HomeMy WebLinkAbout2011-08-30 Public Hearing Meeting Agenda and Reports.pdfDeep Roots
Greater Heights
District of Maple Ridge
PUBLIC
HEARING
August 30, 2011
DISTRICT OF MAPLE RIDGE
ILI150 IM00a11;3SLy201XI1111Ikilo
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 6:00 p.m., Tuesday, August 30,
2011 to consider the following bylaws:
1) RZ/089/10
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6767-2010
LEGAL: Lot 213, District Lot 245, Group 1, New Westminster District, Plan 62639
LOCATION: 12359 216 Street
FROM: RS-1(One Family Urban Residential)
TO: RS-1b (One Family Urban (Medium Density) Residential)
PURPOSE: To permit the future subdivision of 3 single family lots.
2) RZ/074/10
MAPLE RIDGE ZONE AMENDING BYLAW NO.6785-2010
LEGAL: South 1/2 of Lot 5 Except Part in Plan LMP2415, Section 17, Township 12,
New Westminster District, Plan 8881
LOCATION: 11716 Burnett Street
FROM: RS-1(One Family Urban Residential)
TO: R-1 (Residential District)
PURPOSE: To permit the future subdivision of 3 single family lots.
ICI
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3) RZ/116/10
MAPLE RIDGE ZONE AMENDING BYLAW NO.6793-2011
LEGAL: Lot 80, District Lot 263, Group 1, New Westminster District, Plan 40628
LOCATION: 12393 203 Street
FROM: RS-1(One Family Urban Residential)
TO: RS-1b (One Family Urban (Medium Density) Residential)
PURPOSE: To permit the future subdivision of 3 single family lots
4) 2011-067-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO.6847-2011
LEGAL: Lot 192, District Lot 247, Group 1, New Westminster District, Plan 35428
LOCATION: 21755 Lougheed Highway
FROM: CS-1 (Service Commercial)
TO: C-2 (Community Commercial)
PURPOSE: To permit an expansion of uses in the existing building.
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5) RZ/119/10
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6787-2010
LEGAL: Lot 1, Except Plan LMP8710, District Lot 399, Group 1, New Westminster
District, Plan 19826;
Lot 2, District Lot 399, Group 1, New Westminster District, Plan 19826
LOCATION: 22388 124 Avenue & 12385 224 Street
FROM: RS-1 (One Family Urban Residential)
TO: RM-1 (Townhouse Residential)
PURPOSE: To permit future construction of 10 townhouse units in the RM-1 zone.
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 August 19 to August 30, 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., August 30,
2011. All written submissions and e-mails will become part of the public record.
Dated this 19t" day of August, 2011.
Ceri Marlo
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE RZ/089/ 10
File Manager: Amelia Bowden
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1. A completed Application Form ® ❑
(Schedule "A" -Development Procedures Bylaw No. 5879-1999)
2. An application fee, payable to the District of Maple Ridge, in ® ❑
accordance with Development Application Fee Bylaw no. 5949-2001.
3. A Certificate of Title and Consent Form if the applicant is different ® ❑
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
®
❑
5. Subdivision plan layout
®
❑
6. Neighbourhood context plan
❑
7. Lot grading plan
❑
8. Landscape plan'
❑
9. Preliminary architectural plans including site plan,
❑
building elevations, accessory off-street parking and
general bylaw compliance reconciliation`+.
These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided: _
Aborist Report
1.
DISTRICT OF
MAPLE RIDGE
Agenda Item: 1101
Council Meeting of: July 12, 2011
1. That Bylaw No. 6767-2010 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. Road dedication as required;
ii. Removal of the existing buildings;
iii. A disclosure statement must be submitted by a Professional Engineer advising whether
there is any evidence of underground fuel storage tanks. If there is evidence, a site profile
pursuant to the Waste Management Act must be provided in accordance with the
regulations;
iv. Registration of a Section 219 Restrictive Covenant for Tree Protection.
(RZ/O89/1O, 12359 216 Street - to permit subdivision into three single family lots)
"�. "Ernie Daykin"
CARRIEDDEFEATED DEFERRED MAYOR
ACTION NOTICE
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
----- -_-Gen-Mgr---Public-Works-&-Development- -- -
Dir - Planning
Dir - Licenses, Permits & Bylaws
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.
July 12, 2011
Date
Corporate Officer
-------------------
Deep Roots
Greater Heights
District Of K4aple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: July 4, 2011
and Members of Council FILE NO: RZ/089/10
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No.6767-2010
12359 216 Street
EXECUTIVE SUMMARY:
Bylaw 6767 - 2010 has been considered by Council and was subsequently granted First Reading on
February 8, 2011. The application is to rezone the subject property from RS-1 (One Family Urban
Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit future subdivision
into three single family residential lots. This application is in compliance with the Official Community
Plan.
RECOMMENDATIONS:
1. That Zone Amending Bylaw No. 6767-2010 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. Road dedication as required; -
ii. Removal of the existing buildings;
Ill. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. If there is
evidence, a site profile pursuant to the Waste Management Act must be provided in
accordance with the regulations.
iv. Registration of a Section 219 Restrictive Covenant for Tree Protection.
DISCUSSION:
a) Background Context:
Applicant:
Owner:
New Ridge Homes Ltd
Nizarali Azarali M Mawjil and Henry F Hedrick
Legal Description: Lot: 213, D.L.: 245,Croup 1 NWD Plan: 62639
OCP:
Existing: Urban Residential
Proposed: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RS-1b (One Family Urban (Medium Density)
Residential)
Surrounding Uses:
North:
Use:
Residential
Zone:
RS-1 (One Family Urban Residential)
Designation
Urban Residential
South:
Use:
Residential
Zone:
RS-1(One Family Urban Residential)
Designation
Urban Residential
East:
Use:
Residential
Zone:
RS-1 (One Family Urban Residential)
Designation
Urban Residential
West:
Use:
Residential
Zone:
RS-1 (One Family Urban Residential)
Designation
Urban Residential
Existing Use of Property:
Residential
Proposed Use of Property:
Residential
Site Area:
0.394 ha
Access:
216 Street
Servicing requirement:
Urban Standard
b) Project Description:
The applicant proposes to rezone the property from RS-1 (One Family Urban Residential) to RS-1b
(One Family Urban (Medium Density) Residential), to permit future subdivision into three single
family residential lots. A Tree Protection covenant will be registered on the property, and future
homes and driveways will be located to protect existing significant trees. Furthermore, two future
properties will share one driveway access to maximize tree retention and reduce the number of new
accesses from 216 Street.
-2-
c) Planning Analysis:
Off_ icial Community- Plan:
The subject property is located within the Urban Area and is designated as Urban Residential. While
the property fronts an arterial road designated as Major Corridor in the OCP, it was determined that
the Neighbourhood Residential Infill policies would be more appropriate for the area due to the
surrounding single family home context.
These policies allow for a possible change in lot size and configuration provided that:
i. the proposed lot area and widths should be not less than 80% of the lot area and width
prescribed under the predominate or adjacent zoning in the surrounding neighbourhood;
ii. the proposed lot configuration is similar to the prevailing lot pattern that exists within the
neighbourhood; and
iii. the proposed housing form is consistent in scale and massing to that of the surrounding
neighbourhood.
The applicant has proposed a development in compliance with the Neighbourhood Residential Infill
policies. The surrounding area lot sizes range from 735 m2 to 1110 m2, and the applicant proposes
to subdivide the subject site into three lots no less than 1265 m2 to maintain similar lot sizes in the
neighbourhood. Furthermore, the single family homes are proposed to be oriented towards 216
Street in the same way as existing lots along this street. Lastly, homes constructed under the
proposed zone will have similar scale and massing as the neighbourhood's predominant RS-1 (One
Family Urban Residential) zone.
ZoninF Bylaw:
The current application proposes to rezone the property located at 12359_216 Street from RS-1
(One Family Urban Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit
future subdivision into 3 lots. The proposed development is in compliance with the minimum lot
requirements of the zone.
d) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the proposal and has determined that road dedication is
required along 216 Street and the existing house will need to be removed prior to subdivision. As
there are no off -site works for this rezoning project, no rezoning servicing agreement will be required.
e) Environmental Implications:
A certified arborist report has been completed for the subject property and reviewed by the
Environmental Department. The arborist has identified that 35 various tree specimens are located
on site including old growth Western Red Cedar and Douglas Firs approximately 80 years and older.
-3-
The findings of the report identify five trees for removal due to reasons such as visible decay and
future potential hazard. In general, the proposed development has been designed to maximize tree
retention. The remaining trees will be protected by restrictive covenant to ensure retention over the
long term.
CONCLUSION:
The proposed development is compliance with the Official Community Plan. It is recommended that
Second Reading be granted to Maple Ridge Zone Amending Bylaw no. 6767 - 2010 and forwarded
to Public Hearing.
Prepared by: Amelia Bowden
Planning Technician
Approve
d_ i +ng, MCP, MCIP
Director of Planning
Approved by;' Frank Quinn, MBA, P.Eng �
r GM: Public Works & Developrta'ent Services
-.
Concurrence: J. L. (Jim) Rule
- -Chief Administrative Officer
AB/dp
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Zone Amending Bylaw 6767-2010
Appendix C - Subdivision Plan
-4-
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12359 216 STREET
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CORPORATION OF
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PLANNING DEPARTMENT
=_ +
DATE: Oct 4, 2010 FILE: RZ/089/10 BY: PC
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO.6767-2010
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. 6767-2010."
2. That parcel or tract of land and premises known and described as:
Lot 213 District Lot 245 Group 1 New Westminster District Plan 62639
and outlined in heavy black line on Map No. 1497 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-1b (One Family Urban (Medium
Density) Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , A.D. 20 .
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the
PRESIDING MEMBER
day of
,A.D. 20 .
CORPORATE OFFICER
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MAPLE
RIDGE ZONE
AMENDING
Bylaw No.
6767-2010
Map No.
1497
From:
RS-1
(One Family
Urban Residential)
To:
RS-1 b (One Family
Urban (Medium Density) Residential)
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DEVELOPMENT APPLICATION CHECKLIST
FOR FILE RZ/074/ 10
File Manager: Amelia Bowden
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1. A completed Application Form ® ❑
(Schedule "A" - Development Procedures Bylaw No. 5879-1999)
2. An application fee, payable to the District of Maple Ridge, in ® ❑
accordance with Development Application Fee Bylaw no. 5949-2001.
3. A Certificate of Title and Consent Form if the applicant is different ® ❑
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
®
❑
5. Subdivision plan layout
®
❑
6. Neighbourhood context plan
❑
7. Lot grading plan
❑
8. Landscape plan'
❑
9. Preliminary architectural plans including site plan,
❑
building elevations, accessory off-street parking and
general bylaw compliance reconciliation'.
' These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided: _
Arborist Report
DISTRICT OF
MAPLE RIDGE
Agenda Item: 1108
Council Meeting of: July 26, 2011
1. That Zone Amending Bylaw No. 6785-2010 be given second reading and be forwarded to Public
Hearing; and
2. That the following terms and conditions be met prior to final reading:
Road dedication as required;
A disclosure statement must be submitted by a Professional Engineer advising whether
there is any evidence of underground fuel storage tanks. If there is evidence, a site profile
pursuant to the Waste Management Act must be provided in accordance with the
regulations.
(RZ/074/10, 11716 Burnett Street - to rezone from RS-1 [One Family Urban Residential] to R-1
[Residential District] to allow future subdivision into three single family lots)
-` "Ernie Daykin"
CARRIED DEFEATED DEFERRED MAYOR
ACTION NOTICE
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
_ Gen Mgr - Public Works & Development
!-` Dir - Planning
Dir - Licenses, Permits & Bylaws
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.
Date Corporate Officer
MAPLE RidGE.,
. P.ntishµ C�n�iir' Sre
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: July 18, 2011
and Members of Council FILE NO: RZ/074/10
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No.6785-2010
11716 Burnett Street
h►il xfl�� � l�l �'i�1 u l i
An application has been received to rezone the subject property from IRS-1 (One Family Urban
Residential) to R-1 (Residential District). This application is in compliance with the Official
Community Plan.
RECOMMENDATIONS:
1. That Zone Amending Bylaw No. 6785-2010 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. Road dedication as required;
ii. A disclosure statement must be submitted by a Professional Engineer advising
- whether there is any evidence of underground fuel storage tanks. If there is
evidence, a site profile pursuant to the Waste Management Act must be provided in
accordance with the regulations.
DISCUSSION:
a) Background Context:
Applicant: Manjit Rai
Owner: Nabob Homes Ltd
Legal Description: South 1/2 of Lot 5 except part in Plan LMP2415, Section 17,
Township 12, NWD Plan 8881
OCP:
Existing: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: R-1 (Residential District)
Surrounding Uses:
North:
Use:
Single Family Residential
Zone:
RS-1 (One Family Urban Residential)
Designation
Urban Residential
South:
Use:
Single Family Residential
Zone:
RS-1 (One Family Urban Residential)
Designation
Urban Residential
East:
Use:
Single Family Residential
Zone:
RS-1 (One Family Urban Residential)
Designation
Urban Residential
West:
Use:
Commercial
Zone:
CS-1 (Service Commercial)
Designation:
Commercial
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing requirement:
b) Project Description:
Single Family Residential
Single Family Residential
0.149 hectares
Burnett Street and 117 Avenue
Full Urban
The applicant proposes to rezone the subject site to allow for future subdivision into three single
family lots. The new properties will be accessed from 117 Avenue.
c) Planning Analysis:
Official Community Plan:
The subject site is located adjacent to the Town Centre Area and is designated Urban Residential.
The proposed R-1 (Residential District) zone is consistent with this designation, and the project
respects and reinforces the physical pattern and characteristics of the area as outlined in the
Residential Infill policies of the OCP. The subject site is substantially larger than the surrounding
residential lots in the neighbourhood, and the applicant has proposed lots of similar size in a lot
pattern that is compatible with the existing conditions along 117 Avenue.
Zoning Bylaw:
The current application proposes to rezone the property located at 11716 Burnett Street from RS-1
(One Family Urban Residential) to R-1 (Residential District). The proposed development is in
compliance with the minimum lot requirements of the zone.
-2-
d) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the proposed project and has noted that there are no
services required in support of this rezoning application. As a result, no rezoning servicing
agreement is required. Furthermore, the Engineering Department is in support of a Development
Variance Permit along Burnett Street to allow a road right-of-way that is less than the Collector
standard of twenty (20) meters. The proposed variance will be the subject of a future report to
Council
e) Environmental Implications:
A certified arborist report was completed for the subject site. The Environmental Department has
identified some trees for retention to maintain a buffer between properties.
CONCLUSION:
This application is in compliance with the Official Community Plan. Therefore, it is recommended
that Zone Amending Bylaw No. 6785 - 2010 be given Second Reading and be forwarded to Public
Hearing. /XJ
Prepared by: Amelia Bowden
Planning Technician
J r
Approved by. J ne Pickering, MCP, MCIP
❑ireror of ,Planning
t< r
Approved,bfy. Frank Quinn, -MBA, ig
GM: Public Worok ❑�velopment Services
Concurrence: ` L. (Jim) Rule
thief Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Zone Amending Bylaw 6785 - 2010
Appendix C - Site Plan
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cli
N
N
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108
CLIFF AVE.
11750 11747
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11739
o 0 o N
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N
01
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N N
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N N N N
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.
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p
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227 N N N N N
0
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243 244 245 246
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N
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172 173 174
171
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239
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co
11659 N N
11716 Burnett Street
4
' o
CORPORATION OF
'
THE DISTRICT OF
5
��-
°
i►
MAPLE RIDGE
T
PLANNING DEPARTMENT
DATE: Jul 27, 2011 RZ/074/10 BY: JV
ISER R
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
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. 6785-2010."
That parcel or tract of land and premises known and described as:
South Half Lot 5, Except Part in Plan LMP2415, Section 17, Township 12, New
Westminster District Plan 8881
and outlined in heavy black line on Map No. 1502 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-1(Residential District).
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 .
RECONSIDERED AND FINALLY ADOPTED, the day of
PRESIDING MEMBER
,A.D. 20 .
CORPORATE OFFICER
LMP 4985t
J
14104
V 2
_` `----
11790
11791
A
319
LP 76566
11781
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11780
11779
P
1319
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11775
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106
105
N 1 /2 1
m
11764
11765
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CV
`t
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P 51052
A
P 42061
R
o
86
125
11788
11781
85
126
11778
11771
84
127
11768
11761
N 83
128
N
N
N
n- CL m.
W 108 CLIFF AVE.
-- — 11749 -11750 11747
— —RW_ Ny 20 Feet 11739
LP 82566 Rem N LC
C A IV 1 /2 5 68 1 N 2 N 3 N 4 o iLN
oGc� 04
P 81957 �/ 75 1173s a m en
P 71 17
P 8881 P 703 3 rL
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�, u7 S 1 /2 5 67 � � n
r
rn rn rn
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2
2 rr g5CD 117 AVE.
;��Q C p .�'l� �� P 12588 0 o N
9'el`Q it Rem.1 60' N o 227 N N N N
e LOT 2 ��� 11690 1 , 243 244 245 246
LMP 2619
P 12588 P 141
2 22$50 2 228 rn 11686 242
N RW 48
11678 11675 57 1
'l �p� �� 238 11671 1680 171 172 173 1
r�b 11 '� fir+ LO LO
v
12197 2`L� c'o 11667 N
4a, 8 239 _ - - 1 r�
356
MAPLE RIDGE ZONE AMENDING
Bylaw No. 6785-2010
Map No. 1502
From: RS-1 (One Family Urban Residential)
To: R-1. (Residential District)
:,.MAPLE
rRIDGE��Ij N
SCALE 1:1,500
co
IV
.01 op
z
G-)
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m
18.2
CD
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4
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE RZ/ 116/ 10
File Manager: Michelle Bast
Official Community Plan or Zoning Bylaw Amendments:
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) Proposed Subdivision Plan provided
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
RECEIVED
El
El
8. Landscape plan*, Street tree plan to be provided t subdivision stage
9. Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation'+.
NOT REQUIRED
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 provided:
J.
DISTRICT OF Agenda Item: 1109
MAPLE RIDGE Council Meeting of: July 26, 2011
1. That Bylaw No. 6793-2011 be given second reading and be forwarded to Public Hearing; and
2. That the following terms and conditions be met prior to final reading:
i. Road dedication as required;
ii. Removal of the existing building(s);
iii. A disclosure statement must be submitted by a Professional Engineer advising whether
there is any evidence of underground fuel storage tanks. If there is evidence, a site profile
pursuant to the Waste Management Act must be provided in accordance with the
regulations.
iv. Pursuant to the Contaminated Site Regulations of the Environmental Management Act,
the subdivider will provide a Site Profile for the subject land(s).
(RZ/116/10, 12393 203 Street - to rezone from RS-1 [One Family Urban Residential] to RS-1b [One
Family Urban (Medium Density) Residential] to permit subdivision into three single family lots)
CARRIED 1' DEFEATED
DEFERRED
TO: _ Chief Administrative Officer
_ Gen Mgr - Corporate & Financial
_ RCMP
_ Fire Chief
Mgr - Accounting
Chief Information Officer
_ Gen Mgr - Public Works & Developmen
Dir - Planning
Dir- Licenses, Permits & Bylaws
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
"Ernie Daykin"
MAYOR
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.
July 26. 2011
Date
orporate Officer
r
Deep Roots
Greater Heights
District Of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: July 18, 2011
and Members of Council FILE NO: RZ/116/10
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No.6793-2011
12393 203 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-1 (One Family Urban
Residential) to RS-1b (One Family Urban (Medium Density) Residential), to permit subdivision to
three single family lots. This application is in compliance with the Official Community Plan.
RECOMMENDATIONS:
1. That Zone Amending Bylaw No. 6793-2011 be given Second Reading and be forwarded to
Public Hearing; and
2. That the following terms and conditions be met prior to Final Reading.
i. Road dedication as required;
ii. Removal of the existing building/s;
iii. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. If there is evidence,
a site profile pursuant to the Waste Management Act must be provided in accordance
with the regulations.
iv. Pursuant to the Contaminated Site Regulations of the Environmental Management
Act, the subdivider will provide a Site Profile for the subject land(s).
DISCUSSION:
a) Background Context:
Applicant: 0788434 BC Ltd.
Owner: LeolPastorel- - Ut LA -
Legal Description: Lot 80, District Lot 263, Plan 40628
OCR:
Existing:
Zoning:
Existing:
Proposed:
Surrounding Uses:
North:
Urban Residential
RS-1 (One Family Urban Residential)
RS-1b (One Family Urban (Medium Density) Residential)
Use: Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation Urban Residential
South: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
East: Use: Residential
Zone. RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing requirement:
Companion Applications:
b) Project -Description:
Residential
Residential
0.18 HA.
1241h Avenue
Full urban servicing will be provided
SD/116/10 and VP/116/10
The current application proposes to rezone the property from RS-1 (One Family Urban Residential) to
RS-1b (One Family Urban (Medium Density) Residential), to permit future subdivision into three
single family residential lots.
c) Planning Analysis:
Official Community Plan:
The subject property is located within the Urban Area and is designated as Urban Residential. 203
Street is a major corridor; therefore the property is subject to the Major Corridor Infill policies of the
OCP. Major Corridor Residential allows for building forms such as single detached dwellings,
duplexes, triplexes, fourplexes, townhouses, apartments, and small lot intensive residential
developments, with a maximum height of 2 1/2 storeys for all developments, with the exception of
apartments, which has a maximum height of 4 storeys.
-2-
The proposed rezoning and subdivision for the three single detached dwellings meets the above -
referenced policies. In addition, the lots are proposed to front onto 124th Avenue, across from two
existing RS-1b (One Family Urban (Medium Density) Residential) lots. The subject property is not
subject to the Neighbourhood Residential Infill policies of the OCP, in that a change in the lot size
and configuration is possible if the proposed lot area and widths should be not less than 80% of the
lot area and width prescribed under the predominate or adjacent zoning in the surrounding
neighbourhood; however, the lots would comply with this policy as well.
Zoning Bylpw:
The current application proposes to rezone the property located at 12393 203 Street from RS-1
(One Family Urban Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit
future subdivision into three lots. The RS-1b (One Family Urban (Medium Density) Residential) zone
requires a minimum lot area of 557m2, a minimum lot width of 15m and a minimum lot depth of
27m. The three proposed single family lots comply with the zone requirements, with the exception
of the minimum lot width, as noted below.
Development Permits:
A variance is being requested to reduce the minimum lot width from the required 15m to 14.6m,
therefore a future Development Variance Permit report will require Council approval.
d) Interdepartmental Implications:
Engineering Deaartment:
Servicing works will be required at the subdivision stage, including road improvements, extension of
the sanitary and storm sewers, street lighting, street trees, and watermain service connections.
Parks & Leisure Services Department:
The Parks & Leisure Services Department have identified that after the subdivision is completed
they will be responsible for maintaining the street trees. In the case of this project it is estimated
that there will be an additional three trees, which is based on one tree per lot; final subdivision
design will provide exact numbers. The Manager of Parks & Open Space has advised that the
maintenance requirement of $25.00 per new tree will increase their budget requirements by
$75.00.
Fire Department:
The Fire Department has provided the Residential Structure Demolition Guidelines to the applicant.
No other concerns were identified.
-3-
c) Environmentallmplications-
The development will need to meet the requirements of the Watercourse Protection Bylaw with
respect to rainwater and stormwater management, with Erosion and Sediment Control measures in
place. The applicant will demonstrate how these requirements will be met at the subdivision stage.
CONCLUSION:
- J
Prepared by: Michelle Bast, AScT
Planning Technician
f,.
Approved by: ane Pickering, MCP, MCIP
Director of Planning
Approved by. Frank Quinn, MBA, PEng
GM: Public Works & Development Services
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
MB/dp
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Zone Amending Bylaw 6793-2011
Appendix C - Proposed Subdivision Plan
ME
12498
�
SK 12100
12486
17 co
°12
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12490
12476
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516 124
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P3112471
P 40628
P 4
230
12433
78
8
89
90
91
BCP 2
5160
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2
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[Oi1
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M
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N
0
N
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o 80
83
82
81
12393
P 21555
P 4223
46
12387
P 21555
P 265910
P 15611
44
45
52
53
E 150' 4
3�
N
N
N
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CHATWIN
AVE.
CD
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0
0 $
Rem 7
O
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N
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N
12351
12345
N
1
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12
7 85
40
64
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P 1
706
P 17085
52' 7
-I658
P 1 3098
P 1909
,2
1
20 19
18
17
16
15
14
0 0
Cq 0
0
0
0
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N N
N
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N
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2 co
12468 8 N
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m P 72 64
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N
0
15
14
O
0
1
N
72064
N
12419
o
12
Subject Property
B
�Q
537
12404
12415
13
12388
N
N
1`L1-
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0
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N
1
0-
12
11
P 72 64
P 78
25
10
0
9 T
8
N
c
N
o
N
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CM
123 B AVE.
���
O
O
00
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1
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2 N
3
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P
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P 43216
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2
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Rem 45
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Mea ows '
12393-203 St
U)
�: � •�,�{ _.ilk
CORPORATION OF
THE DISTRICT OF
N District of I MAPLE RIDGE
Langley PLANNING DEPARTMENT
SCALE 1:1,500
FRasER R. DATE: Jul 27, 2011 RZ/116/10 BY: JV
APPENNX B
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO.6793 - 2011
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6793-2011."
2. That parcel or tract of land and premises known and described as:
Lot 80 District Lot 263 Group 1 New Westminster District Plan 40628
and outlined in heavy black line on Map No. 1508 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-1b (One Family Urban (Medium
Density) Residential).
3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , A.D. 20 .
READ a second time the
day of
, A.D. 20 .
PUBLIC HEARING held the
day of
, A.D. 20 .
READ a third time the
day of
, A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED, the
day of
,A.D. 20 .
PRESIDING MEMBER CORPORATE OFFICER
6
12488
cLOv
15
125 AVE,t7431
PEE
N
12484
I
12486
028aU)
125
431
3
17a83
F
12
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f
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17
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} G
12as8
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8
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12464
LMP
61 014
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7
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1241'
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12419
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8
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12415
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o 80
1238813
n 84
83
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1
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N
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P 21555
12
11
P 422
46
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12
12397
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25
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P 21
55
P 26
90
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10 0
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7
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2p3 6 N
20
123
CHATWIN AVE.
N �o m
20
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n m
M
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1 N
2 N
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P
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r
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m
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r.
350�-
MAPLE
RIDGE ZONE
AMENDING
Bylaw No.
6793-2011
Map No.
1508
From:
RS-1 (One Family
Urban
Residential)
To:
RS-1 b (One Family
Urban (Medium Density)
Residential)
RMAPLEGE
ILCrilish Corumbia
N
SCALE 1:2,000
Lorram,,'
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APPENDIX 0
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DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2011-067-RZ
File Manager: Sarah Atkinson
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
1.
A completed Application Form
®
❑
(Schedule "A!'- Development Procedures Bylaw No. 5879-1999)
2.
An application fee, payable to the District of Maple Ridge, in
®
❑
accordance with Development Application Fee Bylaw no. 5949-2001.
3.
A Certificate of Title and Consent Form if the applicant is different
®
❑
from the owner shown on the Certificate of Title.
4.
A legal survey of the property(ies)
®
❑
5.
Subdivision plan layout
❑
6.
Neighbourhood context plan
❑
7.
Lot grading plan
❑
8. Landscape plan`+ ❑
9. Preliminary architectural plans including site plan, ® ❑
building elevations, accessory off-street parking and
general bylaw compliance reconciliation'+.
These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
4.
DISTRICT OF
MAPLE RIDGE
Agenda Item: 1107
Council Meeting of: July 26, 2011
That Bylaw No. 6847-2011 be given first and second readings and be forwarded to Public Hearing;
and
That the following terms and conditions be met prior to final reading:
Approval from the Ministry of Transportation.
(2011-067-RZ, 21755 Lougheed Highway - to rezone from CS-1 [Service Commercial] to C-2
[Community Commercial] to permit an expansion of uses in an existing building)
CARRIED) DEFEATED DEFERRED
_rn�
ACTION NOTICE
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
4 Gen Mgr - Public Works & Developmen
i/ Dir -Planning
Dir - Licenses, Permits & Bylaws
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
"Ernie Daykin"
YOR
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.
July 26. 2011
Date 6orPorate Officer
i
Deep Roots
Greater Neiyht=
District Of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: July 18, 2011
and Members of Council FILE NO: 2011-067-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Zone Amending Bylaw No. 6847-2011
21755 Lougheed Highway
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from CS-1 (Service Commercial) to
C-2 (Community Commercial), to permit an expansion of uses in the existing building. This
application is in compliance with the Official Community Plan.
RECOMMENDATIONS:
1. That Zone Amending Bylaw No. 6847-2011 be given First and 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;
DISCUSSION:
a) Background Context:
Applicant: Steve Zuliana
Owner: 406326 B C LTD
Legal Description: Lot: 192, D.L.: 247, Plan: 35428
,Ky9
Existing: Commercial
Proposed: Commercial
Zoning:
Existing: CS-1 (Service Commercial)
Proposed: C-2 (Community Commercial)
Surrounding Uses
North:
Use:
Single Family Residential
Zone:
RS-1 (One Family Urban Residential)
Designation
Urban Residential
South:
Use:
Church and Commercial
Zone:
P-4 (Church Insitutional) and CS-1 (Service
Commercial)
Designation:
Institutional and Commercial
East:
Use:
Vacant
Zone:
RS-1 (One Family Urban Residential)
Designation:
Commercial
West:
Use:
Motel and Restaurant
Zone:
CS-1 (Service Commercial)
Designation:
Commercial
Existing Use of Property: Liquor Store and Vacant Restaurant
Proposed Use of Property: Liquor Store and Commercial/Office Uses
Site Area: 0.106 HA.
Access: Lougheed Highway
Servicing: Urban Standard
b) Project Description:
The property is currently zoned CS-1 (Service Commercial) and is the site of an existing commerical
building with a liquor store on the ground floor with space for a restaurant on the second floor. The
Development Permit for the existing building was issued in 2008 and the building shell received
final occupancy in March 2010. Since that time the owner has been trying to lease out the
restaurant space and has been unable to find an occupant. It has become clear that a restaurant
use in this building is not viable; as a result the owner is proposing to rezone the property to C-2
(Community Commercial) to permit an expansion of uses.
c) Planning Analysis:
Official Community Plan:
The property is designated Commercial in the Official Community Plan and the C-2 (Community
Commercial) Zone is in compliance with this designation.
Zoning Bylaw:
The existing building does not comply with the requirements of the proposed C-2 (Community
Commercial) Zone. A development variance application has been received for the following;
1. To vary the height from 7.5 metres to 7.7 metres; and
2. To eliminate the requirement for the second storey to be no greater than 50% of the
area of the first storey.
-2-
d) Interdepartmental Implications,
Engineering Department:
The Engineering Department has no concerns with the proposed rezoning.
Fire Department:
The Fire Department has no concerns with the proposed rezoning.
CONCLUSION:
The proposed rezoning is in compliance with the Official Community Plan. It is, therefore,
recommended that application 2011-067-RZ be given First and Second Reading and forwarded to
Public Hearing.
Prepa— r�ea-y:- sa-rah Atkinson
Planning Technician
/T- 1; J ,d , C-
Approved by: ne Pickering, MCP, MCIP
/ Di, cto-r of Pla nning
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & D meat Services
Concurrence: �tief
I(Jim) RuIJ
Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Zone Amending Bylaw 6847-2011
Appendix C - Site Plan
Appendix D - Building Elevation Plans
-3-
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CORPORATION OF
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PLANNING DEPARTMENT
DATE: Jul 27, 2011
2011-067-RZ BY: JV
SCALE 1:1,500
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FARSEA
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO.6847-2011
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6847-2011."
2. That parcel or tract of land and premises known and described as:
Lot 192 District Lot 247 Group 1 New Westminster District Plan 35428
and outlined in heavy black line on Map No. 1534 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to C-2 (Community Commercial).
3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , A.D. 20 .
READ a second time the day of , A.D. 20 .
PUBLIC HEARING held the day of , A.D. 20 .
READ a third time the day of , A.D. 20 .
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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MAPLE RIDGE ZONE AMENDING
Bylaw No. 6847-2011
Map No. 1534
From: CS-1 (Service Commercial)
To: C —2 (Community Commercial)
i
N
SCALE 1:2,000
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE RZ/ 119/ 10
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 ❑
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 provided:
Geotechnical Report dated Oct 12, 2010 by GeoPacific Consultants Ltd
Environmental Assessment Report dated Feb. 5, 2011 by Letts Environmental Consultants Ltd
5.
DISTRICT OF
MAPLE RIDGE
Agenda Item: 1110
Council Meeting of: July 26, 2011
1. That Bylaw No. 6787-2010 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. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of security as outlined in the Agreement;
ii. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the
suitability of the site for the proposed development;
iii. Road dedication as required;
iv. Consolidation of the development site;
V. Removal of the existing building;
vi. Registration of a Restrictive Covenant protecting the Visitor Parking.
(RZ/119/10, 22388 124 Avenue and 12385 224 Street - to rezone from RS-1 [One Family Urban
Residential] to RM-1 [Townhouse Residential] to permit future construction of 10 townhouse units)
-- - �1 - - "Ernie Daykin" -
CARRIDEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: _ Chief Administrative Officer
Executive Director
_ Gen Mgr - Corporate & Financial
_ RCMP
_ Fire Chief
Mgr - Accounting
Chief Information Officer
_ Gen Mgr - Public Works & Development
Dir- Planning
Dir- Licenses, Permits & Bylaws
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
f Amanda Allen
Tracy Cam ire
Amanda Gaunt
Karen Kaake
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent
to you for notation and/or such action as may be required by your Department.
July 26 201
Date Corporate Officer
i
District of Maple Ridge
Deep Roots
Greater Heights
TO: His Worship Mayor Ernie Daykin MEETING DATE: July 18, 2011
and Members of Council FILE NO: RZ/119/10
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No. 6787-2010
22388 124 Avenue and 12385 224 Street
EXECUTIVE SUMMARY:
On January 11, 2011, Council gave First Reading to this application, which is to rezone the subject
property from RS-1 (One Family Urban Residential) to RM-1(Townhouse Residential) to permit future
construction of 10 townhouse units.
RECOMMENDATIONS:
1. That Zone Amending Bylaw No. 6787-2010 be given Second Reading and be forwarded to
Public Hearing; and
2. That the following terms and conditions be met prior to final reading.
L Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of security as outlined in the Agreement;
ii. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the
suitability of the site for the proposed development;
iii. Road dedication as required;
iv. Consolidation of the development site;
V. Removal of the existing building;
vi. Registration of a Restrictive Covenant protecting the Visitor Parking.
DISCUSSION:
a) Background Context:
Applicant: Brian Shigetomi of Atelier Architecture Inc
Owner: Polstar Holdings Ltd
Legal Description: Lot: 1, D.L.: 399, Plan: 19826; PID: 004-803-060
Lot: 2, D.L.: 399, Plan: 19826; PID: 004-803-078
OCP:
Zoning:
Existing: Ground -Oriented Multi -Family
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses:
North: Use:
Single Family Residential and 12401 Avenue
Zone:
RS-1b (One Family Urban Residential -Medium Density)
Designation:
Residential
South: Use:
Multi -Family Residential (recently approved stacked
townhouses)
Zone:
RM-2 (Medium Density Apartment)
Designation:
Ground -oriented Multi -Family Residential
East: Use:
Single Family Residential and 224th Street
Zone:
RS-1 (One Family Urban Residential)
Designation:
Ground -oriented Multi -Family Residential
West: Use:
Single Family Residential
Zone:
RS-1 (One Family Urban Residential)
Designation:
Conservation
Existing Use of Property: Single Family Residential
Proposed Use of Property: Multi -Family Residential (townhouses)
Site Area: 2024.99 m2
Access: 1241h Avenue
Servicing requirement: Full Urban
Companion Applications: DP/119/10 and DVP/119/10
b) Site and Project Description:
The subject site consisting of two legal lots, located on the northern periphery of the Town Centre
Area is fairly flat, except for a gradual slope towards 124th Avenue and bounded by 1241h Avenue on
the north; 2241h Street on the east; a recently approved 33 stacked townhouse development (yet to
be built) on the south and a single family house on the west. The corner lot had an older house that
has been demolished. There is currently one single family house on the southern property which will
need to be demolished as a condition of final reading on rezoning. Consolidation of the properties
will also be required as a condition of final reading on the rezoning. An Environmental Assessment
Report dated February 5, 2011 by Letts Environmental Consultants Ltd. has been submitted. The
environmental planner has confirmed that the south-east corner of the subject site is beyond the
environmental setback of 15 metres from the top of bank of a tributary of Morse Creek, so a
Watercourse Protection Development Permit is not required for this proposal. A preliminary
Geotechnical Report dated October 12, 2010 by GeoPacific Consultants Ltd. confirms that the
subject properties may be safely used for the proposed use provided all the recommendations are
incorporated into the design. The project architect and his team are committed to ensure this.
-2-
The proposal shows 10 townhouse units in the RM-1 (Townhouse Residential) zone, with main
access from 124th Avenue and an emergency access only from 224th Street. Each unit is proposed
with a two car -tandem parking garage that is accessed from the internal strata road. A total of 20
residential parking stalls and 3 visitor parking stalls (including one handicapped parking stall) have
been proposed as shown on the site plan (Appendix C). Some setback and height variances have
been proposed which will be discussed in a future report for Council consideration.
c) Planning Analysis:
Official Community Plan:
Town Centre Area Plan:
The subject site falls within the North View precinct of the Town Centre Area and designated
"Ground -Oriented Multi -Family" as per the Town Centre Area Plan of the Official Community Plan.
This designation is intended to provide housing options that range from a low density attached form
to a medium -high density attached form of ground -oriented housing that will generally be a
maximum of three storeys high with ground level access to each unit. Policy 3-19 of the Official
Community Plan, under this designation states "Townhouse development typically includes an
internal private street for vehicle access to each unit. All townhouse form of development should
include the following characteristics: a. A site size and configuration that allows for two or more
units to face directly onto the street, and b. Residential parking is provided in a ground level
concealed structure or underground structure". The proposal meets both the above mentioned
criteria as at least 5 units in Block 1 face 1241h Avenue directly and each proposed unit has a
concealed, at grade tandem parking garage. The proposed zone complies with the Town Centre Area
Plan designation of the Official Community Plan.
Zoning Bylaw:
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 along with a 50m2 basement area per unit. This zone requires a minimum usable
space of 45m2 for each three -bedroom and 30m2 for each two -bedroom unit. This zone also
requires a Common Activity area of minimum 5m2 per unit. The RM-1 (Townhouse Residential) zone
specifies the following setbacks: 7.5 metres from front, rear and exterior side yard; 4.5 metres from
an interior side yard for a wall with no windows to a habitable room and 6.0 metres from an interior
side yard for a wall with a balcony or a window to a habitable room. Maximum permitted height in
this zone must not exceed 10.5 metres or 2.5 storeys. The applicant is seeking some setback and
height variances which will be discussed in a future report for Council consideration.
Off -Street Parking and Loading Bylaw:
As per the Maple Ridge 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 22 parking spaces (20 for residents and 2 visitor parking
stalls). The proposal is in compliance of this requirement and shows 23 parking spaces out of which
-3-
3 are for visitors (including a handicapped parking stall). All the units have their own tandem parking
garages and visitor parking stalls are as shown on the Site Plan (Appendix C).
Development 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. A Development Permit application has been submitted
and is being processed currently. This will be the subject of a future Council report.
Advisory Design Panel:
On June 14, 2011 the proposal was reviewed by the Advisory Design Panel at a regular meeting. The
following resolution was passed by the panel:
The application be supported and the following concerns be addressed as the design develops and
submitted to Planning staff for follow up;
® Consider matching the landscape wall to the brick veneer of the building;
® Consider completing the taxis hedge treatment along both street fronts;
® Consider irrigating landscape areas;
a Consider covering the entries on both the building blocks;
Provide further articulation on the building streetscape facing 22411, Street on
both the building blocks;
® Provide a 1.8 meter separated sidewalk along 2241" Street,
® Consider extending the front porches on both the building blocks.
The project architect is working on the revisions to address all the resolution items stated above.
This will be discussed in a future report for Council consideration.
Development Information Meetin :
A Development Information Meeting is not required for this application in accordance with Council
Policy 6.20.
d) Interdepartmental Implications:
Engineering Department:
The Engineering Department reviewed the proposal and determined that all the required off -site
services do not exist. The deficient services which are required to be provided through a Rezoning
Servicing Agreement include the following: Curb, gutter and sidewalk on 124th Avenue and 224t"
Street (including a 1.8 m wide separated side walk on 2241h Street); new service connections; Street
lighting; Street trees; under -ground wiring for utility services; road dedication of 1.0 metre along the
frontage of 124th Avenue and 224th Street and a corner truncation of 3X3 metres. The existing
sanitary sewer on 224th Street needs to be reviewed by the enginner of record to confirm adequate
IKIIIII
capacity for the proposed development. Access to the site, including the emergency -only access on
224th Street needs to be designed to be compatible with the future traffic circle planned at the
intersection.
Parks & Leisure Services Department:
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.
Fire Department:
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. An additional fire hydrant will be required on 124t" Avenue.
Building Department:
The Building Department has reviewed the proposal and comments have been provided to the
applicant. The site entrance must meet a minimum of 12 metres centerline turning radius and
inside and outside turning radius for emergency vehicles, as per code.
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.
g) Environmental Implications:
An Environmental Assessment Report dated February 05, 2011 by Letts Environmental Consultants
Ltd. has been received. Since the proposed structures are. beyond the environmental setback from
top of bank, there is no negative impact on the tributary of Morse Creek, so a Water course
Protection Development Permit is not required for this proposal. A Storm water Management Plan
and Erosion Sediment Control Plan will be required
16'2
CONCLUSION.
The subject sites are located on the northern edge of the Town Center Area, along two major corridor
roads. The development proposal is in compliance with the Town Centre Area Plan of the Official
Community Plan and fits well with Council's vision of densifying the Town Centre Area, therefore, it is
recommended that Council grant Second Reading to Maple Ridge Zone Amending Bylaw No. 6787-
2010 and forward it to Public Hearing.
�j
Prepared by: Rasika A arya, B-Arch, M-Tech, LID, LEED® AP
Planner II
1f 7 f
.w
v Approved by. ,Jane Pickering, MCP, MCIP
Director of Plann
3
Approve,"y., Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
Can urrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - Zone Amending Bylaw No. 6787-2010
Appendix C - Site Plan
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CORPORATION OF
L I!- THE DISTRICT OF
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District of � I it RIDGE MAPLE RIDGE
Langley PLANNING DEPARTMENT
SCALE 1:1,500 "�_� _
"- . % '" DATE: Jul 27, 2011 RZ/119/10 BY: JV
��iC1 r ri
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. No 6787-2010
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. 6787-2010".
2. Those parcel (s) or tract (s) of land and premises known and described as:
Lot: 1, D.L.: 399, Plan: 19826 and
Lot: 2, D.L.: 399, Plan: 19826
and outlined in heavy black line on Map No. 1504 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 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 .
RECONSIDERED AND FINALLY ADOPTED, the day of
PRESIDING MEMBER
,A.D. 20 .
CORPORATE OFFICER
MAPLE RIDGE ZONE AMENDING
Bylaw No. 6787-2010
Map No. 1504
From: RS-1 (One Family Urban Residential)
To: RM (Townhouse Residential)
MAPLE RIDGE
British Calumbizi
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