The URL can be used to link to this page

Home My WebLink About2013-07-16 Public Hearing Meeting Agenda and Reports.pdfDistrict of Maple Ridge PUBLIC HEARING July 16, 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, July 16, 2013 to consider the following bylaws: 1a) 2012-054-RZ MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7001-2013 LEGAL: Lot 3, Section 33, Township 12, New Westminster District, Plan 20132 LOCATION: 23274 Silver Valley Road PURPOSE: To Amend Figures 2 and 3A as shown on Map No. 853 to Low/ Medium Density Residential , Low Density Residential Open Space and Conservation AND: PURPOSE: To Amend Figure 4 as shown on Map No. 854 to Add Conservation and Trail Map No. 853 Map No. 854 1b) 2012-054-RZ MAPLE RIDGE ZONE AMENDING BYLAW NO. 6936-2012 LEGAL: Lot 3, Section 33, Township 12, New Westminster District, Plan 20132 LOCATION: 23274 Silver Valley Road FROM: RS-3 (One Family Rural Residential) TO: RS-1b (One Family Urban (Medium Density) Residential) and RS-1 (One Family Urban Residential) PURPOSE: To permit future subdivision into 6 lots. AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaws and copies of the staff report 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 July 5, 2013 to July 16, 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., July 16, 2013. All written submissions and e-mails will become part of the public record. Dated this 5th day of July, 2013. Ceri Marlo Manager of Legislative Services DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2012-054-RZ File Manager: Amelia Bowden Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED 1.A completed Application Form (Schedule “A” – Development Procedures Bylaw No. 5879-1999) 2.An application fee, payable to the District of Maple Ridge, in accordance with Development Application Fee Bylaw no. 5949-2001. 3.A Certificate of Title and Consent Form if the applicant is different from the owner shown on the Certificate of Title. 4. A legal survey of the property(ies) 5. Subdivision plan layout 6. Neighbourhood context plan 7. Lot grading plan 8. Landscape plan*+ 9.Preliminary architectural plans including site plan, building elevations, accessory off-street parking and general bylaw compliance reconciliation*+. *These items may not be required for single-family residential applications + These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01 Additional reports provided: Geotechnical Report Arborist Report Environmental Assessment 1. District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: June 17, 2013 and Members of Council FILE NO: 2012-054-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No. 7001-2013 and Second Reading Maple Ridge Zone Amending Bylaw No.6936-2012 23274 Silver Valley Road EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential) and RS-1 (One Family Urban Residential) to permit a future subdivision of six lots. This application requires an amendment to the Official Community Plan to re-designate the land use to Low/Medium Density Residential and Low Density Residential, to shift the Conservation boundary, and to relocate the Open Space area. This application received first reading for Maple Ridge Zone Amending Bylaw No. 6936-2012 on June 26, 2012. RECOMMENDATIONS: 1.That Maple Ridge Official Community Plan Amending Bylaw No. 7001-2013 be given first and second readings and be forwarded to Public Hearing; 2.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. 7001-2013 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 bylaw; 3.That Maple Ridge Official Community Plan Amending Bylaw No. 7001-2013 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 4.That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 7001- 2013 is consistent with the Capital Expenditure Plan and Waste Management Plan; 5.That Maple Ridge Zone Amending Bylaw No. 6936-2012 be given second reading and be forwarded to Public Hearing; and, - 2 - 6. That the following terms and conditions be met prior to final reading: i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant at the Land Title Office and receipt of the deposit of a security, as outlined in the Agreement; ii. Amendments to Part VI, Figure 2 (Land Use Plan), 3A (Blaney Hamlet) and Figure 4 (Trails / Open Space) of the Silver Valley Area Plan of the Official Community Plan; iii. Road dedication as required; iv. Park dedication as required, including construction of walkways and equestrian trail; v. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office which addresses the suitability of the site for the proposed development; vi. Registration of a Statutory Right-of-Way plan and agreement at the Land Title Office for utilities; vii. Removal of the existing building; and 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. DISCUSSION: a) Background Context: Applicant: Damax Consultants Ltd. Owner: 0752504 B C Ltd. Legal Description: Lot 3, Section 33, Township 12, NWD Plan 20132 OCP: Existing: Medium Density Residential, Low/Medium Density Residential, Low Density Residential, Open Space and Conservation. Proposed: Low/Medium Density Residential, Low Density Residential, Open Space and Conservation Zoning: Existing: RS-3 (One Family Rural Residential) Proposed: RS-1b (One Family Urban (Medium Density) Residential), RS-1 (One Family Urban Residential) - 3 - Surrounding Uses: North: Use: Single Family Residential, Pedestrian Walkway Zone: RS-1b (One Family Urban (Medium Density) Residential), RS-1 (One Family Urban Residential) RS-3 (One Family Rural Residential) Designation: Low/Medium Density Residential, Low Density Residential and Conservation South: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Medium Density Residential, Low Density Residential and Conservation East: Use: Conservation (North Alouette River) Zone: RS-3 (One Family Rural Residential) Designation: Conservation West: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Medium Density Residential and Low/Medium Density Residential Existing Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential Site Area: 0.936 HA. (2.3 acres) Access: Silver Valley Road and Blaney Road Servicing requirement: Full Urban Standard b) Project Description: The subject development involves rezoning and subdivision of the site to allow for six single family lots. Three lots will front onto and will be accessed via Silver Valley Road. The remaining three lots will be accessed via an extension of Blaney Road, currently accessed via a temporary access road in statutory right-of-way over two existing single family lots. Once Blaney Road permanently connects with Silver Valley Road or 232 Street, the statutory right-of-way located on two single family lots to provide temporary access to Blaney Road will be eliminated, allowing homes to be constructed. This is anticipated to take place once lands further south develop. The eastern third of the subject site is characterized by steep slopes and the North Alouette River. This portion of land will be dedicated for conservation purposes through the rezoning process. Larger RS-1 (One Family Urban Residential) lots will back on to the conservation area and transition to smaller RS-1b (One Family Urban (Medium Density) Residential) lots further to the west. An equestrian trail is proposed in the conservation area that will connect with existing trails to the north. - 4 - c) Planning Analysis: Official Community Plan: The development site is within the Blaney Hamlet of the Silver Valley Area Plan which forms part of the Official Community Plan. The subject property has multiple land-use designations: Conservation, Low Density Urban, Low/Medium Density Residential, Medium Density Residential and Open Space. The applicant has requested an OCP amendment to the existing land use designations. The details of the amendments are: an increase to the conservation land on the eastern portion of the site to align with the developable land boundary; a change from Low Density Urban, Low/Medium Density Residential and Medium Density Residential to Low/Medium Density Residential and Low Density Residential to allow for the future subdivision of five RS-1b (One Family Urban (Medium Density) Residential) lots and one RS-1 (One Family Urban Residential) lot; a shifting of the Conservation boundary to align with the developable area boundary, and a relocation of the Open Space designation further west to add to the pedestrian connection between Silver Valley Road and Blaney Road. An amendment to Figure 4 (Trails/Open Space) is also required to reflect the proposed equestrian trail location and additional Conservation area. Zoning Bylaw: The applicant proposes to rezone the subject site to RS-1b (One Family Urban (Medium Density) Residential) and RS-1 (One Family Urban Residential) to allow for future subdivision into six lots. The proposed lots meet the minimum lot requirements, however a height and front yard setback relaxation has been requested by the applicant. Proposed Variances: The applicant has requested a relaxation on the height of the proposed RS-1 (One Family Urban Residential) zoned lots from 9.5 to 11 metres; and for a relaxation on the front yard setback for the RS-1 (One Family Urban Residential) zoned lots from 7.5 to 6 metres. The purpose of the requested variances is to bring the front yard siting and building height for the two zones in line with one another. The maximum height in the RS-1 (One Family Urban Residential) zone is 11 metres, and the front yard setback for the RS-1b (One Family Urban (Medium Density) Residential) is 6 metres, therefore applicable variances for these lots has not been requested. The requested variances will be the subject of a future report to Council. Development Permits: A Watercourse Protection and Natural Features Development Permit is required for the preservation, protection, restoration and enhancement of the natural environment of the North Alouette River and the steep slopes on the site. The details are discussed in the Environmental Implications section below. 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. d) Environmental Implications: The applicant has submitted an Arborist report prepared by Michael J. Mills Consulting, a Geotechnical report prepared by Braun Geotechnical Ltd and an Environmental Assessment report - 5 - prepared by AquaTerra Environmental Ltd in support of the Watercourse Protection and Natural Features Development Permit. The North Alouette River is located within a ravine with a width greater than 60 metres. As a result, the riparian setback requirement is 10 metres. The Geotechnical Engineer has determined a Geotechnical Setback Line of 15 metres from the ravine top of bank. The greater amount of 15 metres has been used to determine the rear property line to ensure that the lots are geotechnically stable and not environmentally sensitive. Michael J. Mills Consulting has concluded that some tree retention along the pedestrian walkway and in some of the rear yards will be feasible. e) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposed development and has advised that not all required services exist. Therefore, a Rezoning Servicing Agreement will be required prior to final reading. Parks & Leisure Services Department: An equestrian trail will be provided within the conservation land to connect with existing trail north of the development site. The cost of construction will be included in the Rezoning Servicing Agreement. 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 six trees which is based on one tree per lot. The final subdivision design will provide exact numbers. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $150.00. f) School District Comments: The application was referred to the School District but no comments have been received to date. 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 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. - 6 - CONCLUSION: It is recommended that first and second reading be given to Maple Ridge Official Community Plan Amending Bylaw No. 7001-2013, that second reading be given to Maple Ridge Zone Amending Bylaw No. 6936-2012 and that application 2012-054-RZ be forwarded to Public Hearing. "Original signed by Amelia Bowden" _______________________________________________ Prepared by: Amelia Bowden 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 – Maple Ridge Official Community Plan Amending Bylaw No. 7001- 2013 Appendix C – Maple Ridge Zone Amending Bylaw No. 6936-2012 Appendix D – Subdivision Plan City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: May 8, 2012 FILE: 2012-054-RZ BY: PC 23274 SILVER VALLEY ROAD CORPORATION OFTHE DISTRICT OFMAPLE RIDGE PLANNING DEPARTMENT 13660 13805 13772 13782 2326213860 13802 13751 13812 13828 13776 13796 13673/91 13880 13702 13792 13757 13811 13825 13841 13802 13762 13616 13831 232502327413765 13762 13772 13887 13782 13738 13857 13782 13848 13856 13771 13762 13862 13773 13793 13750 13795 13653 13855 13822 13842 13763 13868 13852 13752 13781 13795 13753 13783 ROAD 232 ST.232 ST.BLANEY RDSILVER VALLEY RDSILVER VALLEY RD 232A ST.ABCP 466581 1 7 15BCP 46698RP 10274 P 20132 2 11 S PART 9 8 16 8 N 200' 9 14 12 PARK 3 Rem Pcl B53 4 5 Rem 1 6 BCP 46658 19 5 6 2 2 BCP 42823 BCP 46658 4 P 240913 11 PARK 3 10 17 22 P 20132 3 3 2 13 12 14 7 5 21 4 9 10 PARK *PP162 15 BCP 46698 BCP 428734 BCP 42873EP 4248 BCS 3588 3 2 1 1 9 1 18 20 P 20132 8 P 2409 P 13776 !(!( !( !( !( SUBJECT PROPERTY ´ SCALE 1:2,500 CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7001-2013 A Bylaw to amend the Official Community Plan _______________________________________ 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 Section 10.3 Part VI Silver Valley Area Plan Figures 2, 3A and 4 of 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. 7001-2013." 2.Figures 2 and 3A are hereby amended for those parcels or tracts of land and premises known and described as: Lot 3 Section 33 Township 12 New Westminster District Plan 20132 and outlined in heavy black line on Map No. 853, a copy of which is attached hereto and forms part of this Bylaw, is hereby redesignated as shown. 3.Figure 4 is hereby amended for those parcels or tracts of land and premises known and described as: Lot 3 Section 33 Township 12 New Westminster District Plan 20132 and shown in heavy black line on Map No. 854, a copy of which is attached hereto and forms part of this Bylaw, to add to Horse Trail and Conservation. READ A FIRST TIME the 25th day of June, 2013. READ A SECOND TIME the 25th day of June, 2013. PUBLIC HEARING HELD the day of , 2013. READ A THIRD TIME the day of , 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , 20 . ______________________________ ______________________________ PRESIDING MEMBER CORPORATE OFFICER 13842 13825 13762 13869 13868 13793 13771 13831 13752 13762 13792 13871 13757 13795 1381113805 13855 13751 13862 13765 13781 13772 13782 13763 13859 232502327413866 13870 13773 13660 13802 13868 1385723302 13796 13822 2331013783 13750 13762 13782 13863 13841 13802 13812 13828 13782 13772 13867 2326213861 13753 13776 S PART 9 10 N 200' 9 19 22 20 2 7 P 240912 BCP 42823 RP 10274 7EPP 253239 20 12 P 20132 19 17 15 14 BCS 3588 2 15 16 13 14 6BCP 428734 6 *PP162 8 EPP 25323 P 20132 8 10 3 1 P 20132 13 11 18 1 P 2409 EP 4248 12 7 6 3 2 Rem Pcl B3 8 2 17 5 9 13 PARKBCP 46698Rem 1 4 14 8 15 21 16 5 18 4 3 BCP 4287311EPP 26594BCP 33246 BCP 41108BCP 42829BCP 33247BCP 46699EPP 25570BCP 33248 BCP 33246BCP 33245BCP 42875EPP 25732BCP 42874BCP 42876BCP 42874 232A STSILVER VALLEY RDBLANEY RD´SCALE 1:2,500 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:To Amend Figures 2 and 3A as shown below 7001-2013853 Low/Medium Density ResidentialLow Density Residential Open SpaceConservation 13842 13825 13762 13869 13868 13793 13771 13831 13752 13762 13792 13871 137 5 7 13795 1381113805 13855 13 7 5 1 13862 13765 13781 13772 13782 13763 13859 232502327413866 13870 13773 13660 13802 13868 1385723302 13796 13822 2331013783 13750 13762 13782 13863 13841 13802 13812 13828 13782 13772 13867 2326213861 13753 13776 S PART 9 10 N 200' 9 19 22 20 2 7 P 240912 BCP 42823 RP 10274 7EPP 253239 20 12 P 20132 19 17 15 14 BCS 3588 2 15 16 13 14 6BCP 428734 6 *PP162 8 EPP 25323 P 20132 8 10 3 1 P 20132 13 11 18 1 P 2409 EP 4248 12 7 6 3 2 Rem Pcl B3 8 2 17 5 9 13 PARKBCP 46698Rem 1 4 14 8 15 21 16 5 18 4 3 BCP 4287311EPP 26594BCP 33246 BCP 41108BCP 42829BCP 33247BCP 46699EPP 25570BCP 33248 BCP 33246BCP 33245BCP 42875EPP 25732BCP 42 8 7 4BCP 42876BCP 42874 232A STSILVER VALLEY RDBLANEY RD´SCALE 1:2,500 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:To Amend Figure 4 as shown below 7001-2013854 Add Conservation Add Trail CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6936-2012 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. 6936-2012." 2.That parcel or tract of land and premises known and described as: Lot 3 Section 33 Township 12 New Westminster District Plan 20132 and outlined in heavy black line on Map No. 1573 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS-1b (One Family Urban (Medium Density) Residential) and RS-1 (One Family Urban 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 26th day of June, A.D. 2012. READ a second time the 25th day of June, A.D. 2013. 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