HomeMy WebLinkAbout2011-11-15 Public Hearing Meeting Agenda and Reports.pdfDeep Roots
Greater Heights
District of Maple Ridge
PUBLIC
HEARING
November 15, 2011
DISTRICT OF MAPLE RIDGE
NOTICE OF PUBLIC HEARING
TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the Municipal Hall,
11995 Haney Place, Maple Ridge, North-East corner entrance, at 7:00 p.m., Tuesday, November 15,
2011 to consider the following bylaws:
1a) 2011-019-RZ
MAPLE RIDGE OFFICIAL COMMUNITY PLAN BYLAW. 6871-2011
LEGAL: Lot 9, District Lots 406 & 408, Group 1, New Westminster District,
Plan 29456;
LOCATION: 10515 2401h Street
PURPOSE: To amend Schedules "B" and "C" of the Official Community Plan
FROM: Urban Residential
TO: Conservation
N
1b) 2011-019-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6864-2011
LEGAL: Parcel "A" (Explanatory Plan 16557), Lot 3, District Lots 406 & 408, Group 1,
New Westminster District, Plan 3825;
Lot 9, District Lots 406 & 408, Group 1, New Westminster District,
Plan 29456;
Lot 3 Except: Parcel "A" (Explanatory Plan 16557); District Lots 406 & 408,
Group 1, New Westminster District, Plan 3825;
LOCATION: 10515 & 10595 240th Street and 23950 Zeron Avenue
FROM: RS-3 (One Family Rural Residential)
TO: RM-1 (Townhouse Residential)
PURPOSE: To permit the construction of a 48 unit townhouse development.
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 November 3 to November 15, 2011, Saturdays, Sundays and Statutory
Holidays excepted. Some of this information will also be posted on the District website
www.mapleridge.ca on the Mayor and Council/Agendas and Minutes page.
ALL PERSONS who deem themselves affected by any of these bylaws shall be afforded a reasonable
opportunity to be heard at the Public Hearing before Council on the matters contained in the bylaws
or by making a written submission to the attention of the Manager of Legislative Services or by
sending an e-mail to the Clerk's Department at clerks@maoleridge.ca , by 4:00 p.m., November 15,
2011. All written submissions and e-mails will become part of the public record.
Dated this 3rd day of November, 2011.
Ceri Marlo
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2011-019-RZ
File Manager: Sarah Atkinson
Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED
i . 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 z El
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies) z El
5. Subdivision plan layout El z
6. Neighbourhood context plan ❑
7. Lot grading plan
8. Landscape plan'+
9. Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation'+.
" These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reportsprovided:
Geotechnical
Environmental
Traffic Study
1.
DISTRICT OF
MAPLE RIDGE
Agenda Item: 1101
Council Meeting of: October 25, 2011
1. In respect of Section 879 of the Local Government Act, requirement for consultation during the
development or amendment of an Official Community Plan, Council must consider whether
consultation is required with specifically:
i. The Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;
ii. The Board of any Regional District that is adjacent to the area covered by the plan;
iii. The Council of any municipality that is adjacent to the area covered by the plan;
iv. First Nations;
V. School District Boards, greater boards and improvements district boards; and
vi. The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be required in respect of this
matter beyond the early posting of the proposed Official Community Plan amendments on the
District's website, together with an invitation to the public to comment, and;
2. That Maple Ridge Official Community Plan Amending Bylaw No. 6871-2011 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. 6871-2011
is consistent with the Capital Expenditure Plan and Waste Management Plan;
4. That Maple Ridge Official Community Plan Amending Bylaw No. 6871-2011 be given First and
Second Reading and be forwarded to Public Hearing;
5. That Zone Amending Bylaw No. 6864-2011 be given First and Second Reading and be
forwarded to Public Hearing; and
6. That the following terms and conditions be met prior to Final Reading.
i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of security as outlined in the Agreement;
ii. Amendment to Schedule "B" & "C" of the Official Community Plan;
iii. Registration of a geotechnical report as a Restrictive Covenant which addresses the
suitability of the site for the proposed development;
iv. Road dedication as required;
v. Consolidation of the development site;
vi. A landscape plan prepared by a Landscape Architect must be submitted including the
security to do the works;
vii. Park dedication as required;
viii. A disclosure statement must be submitted by a Professional Engineer advising whether
there is any evidence of underground fuel storage tanks. If there is evidence, a site profile
pursuant to the Waste Management Act must be provided in accordance with the
regulations;
ix. Pursuant to the Contaminated Site Regulations of the Environmental Management Act,
the subdivider will provide a Site Profile for the subject land(s); and
x. Registration of a Restrictive Covenant protecting the Visitor Parking.
(2011-019-RZ, 10515, 10595 240 Street; 23950 Zeron Avenue - to adjust the conservation
boundary and to rezone from RS-3 [One Family Rural Residential] to RM-1 [Townhouse Residential]
to permit development of a 48 unit townhouse complex)
CARED DEFEATED DEFERRED
TO: _ ghief Administrative Officer
Dir - Planning
Clerk's Section
C
ACTION NOTICE
"Ernie Daykin"
MAYOR
_/ orporate Officer
,/ Amanda Allen
Amanda Gaunt 3
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.
Iva
Corporate Officer
October 25. 2011
Date
r
Deep Roots
Greater Heights
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: October 17, 2011
and Members of Council FILE NO: 2011-019-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No. 6871-2011 and
Maple Ridge Zone Amending Bylaw No. 6864-2011
10515 240 Street, 10595 240 Street, 23950 Zeron Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to RM-1(Townhouse Residential) , to permit development of a 48 unit townhouse
development. The proposed rezoning from RS-3 (One Family Rural Residential) to RM-1 (Townhouse
Residential) is in compliance with the Official Community Plan, however, an Official Community Plan
amendment is required to adjust the conservation boundary.
RECOMMENDATIONS:
1. In respect of Section 879 of the Local Government Act, requirement for consultation during
the development or amendment of an Official Community Plan, Council must consider
whether consultation is required with specifically:
i. The Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;
ii. The Board of any Regional District that is adjacent to the area covered by the plan;
iii. The Council of any municipality that is adjacent to the area covered by the plan;
iv. First Nations;
v. School District Boards, greater boards and improvements district boards; and
vi. The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be required in respect of
this matter beyond the early posting of the proposed Official Community Plan amendments
on the District's website, together with an invitation to the public to comment, and;
2. That Maple Ridge Official Community Plan Amending Bylaw No. 6871-2011 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. 6871-
2011 is consistent with the Capital Expenditure Plan and Waste Management Plan;
4. That Maple Ridge Official Community Plan Amending Bylaw No. 6871-2011 be given First
and Second Reading and be forwarded to Public Hearing;
5. That Zone Amending Bylaw No. 6864-2011 be given First and Second Reading and be
forwarded to Public Hearing; and
6. That the following terms and conditions be met prior to Final Reading.
i. Registration of a Rezoning Servicing Agreement as a. Restrictive Covenant and
receipt of the deposit of security as outlined in the Agreement;
ii. Amendment to Schedule "B" & "C" of the Official Community Plan;
iii. Registration of a geotechnical report as a Restrictive Covenant which addresses the
suitability of the site for the proposed development;
iv. Road dedication as required;
V. Consolidation of the development site;
vi. A landscape plan prepared by a Landscape Architect must be submitted including
the security to do the works;
vii. Park dedication as required;
viii. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. If there is
evidence, a site profile pursuant to the Waste Management Act must be provided in
accordance with the regulations;
ix. Pursuant to the Contaminated Site Regulations of the Environmental Management
Act, the subdivider will provide a Site Profile for the subject land(s); and
X. Registration of a Restrictive Covenant protecting the Visitor Parking.
DISCUSSION:
a) Background Context:
Applicant:
Owner:
Atelier Pacific Architecture Inc Brian Shigetomi
Spencer Creek Ventures Inc
Legal Description: Lot: 9, Plan: 29456 Lot: 3, Plan: 3825 Plan: 3825
-2-
OCP:
Zoning:
Existing: Urban Residential/Major Corridor
Proposed: Urban Residential/Major Corridor
Existing: RS-3 (One Family Rural Residential)
Proposed: RM-1(Townhouse Residential)
Surrounding Uses
North:
Use:
Single family residential
Zone:
RS-1b (One Family Urban (medium density)
Residential
Designation
Urban Residential/Major Corridor
South:
Use:
Vacant
Zone:
RS-1b (One Family Urban (medium density) and
RS-3 (One Family Rural Residential)
Designation:
Conservation, Urban Residential and Medium Density
Residential
East:
Use:
Single family residential and conservation area
Zone:
RS-1b (One Family Urban (medium density)
Residential)
Designation:
Conservation, Urban Residential and Medium Density
Residential
West:
Use:
Single Family Residential
Zone:
RS-1b (One Family Urban (medium density)
Residential)
Designation:
Urban Residential
Existing Use of Property:
Proposed Use of Property:
Site Area:
Access:
Servicing:
Companion Applications:
b) Project Description:
Vacant
Multi -Family Residential
1.98 HA.
2401h Street
Urban Standard
2011-019-DP/VP
The subject site is characterized by steep slopes along the western portion of the property and a
tributary to Spencer Creek along the southern boundary. The land flattens out towards 2401h and
with re -grading provides an adequate building area for the 48 proposed townhomes.
There is an unnamed tributary to Spencer Creek located on the southern boundary of the site. A 15
metre setback is required and has generally been provided for this tributary. Due to the topography
of the site a small portion of the setback falls short of the 15 metre requirement. To compensate for
this an additional 160m2 area will be dedicated for the protection of the tributary. Further
compensation is also to be provided through additional planting and stream enhancements. The
compensation measures will be addressed in the Watercourse Protection Development Permit.
-3-
c) Planning Analysis:
Official Community Plan:
The Official Community Plan designates this property Urban Residential/Major Corridor which
provides for a range of densities in a ground oriented housing form, subject to satisfying the Infill
and Compatibility Criteria prescribed in the Plan. The proposed rezoning to RM-1 (Townhouse
Residential) is in compliance with the OCP designation, however, an Official Community Plan
amendment is required to adjust the conservation boundaries as depicted in the Official Community
Plan.
Zoning B ylaw:
In order to accomodate the current proposal the following Zoning Bylaw variances are required;
Required
Proposed
Front Yard Setback
7.5 metres
4.5 metres
Interior Lot Setback
7.5 metres
4.5 metres
Building Height
10.5 metres
11.7 metres
The above variances will be the subject of a future report to Council. The proposed variances are
supportable as they are typical for townhouse development in the area and are minor in nature.
Development Permits:
The application site is adjacent to Spencer Creek and is challenged with slopes greater than 25%
grade. A Watercourse Protection and Natural Features Development Permit is, therefore, required
for the preservation, restoration and enhancement of the natural environment of the watercourse
areas and of the natural features on the site. A Security will be taken as a condition of the issuance
of the Development Permit to ensure that the Development Permit area guidelines are met.
Pursuant to Section 8.7 of the Official Community Plan, a Multi -Family Development Permit
application is required to ensure the current proposal enhances existing neighbourhoods with
compatible housing styles that meet diverse needs, and minimize potential conflicts with
neighbouring land uses. Accordingly, prior to the issuance of a building permit, the Development
Permit must be reviewed and approved. An application for the Development Permit has been
received. Adherence of this project to the guidelines of this permit will be provided for Council in a
future report.
Advisory Design Panel:
The current application was presented to Advisory Design Panel on July 14, 2011. The Panel raised
a small number of concerns related to the building design and building and landscape materials.
Since that time the applicant revised the drawings and resubmitted to the panel for acceptance in
111112119
August 2011. The current design reflects these changes and has been accepted by the design
panel.
d) Citizen/Customer Implications:
On September 29th, 2011 the applicant hosted a Development Information Meeting at Kanaka
Creek Elementary School concerning the current proposal. Approximately thirteen people filled in
the attendance list and eight filled out a comment sheet. The residents in attendance were
concerned about increasing the traffic along 2401h Street as it is already perceived as very busy and
unsafe especially at 2401h Street and McClure Drive. There is also concern about development in
this area and the lack of school capacity available for existing residents.
e) Interdepartmental Implications:
Engineering Department:
Concerns have been raised about the proposed site entrance off 240th Street. As a result the
Engineering Department requested the applicant to provide a traffic study to determine if a left turn
bay is required along 240th Street. The traffic study prepared by BWW Consulting dated April 7,
2011 has determined that no left turn bay is required for the proposed development.
Fire Department:
The Fire Department has no concerns with the proposed development.
Building Department:
There have been concerns raised regarding the grading and slope stability on the site. The applicant
is required to address all concerns related to lot grading and slope stability and a geotechnical
report will be registered as a Restrictive Covenant on title prior to Final Reading.
f) Intergovernmental Issues:
School District
A referral has been sent to School District 42. No comments -have been received from the School
District at the time of preparing this draft.
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, to adjust 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
-5-
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.
g) Environmental Implications:
A 15 metre setback has generally been provided along a tributary of Spencer Creek., An
Enhancement and Restoration Plan and securities for the work proposed is required before
issuance of the Watercourse Development Permit.
CONCLUSION:
The current application is in compliance with the Official Community Plan. It is, therefore,
recommended that First and Second Reading be given Maple Ridge Zone Amending Bylaw No.
6864-2011 and Maple Ridge Official Community Plan Amending Bylaw No. 6871-2011 and they be
forwarded to Public Hearing.
Prepared by: Sarah Atkinson
PlanpiP1 _technician
Approved by: Christine Carter, M.PI, MCIP
Actin ire of Pla g
Approved by' Frank Quinn, MBA, P.Eng
GM: Public Works�Development Services
J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - OCP Amending Bylaw 6871-2011
Appendix C - Zone Amending Bylaw 6864-2011
Appendix D - Site Plan
Appendix E - Building Elevation Plans
Appendix F - Landscape Plans
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' 10515/95 240 STREET &
12 23950 ZERON AVENUE
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLANNING DEPARTMENT
f� DATE: Feb 18, 2011 FILE: 2011-019-RZ BY: PC
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO.68712011
A Bylaw to amend Schedules "B" & "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 Schedules "B" and "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. 6871 - 2011.
2. Schedule "B" and "C" is hereby amended for those parcels or tracts of land and premises
known and described as:
Lot 9 District Lots 406 and 408 Group 1 New Westminster District Plan 29456
and outlined in heavy black line on Map No. 816, a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended by adjusting the Conservation boundary.
3. Maple Ridge Official Community Plan Bylaw No.6871-2006 is hereby amended accordingly.
READ A FIRST TIME the 25th day of October, A.D. 2011.
READ A SECOND TIME the 25th day of October, A.D. 2011.
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
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MAPLE RIDGE OFFICIAL COMMUNITY
PLAN
AMENDING
Bylaw No. 6B71 —201 1
Map No. B16
From: Urban Residential
To: C onservation
N
APPENUX C
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.
2
This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6864-2011"
Those parcels or tracts of land and premises known and described as:
Parcel "A" (Explanatory Plan 16557) Lot 3 District Lots 406 and 408 Group 1 New
Westminster District Plan 3825
Lot 9 District Lots 406 and 408 Group 1 New Westminster District Plan 29456
Lot 3 Except: Parcel "A" (Explanatory Plan 16557); District Lots 406 and 408 Group
1 New Westminster District Plan 3825
and outlined in heavy black line on Map No. 1544 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RM-1(Townhouse Residential)
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , A.D. 20 .
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. 6864-2011
Map No. 1544
From: RS-3 (One Family Rural Residential)
To: RM-1 (Townhouse Residential)
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