HomeMy WebLinkAbout2013-01-15 Public Hearing Meeting Agenda and Reports.pdf
District of Maple Ridge
PUBLIC
HEARING
January 15, 2013
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, January 15,
2013 to consider the following bylaw:
2011-097-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6852-2011
LEGAL: Lot “M” Except Firstly: Part Road on Plan 71641; Secondly: Part Road on Plan
80491; District Lot 263, Group 1, New Westminster District, Plan 18612;
Lot “L” District Lot 263, Group 1, New Westminster District, Plan 18612
LOCATION: 12025 203 Street and 20337 Dewdney Trunk Road
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 22
units and an underground parkade.
AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaw and copies of the staff report and
other information considered by Council relevant to the matters contained in the bylaw 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 December 21, 2012 to January 15, 2013, Saturdays, Sundays and
Statutory Holidays excepted. Some of this information will also be posted on the District website
www.mapleridge.ca on the Mayor & Council/Council Meetings page.
ALL PERSONS who deem themselves affected by this bylaw shall be afforded a reasonable
opportunity to be heard at the Public Hearing before Council on the matters contained in the bylaw 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., January 15, 2013. All
written submissions and e-mails will become part of the public record.
Dated this 21st day of December, 2012.
Ceri Marlo
Manager of Legislative Services
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
PUBLIC HEARING
AGENDA
7:00 p.m. January 15, 2013
1) 2011-097-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6852-2011
LEGAL: Lot “M” Except Firstly: Part Road on Plan 71641; Secondly: Part Road on Plan
80491; District Lot 263, Group 1, New Westminster District, Plan 18612;
Lot “L” District Lot 263, Group 1, New Westminster District, Plan 18612
LOCATION: 12025 203 Street and 20337 Dewdney Trunk Road
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 22
units and an underground parkade.
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2011-097-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
from the owner shown on the Certificate of Title.
4. A legal survey of the property(ies)
5. Subdivision plan layout
6. Neighbourhood context plan
7. Lot grading plan
8. Landscape plan*+
9. Preliminary architectural plans including site plan,
building elevations, accessory off-street parking and
general bylaw compliance reconciliation*+.
* These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports provided:
1) Geotechnical Report by Braun Geotechnical Ltd dated July 25, 2012;
2) Appendix D, “Landslide Assessment Assurance” by Braun Geotechnical Ltd dated September 19, 2012;
3) Arboriculture Field Review Report by DMG Landscape Architects dated July 19, 2011;
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District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: December 11, 2012
and Members of Council FILE NO: 2011-097-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: Rezoning – Second Reading
Maple Ridge Zone Amending Bylaw No.6852-2011
12025 - 203 Street and 20337 Dewdney Trunk Road.
EXECUTIVE SUMMARY:
The Second Reading report for 2011-097-RZ was received by Council and presented at
the November 18, 2012 Committee of the Whole meeting and Council granted Second
Reading on November 26, 2012. However, the Zone Amending Bylaw 6852-2011
attached to the Second Reading report incorrectly referred to RM-1 instead of RM-2.
(Council preferred an apartment for this site rather than townhomes) Therefore, the
Second Reading bylaw needs to be amended and again given Second Reading and
forwarded to Public Hearing.
RECOMMENDATION:
1. That Second Reading to Zone Amending Bylaw No. 6852-2011 be rescinded;
2. That Zone Amendment Bylaw No. 6852-2011, be amended to replace RM-1 with RM-2;
3. That Zone Amendment Bylaw No. 6852-2011 as amended be given 2nd Reading and
forwarded to Public Hearing; and
4. That the following terms and conditions be met prior to Final Reading;
i. Approval from the Ministry of Transportation and Infrastructure;
ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
iii. Road and lane dedication as required;
iv. Consolidation of the development site;
v. Registration of a consolidated Geotechnical Report as a Restrictive Covenant at the Land
Title Office which explicitly states (in accordance with Section 86(1)d of the “Land Title
Act”) that the land may be used safely for the use intended;
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vi.Registration of a Restrictive Covenant at the Land Title Office protecting the Visitor
Parking
vii.Removal of the existing building;
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 property owner will provide a Site Profile for the subject lands.
DISCUSSION:
This application is in compliance with the Official Community Plan and the proposal is to
rezone the above stated properties from RS-1 (One Family Urban Residential zone) to RM-
2 (Medium Density Apartment zone), to permit the future construction of a four-storey
building with 22 apartments with an underground parkade. The amended bylaw must be
given Second Reading prior to proceeding to a Public Hearing. The developer and the
applicant have been informed of the error. Any possible delays caused by this error will
be minimized by Council passing this resolution. The amended bylaw will be scheduled
for the January 15th, 2013 Public Hearing with Third Reading likely to occur on January
22nd, 2013. The applicant’s desire to complete the approval process by late March for
the Spring 2013 construction season should still be possible. To do so, however, the
applicant will be required to: fulfill all of Council’s conditions; post the necessary
securities; register all legal documents and complete the form and character
Development Permit and Development Variance Permit.
CONCLUSION:
It is recommended that Council support the above noted recommendation.
“original signed by Rasika Acharya”
_______________________________________________
Rasika Acharya, B-Arch, M-Tech, UD, LEED® AP, MCIP, RPP
Planner
“original signed by Chuck Goddard”
_______________________________________________
Charles. R. Goddard, B. A, M. A.
Manager of Development & Environmental Services and Approving officer.
Appendix 1: Amended Maple Ridge Zone Amending Bylaw No. 6852-2011
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: November 19, 2012
and Members of Council FILE NO: 2011-097-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No.6852-2011
12025 203 Street and 20337 Dewdney Trunk Road
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties (Appendix A) located in west
Maple Ridge, at 20337 Dewdney Trunk Road and 12025 203 Street, from RS-1 (One Family Urban
Residential zone) to RM-2 (Medium Density Apartment zone), to permit a future construction of a
four-storey building with 22 apartments with an underground parkade. This application is in
compliance with the Official Community Plan. On November 8, 2011, Council granted First Reading
to this application.
RECOMMENDATIONS:
1.That Zone Amending Bylaw No. 6852-2011 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.Approval from the Ministry of Transportation and Infrastructure;
ii.Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of a security, as outlined in the Agreement;
iii.Road and lane dedication as required;
iv. Consolidation of the development site;
v.Registration of a consolidated Geotechnical Report as a Restrictive Covenant at the
Land Title Office which explicitly states (in accordance with Section 86(1)d of the
“Land Title Act”) that the land may be used safely for the use intended;
vi. Registration of a Restrictive Covenant at the Land Title Office protecting the Visitor
Parking
vii. Removal of the existing building;
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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 property owner will provide a Site Profile for the subject lands.
DISCUSSION:
a) Background Context:
Applicant: Andrea Scott, P J Lovick Architect Ltd.
Owner: Conecon Holdings Inc.
Legal Description: Lot: M, D.L.: 263, Plan: 18612; PID: 003-888-053 and
Lot: L, D.L.: 263, Plan: 18612; PID: 004-630-017
OCP:
Existing: Major Corridor Residential (Urban Residential)
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-2 (Medium Density Apartment)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Major Corridor Residential (Urban Residential)
South: Use: Commercial and Dewdney Trunk Road
Zone: CS-1 (Service Commercial)
Designation: Commercial
East: Use: Church and 203rd Street
Zone: P-4 (Church Institutional)
Designation: Institutional
West: Use: Single Family Residential
Zone: RS-1b (One Family Urban Residential-Medium Density)
Designation: Major Corridor Residential (Urban Residential)
Existing Use of Property: Vacant (corner lot) and single family house/rental use (western
property)
Proposed Use of Property: Multi-Family Residential Use (22 apartments)
Site Area: 1849.99 m2 (0.45 acre)
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Access: Dewdney Trunk Road
Servicing requirement: Full Urban Standard
Companion Applications: 2011-097-DP and DVP
b) Project Description:
The subject site (Appendix A) consisting of two legal lots, located on the north-western corner of
203rd Street and Dewdney Trunk Road is fairly flat and will need to be consolidated as a condition of
Final Reading of rezoning. A four storey wood frame apartment building is proposed with main
access from Dewdney Trunk Road, via a proposed 7.5 metre wide lane in the north-south direction
(Appendix C). The lane leads into the underground parkade in the north-west corner of the site. On
the east of the lane are six visitor parking stalls at grade, while all the 33 residential parking stalls
are proposed in the underground parkade. The common usable open space is distributed in the
south-east and north-east parts of the site. Pedestrian walkways to enhance street presence are
proposed connecting the building to the Dewdney Trunk Road and the corner of 203rd Street. An
indoor amenity room is also proposed in the north-west corner.
Proposed building materials include: Hardie panel vertical siding; cultured stone; vegetated wall;
metal canopies; double glazed windows; metal railing, fencing and gates. The south and east
facades being the most prominent, have been articulated with rock columns, 3 colours of Hardie
Panel and glazed surface to provide natural light into the building. To control the daylight entering
the suites, the south and east facades have exterior metal louvers, as well as, trellis on the top floor
and overhanging roofs and canopies. Vegetative wall features are proposed for the southern and
western elevations.
Sustainable features proposed for this building include the metal louvers and roof overhangs to
reduce internal heat gain, as well as, low e-glazing in all the windows, a low albedo light colored roof
to reduce heat islanding, low flow fixtures in the suites, as well as ample landscaping around the
building to also reduce storm water runoff into the municipal system.
The proposed landscaping (Appendix E) is complimentary to the building and the site, designed to
enhance the pedestrian experience. Main pedestrian walkway across the south side of the lot
connects the building with additional accesses to the individual ground floor units. The landscaping
includes a stone wall that wraps 3 sides of the site, with the North side having a concrete wall with a
metal fence.
c) Planning Analysis:
Official Community Plan:
The subject sites (Appendix A) are designated “Major Corridor Residential’ within the Urban
Residential Designation of the Official Community Plan. Dewdney Trunk Road and 203 Street are
both identified as major corridors in Figure 4 of the Official Community Plan. The objective of this
designation is to manage residential growth through infill and intensification in a manner that
respects neighbourhoods and the existing physical character of the surrounding areas.
- 4 -
The Major Corridor Residential designation is characterized by the following:
a) is not within the Town Centre Area or a neighbourhood with an Area Plan;
b) has frontage on an existing Major Road Corridor as identified on figure 4 of the Official
Community Plan or has frontage on a road built in whole or part to a collector, arterial,
TransLink Major road or Provincial Highway standard;
c) may be adjacent to Community Commercial Node or designated Commercial Centre.
This proposal complies with a) and b) above as it lies outside the Town Centre Area and outside a
neighbourhood with an Area Plan and has frontage on 203 Street which is identified as a Major
Road Corridor on figure 4 of the Official Community Plan.
The Major Corridor Residential designation supports a variety of ground oriented housing forms such
as single detached dwellings, garden suites, duplexes, triplexes, fourplexes, townhouses,
apartments or small lot intensive residential, subject to compliance with the Major Corridor Infill
policies.
The existing area north of the subject site is in transition, with current older single family houses
which are anticipated to redevelop to higher density forms in the future. This application is hence
dedicating a lane that is anticipated to project northward, along the western property boundaries to
serve all the northern properties, when they re-develop. The lane system will, once completed, allow
for traffic movement to and from these lands in a comprehensive, organized and safe manner.
Zoning Bylaw:
The proposed RM-2 zone (Medium Density Apartment) is intended for low low-rise apartment type of
housing form that is intended to be a 3 to 5 storey with central access to all the units and
underground parking. A maximum density of 1.8 times the net lot area is permitted. This zone
requires a minimum Usable Open Space of 20% of the net lot area and a Common Activity Area of
1 m2 per unit. The RM-2 zone (Medium Density Apartment), specifies a 7.5 metre setback from all
property boundaries. Maximum permitted height in this zone must not exceed 4 storeys and 15.0
metres. This proposal complies with most of these requirements except for some variances for the
building and underground parkade wall setbacks.
Proposed Variances to the RM-2 zone
Some setback variances for the building facade, from the new western property boundary (after lane
dedication) and from the eastern property boundary are required to support this design. In addition
to this minor setback variance for the retaining wall of the ramp leading to the underground
parkade, along the northern and western boundaries, are also being sought by the applicant.
The details of these variances will be discussed in a future Council report. A Development Variance
application has been received and is being reviewed.
- 5 -
Maple Ridge Off-Street Parking & Loading Bylaw #4350-1990:
The proposed RM-2 zone (Medium Density Apartment) requires 1.5 spaces per unit for residential
parking and 0.2 spaces per unit for visitors, requiring a total of 33 residential stalls and 5 visitor
stalls. The proposal complies with the bylaw and shows 33 stalls (including 10% small cars and one
handicapped stall) in the underground parkade. In addition to this, six visitor parking stalls (including
one small car stall) are proposed at grade, east of the proposed lane (Appendix C).
Development Permits:
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. This will be the subject of a future Council report.
Advisory Design Panel:
On October 9, 2012, this proposal was reviewed by the Advisory Design Panel. The panel was
generally in support of the proposed form, character and colours. The following resolution was
passed by the panel:
Consider adding windows in the bathrooms located on the west elevation, as well as the
green wall;
Consider increasing the depth of the entrance lobby larger;
Consider creating means of better natural lighting in Unit C and Unit C1;
Consider realigning the street trees so they align better with the onsite trees;
Consider relocating the children’s play area right up against the parking amenity and
relocating the bench to the other side of the amenity area;
Consider relocating the children’s play area to the north east corner of the site to
improve the access to the play area;
Consider extending a view hedge across the transformer;
Consider additional patio trees;
Consider continuing the taxis hedge around all unit frontages and edges of the unit
gardens;
Consider a screen along the north elevation around the children’s play;
Provide expansion of sidewalk width at the corner of Dewdney Trunk Road and 203
Street to avoid conflicts between pedestrians and curb let down;
Consider making the opening to the upper floor lobby larger
Review the stone work on the elevation
Review the exit stairs for the parkade
Review the pathway for the west exit (facing north)
Provide separation of the mechanical and electrical rooms
Consider additional trees along the lane frontage which may require shifting of the
stairwell and visitor parking to provide room for the additional lane trees
- 6 -
Consider pulling the handicapped ramp south from Unit D to provide separation between
this access and the units bedrooms
Consider eliminating the trellis vines on the 4th Floor and replace with a more detailed
architectural trellis
Provide details of the green wall including access for its maintenance
The project architect has completed the revisions to address all the resolution items stated above.
These have been forwarded to the panel for review. This will be discussed in a future Development
Permit report for Council consideration.
Development Information Meeting:
A Development Information Meeting was deemed necessary for this proposal as it sits on one of the
important intersections within the west Maple Ridge area. On Tuesday, November 06, 2012 the
applicant and his consultant team conducted a Development Information Meeting at the Maple
Ridge Alliance Church, 20399 Dewdney Trunk Road, from 6:00 to 8:00 pm. An opportunity was
given to neighbours or other interested residents to understand the proposal and voice their
concerns. This meeting was attended by 8 people from this neighbourhood, including the immediate
neighbours on the west and the highlights of this meeting are summarized below:
General consensus of the overall building design, modern look and aesthetics was positive;
There seemed to be positive support to the corner being re-developed and the existing house
being demolished and site cleaned to be replaced by an apartment building;
Positive anticipation was seen that the neighbourhood could potentially increase in value
with the northern properties in transition (future redevelopment);
A concern was expressed about the existing high traffic at the intersection of 203rd Street
and Dewdney Trunk Road, but the proposed new lane system was perceived positively in
helping to alleviate this concern;
The immediate neighbor on the west was interested in some sort of buffer (sand barrier)
between the proposed new lane and their property and raised a question about pedestrian
traffic in front of the building and the busy corner.
d) Interdepartmental Implications:
Engineering Department:
The Engineering Department reviewed the proposal and determined that all the required off-site
services do not exist. The deficient services required will need to be provided through a Rezoning
Servicing Agreement. The location and width of the proposed new lane was finalized based on
discussions with the Engineering Department staff.
Parks & Leisure Services Department:
The Parks & Leisure Services Department have identified that after the proposed development is
completed they will be responsible for maintaining the street trees. In the case of this project it is
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estimated that there will be 7 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 $175.00.
Fire Department:
The Fire Department has reviewed the proposal and the comments have been sent to the applicant,
to be included in the Building Permit drawings at a later date.
Building Department:
The 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.
e) School District Comments:
A referral was sent to the School District Office and there was no response received.
f) Intergovernmental Issues:
Ministry of Transportation & Infrastructure:
The subject site is within 800 metres of a controlled intersection of the Lougheed Highway, therefore
a referral was sent to the Ministry of Transportation & Infrastructure on September 17, 2012. On
October 04, 2012, a preliminary approval for one year, pursuant to Section 52(3) (a) of the
Transportation Act, from the Ministry of Transportation & Infrastructure was received.
g) Citizen/Customer Implications:
The affected parties/citizens have had an opportunity to attend the Development Information
Meeting on November 06, 2012. They will also get an opportunity to express any concerns at the
Public Hearing.
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CONCLUSION:
The development proposal is located at an important intersection in west Maple Ridge area and will
serve as a gateway to future development along 203rd Street. The 7.5 meter wide lane will serve as
a great traffic-reliever for 203rd Street and this proposal is anticipated to trigger development of this
lane to be further expanded as properties to the north re-develop. The proposal complies with the
Official Community Plan. It is recommended that Second Reading be given to Maple Ridge Zone
Amending Bylaw No. 6852-2011 and that application 2011-097-RZ be forwarded to Public Hearing.
"Original signed by Rasika Acharya"
_______________________________________________
Prepared by: Rasika Acharya, B-Arch, M-Tech, UD, LEED® AP, MCIP, RPP
Planner
"Original signed by Charles R. Goddard"
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP
Director of Planning
"Original signed by Frank Quinn"
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
"Original signed by J.L. (Jim) Rule"
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw 6852 - 2011
Appendix C – Proposed Site Plan & Underground parkade plan
Appendix D – Proposed Building Elevations
Appendix E – Proposed Landscape Plan and details
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Nov 15, 2012 2011-097-RZ BY: JV
20337 Dewdney Trunk Rd12025-203 St
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
P L A N NIN G D E P A RT M E N T20325121112028420319120252032120337120652037020318121052030612092
12110
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Subject Properties
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Scale: 1:1,000
APPENDIX A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6852-2011
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 - 1985 as amended.
___________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as
amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in
open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6852-2011."
2. That/Those parcel (s) or tract (s) of land and premises known and described as:
Lot “M” Except Firstly: Part Road on Plan 71641; Secondly: Part Road on Plan
80491; District Lot 263 Group 1 New Westminster District Plan 18612
Lot “L” District Lot 263 Group 1 New Westminster District Plan 18612
and outlined in heavy black line on Map No. 1538 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RM-2 (Medium Density
Apartment).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 8th day of November, A.D. 2011.
READ a second time the 27th day of November, A.D. 2012.
SECOND READING WAS RESCINDED the 11th day of December, A.D. 2012.
RE-READ a second time the 11th day of December, A.D. 2012.
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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´SCALE 1:2,000
MAPLE RIDGE ZONE AMENDING
Bylaw No.Map No. From:
To:
6852-20111538RS-1 (One Family Urban Residential)
RM-2 (Medium Density Apartment Residential)