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Home My WebLink About2013-06-18 Public Hearing Meeting Agenda and Reports.pdf District of Maple Ridge PUBLIC HEARING June 18, 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, June 18, 2013 to consider the following bylaw: 1) 2012-077-RZ MAPLE RIDGE ZONE AMENDING BYLAW NO. 6941-2012 LEGAL: Lot B, District Lot 278, Group 1, New Westminster District, Plan 76445 LOCATION: 11935 - 207 Street FROM: CD-3-87 (Service Commercial, Bank or Credit Union) and CS-1 (Service Commercial) TO: C-2 (Community Commercial) PURPOSE: To accommodate a new Langley Farm Market. 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 June 7, 2013 to June 18, 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., June 18, 2013. All written submissions and e-mails will become part of the public record. Dated this 7th day of June, 2013. Ceri Marlo Manager of Legislative Services DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2012-077-RZ File Manager: Siobhan Murphy 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: District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 28, 2013 and Members of Council FILE NO: 2012-077-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Maple Ridge Zone Amending Bylaw No.6941-2012 11935 207 Street EXECUTIVE SUMMARY: An application has been received to rezone the subject property from CD-3-87 (Service Commercial, Bank or Credit Union) and CS-1 (Service Commercial), to C-2 (Community Commercial), to accommodate a new Langley Farm Market. The applicant intends to demolish an existing older building and construct a 993m2 commercial building to accommodate the proposed use. This application is in compliance with the Official Community Plan. The application was granted First Reading on August 28, 2012. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 6941-2012 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 Restrictive Covenant at the Land Title Office for on-lot stormwater management; ii. Removal of the existing building; iii. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations. DISCUSSION: a) Background Context: Applicant: Matthew Cheng MAIBC, Matthew Cheng Architect Inc. Owner: 0934194 BC Ltd. Legal Description: Lot B, D.L. 278 Gp.1, Plan 76445 NWD - 2 - OCP: Existing: Commercial Proposed: Commercial Zoning: Existing: CD-3-87 (Service Commercial, Bank or Credit Union), 87% and CS-1 (Service Commercial) 13% Proposed: C-2 (Community Commercial) Surrounding Uses: North: Use: Commercial Zone: CS-1 (Service Commercial) Designation Commercial South: Use: Commercial Zone: C-2 (Community Commercial) Designation: Commercial East: Use: Commercial Zone: C-2 (Community Commercial) Designation: Commercial West: Use: Commercial Zone: CS-1 (Service Commercial) Designation: Commercial Existing Use of Property: Commercial Proposed Use of Property: Commercial Site Area: 0.269 hectares (0.664 acres) Access: 207 Street & 119 Avenue Servicing requirement: Urban Standard The subject property is 0.269 hectares (0.664 acres) in size and is located on the northwest corner of 207 Street and 119 Avenue in the area known as West Maple Ridge. Presently there is an existing, single storey, commercial building and surrounding parking lot area which was constructed in the late 1980’s to accommodate a credit union and later a cabaret. The existing building was built to a service commercial standard, which was seen to be the prominent zone for the neighbourhood at that time, with the building more in the middle of the site and the parking areas adjacent to 207 Street and 119 Avenue. The existing building will be demolished to allow for the construction of a new building. The proposed building is a one story structure, with a series of glazed overhead doors on the south, east and west sides of the building. These overhead doors will allow for seasonal display of produce below an overhead canopy along the public sidewalk. Materials used are horizontal lap siding and vertical board-and-batten cladding of fibre-cement board in warm colours. These materials and the timber of the canopies will be used with materials that complement the character of the neighbouring buildings. Additional materials are coloured corrugated metal panels with reveal channels; a concrete block fire-wall in a combination smooth faced and split faced blocks; and polished concrete wall bases. - 3 - The proposed development is a one-story building with a significantly larger footprint than what is currently in the centre of the property and set back from 119 Avenue. The proposed new building will be situated on the corner of 119 Avenue and 207 Street, enhancing the pedestrian street front environment with an off-street parking area behind (west) the building. The off-street parking, loading and garbage areas are accessed through one of two vehicle entries on 119 Avenue. There is pedestrian access from both 119 Avenue and 207 Street; the main entrance is situated at the southeast corner of the building. b) Planning Analysis: Official Community Plan: The property is designated Commercial on Schedule B of the Official Community Plan and included in the Commercial Development Permit Area. No Official Community Plan amendment is required. The proposed development must conform to the Official Community Plan’s Commercial Development Permit guidelines that apply to this type and scale of project. Zoning Bylaw: The current application proposes to rezone the property located at 11935 207 Street from CD-3-87 (Service Commercial, Bank or Credit Union) and CS-1 (Service Commercial) to C-2 (Community Commercial) to permit the construction of a neighbourhood grocery store. The building design appears to conform to the provision of the C-2 Community Commercial zone and thus no Development Variance Permit application is required. Development Permits: Pursuant to Section 8.5 of the Official Community Plan, a Commercial Development Permit application is required to address the current proposal’s compatibility with adjacent development, and to enhance the unique character of the community. Advisory Design Panel: The Advisory Design Panel reviewed the form and character of the proposed commercial development and the landscaping plans at a meeting held February 12, 2013. Following presentations by the project Architect and Landscape Architect, the Advisory Design Panel made the following resolution: That the following concerns be addressed, and that digital versions of revised drawings and a memo be submitted to Planning staff:  Confirm that the canopy is extended along 207th Street;  Provide a five foot barrier-free access from handicap parking to the rear door;  Consider connecting the garbage enclosure to the building and provide a man door;  Consider treatment of the exposed north elevation; - 4 -  Provide details of the grade change between the new slab elevation, the existing trees, and the sidewalk along 207th Street;  Consider traffic calming devises in the parking lot especially in the pedestrian/traffic common area near the rear entry door;  Consider providing pedestrian access from the rear entry door to the city sidewalk;  Consider providing landscaping in traffic islands in the parking area;  Consider providing hedge species by the fence along the west and north property lines;  Consider retaining the existing conifers in the southwest corners (singular) of the site;  Consider a(remove) consistent street tree species along 207th Street;  Consider adding street trees along the 119th Avenue parking lot lawn area;  Consider providing tree protection drawings;  Provide more information on the tree retention plan including species, size and protection of existing trees to be retained;  Provide quantities for all proposed plant material; and  Provide an arborist report. The applicant has addressed the Advisory Design Panel resolution and revised drawings have been submitted to Planning staff for comment. The building’s form and character will be the subject of a future Commercial Development Permit report to Council. Staff is pleased with the resulting design and considers it an enhancement to the area. c) Traffic Impact: The site location is within the Ministry of Transportation and Infrastructure’s referral area. Based on proximity to both Lougheed Highway and Dewdney Trunk Road, a referral was sent to the Ministry of Transportation and Infrastructure. The Ministry determined a Traffic Impact Assessment is not required because the estimated traffic likely generated from the use is less than 100 vehicles per hour. The Ministry gave a Preliminary Letter of Approval for the rezoning in a letter dated January 14, 2013. This letter is valid for one year. d) Interdepartmental Implications: Engineering Department: Engineering has proposed a narrowing of 207th Street between Dewdney Trunk Road and Lougheed Highway. This will require the applicant to widen the sidewalk and provide two sidewalk bulges, one at the 119 Avenue /207 intersection and one north of the northern lot line. This will provide several additional on-street parking spaces for the commercial building. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that it will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be an additional 8 trees. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $200.00. - 5 - CONCLUSION: This application is in compliance with the Official Community Plan. Staff is pleased with the resulting design and considers it an enhancement to the area. It is recommended that second reading be given to Maple Ridge Zone Amending Bylaw No. 6941-2012, and that application 2012- 077-RZ be forwarded to Public Hearing. “Original signed by Siobhan Murphy” _______________________________________________ Prepared by: Siobhan Murphy, MA, MCIP, RPP Planning Technician "Original signed by Christine Carter" _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP 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 Appendix C – Site Plan Appendix D – Building Elevation Plans Appendix E – Landscape Plans City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: May 23, 2013 FILE: 2012-077-RZ BY: PC 11935 207 STREET CORPORATION OFTHE DISTRICT OFMAPLE RIDGE PLANNING DEPARTMENT SUBJECT PROPERTY ´ Scale: 1:2,000 CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6941-2012 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. 6941-2012 2. That parcel or tract of land and premises known and described as: Lot B, Distict Lot 278, Group 1, Plan 76445, New Westminster District and outlined in heavy black line on Map No. 1575 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to C-2 (Community Commercial). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 28th day of August, A.D. 2012. READ a second time the 28th day of May, A.D. 2013. 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 205802059612013 20631206452 0 6 7 7 12045 12010 12030 1193520690 11910/50/98 20736207792079912015 12025 12010 11955 11973 11842 2074912040 206102061120644206902 0 6 6 8 20676 11836 20719207262073312020 2080312025 12030 12058 206382072212025 2075720767/69205772058320592206172062912029 12041 12004 12016 2066020758208002062512033 12037 2069112024 20685206642067220569 12019 12020 20691207182076812037207 A ST.119 AVE. 120 A AVE. 119 AVE. DEWDNEY TRUNK ROAD OWEN ST.119 AVE. LOUGHEED HIGHWAY206 ST.207 ST.207 ST.DEWDNEY TRUNK ROAD DEWDNEY TRUNK ROAD LMP 20045Rem 41 Rem 1 P 76445 A 1 8 3 P 76445 300P 66429 P 69066 1 6 2 P 7297836 15 P 78869P 359231 Rem 26 6 P 70271 7 P 8735P 10414 P 17371 2 1 1 803 32 P 729783 5 11 LMS 43117 1 P 9801 P 10201 1 Rem 29 P 75414 "A" 1BCP 34169 P 75912 1 5 P 56403 Rem P 54395 Rem 13 12 7 P 75414 49 (LEASE PLAN) 30 P 29781 (P 87086) 4 4 P 37898P 732901 P 8735 (P 8735) 16 A P 54395 46 1 2 P 84192P 30456 1 2 8 9 48 2 BCS 1311 NWS 2523 P 24517NWS 2959 LMP 1703 P 87086 P 25311 33 1 10 6 18 P 8735 47 11 RP 8184 P 578192 31 P 30954 9 7 B "A" Rem 45 P 54395 35 Rem 1 10 RP 13792 RW 49940RW 78433 EP 54361EP 73132LMP 6890 EP 88221EP 72979 LMP 3274LMP 5719 RW 67461 RW 83644 EP 73292EP 76039EP 72979EP 73292BCP 21213 (lease) EP 73291RW 83136 RW 75415 BCP44492 RW 56524 LP 65229 RW 76697RW 79675 EP 74773LP 65855 RW 83644 RW 79412 RW 43436 RW 56524 LP 60327 RW 83216 RW 56142 EP 73292LOUGHEED HWY. ´SCALE 1:2,500 MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: To: CS-1 (Service Commercial)CD-3-87 (Service Commercial, Bank or Credit Union)C-2 (Community Commercial) 6941-20121575 242322212019181732161514353637NEW TREESEXISTINGCITY BUSBENCH(NO SHELTER)EXISTING TREESNEWTREESNEW TREESEXISTING TREEEXISTINGTRAFFIC LIGHTCONTROL KIOSKRELOCATED MUNICIPALLIGHT STANDARDEXISTINGMUNICIPALLIGHTSTANDARDSEASONAL OUTDOOR DISPLAY AREAVEHICLE ENTRYVEHICLE ENTRYPARKINGAREALOADINGRAMPPEDESTRIAN ZONEPAINTED ON PAVINGHEDGE TREESNEW WOODSCREENINGFENCENEW HYDROTRANSFORMERSTEPDOWNSTEPUPADADADAD ADADADADTDCBCBTDTel: (604) 731-3012 / Fax: (604) 731-3908Cel: (604) 649-0669 / Email: matthew@mcai.caUnit 202 - 670 EVANS AVENUEVANCOUVER, BC V6A 2K9STEPDOWNADADADADSEASONAL OUTDOOR DISPLAY AREASLOPE DOWN 21.5' @ 10%SLOPE DOWN8.5' @ 8.3%SLOPE DOWN10' @ 5%NEW TREENEW TREESNEW TREESLOPE DO W N 1 5.5' @ 5 %NEW CURB PERMAPLE RIDGEENGINEERINGDEPARTMENT(REFER TOCIVIL) Tel: (604) 731-3012 / Fax: (604) 731-3908Cel: (604) 649-0669 / Email: matthew@mcai.caUnit 202 - 670 EVANS AVENUEVANCOUVER, BC V6A 2K9NEIGHBOURINGBUILDING11995 - 207 StreetFor fresh and quality foodsFor fresh and quality foodsFIBRE-CEMENTLAP SIDINGVENEER STONECLADDINGGLASS SPANDREL PANELSOVERFLOWSCUPPERSTEEL REVEALCHANNELGALVANIZEDCORRUGATEDSTEEL PANELSTIMBER CANOPYW/ALUMINUM CLADDINGTIMBER CANOPYSUPPORTFIBRE-CEMENTTRIMFIBRE-CEMENTTRIMFIBRE-CEMENTLAP SIDINGGALVANIZED CORRUGATEDSTEEL PANELSTIMBER CANOPYW/ALUMINUM CLADDINGTIMBER CANOPYSUPPORTFIBRE-CEMENTTRIMFIBRE-CEMENTTRIMWOOD SIGNAGESECURED TOCANOPYCONCRETE PERIMETER CURBCONCRETE PERIMETER CURBVENEER STONECLADDINGGLASSSPANDREL PANELSFIBRE-CEMENTLAP SIDINGGALVANIZED CORRUGATEDSTEEL PANELSTIMBER CANOPYW/ALUMINUM CLADDINGTIMBER CANOPYSUPPORTFIBRE-CEMENTTRIMWOOD SIGNAGESECURED TOCANOPYCONCRETE PERIMETER CURBSTEEL REVEALCHANNELSTEEL REVEALCHANNELSURFACE MOUNTEDWOOD SIGNALUMINUM VERTICALCLOSURE FLASHINGBETWEEN BUILDINGS Tel: (604) 731-3012 / Fax: (604) 731-3908Cel: (604) 649-0669 / Email: matthew@mcai.caUnit 202 - 670 EVANS AVENUEVANCOUVER, BC V6A 2K9SPLIT-FACEDCONCRETE BLOCKSMOOTH-FACEDCONCRETE BLOCKSTEEL GATE WITHWOOD CLADDINGOUTLINE OF NEIGHBOURING BUILDINGSPLIT-FACEDCONCRETEBLOCKSMOOTH-FACEDCONCRETE BLOCKSTEEL GATE WITHWOOD CLADDINGFIBRE-CEMENTLAP SIDINGGALVANIZED CORRUGATEDSTEEL PANELSTIMBER CANOPYFIBRE-CEMENTTRIMCONCRETE PERIMETER CURBSTEEL REVEALCHANNELFIBRE-CEMENTTRIMSMOOTH-FACEDCONCRETE BLOCKFIBRE-CEMENTLAP SIDINGSMOOTH-FACEDCONCRETE BLOCK WITHSTUC-O-FLEX ELSTOMERICACRYLIC MEMBRANE FINISHALUMINUM VERTICALCLOSURE FLASHINGBETWEEN BUILDINGSHORIZONTAL ALUMINUMCLOSURE FLASHINGBETWEEN BUILDINGS APPENDIX E