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HomeMy WebLinkAbout2011-09-20 Public Hearing Meeting Agenda and Reports.pdfDistrict of Maple Ridge PUBLIC HEARING September 20, 2011 L1L�1;�L �l �dU_1 4415111101 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, September 20, 2011 to consider the following bylaws: 1a) RZ/063/10 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 6752-2010 LEGAL: Lot 10, Section 17, Township 12, New Westminster District, Plan 12197 LOCATION: 11655 Burnett Street FROM: Conservation TO: Low -Rise Apartment PURPOSE: To adjust the conservation boundary 1b) RZ/063/10 MAPLE RIDGE ZONE AMENDING BYLAW NO. 6751-2010 LEGAL: Lot 10, Section 17, Township 12, New Westminster District, Plan 12197 LOCATION: 11655 Burnett Street FROM: RS-1 (One Family Urban Residential) & C-3 (Town Centre Commercial) TO: RM-2 (Medium Density Apartment Residential) PURPOSE: To permit the future construction of a four -storey apartment building with 21 units. 2a) RZ/079/10 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 6763-2010 LEGAL: Lot 9, Section 19, Township 15, New Westminster District, Plan 8097 LOCATION: 26610 124 Avenue FROM: Suburban Residential TO: Suburban Residential �� & Conservation 0 PURPOSE: To adjust the conservation boundary 2b) RZ/079/10 MAPLE RIDGE ZONE AMENDING BYLAW NO. 6764-2010 LEGAL: Lot 9, Section 19, Township 15, New Westminster District, Plan 8097 LOCATION: 26610 124 Avenue FROM: RS-3 (One Family Rural Residential) TO: RS-2 (One Family Suburban Residential) PURPOSE: To permit the future subdivision of 13 single family parcels not less than 0.40 hectares each. 3) 2011-057-RZ MAPLE RIDGE ZONE AMENDING BYLAW NO. 6831-2011 LEGAL: Lots 8,9 & 10, all of Section 17, Township 12, New Westminster District, Plan 22046 LOCATION: 11885, 11873 and 11865 Burnett Street FROM: RS-1 (One Family Urban Residential) TO: RM-2 (Medium Density Apartment Residential) PURPOSE: To permit the future construction of a four -storey apartment building with 75 units. T 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 September 9 to September 20, 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., September 20, 2011. All written submissions and e-mails will become part of the public record. Dated this 9th day of September, 2011. Ceri Marlo Manager of Legislative Services DEVELOPMENT APPLICATION CHECKLIST FOR FILE RZ/063/10 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 re orts rovided: I. Geotechnical report by Valley Geotechnical Engineering Services Ltd. dated May 9, 2011. 2. Traffic impact analysis report by OPUS International Consultants Ltd. dated August 11, 2011. DISTRICT OF Agenda Item: 1110 MAPLE RIDGE Council Meeting of: August 30, 2011 1. That in accordance with Section 879 of the Local Government Act opportunity for early and ongoing consultation has been provided by way of posting Bylaw No. 6752-2010 on the municipal website, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a public hearing on the bylaws; 2. That Bylaw No. 6752-2010 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Bylaw No. 6752-2010 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Bylaw No. 6752-2010 be given first reading and second reading and be forwarded to Public Hearing; 5. That Bylaw No. 6751-2010 be given second reading and be forwarded to Public Hearing; and 6. 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; Amendment to Schedule "C" of the Official Community Plan; iv. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; V. Road dedication as required; vi. Removal of the existing buildings; vii. Park dedication as required; viii. Registration of a Habitat Protection Restrictive Covenant for environmentally sensitive areas that will be outside the areas dedicated as park; ix. Registration of a Restrictive Covenant protecting the Visitor Parking. (RZ/063/10, 11655 Burnett Street - to adjust conservation boundaries and to rezone from RS-1 [One Family Urban Residential] and C-3 [Town Centre Commercial] to RM-2 [Medium Density Apartment Residential] to allow future construction of a four -storey apartment building with 21 units) CARRIED DEFEATED "Ernie Daykin" � DEFERRED MAYOR TO: — Chief Administrative Officer ACTION NOTICE _ Gen Mgr - Corporate & Financial ._ fen Mgr - Public Works & Development Dir- Planning Dir - Licenses, Permits & Bylaws Municipal Engineer _ Gen Mgr - Com. Dev. & Rec. Services Clerk's Section 4 Corporate Officer 4 Property & Risk Manager Lynn Marchand Diana Dalton Amanda Allen _ Tracy Camire Amanda Gaunt 3 Karen Kaake The above decision was made at a meeting of the Municipal Council to you for notation and/or such held on the date noted above and is sent action as may be required by your Department. Au ust 30. 2011 aA�� � Date I� r CnrnnratP nff;­ Deep Roais Greater Heights District of Maple Ridge TO: His Worship Mayor Ernie Daykin and Members of Council FROM: Chief Administrative Officer MEETING DATE: FILE NO: MEETING: August 29, 2011 RZ/063/10 CofW SUBJECT: Second Reading v9apie Ridge Zone Amending Bylaw No. 6751-2010; First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No. 6752-2010 11655 Burnett Street EXECUTIVE SUMMARY: On August 31, 2010 Council gave First Reading to this application and the applicant had one year to submit all the pending reports/applications and present to the Advisory Design Panel. This has been accomplished. The proposal is to rezone the subject property from RS-1 (One Family Urban Residential) and C-3 (Town Centre Commercial) to RM-2 (Medium Density Apartment Residential) to allow future construction of a four -storey apartment building with 21 units. 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. RECOMMENDATIONS: I. That in accordance with Section 879 of the Local Government Act opportunity for early and on- going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 6752 - 2010 on the municipal website, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a public hearing on the bylaws; 2. That Maple Ridge Official Community Plan Amending Bylaw No. 6752-2010 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6752- 2010 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Maple Ridge Official Community Plan Amending Bylaw No. 6752-2010 be given First and Second reading and be forwarded to Public Hearing; 5. That Zone Amending Bylaw No. 6751-2010 be given Second reading and be forwarded to Public Hearing; and 6. That the following terms and conditions be met prior to final reading. i. Approval from the (Ministry of Transportation; ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; iii. Amendment to Schedule "C" of the Official Community Plan; iv. Registration of a aeotechnical Report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; v, Road dedication as required; vi. Removal of the existing buildings; vii. Park dedication as required; viii. Registration of a Habitat Protection Restrictive Covenant for environmentally sensitive areas that will be outside the areas dedicated as park; ix. Registration of a Restrictive Covenant protecting the Visitor Parking. DISCUSSION: a) Background Context: Applicant: Wayne Bissky of W S Bissky Architect Inc. Owner: Shishu P Sharma and Sheila Sharma Legal Description: Lot: 10, Section: 17, Township: 12, Plan: 12197; PI D: 008-956-278 OCP: Existing: Low -Rise Apartment, Conservation Zoning: Existing: RS-1 (One Family Urban Residential), C-3 (Town Centre Commercial) Proposed: RM-2 (Medium Density Apartment Residential) Surrounding Uses: North: Use: Apartment Zone: C-3 (Town Centre Commercial), RS-1 (One Family Urban Residential) Designation Low -Rise Apartment, Conservation WA South: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Low -Rise Apartment, Conservation East: Use: Lougheed Highway and Burnett Street, beyond which is Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential West: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Ground -Oriented Multi -Family Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Companion Applications: b) Site and Project Description: Vacant dilapidated structures Multi -Family (Apartments) 0.58 acre (2347.26 m2) Burnett Street Full Urban DP/063/10; DVP/063/10; 2011-039-DP (WPDP) The subject site located at 11655 Burnett Street, is trapezoidal in shape with an approximate area of 2339.99 m2 (0.58 acres), located on the south-eastern edge of the Town Centre Area. An existing vacant house was recently removed and an outbuilding situated at the northeastern portion of the lot, exists in a dilapidated condition. The south and west edges of the property are impacted by Creek 33 and an unnamed tributary, designation `conservation" in the Town Centre Area Plan. The proposed apartment building is within 50 metres of the top of bank and requires a Watercourse Protection Development Permit. It is anticipated that the riparian areas will be cleaned, enhanced, re -vegetated and dedicated as "park". This application is to rezone the subject property from RS-1 (One Family Urban Residential) and C-3 (Town Centre Commercial) to RM-2 (Medium Density Apartment Residential) to permit the development of a four storey apartment building containing approximately 21 units. A similar apartment building was recently completed to the north. A Geotechnicai Report dated May 09, 2011 by Valley Geotechnical Engineering Services Ltd, has been submitted, noting that the site can be safely used for the intended use. Main access to the site is proposed from Burnett Street. Garbage and recycling bins are proposed in a weatherproof enclosed room adjacent to the driveway. Landscaping is proposed to enhance semi -private areas and buffer adjacent uses. This proposal is taking advantage of the reduced parking standards applicable for development within Central Business District and the Sub -Area 1 of the Town Centre Incentives program and proposes at grade parking stalls for residents and visitors. Main access to the site is from Burnett Street. A Traffic Impact Analysis Report dated August 11, 2011 by OPUS International Consultants Ltd. concludes that the existing intersection at Lougheed Highway and Burnett Street does operate adequately and safely and that the proposed project does not negatively impact the existing traffic. -3- c) Planning Analysis: Official Communit Plan &the Town Centre Area Plan: The subject property is located within the Central Business District and is designated "Low -Rise Apartment" and "Conservation" in the Town Centre Area Plan. The proposed RM-2 (Medium Density Apartment Residential) zoning aligns with the Low -Rise Apartment land use designation which is intended to be 3 to 5 storey apartment form of housing with central access to all the units. However, an amendment to schedule C of the Official Community Plan is required to adjust the conservation boundary after significant portion of the environmentally sensitive areas is dedicated as "park". In addition to this some environmentally sensitive areas outside the dedicated areas, will be placed under a Habitat Protection Restrictive Coveanant. zontn B law: The current application proposes to rezone the property located at 11655 Burnett Street from RS-1 (One Family Urban Residential) and C-3 (Town Centre Commercial) to RM-2 (Medium Density Apartment Residential) to permit the development of a four storey apartment building containing approximately 21 units (1 and 2 bedroom units ranging from 56 m2 to 78.6 m2 unit size each). 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 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. The proposed zone also requires a minimum of a common usable open space of 20% of the net lot area and the applicant has proposed an open space of 328.E m2. The zone also requires a Common Activity Area of 1 m2 per unit. 38.7 m2 of Common Activity Area has been proposed (Appendix D). It is anticipated that some retaining wall height and setback variances will be required for the proposed structure, due to significant portion of the lot that will be dedicated as "park". These will be discussed in a future report for Council consideration. Off -Street Parkin and Loading Bylaw: 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 number of bedrooms 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 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 (without off-street parking available) is required. Out of the total parking spaces required, 10% of them may be for small cars. This proposal requires 22 resident parking spaces and 5 visitor parking spaces, as per the ratios stated above. A total of 27 at grade parking spaces (including one handicapped and two small cars), for residents and visitors have been proposed -4- (Appendix D). Section 10.3 of this bylaw also specifies long-term and short-term bicycle parking required for all developments within the Town Centre Area. Based on the ratio of 6 spaces for every 20 units, 4 short-term bicycle racks have been proposed closer to the main entrance foyer of the building, in a well -lit area visible to pedestrians and cyclists. Based on the ratio of 1 long-term parking space for every 4 units, 6 long-term bicycle storage lockers have been proposed within the at grade parkade, closer to the Common Activity Area (Appendix D). Develo ment Permits: Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development Permit application is required for all developments and building permits within 50 metres of the top of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. The proposal is within 50 metres of the top of bank of Creek 33 and its unnamed tributary; hence subject to Watercourse Protection Development Permit approval. This will be approved after final reading by Council on the rezoning application. The Town Centre area is divided into seven precincts and the subject site lies within the South of Lougheed Highway (SOLO) precinct of the Town Centre Area, which supports development of a 3 to 5 storey apartment building. This proposal is for a four storey building. Pursuant to Section 8.11 of the Official Community Plan the proposal is subject to the Town Centre Area Development Permit guidelines to address the form and character of the development. This will be the subject of a future Council report. Advisory Design Panel: On May 10, 2011, the Advisory Design Panel reviewed the proposal and resolved that the following issues/concerns be addressed with the Planning Department and further that Planning staff forward this on to the Advisory Design Panel for information: • Consider reconfiguring the bike storage area; • Consider addition of security around the parkade; • Reconsider treatment of the front entrance; add an entry statement; • Consider the addition of prominent features to the visible corners of the building; • Re address the common activity area; include a backdrop element other then chain link fence; architectural wall or screen; • Consider addition of benches or other permanent furniture; • Consider two storey culture stone elements where lower floor and upper floors align; • Consider the addition of stone cladding to the exterior parkade columns; • Consider relocating visitor parking closer to elevator lobby; • Consider green wall element near visible elevations; • Consider Reducing the prominence of fire fighter access stairwell; • Reconsider the use of western red cedar adjacent to the building to a smaller more appropriate building edge tree; more columnar; • Consider simplifying the variety of planting species around building edge; • On Drawing A07 correct the labeling of the South and West elevations. -5- The project architect has addressed the Panel's concerns and revisions have been sent to the Panel for review. This will be discussed in the Development Permit report at a later date for Council consideration. Develo ment Information Meeting: As per Council Policy 6.20, a Development Information Meeting is not required for a proposal with less than 25 units. This project is proposing 21 units. d) Citizen/ Customer Implications: The affected parties/citizens will get an opportunity to express any concerns at the Public Hearing. e) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposal and has the following comments: • West side of Burnett Street needs to be widened to the collector standard. At the south property line the dedication would be approximately 4 metres and would curve or taper to zero moving to the north. Exact road dedication will depend on the final road design; • Other upgrades include the following: New curb, gutter and sidewalk on the west side of Burnett Street fronting this property; A davit -arm street light on the west side of the road near the south end of the site; Street Trees for the frontage of the subject site; under -ground utilities; review existing water system in the area and confirm adequacy for the proposed development; Fire Department: The Fire Department has reviewed the proposal and comments have been provided to the applicant. The applicant has revised drawings to address concerns and ensured that all these will be addressed through the Building Permit drawings at a later date. Building Department: The Building Department has reviewed the proposal and comments have been provided to the applicant. Revisions have been incorporated into the Geotechnical Report to address concerns expressed. The applicant has ensured that any other concerns will be addressed through the Building Permit drawings at a later date. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the development permit is approved 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. f) School District Comments: A referral was sent to the School District Office and there was no response. g) Intergovernmental Issues: Ministry of Transagriation: On December 21, 2010, a referral was sent to the Ministry of Transportation. Preliminary approval from the Ministry, for one year, was received on January 13, 2011. Local Government Act: An amendment to the Official Community Plan requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the Act. The amendment required for this application, (defining the conservation boundary) is considered to be minor in nature. It has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. h) Environmental Implications: The subject site is impacted by Creek 33 (nutrient stream) and its unnamed tributary on the western boundary (Appendix A). The proposal is within 50 metres of the top of bank and hence subject to Watercourse Protection Development Permit approval. An Environmental Assessment Report dated April 04, 2011 by TERA Planning Ltd. has been submitted along with the Water course Protection Development Permit application that is being processed. This report identifies the riparian area around the watercourse which will be cleaned of blackberry species and enhanced/re-vegetated before dedicating as "park" to the District. Some areas outside the dedicated areas will be placed under a `Habitat Protection Restrictive Covenant". Approximately 1006.3 m2 of the area will be dedicated as "park" and 207.4 m2 of the area covenanted, for conservation purposes. The goal of the enhancement is an environmental management concept which provides more water to the stream, stabilize the ravine slopes and provide a riparian protection zone. Some enhancements proposed include: clean up garbage/debris and re -slope eroding side -slopes of the ravine; eradicate blackberry/invasive species; plan and restore the area. A refundable security to do these works will be paid by the applicant to do these works and will have a 5 year maintenance agreement to ensure the planting survives. -7- CONCLUSION: The proposal is located within the south-eastern portion of the Town Centre Area and fits well with Council's vision of increasing residential density within the Town Center Area. It is anticipated to provide smaller units (1 and 2 bedroom units ranging from 56 mz to 78.6 m2 unit size each); substantial clean-up and enhance the riparian areas around Creek 33 & its tributary, including increased conservation areas. The proposal qualifies for the Town Centre Incentive Program hence it is recommended that this proposal be given Second Reading and forwarded to Public Hearing. Prepared by. Raslka Acha , a, &Arch, M-Tech, LID, LEED® AP Planner �L_�Ipproved by. Jane Pickering, MCP, MCIP Director of Planning ti Approved by: FrankiQuinn, MBA, P.Eng GM: Public Works & Development Services rrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - OCP Amending Bylaw 6752-2010 Appendix C - Zone Amending Bylaw No. 6751-2010 Appendix D - Proposed Site Plan Appendix E - Proposed Elevations Appendix F - Proposed Landscape Plan ".I C of Pitt Meadaws__ j N -v District of ' Langley { SCALE 1:2,000 ; = 11655 BURNETT STREET xr' �: * CORPORATION OF THE DISTRICT OF MAPLE RIDGE 1 PLANNING DEPARTMENT —° DATE: Apr 6, 2011 FILE: VP/063/10 BY: PC APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6752-2010 A Bylaw to amend Schedule "C" forming part of the Official Community Plan Bylaw No. 6425-2006 as amended WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedule "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6752-2010 3. Schedule "C" is hereby amended for that parcel or tract of land and premises known and described as: Lot 10 Section 17 Township 12 New Westminster District Plan 12197 and outlined in heavy black line on Map No. 801, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adjusting Conservation boundary. 4, Maple Ridge Official Community Plan Bylaw No.6425-2006 is 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 117 AVE. 2 00 _ -\ov Z� 11695 t• _q �� i c 12588 o ,L � �� °� Rem. E 227 Eli G� 60` N 0 M M 3 0- ({�, 11690 1 Ln 2i LOT 2 y y �p r- 11681 J LMP 2619 ------ �j P 12588 CL ca 2 2 228 co 4 N 11 11669 N 11678 11675 11671 23a 11661 P 2197 1 `��, �0 11667 ! m rr64&.s4 g ,� �239 N 6 ^ GjB E� $�P 3 11663 N 240 g �.`L 10 11646 Q P 12197 5 Rem 116591 co 00 E 241 11632 2 11644 N N N P 12316 5 6 �, 14 13 EP 12951 11633 P 16011 0) �VagO Rem. 11621 O O ' 1 i P 12316 rr 5 `� 12 � 3 r P 14406 Q613" �ro5 A 11607 z 2 2Z 13 rn 1 1 RP 13279 1 122908/10 22904/06 O 22790 L 22782 10 � i 11597 i 4 1 15 _ .� lkB.-_ �� `' A �h! 9 NWS 3378 MAPS E RIDGE nFFICIAE COMMUNITY PLAN AMENDING Bylaw No. 6-752 201 C Map No. 801 From: C onservation To: Low --Rise Apartment N SCALE 1:1,500 APPENDIX C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6751- 2010 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6751- 2010." 2. That parcel or tract of land and premises known and described as: Lot 10 Section 17 Township 12 New Westminster District Plan 12197 and outlined in heavy black line on Map No. 1488 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RM-2 (Medium Density Apartment Residential) 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 31st day of August, A.D. 2010. READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of A.D. 20 . READ a third time the day of , A.D. 20 . APPROVED by the Minister of T ransportation this day of A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER 4$ co 11695 C�`fi 0 r- r IL 3 11681 LOT 2 LIMP 2619 a. a. cn 2 2250 4 N N 11669 C� 11661 �v�r. [� P 7r612197 6 4e s� 8 Cr \ N N Al 80p 3rj6 11646 Q a_ r7�6- 11659 117 AVE. P 12588 o Rem. 1 E 0 N �27 60' N o 11690 1 � P 12588 0- 2 228 E 11678 1675 1 11671 238 �O 11667 239 _ 45356 Ep 11663 240 P 12197 5 Rem E 241 co m 11632 2 116 N N N P12316 5 14 13 EP 12951 11633 P 16011 � Rem. 11621 b. g P 12316 12 3 P 14406 A 11607 W 2 2 13 I I RP 13279 � 22908/10 22904/06 22790 o m 22782 J` 10 11597 14co I 15 8 �4 A 9 NWS 3378 MAP LE R DGE ZONE AMENDING Bylaw No. 6751 - 2C1 C Map No. 1/-88 From: RS -- 1 (One Family Urban Residential) C 3 (Town Centre C ommeraial) To: RM-2 (Medium Density Apartment (Residential) Z\ N SCALE 1:1,500 APPENDIX D uoi3eijiauooab 6u!Pi.!n8;uawpedy gauing I 8 ueld al!S a m _ S, a m ; 8 m s a` 3 5 � gill iS z jug! 9H El S 5 $ �IMP3 P i q N�isda naimiNi DNiN—d 3 AJI551853ON3Hd31San3NAVM a. u 0 a ae aaola aldw wy,�W iwv.� Iea,ISllaw BSS9, SSWPPHOlnl� APPENDIX E „ ygawn8 6uippe;uaw ed suoi;ena�� 6uip�m8� I �� �; I 1!•1 I 1 W� dog � �^ li N N i-•[ OQ CCLL�7 Z 1 Z' I � -- On a i �M0■ 'hand.. d IMU I ii iR5 T ml lwA9 WwSI ;i� I — I 1 1 l01 _ 1®1 la ;p I. 1, ii •ar Ii"I�. I -ji:•.:: 000000 —i M1`! a y'� C©7 u 8 lullFIMI: 1m1 1m1 101 1M1 1M1 �r A 1 58 ", APPENDIX F o E s5� � 4 �rc. �Se a� CC7 4W amp u J no,$s e9 FJ �W Uj ,��n��� ��► a�� nog �tr. i . gut _ acEut it;----------------- ����� Q Q' v c� ti - -- w °4,IJ (`R AD 6 � b -� ``$ � Imo, • � � �- � � �'4 )� ° e ■ !\ §! � 2 )! ! � � r 2• z! | n � |) ]�� !| � §# t : ;■| ) !o |§,■� � � jf |■ !®; �u DEVELOPMENT APPLICATION CHECKLIST FOR FILE RZ/079/ 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 El 6. Neighbourhood context plan 7. Lot grading plan El z 8. Landscape plan*+ 9. Preliminary architectural plans including site plan, building elevations, accessory off-street parking and general bylaw compliance reconciliation`+. x 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: 1. Geotechnical report by GeoPacific Consultants Ltd. dated July 26, 2011. DISTRICT OF Agenda Item: 1111 MAPLE RIDGE Council Meeting of: August 30, 2011 1. That in accordance with Section 879 of the Local Government Act opportunity for early and ongoing consultation has been provided by way of posting Bylaw No. 6752-2010 on the municipal website, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a public hearing on the bylaws; 2. That Bylaw No. 6763-2010 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Bylaw No. 6763-2010 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Bylaw No. 6763-2010 be given first reading and second reading and be forwarded to Public Hearing; 5. That Bylaw No. 6764-2010 be given second reading and be forwarded to Public Hearing; and 6. That the following terms and conditions be met prior to final reading: i. Amendment to Schedule "C" of the Official Community Plan; ii. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iii. Registration of a Habitat Protection Restrictive Covenant on conservation areas outside the park dedication area. iv. Park dedication as required, including construction of walkways and equestrian trail. (RZ/079/10, 26610 124 Avenue - to adjust conservation areas and to rezone from RS-3 [One Family Rural Residential] to RS-2 [One Family Suburban Residential] to permit a future subdivision of 13 single family residential parcels not less than 0.40 hectares each in area) c;Aae)5e:F-d- C. SPG=/f2S. CA IED DEFEATED DEFERRED "Ernie Daykin" MAYOR ACTION NOTICE TO: _ Chief Administrative Officer _ Gen Mgr - Corporate & Financial Mgr - Accounting Chief Information Officer en 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 Diana Dalton _ manda Allen 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. r ' Au ust 30. 2011_ �/✓ Date Corporate Officer Deer Routs Gnmtor Heights District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: August 29, 2011 and Members of Council FILE NO: RZ/079/10 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Maple Ridge Zone Amending Bylaw No. 6764 - 2010 First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No. 6763 - 2010 26610 124th Avenue EXECUTIVE SUMMARY: On October 12, 2010, Council granted First Reading to this rezoning proposal which is to rezone the subject property from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential) to permit a future subdivision of 13 single family residential parcels not less than 0.40 hectares each in area. The proposed RS-2 (One Family Suburban Residential) zone complies with the OCP designation for the subject site. RECOMMENDATIONS: 1. That in accordance with Section 879 of the Local Government Act opportunity for early and on- going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 6763 - 2010 on the municipal website, and Council considers it unnecessaryto provide any further consultation opportunities, except byway of holding a public hearing on the bylaws; 2. That Maple Ridge Official Community Play � Amending Bylaw No. 6763 - 2010 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6763 - 2010 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Maple Ridge Official Community Plan Amending Bylaw No. 6763 - 2010 be given First and Second reading and be forwarded to Public Hearing; 5. That Zone Amending Bylaw No. 6764 - 2010 be given Second Reading and be forwarded to Public Hearing; and 6. That the following terms and conditions be met prior to final reading. i. Amendment to Schedule "C" of the Official Community Plan; ii. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iii. Registration of a Habitat Protection Covenant on conservation areas outside the park dedication areas; iv. Approval from the appropriate authorities for septic disposal and water quality; V. Park dedication as required, including construction of walkways and equestrian tra i1. DISCUSSION: a) Background Context: Applicant: Trevor Dueck of Premier Pacific Developments Ltd. Owner: Premier Pacific Developments Ltd. Legal Description: Lot: 9, Section: 19, Township: 15, Plan: 8097; PI D: 011-286-253 OCP: Existing: Suburban Residential Zoning: Existing: RS-3 (One Family Rural Residential) Proposed: RS-2 (One Family Suburban Residential) Surrounding Uses: North: Use: Single Family Residential and Agricultural Zone: A-2 (Upland Agricultural) Designation: Suburban Residential South: Use:v Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Suburban Residential East: Use: Single Family Residential Zone: RS-2 (One Family Suburban Residential) Designation: Suburban Residential West: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban Residential) Designation: Suburban Residential Existing Use of Property: Vacant Proposed Use of Property: Suburban Residential and Conservation -2- Site Area: 16.178 Hectares (39.97 acres). Access: 1241h Avenue and 122nd Avenue Servicing requirement: Community water and individual septic fields Companion Applications: SD/079/10 and DP/079/10 (WPDP) b) Project Description: The subject site, 39.97 acres in size, is undeveloped acreage at the south east corner of 12411 Avenue and 2641h Street. The site generally slopes from east, down, towards the west and from north, down towards the south. It is predominantly heavily wooded with mature second growth conifers/deciduous species and impacted by McFadden Creek around which the environmentally sensitive areas must be protected and enhanced. An estimated 22.7 acres will be dedicated as park and covenanted for conservation. Proposed lots 4, 5,6,7,9,10,11 and 12 will have some areas covenanted for conservation purposes (Appendix D). Sewage disposal for the development will be provided with septic tanks and an Infiltration Restrictive Covenant registered on title as a condition of final approval of the proposed subdivision. Any other approvals from the Ministry of Environment, for storm ,outfalls into the watercourses, will be addressed at the subdivision stage, through a Watercourse Protection Development Permit. A Geotechnical Report dated July 26, 2011 by GeoPacific Consultants Ltd. has been submitted noting the site is safe for the proposed land use and stating that there will be no negative impacts to the surrounding properties. This along with the "Appendix Y (Seismic Stability Analysis) will be registered on title as a condition of final reading on rezoning. A Tree Assessment Report dated April 11, 2011 by Letts Environmental Consultants Ltd. identifies sensitive areas and second growth forest with cedar stumps that are remnants of the past logging activities. It recommends retaining trees wherever possible to enhance soil stability, provide shade and facilitate water uptake. The applicant is proposing to rezone the subject property from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential) to permit a future subdivsion of 13 single family residential parcels not less than 0.40 hectares (1 acre or 4,000 m2) each in area. c) Planning Analysis: Official Communitv Plan: This neighbourhood is currently designated Suburban Residential in the Official Community Plan which permits a single detached housing form in areas located outside of the Urban Area Boundary. The Official Community Plan also notes that city water is required and sewage disposal is to be provided through a private system. The proposed RS-2 (One Family Suburban Residential) zone correlates with this designation. The environmentally sensitive areas on site will be dedicated as "park" for protection which triggers an Official Community Plan amendment due to adjustment of the conservation boundary. MCI Zoning Bylaw: The current application proposes to rezone the property from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential) to permit a future subdivsion of 13 single family residential parcels not less than 0.40 hectares (1 acre or 4000 m2) each in area. The RS-2 (One Family Suburban Residential) zone requires a minimum lot area of 1 acre or 4,000 m2; a minimum lot width of 36 metres and a minimum lot depth of 60 metres. All the proposed lots meet the minimum lot size required by the proposed zone (0.40 hectares). However, some of the lots proposed in the preliminary subdivision plan (Appendix D) will require a lot width or depth variance. This will be the subject of a future Council report. Off -Street Parking and Loading Bylaw: As per the Maple Ridge Off -Street Parking and Loading Bylaw No. 4350-1990, the R53-2 (One Family Suburban Residential zone) requires 2 on -site parking spaces per lot. Development Permits: Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development Permit application is required for all developments and building permits within 50 metres of the top of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. Advisory Design Panel: A Development Permit to regulate the form and character, is not required for this proposal so it does not have to be reviewed by the Advisory Design Panel. Development Information Meetin : A Development Information Meeting is not required for this application, according to Council Policy 6.20. d) Citizen/Customer Implications: The affected citizens will get an opportunity to express any concerns at the Public Hearing. e) Interdepartmental Implications: Eneineeriu Department: The Engineering Department reviewed the proposal and determined that all the required off -site services exist. The deficient on -site services that are required will be provided through a Subdivision Servicing Agreement at the subdivision stage. 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 13 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. Fire Department: The Fire Department has reviewed the proposal and comments have been provided to the applicant. Building Department: The Building Department has reviewed the proposal and comments have been provided to the applicant. The applicant must provide assurances that Type 1 septic systems are feasible for this site since there is no municipal sanitary sewer. A Health Authority filing is required for the installation of a septic sewage disposal system. A Restrictive Covenant for the septic field locations to be registered for each lot, at the subdivision stage. A final comprehensive lot grading plan showing the locations of the proposed building envelopes will be required at the subdivision stage. f) School District Comments: A referral was sent to the School District office and no comments were received. g) Intergovernmental Issues: Local Government Act: An amendment to the Official Community Plan requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the Act. The amendment required for this application, has been considered and it has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. -5- h) Environmental implications: The proposed development is within 50 metres of the top of bank of McFadden Creek and some steeper areas of the site are being protected in the natural state, hence it requires a combination of Watercourse Protection Development Permit and Natural Features Development Permit approval. An application has been submitted which is being processed. This will be approved after Council grants final approval to the rezoning application. CONCLUSION: Significant areas on the subject site are anticipated to be dedicated for conservation purposes, including cleaning and enhancement works around McFadden Creek. The development proposal is in compliance with the Official Community Plan, therefore, it is recommended that Council grant First and Second reading and forward it to Public Hearing. k"�A' Prepared by: Rasika A arya, B-Arch, M-Tech, LID, LEED® AP Planner ..proved by: Jane Pickering, MCP, MCIP Director ofAanning� Approved b Frank Quinn, MBA, P.Eng GM: Public Works & Development Services loncurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - 0CP Amending Bylaw No. 6763 - 2010 Appendix C - Zone Amending Bylaw No.6764 - 2010 Appendix D - Preliminary Subdivision Plan mom x APPENDIX A E 112 NW 1,4 fII.P ]Ti Tr ZB SUBJECT PROPERTY 2�; C�'Pitt CIVIC, 10 1wF-N UE- M e Pitt w s- I C P. 1. D. 0 11-286-253 . . . . . . . . . . CORPORATION OF THE DISTRICT OF n ]4 MAPLE RIDGE 'T District of el N Langley F- L. PLANNING DEPARTMENT SCALE 1:4,500 DATE: Sep 8, 2010 FILE:RZ/079/10 BY: SP APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6763 - 2010 A Bylaw to amend Schedule "C" forming part of the Official Community Plan Bylaw No. 6425-2006 as amended WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedule "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open r�neeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6763 - 2010 2. Schedule "C" is hereby amended for that parcel or tract of land and premises known and described as: Lot 9 Section 19 Township 15 New Westminster District Plan 8097 and outlined in heavy black line on Map No. 802, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding Conservation. 3. Maple Ridge Official Community Plan Bylaw No.6425-2006 is 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 MAPLE RIDGE OFFICIAL COMMUNITY PI AN AMENDING Bylaw No. 6763-2010 Map No. 802 From: Suburban Residential To: ® Suburban Residential 0 C onservation 7 MAPLE RIDGE 9mrir tFCotumbim J N SCALE 1:4,000 APPENDIX C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO.6764 - 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. 6764 - 2010." 2. That parcel or tract of land and premises known and described as: Lot 9 Section 19 Township 15 New Westminster District Plan 8097 and outlined in heavy black line on Map No. 1495 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS-2 (One Family Suburban Residential). 3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 121" day of October, A.D. 2010. 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 Bylcw No. 6764-2010 Map No. 1495 From: RS-3 (One Family Rural Residential) To: RS-2 (One Family Suburban Residential) MARE RIQGE British C,tumbia A SCALE 1:4,000 APPENDIX D � a - F a —8 I i i o I QO N 2 �1 �W s o C ' 1 N I � g DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2011-057-RZ 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 El 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: 1. Traffic analysis report by McElhanney dated June 8, 2011. 2. Geotechnical report by Trow Associates Inc. dated June 2, 2011. 3. DISTRICT OF Agenda Item: 1112 MAPLE RIDGE Council Meeting of: August 30, 2011 1. That Bylaw No. 6831-2011 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. 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. A Statutory right of way plan and agreement for the 1.25 m wide public walk -way along the southern property boundary, must be registered at the Land Title Office; 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. (2011-057-RZ, 11885, 11873 and 11865 Burnett Street - to rezone from RS-1 [One Family Urban Residential] to RM-2 [Medium Density Apartment Residential] to permit future construction of a four - storey apartment with 75 units) "Ernie Daykin" CARRIED DEFEATED DEFERRED MAYOR TO: Chief Administrative Officer _ Gen Mgr - Corporate & Financial _ RCMP Fire Chief Mgr - Accounting Chief Information Officer den Mgr - Public Works & Devel v Dir - Planning Dir - Licenses, Permits & Byla" Municipal Engineer Dir - Engineering Operations _ Gen Mgr - Com. Dev. & Rec. Services Dir - Parks & Facilities Dir - Recreation 4 Dir - Community Services Clerk's Section Corporate Officer Property & Risk Manager Lynn Marchand Diana Dalton _ Amanda Allen _ Tracy Camire Amanda Gaunt T Karen Kaake A TION NOTI E 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. August 30. 2011 Date Corporate Officer Deep Roots Greater Heights District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: August 29, 2011 and Members of Council FILE NO: 2011-057-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Maple Ridge Zone Amending Bylaw No.6831- 2011 11885; 11873 and 11865 Burnett Street EXECUTIVE SUMMARY: On June 14, 2011 Council gave First Reading to a land -use report to rezone the subject properties from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment Residential) to permit a future construction of a four -storey apartment building with 75 units. The Town Centre Area Plan designation for these properties is "Low- Rise Apartment" and the proposed zone complies with this designation. This project meets the requirements for inclusion in the Town Centre Incentives (TCI) Program as it is new residential construction within Sub Area 1 that is 4 storeys and higher. As part of the TCI program, this application will receive priority processing to be eligible for other incentives which are part of that program. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 6831 - 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. 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. A Statutory right of way plan and agreement for the 1.25 m wide public walk -way along the southern property boundary, must be registered at the Land Title Office: 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: Geoff Lawlor of Geoff Lawlor Architecture Inc. Owner: 0906112 BC Ltd. Legal Description: Lot 8, Section 17, Township 12, NWD Plan 22046; Lot 9, Section 17, Township 12, NWD Plan 22046; Lot 10, Section 17, Township 12, NWD Plan 22046; OCP: Existing: Low -Rise Apartment Zoning: Existing: RS-1 (One Family Urban Residential) Proposed: RM-2 (Medium Density Apartment Residential) Surrounding Uses: North: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Low-rise Apartment South: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Low-rise Apartment East: Use: Single Family Residential & Burnett Street Zone: RS-1(One Family Urban Residential) Designation: Low-rise Apartment West: Use: Multi Family Residential Zone: RM-2 (Medium Density Apartment) and RM-3 (High Density Apartment) Designation: Low-rise Apartment Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Companion Applications: Single Family Residential Multi -Family Residential (apartments) 3989.99 m2 Burnett Street Full Urban 2011-057-DP and 2011-057-DVP -2- b) Project Description: The subject site totalling 3989.99 m2 comprises three fairly flat lots located on the west side of Burnett Street, along the eastern edge of the Town Centre Area. Council had given Third Reading to an older application (RZ/059/08) on two of the properties, which was withdrawn as the properties changed ownership. The proposal now involves an additional property and the intention is to rezone the subject properties from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment Residential) which will permit the construction of a wood frame, four -storied apartment building with 75 units that are fairly uniformly distributed on all the floors. c) Planning Analysis: Official Community Plan & the Town Centre Area Plan: The subject property is located within the Central Business District and is designated "Low-rise Apartment" in the Town Centre Area Plan. The proposed RM-2 (Medium Density Apartment Residential) zoning complies with the Low-rise Apartment land use designation which is intended to be 3 to 5 storey apartment form of housing with central access to all the units. A similar proposal to the north of subject sites (south of the old Lordco building) along the same street was approved and built by the same developer who confirmed it is selling well. The current proposal fits well with the policies of promoting residential density within the Town Centre Area as stated in the Official Community Plan. The proposed zone and a four storey apartment housing form aligns well with the "Low-rise Apartment" designation. As per the Town Centre Area Plan an east -west bikeway connection is proposed along the southern edge of the southern property. This will be a two-way, 2.5m wide future bikeway which will be located at the southern end of the site. A 1.25m wide statutory right-of-way will be required as a condition of final reading. The other 1.25m will be acquired when the properties on the south redevelop. Zor i ng Bylaw: The current application proposes to rezone the properties located at 11885, 11873 and 11865 Burnett Street from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment Residential) to permit future construction of 75 apartment units. The proposed RM-2 (Medium Density Apartment Residential) zone allows a medium density apartment use and specifies a Floor Space Ratio of 1.8. The applicant has proposed a four storey wood frame building with a Floor Space. Ratio of 1.61. The RM-2 (Medium Density Apartment Residential) zone requires a common usable open space of 20% of the net lot area and the applicant has proposed an open space of 26.3% (1027 m2). The zone also requires a Common Activity Area of 75m2 which has been included as an indoor common meeting room on the main floor (Appendix C). -3- The proposed building complies with the density and height requirements of the zone but some minor setback variances have been requested. These variances do not impact any neighbouring properties and will need Council approval before the Development Permit is approved. This will be the subject of a future Council report. Maple Ridge Off -Street Parking & Loading Bylaw #4350-1990: The Town Centre Parking Strategy revisited parking standards for some uses within the Town Centre Area and includes revised parking standards for residences based on number of bedrooms for a multi -family residential use. This proposal benefits from the minimum parking standards due to its location and because it is eligible for the Town Centre Incentives Program in Sub -Area 1. As per Section 10 of the Maple Ridge Off -Street Parking and Loading Bylaw #4350-1990, a minimum of 0.9 spaces per unit are required for a bachelor apartment which increases by 0.1 space per additional bedroom. Based on these parking standards, for a total of 75 units (59 one bed room units and 16 two bed room units), this project requires 77 residential parking spaces and 8 visitor parking spaces. Total proposed parking spaces are 97 spaces which includes 89 resident parking stalls (including one handicapped parking space) and 8 visitor parking stalls (including one handicapped parking space). The developer considers providing a higher parking ratio as an important marketing tool. Except for the handicapped visitor parking stall all are proposed in the underground parkade separated by an overhead security door from the residential parking. Section 10.3 of this bylaw also specifies long-term and short-term bicycle parking required for all developments within the Town Centre Area. Based on the ratio of 6 spaces for every 20 units, 24 short-term bicycle racks have been proposed closer to the main entrance, in a well -lit area visible to pedestrians and cyclists. Based on the ratio of 1 long-term parking space for every 4 units, 21 long- term bicycle storage lockers have been proposed within the underground parkade. Development Permits: The Town Centre area is divided into seven precincts and the subject site lies within the East Precinct. The East Precinct lies directly east of the Town Centre's civic core, between Brown Avenue to the north, Lougheed Highway to the south, 227th Street to the west and Burnett Street to the east. Among other clesigi cations, the East Precinct supports "Low -Rise Apartments" which is the town centre area designation for the subject sites. The Low -Rise Apartment use is intended to be a 3 to 5 storey apartment form of housing with central access to all the units and underground parking. The Town Centre Development Permit Guidelines are meant to provide possible design solutions for achieving architecture and site -related development objectives such as enhancing the quality, character & vibrancy of the town centre area, pedestrian friendly design, proposing climate - appropriate landscaping, providing outdoor spaces, maintaining street-interconnectivity and capitalizing on improved views. Pursuant to Section 8.11 of the Official Community Plan the proposal is subject to the Town Centre Area Development Permit Guidelines to address the form and character of the development. This will be the subject of a future Council report. -4- Advisory Design Panel: On June 14, 2011, this proposal was reviewed by the Advisory Design Panel. The panel resolved that the application be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow up; • Consider switching the amenity room and adjacent room unit A; • Consider flipping the southeast unit A to introduce more exterior front windows; • Consider walkway access to main floor north units; • Consider stopping the stone veneer at the top of the 2nd floor at the entry; • Consider reworking the visitor parking and providing barrier free access to the elevator and lobby; • Consider larger scale planting and evergreen adjacent to parkade walls; • Consider one tree species for pedestrian walkway allele parallel to ramp; • Consider feature planting at main entry; • Consider the addition of reveals at exposed concrete walls; • Consider reworking garbage room area; • Consider extending roof over upper balconies; • Consider enlarging main entrance lobby area; • Consider reworking units B and C to improve access to natural light and heat; • Show short-term bicycle parking as required by the Parking Bylaw. The project architect has incorporated some revisions which are being considered by the panel. This will be the subject of a future Council report. Development Information Meetin : The applicant is required to host a Development Information Meeting in accordance with Council Policy 6.20. On August 17, 2011, the applicant held a Development Information Meeting at the Maple Ridge Travelodge on Lougheed Highway from 6:30 to 8:00 PM. This meeting was attended by 6 residents and neighbours of the community who were in general support of residential density increase in this area. Most of the discussion centred on explaining the design and general layout of the building. Some of the highlights of this meeting were: • One neighbour complained that a similar apartment on the north that was being constructed (completed now) had created excessive noise beyond normal working hours; however others did not agree with this; • Other concerns expressed, regarding the apartment constructed on the north were: littering caused by trades having lunch on sidewalks; lack of parking enforcement during construction; lack of restriction to permit "local traffic only" on the street and lack of measures to limit traffic speed on the street; • One neighbour did not wish to see any kind of newer development at all in this neighbourhood; NOR One neighbour recommended fencing across the rear of the development to prevent trespassing through the site. d) Citizen/Customer Implications: The affected parties/citizens will get an opportunity to express any concerns at the Public Hearing. e) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposal and has the following comments: • Road dedication of 1.5 m along Burnett Street to match the collector urban standard road width on the south of subject sites. • Road upgrades fronting the property including curb, gutter, sidewalk, street lighting (on the west side of Burnett Street only) and street trees (on the west side of Burnett Street only) will be required. • Sanitary sewer capacity of the existing sewer to support the proposed density has to be confirmed by the engineer of record and any upgrades if required need to be addressed in the off -site civil design. • Review by a professional engineer, of the storm sewer system from the manhole at the south property line of 11843 Burnett Street, to the manhole at the south property line of 11749 Burnett Street, to determine adequate capacity to support the proposed density. Installing/upgrading of catch basins as required. • Capacity of the existing water main to support the proposed density and to ensure sufficient pressure for both fire -fighting and domestic use has to be confirmed by the engineer of record. Any upgrades if required need to be addressed in the off -site civil design. A new fire hydrant will be required in front of this site and needs to be shown on the off -site servicing plans along with a new service connection. • All utility services (hydro, telephone and cable) servicing the site must be underground. Overhead lines on the Street will remain but the aerial connections to the lots will be removed along with disconnecting all services prior to demolition of the existing single family houses on site. Parks & Leisure Services Department: The Parks & Leisure Services Department are in support of the proposed bike -way right-of-way registration on title to facilitate an east -west bikeway and requires this bikeway to be open for public use at all times. They have identified that after the development permit is approved they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be additional trees which is based on the landscaping plan attached (Appendix E). The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $125.00. �- Fire De artment: The Fire Department has reviewed the proposal and has the following comments: • Include all the locations and specifications of fire department connections in the building permit drawings. • Fire department access from underground to the outside needs to be easy and quick during an emergency evacuation. Securing areas outside the building and installing a magnetic lock to code is are examples of a way to achieve this. • Ensure address is visible from the street at all times. • Once the current houses are vacant, they are to be maintained secure against unauthorized entry at all times, as well as during the demolition phase until such time as they are totally demolished. Building De artment: Building Department has reviewed the proposal and their comments have been sent to the project architect. Most of the concerns will be addressed through the Building Permit drawings. For areas where excavation encroaches beyond property lines, encroachment agreements from neighbouring property owners must be in place prior to Building Permit issuance. f) School District Comments: A referral was sent to the School District Office and there was no response. g) RCMP Comments: A referral was sent to the RCMP Office and they had no concerns regarding this proposal. CONCLUSION: The proposed land use is centrally located on the eastern boundary of the Town Centre Area and fits well with the Town Centre Plan designation and Official Community Plan policies of promoting residential density to revitalize the Town Centre Area. The project promises the creation of the bikeway which could prove to be an important east -west gr eenway connection. This project meets the requirements for inclusion in the Town Centre Incentives (TCI) Program as it is new residential construction within Sub Area. 1 that is 4 storeys and higher. Therefore, it is recommended that Council grant Second Reading and forward Maple Ridge Zone Amending Bylaw No.6831 - 2011 to Public Hearing. -7- -���Auk Prepared by Rasika A arya, B-Arch, M-Tech, LID, LEED® AP Planner r �ro vedby: Jane Pickering, MCP, MCIP Directorof Planning Approved by: l= ank Quinn, MBA, P.Eng M: Public Works & Development Services J. L. (Jim) Rule Chief Administrative Officer RA/dp The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw 6831- 2011 Appendix C - Site Plan Appendix D - Building Elevations Appendix E - Landscape Plan S- - - - FULLER AVE. a. 11940 ; I APPENDIX A N 102 N I 11920 BCS 4014 Rem 66 A J 11940 A 65 70 101 P 86981 I 11930 11931 11932 -T ! 11935 64 71 100 7 11920 11921 11922 6 11917 99 63 72 11900 0 11912 0 7 11910 11911 N N 11903 98 62 73 11902 p y 8 SUBJECT PROPERTIES 11901 236 97 61 m rn 74 11898 P 61527 u7 � 11890 w 11891 `nCID NWS 1739 11873 96 N 60 Q 75 11888 1 11880 118$1 95 IN11865 59 76 11878 11830 CL 11 11870 11869 94 11851 11868 58 77 167 1 11868 11857 Rem.93 P 43930 11858 11843 i 57 78 EP 44489 11856 11845 A 11848 Cn 214 56 79 � 91 P 58813 11821 11844 11837 N 11838 n^ii /'1 W z 3: 55 80 90 m 11836 11825 11826 k LMP 11048 54 81 89 I 11818 ! The Corporation of the District of Maple Ridge makes no guarantee regarding the accuracy Rem 1 11 or present status of the information shown on i this map. a a P $$71 11797 I _� -- -- — -- ���� 11865/11873/11885 BURNETT ST CORPORATION OF THE DISTRICT OF MA;- , MAPLE RIDGE N British Co,�Mbi, PLANNING DEPARTMENT SCALE 1:1,500 DATE: Jun 14, 2011 2011-057-DP BY: LM APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6831- 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: 2 3 This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6831- 2011." Those parcels or tracts of land and premises known and described as: Lot 8 Section 17 Township 12 New Westminster District Plan 22046 Lot 9 Section 17 Township 12, New Westminster District Plan 22046 Lot 10 Section 17 Township 12 New Westminster District Plan 22045 and outlined in heavy black line on Map No. 1523 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RM-2 (Medium Density Apartment Residential). Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 14t" day of June, 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 JLMP 13759 LMP 18455 2 "B" (P 21553) 99M a 7 coN co � /RW 15258 49 N N � (1) cf) d M d � d in w en LP 59674 LMP 26960 LMP 18896 LMP 18897 LP 76344 LMP 25642 (LEASE) LMP 34065 (LEASE) 'PP089 Rem.5 A P 86981 236 I P 61527 � NWS 1739 N 214 P 58813 BCS 4014 A 6 v 0 N 7 N 8 9 10 LM 11 167 P 43930 "A• LMP 11048 LMP 49848 Rem 1 P 8871 a a P 4318iI5�415�3152�1511 m 158 157 156 155 LMP2449 m °' LMP 2409 FULLER AVE. 69 102 109 Rem 66 65 70 101 110 64 71 63 72 :�9±9112 2113 98 62 73 Q 1- ct a 97 114 61 L v 74 0o N r� -t 96 115 60 75 95 116 59 76 94 117 58 77 Rem.93 118 57 78 EP 44489 A 119 56 cn 79 N 91 120 w z 55 m gp 90 121 54 81 89 122 88 123 53 82 87 T 124 P 9452 v^ V /- \ I L_ I\ L .� I L— I V I LJ I U Bylaw No. 6831 —201 1 Map No. 1523 From: PS-1 (One Family Urban. Residential.) To: RM-2 (Medium Density Apartment Residential) L N SCALE 1:2,000 APPENDIX C 06 d '� 3 's Y S a f�� E a 20 }aai}s gaufng � I• 3 ws�ra o:wws, . " adfq tiun:: f' 3. s .. �0 L * ..1 r I FI I E ad14j3W'I � - ,I JI �� - (5fj m m i ... = n•_. - r E^, W�s APPENDIX D !i ett1 �k O a � ,I! 1.1 I iil� 1 1 I ! y$_ �5ul APPENDIX Eoil t $g a ► e S S� Imo ZJ { i!|I I I I I I I I I I H, • , !b :Mma ;|$ 2LU QQ SR | :- �� ||� | j J \ |•« |!). | , • �A, ) |_. § § }� ! Li ! . - } _ � ! ( / \\§ \§\