
Access:
Servicing:
b) Project Description:
Single Family Residential
RS-2 (One Family Suburban Residential), RS-3
(One Family Rural Residential)
Agricultural, ALR
Albion Elementary School
P-1 (Park and School)
Institutional
Single Family Residential
R-3 (Special Amenity Residential District), RS-2
(One Family Suburban Residential)
Medium Density Residential, Conservation
Vacant
RS-3 (One Family Rural Residential)
Agricultural, ALR
1 lot - single family residential, 2 lots - vacant
Townhouse
240 Street
Full Urban
Since this application received Third Reading approval of the OCP and Zone Amending bylaws on
May 25, 2010, the applicant has undertaken a detailed analysis of the Stormwater/Rainwater
Management requirements for the site and has determined that the required bio-filtration/wetland
pond needs to be much larger than originally anticipated and will not fit within boundary of the area
proposed for rezoning to RM-1 (Residential Townhouse). The proposed new zoning boundary at the
west end of the development site is more appropriate to the site conditions, will be a better use of
the land, and will be simpler to delineate the boundary between the municipal park land and the
ESA covenanted area on the residential development area.
This development proposal is to rezone the subject property from RS-2 (One Family Suburban
Residential) and RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential) to construct
a 159 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).
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
INcIE
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 portion of the site
to the west of the townhouses will be designated Conservation for the protection of the
environmentally sensitive areas, with half of the ESA area dedicated as Park and half protected by a
Restrictive Covenant for environmental protection.
The most recent revision of the proposed townhouse development has 159 units in 25 buildings,
down from 164 units in 26 buildings. The units are slightly larger but the overall site density is the
same, at a floor space ration of 0.6. The units fronting the public street (240 Street) will have front
entrances to the street. Each unit will be provided with 2 parking spaces, either a tandem garage or
a single garage and a driveway parking space. Approximately 33 visitor parking spaces will be
provided. All unit driveways and parking will 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 Communit PI
This application received Third Reading approval of Official Community Plan Amending Bylaw No.
6731-2010 on May 25, 2010. The proposed revisions to the Zoning boundary do not require a
revision to the OCP amending bylaw. The OCP amendment is 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 Conservation area of the
site will include the area to be dedicated as Park and the area to be protected by an ESA
covenant that is part of the residential development area.
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 the 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 159 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 per unit. 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
-4-
for protection of the environmentally sensitive area by a restrictive covenant. The applicant
proposes to locate features of the stormwater/rainwater 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.
Off -Street Parking and Loading Bylaw:
The applicant is providing the required number of parking spaces for this development of 2 spaces
per unit for Residential Parking (318 spaces total) and 0.2 spaces per unit for Visitor Parking (32
spaces total). The residential parking spaces are either in a tandem garage or in a single garage
and a driveway parking space. The visitor parking spaces will be located throughout the site.
Develo ment P rmit:
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.
Advisory Design Panel:
The project was reviewed by the Advisory Design Panel (ADP) at the February and March 2010
meetings. The Advisory Design Panel recommendations will be addressed when the final plans are
submitted for the Multi -Family Development Permit.
Development Information Meeting,:
The developer hosted a Development Information meeting on January 12, 2010 at Albion
Elementary School.
d) Environmental Implications:
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. A
security will be taken as a condition of the issuance of the Development Permit to ensure that the
conditions of the Development Permit are met. The western portion of the site is located within the
Fraser River floodplain. Forty-seven metres on the west side of the project site will be provided for
Environmental protection. 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.
-5-
The stormwater/rainwater management system will include bioswales and rain gardens across the
site, and a bio-infiltration/wetland pond to be located within the covenanted area. The landscaping
and stormwater management infrastructure in both the residential portion of the site and within the
ESA covenant area will be maintained by the strata through a Strata Maintenance Covenant as part
of the stormwater management system.
The developer and their consultants have recently undertaken a detailed analysis of the
Stormwater/Rainwater Management requirements for the site and have determined that the
required bio-filtration/wetland pond must be much larger than originally anticipated and will not fit
within the boundary of the area proposed for rezoning to RM-1(Residential Townhouse). As a result,
the location of the zoning boundary must be revised at the west end of the development site so that
all the stormwater management infrastructure, including the bio-filtration/wetland pond, is located
within the development site and not within the area to be dedicated as Park.
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 properties during and after the proposed development takes place. The bio-
filtration/wetland design must 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 used for agriculture.
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 within the normal range of fluctuation of the current volume levels and
would generally not be a significant traffic -impact. There is no traffic impact expected on the school
site.
g) Interdepartmental Implications:
Engineering. Department•
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
enter into a Rezoning Servicing Agreement and post securities to do the work identified in that
agreement prior to final reading. The development site is now included within the Fraser Sewer
Area. Comments provided by the Engineering Department include:
1. Road widening and improvements to 240 Street is required;
2. Upgrading of the downstream sanitary sewer system is required;
3. Storm sewer improvements are required;
4. Latecomer charges will be payable at the Building Permit stage for Latecomer Agreement LC
81/02;
5. A Statutory right-of-way is required from 240 Street to the dedicated Park lands;
6. 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;
7. Ministry of Highways approval will be required because the development is within 800
metres of a controlled highway intersection.
Parks & Lei ure 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.
Firg 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.
-7-
It is recommended that Second and Third Reading of Zone Amending Bylaw �No 67310 berescinded;
no�o� and that Second Reading be given to the revised Maple Ridge Zone /\ ' di
��
6732'2O10.and that appUoationRZ/O7OSbeforvvarded�nPub|ioHmainne» »gBylaw No.
_ rn�.
Prepared b)r n Edwards, CPT
Senior Planning Technician
ATPro7ve—b'. Jan g, MCP, MCIP
Ja
" ctor of Planning
`
1LUim0Ru|e-
ChhefAdministrative Officer
AE/
'
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B-Zone Amending Bylaw No. 6732-201O
Appendix C-Site Plan
Appendix D - Building Elevation Plan
Appendix E -Proposed Bio'Fltradon/VVmt|and Pond /moa1md within Zoning boundary
3
-----------------
o
a-
N 75' of 4 a 26
'22
P 9249
5 6 7
0
PARK BCP 20970
1®
22
+0+
21
10143
20
DO;
54
10117
53
10111
57
58
ID087
59
10
1 60
HILL AVE
�.�•,'- 10026 0 o a
7 c o = 1
01002.1 N " 73
8 w m4 19
a 10016 N d 74 75 a N 10022
a 9 N - CL < 78 n
P 38144 10D09 o o o t0015
4`"a M1 Rem Pd. L 15 10 17 a
10017 10000 100AVE 10006 z
SK 32851 F 992 c o 0995 16
12 13 ' 14 15 0
City of PIII
Meadows__ T
10121/41/75 240 STREET
O
_{ -= Y• s 1 �` I CORPORATION OF
' Ln THE DISTRICT OF
N
Distfictof '
` f I • MAPLE RIDGE
Langley ` S f PLANNING DEPARTMENT
SCALE 1:2.500
FRASER R. �' DATE: Nov 3, 2009 FILE: RZl072/09 BY: PC
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 131h day of April , A.D. 2010.
READ a second time the 27th day of April, A.D. 2010.
PUBLIC HEARING held the 18th day of May, A.D. 2010.
READ a third time the 25th day of May, A.D. 2010.
SECOND AND THIRD READINGS WERE RECINDED the 22nd day of February, A.D. 2011.
RE -READ a second time the 22nd day of February, A.D. 2011.
PUBLIC HEARING held the day of , A.D. 20 .
RE -READ a third time the day of , A.D. 20 .
APPROVED by the Minister of Transportation this
RECONSIDERED AND FINALLY ADOPTED, the
PRESIDING MEMBER
day of
day of
, A.D. 20.
, A.D. 20.
CORPORATE OFFICER
REM. 1
G
P 7595 RP 2701
t.214 he
4.059 no
S E 198' ADJ Pcl. G
RP 2701
1.214 he
10141
3W;34
AVE,
„1N 75' of 4I 11 0.NP 9249
&!5
6r� ^ 7,
1a
m a a I� a
to h h ry
n
p 102 AVE
U P 39666 0
36 h
H
P 22319F
0.676 he 0.737 hp 1.214 he
LOT 22 1
P 21582
RP 64270
Rem E Rem 6
21
100JI ^
P 57737
r
2.427 he
H w 88202
P 3811
Rem Pd. L 15
100
MAPLE RIDGE ZONE AMENDING
Bylaw No. 6732-2010
Map No. 1479
From: RS-2(One Family Suburban Residential)
and RS-3(One Family Rural Residential)
To: RM-1 (Townhouse Residential)
7
6
A
11
10174
s
P ]
526
(P
19526)
6
10150
PARK
BCP 20970
16
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15
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roig
101
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n
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55
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9
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in
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loos 62
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7
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APpendix C
pi
21
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I-C -EPOSITED Q
W
J."
L
Appendix E
RErl i
AR
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