HomeMy WebLinkAbout2013-08-27 Public Hearing Meeting Agenda and Reports.pdfDistrict of Maple Ridge
PUBLIC
HEARING
August 27, 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 6:00 p.m., Tuesday, August 27,
2013 to consider the following bylaws:
1)2012-033-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6912-2012
LEGAL: Lot 46, Section 22, Township 12, New Westminster District,
Plan 43885
LOCATION: 24189 - 124 Avenue
FROM: RS-3 (One Family Rural Residential)
TO: RS-2 (One Family Suburban Residential)
PURPOSE: To permit future subdivision into two lots.
2a) 2011-084-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6853-2011
LEGAL: Lots C & D, both of: District Lot 404, Group 1, New Westminster District,
Plan 19825
LOCATION: 11133 & 11185 - 240th Street
FROM: RS-3 (One Family Rural Residential)
TO: RST (Street Townhouse Residential) , R-1 (Residential District)
C-1 (Neighborhood Commercial) and R-2 (Urban Residential District)
PURPOSE: To permit the future development of 24 street townhouses, a duplex, 38
single family lots and a mixed use commercial/residential development.
2b) 2011-084-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6947-2012
LEGAL: Lots C & D, both of: District Lot 404, Group 1, New Westminster District,
Plan 19825
LOCATION: 11133 & 11185 - 240th Street
PURPOSE: PART 7, COMMERCIAL ZONES, SECTION 701, NEIGHBOURHHOOD
COMMERCIAL: C-1, SUBSECTION 1, PERMITTED PRINCIPAL USES, (e)
apartment uses is amended adding the following legal description in the
correct sequence:
Lot “C” District Lot 404 Group 1 New Westminster District Plan 19825
PART 7, COMMERCIAL ZONES, SECTION 701, NEIGHBOURHHOOD
COMMERCIAL: C-1 SUBSECTION 8. OTHER REGULATIONS, (b), is amended
by adding the following in the correct sequence:
The gross floor area of all permitted Principal Uses shall not in the
aggregate exceed 481.1 m2 on the first floor and the gross floor area of
Apartment Uses on the second floor shall not exceed 221.38 m2 on Lot
“C” District Lot 404 Group 1 New Westminster District Plan 19825
PART 7, COMMERCIAL ZONES, SECTION 701, NEIGHBOURHHOOD
COMMERCIAL: C-1 SUBSECTION 8. OTHER REGULATIONS, (f), is amended
by adding the following legal description in the correct sequence:
Lot “C” District Lot 404 Group 1 New Westminster District Plan 19825
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 August 16, 2013 to August 27, 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 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., August 27,
2013. All written submissions and e-mails will become part of the public record.
Dated this 16th day of August, 2013.
Ceri Marlo
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2012-033-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:
Agricultural & Groundwater Impact Assessment
Tree Survey
1.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: July 8, 2013
and Members of Council FILE NO: 2012-033-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Maple Ridge Zone Amending Bylaw No.6912-2012
24189 124 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to RS-2 (One Family Suburban Residential), to permit future subdivision into two lots.
The proposed RS-2 (One Family Suburban Residential) zoning complies with the Official Community
Plan. This application was given first reading on May 22, 2012.
RECOMMENDATIONS:
1.That Zone Amending Bylaw No. 6912-2012 be given second reading and be forwarded to
Public Hearing. and
2.That the following term and condition be met prior to final reading:
i.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: Dan tenBrink
Owner: Simone Hacquebard
Legal Description: Lot: 46, Section: 22, Township: 12, Plan: 43885
OCP:
Existing: Estate Suburban Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-2 (One Family Suburban Residential)
- 2 -
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Agricultural
East: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
West: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Estate Suburban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.810 HA. (2 acres)
Access: 124 Avenue
Servicing requirement: Rural
Companion Applications: 2012-033-SD and 2012-033-VP
b) Project Description:
The site is located in the Academy Park neighbourhood. Currently, there is a single family dwelling
located on the site. The site is relatively flat and predominantly forested with the exception of the
existing dwelling and driveway location. Land in the Agricultural Land Reserve (ALR) is adjacent to
the site on the south side of 124 Avenue.
The applicant proposes to rezone the subject properties from RS-3 (One Family Rural Residential) to
RS-2 (One Family Suburban Residential), in support of a future subdivision into two single family lots
no smaller than 0.4 hectares (1 acre) each.
c) Planning Analysis:
Official Community Plan:
The proposed rezoning to RS-2 (One Family Suburban Residential) is in accordance with the subject
property’s designation as Estate Suburban Residential in the Official Community Plan (OCP). The
portion of 124 Avenue adjacent to the subject site is identified as part of an existing multi-use trail in
the OCP’s Long Term Multipurpose Trail Map, which serves as a general route that is to be preserved
and maintained.
- 3 -
Zoning Bylaw:
The current application proposes to rezone the property located at 24189 124 Avenue from RS-3
(One Family Rural Residential) to RS-2 (One Family Suburban Residential) to permit future
subdivision into two single family lots. The existing home is proposed to be retained.
Proposed Variances:
A variance is required by the Engineering Department for the road carriageway of 124 Avenue. The
Maple Ridge Subdivision and Servicing Bylaw No. 4800-1993 requires a minimum width of seven
metres for a rural local road; 124 Avenue is six metres. The Engineering Department supports the
variance as the present road has adequate capacity and width to serve the additional lot that will be
created. The requested variance will be the subject of a future staff report to Council.
d) Agricultural Impact:
Due to the site’s location adjacent to land that is in the Agricultural Land Reserve, an Agricultural
Impact Assessment and Ground Water Impact Assessment were requested in accordance with the
requirements of Section 6.2.2 of the Official Community Plan. The combination report concluded
that there will be minimal impact to nearby agricultural properties, groundwater resources, or
potential agricultural uses based on the proposed development.
e) Interdepartmental Implications:
Engineering Department:
The Engineering Department has indicated that there are no deficient services which could be
provided by a Rezoning Servicing Agreement. The existing lot has a connection to the municipal
sanitary sewer system. The new lot will need a connection to the system at the subdivision stage.
The new lot is subject to the Academy Park Local Area Service Bylaw charges that apply for
installation of the sewer system. This is administered by the Finance Department through property
taxes and does not require any action at the rezoning or subdivision stage.
Parks & Leisure Services Department:
The Parks Department has reviewed the application and has noted that a road shoulder equestrian
trail exists on 124 Avenue that will need to be considered in the development servicing plans at
subdivision.
f) Environmental Implications:
An arborist report was completed for 24189 124 Avenue by Michael K. Lassalle ISA Certified
Arborist. All trees larger than 25cm DBH (Diameter at Breast Height) were assessed and
inventoried. There is currently no intention by the applicant to clear any trees for building
construction, but the report will provide a reference should a building application be submitted in
the future.
- 4 -
CONCLUSION:
It is recommended that second reading be given to Maple Ridge Zone Amending Bylaw No. 6912-
2012, and that application 2012-033-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, and B.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 Zone Amending Bylaw 6912-2012
Appendix C – Site Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: May 7, 2012 FILE: 2012-033-RZ BY: PC
24189 124 AVENUE
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
12445
12510
2416024077241892420512561
2427112461
12487
12440 2410724137241952419012530
24150243072426512511
12450
24155241802428024109241772422112525
2411024173242092424012552
241 ST.124 AVE.
125 AVE.243 ST.P 3118
EP 14903
18
46
P 86522
2
1
83
*PP133
3
1
P 239121
Rem 64
55
P 70798
19
2
1 P 731441
54
A
CP
BCP 48079
62
P 43885
1
1
P 72259BCP 46690P 69960B
LMP 12744 P 43885Rem 13
A
P 69960
B
2
2
2
2
P 43885
Rem 1
BCP 28230
P 86522
LMP 123
56
65
A
48 49
SUBJECT PROPERTY
´
SCALE 1:2,500
APPENDIX A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6912-2012
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. 6912-2012."
2.That parcel or tract of land and premises known and described as:
Lot 46 Section 22 Township 12 New Westminster District Plan 43885
and outlined in heavy black line on Map No. 1564 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 22nd day of May, 2012.
READ a second time the 9th day of July, 2013.
PUBLIC HEARING held the day of , 2013.
READ a third time the day of , 2013.
RECONSIDERED AND FINALLY ADOPTED, the day of , 2013.
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
12440
12450 241802420524107241952419024109241102427124155241772422112461 241502416012487 241372424012525
242802407712445
2417324189242092430724265124 AVE.
125 AVE.241 ST.18
48
54
P 3118
2
1 2
2 B 56
Rem 6423
46
LMP 12744
P 70798
*PP133
1
BCP 48079
1
Rem 13
EP 14903
B
P 2391262
2
A
P 73144P 699601
LMP 123
19
P 69960
BCP 46690 49
A P 722591 A
BCP 28230
1 2
55
1
BCP 48080
BCP 28231
6.0
LMP 12745
R W 7 6 3 9 9 LMP 6920124 AVE.
´SCALE 1:2,500
MAPLE RIDGE ZONE AMENDING
Bylaw No. 6912-2012Map No. 1564From: RS-3 (One Family Rural Residential)
To: RS-2 (One Family Suburban Residential)
APPENDIX C
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2011-084-RZ
File Manager: Adrian Kopystynski
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:
Environmental Assessment Report
Geotechnical Report
Arborists Report
2.
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: July 22, 2013
and Members of Council FILE NO: 2011-084-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Amended Second Reading
Maple Ridge Zone Amending Bylaw No. 6853-2011
Maple Ridge Zone Amending Bylaw No. 6947-2012
11185 240 Street and 11133 240 Street
EXECUTIVE SUMMARY:
The site located at 11185 240 Street and 11133 240 Street (See Appendix A) is at Third
Reading to be rezoned as follows:
•from RS-3 (One Family Rural Residential) to RST (Street Townhouse Residential) along
112 Avenue and 240 Street for 24 street townhouses and a duplex;
•from RS-3 (One Family Rural Residential) to R-1 (Residential District) and R-2 (Urban
Residential District) in the interior portion of the site for 37 R-2 (Urban Residential District) single family lots, one remnant R-1 lot; and
•from RS-3 (One Family Rural Residential) to C-1 (Neighbourhood Commercial) at thecorner for a mixed use commercial/residential development with an accompanying
site specific text amendment.
The bylaws associated with this proposal are:
•OCP Amending Bylaw No. 6875-2011;
•Zone Amending Bylaw No. 6853-2011 for the rezoning of the subject properties; and
•Zone Amending Bylaw No. 6947-2012 for the site specific C-1 Zone text amendment.
The property has recently been acquired by a new owner, and has requested these changes:
•That the total amount of permitted floor area for the mixed use
commercial/residential building be increased to accommodate an improved design;
•That the number of rental units be reduced to accommodate Building Code
requirements; and
•That the boundary between the current R-2 and the RST zone boundaries be adjusted
to reduce the number of R-2 lots and to add a duplex in place of the two lots.
This application was granted first and second readings on October 9, 2012, a Public Hearing
was held on November 20, 2012, followed by third reading on November 27, 2012.
To allow for these changes, the following is necessary:
•To rescind second and third readings for Bylaw No. 6853-2011 and No. 6947-2012;
•To grant second reading to the bylaws as amended to accommodate the requested
changes; and
•To forward the bylaws, as amended, to a new Public Hearing.
1103
REVISED
RECOMMENDATIONS:
1.That second and third readings for Zone Amending Bylaw No. 6853-2011 and Zone Amending
Bylaw No. 6947-2012 be rescinded;
2.That Zone Amending Bylaw No. 6853-2011 and Zone Amending Bylaw No. 6947-2012 be
amended as described in the report dated July 22, 2013, be given second reading as
amended and be forwarded to Public Hearing;
3.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 Schedules “A”, “B” & “C” of the Official Community Plan, includingAmendment to Appendix C in Schedule “A” to add the RST Street Townhouse
Residential Zone under RESIDENTIAL DESIGNATION – Major Corridor Residential
Category in the Zoning Matrix on a site-specific basis;
iii.Registration of a geotechnical report as a Restrictive Covenant which addresses the
suitability of the site for the proposed development;
iv.Registration of a Restrictive Covenant which addresses storm/rain water
management;
v.Road dedication as required;
vi.Park dedication as required;
vii.Registration of a Housing Agreement in accordance with Section 905 of the Local
Government Act and an associated Restrictive Covenant stating that the apartment
units above the ground floor of the commercial building will be restricted to residential
rental units;
viii.Registration of a Restrictive Covenant for the protection of habitat and natural
features;
ix.Removal of the existing building or buildings;
x.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; and
xi.Registration of a Restrictive Covenant protecting the Residential Parking and the
Visitor Parking.
DISCUSSION:
a)Background Context:
- 2 -
Applicant: Damax Consultants Ltd. (Dave Laird)
Owner: Qualico Developments (Vancouver) Inc., Inc. No. A26101
Legal Description: Lot C, District Lot 404, Group 1, NWP 19825
Lot D, District Lot 404, Group 1, NWP 19825
OCP:
Existing: Urban Residential, Commercial & Conservation
Proposed: Urban Residential, Commercial & Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RST (Street Townhouse Residential), R-2 (Urban Residential District), R-1
(Residential District) & C-1 (Neighbourhood Commercial)
North: Use: Single Family Residential (Proposal for Neighbourhood
Commercial and Townhouse) Zone: RS-3 (One Family Rural Residential)
(RZ/044/09 – Proposed C-1 (Neighbourhood Commercial) and
RM-1 (Townhouse Residential) )
Designation Commercial
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Urban Residential
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Medium Density Residential, Neighbourhood Commercial and
Conservation
West: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Urban Residential and Conservation
- 3 -
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential, Commercial with Rental Apartments
on the second floor, and Park
Site Area: 1.693 Ha. (4.2 Acres)
Access: 112 Avenue and 240 Street (future access 111 Avenue)
Servicing requirement: Full Urban Standard
Companion Applications: 2011-084-DP & SD, 2012-020-DP & VP, 2012-021-DP & VP
b)Project Description:
This property was recently sold to Qualico Developments (Vancouver) Inc. by the initial applicant
NAG Construction, Ltd. Modifications are proposed that will require the zone amending bylaws to
be amended and the project to be taken back to a new Public Hearing.
The overall proposal is to rezone the property located at 11185 240 Street and 11133 240 Street
from RS-3 (One Family Rural Residential) to RST (Street Townhouse Residential) along 112 Avenue and 240 Street; R-1 (Residential District) for a small portion of the site to be
compatible with lands to the south and the west; R-2 (Urban Residential District) for the interior portion of the site; and C-1 (Neighbourhood Commercial) at the corner. This would permit
subdivision into 24 RST (Street Townhouse Residential) lots, 37 R-2 (Urban Residential District)
single family lots, one remnant R-1 lot to be subdivided when lands to the south along 111
Avenue are developed, and one (1) commercial property.
The headwaters of Rainbow Creek are located on the western side of the development site. This
environmentally sensitive natural area and associated sloping lands will be dedicated as park. A
Natural Features/Watercourse Protection development permit will govern the necessary
enhancement and protection requirements, including securities and the required environmental
setback for the single family residential lots abutting the park.
Commercial Mixed-use Component:
The majority of the changes are related to the mixed-use component of this project (See Appendix
B). This component of the application continues to be a two (2) storey building with commercial
uses on the first floor and residential dwellings on the second floor, located on a site at the
southwest corner of 112 Avenue and 240 Street. The following changes are being proposed:
•The number of residential units are to be reduced from four (4) rental apartments – 3 one-bedroom units and 1 two-bedroom unit – to two (2) two (2) bedroom rental apartments.
The BC Building Code requires a significant construction upgrade to place more that two
residential units above a commercial use. The additional cost has been deemed to be too
expensive for the new owners and thus the proposal has been made to reduce the
number of units from four (4) to two (2) rental apartments.
•The amount of commercial floor area is proposd to be increased from 339.4 m2 (3,653.3
ft2) to 481.1 m2 (5,178 ft2). With fewer residential units, the residential floor area is
reduced from 363.2 m2 (3,910.2 ft2) to 221.38 m2 (2,383 ft2). The overall building area
for the revised proposal will be 702.48 m2 (7561 ft2) about the same as the original
proposal of 702.6 m2 (7,563.5 ft2).
•Changes related to site layout and architectural design are proposed for the mixed- use
building include the following: having a design that is more sensitive to the site’s corner
location and to the street grade in order to strengthening the pedestrian orientation to
112 Avenue and 240 Street, and changing access from 112 Avenue to 240 Street and
adding lane access to improve circulation, the safety and convenience of site access. The revised design will be reviewed in more detail as part of the development permit process.
- 4 -
The siting of the building will require setback variances similar to the ones for the prvious project.
Parking is located to the side and behind the building. A total of 16 parking spaces are proposed
to serve the commercial uses and five (5) parking spaces, including one (1) for visitors, are for
reserved for the residential units. The parking for the residential uses will be signed, have special
surface treatment and be landscaping to distinguish them from the commercial parking spaces.
There is a site specific zone text amendment (Bylaw No. 6947-2012) that needs to be changed
for the proposed number of apartment units and maximum gross floor area for principal
(commercial) uses. This bylaw needs to be amended to permit two (2) rather than four (4)
apartment uses and to vary the maximum permitted gross floor area for principal (commercial)
uses to allow for up to 476.7 m2 rather than the currently permitted maximum of 279 m2. A
Housing Agreement will continue to be required to secure the rental tenure.
Therefore, Bylaw No. 6947-2012 is to contain the following revised provisions:
2. PART 7, COMMERCIAL ZONES, SECTION 701, NEIGHBOURHHOOD COMMERCIAL: C-1,
SUBSECTION 1, PERMITTED PRINCIPAL USES, (e) apartment uses is amended adding
the following legal description in the correct sequence:
Lot “C” District Lot 404 Group 1 New Westminster District Plan 19825
3.PART 7, COMMERCIAL ZONES, SECTION 701, NEIGHBOURHHOOD COMMERCIAL: C-1
SUBSECTION 8. OTHER REGULATIONS, (b), is amended by adding the following in the
correct sequence:
The gross floor area of all permitted principal uses shall not in the aggregate exceed
481.1 m2 on the first floor and the gross floor area of Apartment Uses on the second
floor shall not exceed 221.38 m2 on Lot “C” District Lot 404 Group 1 New Westminster
District Plan 1982)
4.PART 7, COMMERCIAL ZONES, SECTION 701, NEIGHBOURHHOOD COMMERCIAL: C-1
SUBSECTION 8. OTHER REGULATIONS, (f), is amended by adding the following legal
description in the correct sequence:
Lot “C” District Lot 404 Group 1 New Westminster District Plan 19825
- 5 -
RST Component:
A total of 24 street-oriented RST dwellings are being proposed along 112 Avenue and 240 Street.
Facing 112 Avenue, 2 buildings with 4-units each, for a total of 8 units are proposed, and on 240
Street, 4 buildings with 4-units each, for a total of 16 units. Parking is provided in detached car
garages with laneway access. Two spaces are provided side-by-side in the garages for each unit.
An adjustment is being proposed to the RST component. The two southernmost lots along 240
Street, currently proposed to be R-2 Urban Residential District, are to become RST Street
Townhouse Residential to accommodate one duplex.
Residential Subdivision:
The remaining portion of the site south and west of the commercial and RST components is a
single family residential subdivision. There will be 37 (rather than the previous 39) R-2 Urban
Residential District zoned (312 m2) lots, and one remnant R-1 Residential District zoned (371 m2)
lot to be subdivided when lands to the south of 111 Avenue are developed. These lot sizes and
the proposed pattern will ensure this subdivision is compatible with the recently subdivided Wynn
Ridge project by Genstar.
c)Planning Analysis:
Official Community Plan:
The subject site is designated Commercial, Urban Residential and Conservation on Schedule B of
the Official Community Plan (OCP). Adjustment between the Urban Residential and Conservation
boundary will reflect ground truthing based on the environmental and geotechnical consultants’
recommendations. The Commercial designation is to be reduced from 1.0 ha (10,000 m2) to 0.32
ha (3,200 m2). This is in accordance with the Neighbourhood Commercial Policies in the OCP that
buildings on Neighbourhood Commercial sites have a floor area of less than 929 m2 (10,000 ft2).
OCP Amending Bylaw 6875-2011 does not require any changes to accommodate the revised
commercial proposal or adjustment of the R-2 Zone / RST Zone boundary.
This reduction is supportable because it is consistent with OCP policies and it is recognized that
the development of the Neighbourhood Commercial Centers at this intersection provides ample
commercial space to service the daily convenience shopping and service needs of the residents in
this area.
The OCP Zoning Matrix currently does not include the RST (Street Townhouse Residential) Zone as
a zone permitted under the Urban Residential designation. The matrix is proposed to be amended
to add the RST Zone in the RESIDENTIAL DESIGNATION – Major Corridor Residential Category. It
was determined this zone would be appropriate for use in this instance because both 240 Street
and 112 Avenue are major road corridors.
OCP Policy 3-34 supports the provision of affordable, rental and special housing needs
throughout the District, and Policy 3-33 supports the provision of rental accommodation in varying
dwelling unit size and number of bedrooms. A Restrictive Covenant and Housing Agreement will
include the language necessary to secure this as rental housing and prevent rental restrictions in
the event the building is residentially strata titled. The District’s Housing Action Plan has not been
completed; however the proposed rental apartments would be a step in addressing the kinds of
housing and affordability issues this study will be identifying. This approach has been used
elsewhere in the District and is also planned for the neighbouring site to the north.
- 6 -
Zoning Bylaw:
The site is proposed to be zoned a combination of C-1 (Neighbourhood Commercial), RST (Street
Townhouse Residential), R-2 Urban Residential District and R-1 Residential District, with the park
area remaining RS-3 (One Family Rural Residential). To accommodate the rental apartments, a
site specific text amendment is proposed to allow this as a principal use in the C-1 Zone on the
subject site only. This same approach has been taken to allow for second floor rental apartments
above ground level commercial uses for the applications on the property immediately to the north
(RZ/044/09) and another at 23227 Dogwood Avenue (2013-052-RZ).
Except for the variances being sought, a preliminary review of the proposed buildings and
associated parking indicates that with the site specific amendments, the proposal complies with
applicable provisions of the Zoning Bylaw and parking regulations. A concurrent development
variance permit application proposes to vary the provisions of the Zoning Bylaw as follows:
1.As for the earlier proposal, the commercial building is proposed to be sited closer to the twoabutting streets. This is consistent with the variance granted for the commercial building
proposed across 112 Avenue to the north (RZ/044/09). Therefore, the Zoning Bylaw is
proposed to be varied as follows:
•Section 701 (7) (a) is proposed to be varied from a minimum front lot line (240 Street)
setback of 7.5 m to a minimum setback of 0.85 m (2.79 ft) to the nearest point of the
building overhang to the corner truncation line; and
•Section 701 (7) (d) is proposed to be varied from a minimum exterior side lot line (112
Avenue) setback, from 7.5 m to a minimum setback of 0.43 m (1.43 ft) to the edge of
the lower roof.
These variances are to include encroachments like roof projections.
2.Entrance porches for the RST buildings along 240 Street and 112 Avenue are proposed to
be sited closer to the respective streets. This will strengthen the relationship of the units to
the streets and provide for an interesting streetscape by allowing the front entry porches
and their roofs to be closer to the sidewalks. Therefore, Zoning Bylaw Section 601D 6.0 is
proposed to be varied from a minimum front yard lot line setback of 4.0 m. to a minimum
setback of 2.93 m. These variances are to include encroachments like roof projections.
3.The rear yard setback of the RST building (to the lane) is proposed to be reduced. The
variance being sought is to reduce the requirements of Zoning Bylaw Section 601D 6.0
from 14 m. to 13.4 m.
4.The minimum dimension of the private outdoor space is proposed to be reduced. The
variance being sought will reduce the requirements of 601D 6.0 2 a) from a rectangular
shape of 6.0 m. by 7.5 m. to 5.5 to 7.5 m. for the RST building on 240 Street and to 5.0 m.
by 7.5 m. for the RST building on 112 Avenue. The proposed stair wells to the basemententrance in the back yards will be modified in the development permit plans so they are not
in the minimum private outdoor space.
5.The setback for the detached garages to the rear yard (e.g. to the lane) is proposed to be
reduced. The variance being sought is to reduce the requirements of 601D 6.0 from 1.5 m.
to 1.3 m. This reduction will be referred to Engineering and reviewed as part of the terms
and conditions for this application.
- 7 -
The variances will be reassessed and verified, and will be the subject of a future Council report.
Off-Street Parking and Loading Bylaw:
Parking for Apartments in the C-1 Zone is not provided for in the Off-Street Parking and Loading
Bylaw. To mirror the site specific zone text amendment (Bylaw No. 6947-2012) allowing
apartments in the C-1 Zone, the parking requirement in the Off-Street Parking and Loading Bylaw
is to be varied to clarify 2 spaces plus 0.2 visitor spaces are required for each proposed
apartment unit. An additional variance is to allow these spaces to be surface, rather than being
concealed. This variance is deemed acceptable given the small scale of this mixed use project.
This variance will be reassessed and verified, and will be the subject of a future Council report.
Development Permits:
Pursuant to Sections 8.5 of the Official Community Plan, a Commercial Development Permit
application (2012-021-DP) to foster attractive commercial areas that are compatible with adjacent development and enhance the unique character of the community is under review.
Pursuant to Section 8.7 of the Official Community Plan, a Residential Development Permit
application (2012-020-DP) to insure the RST towhouses will enhance existing neighbourhood with
compatible housing styles that meet diverse needs and minimize potential conflicts on
neighbouring land uses, is under review.
These development permit applications will be the subject of a future Council reports.
Advisory Design Panel:
The commercial component of this project will be resubmitted to the Advisory Design Panel in
conjunction with the commercial development permit application (2012-021-DP) and will be the
subject of a future report to Council.
- 8 -
Development Information Meeting:
As the project has not significantly changed, the Development Information Meeting that was held
by the applicant on April 12, 2012 satisfied the requirement of Council Policy 6.20 Development
Information Meetings.
d)Interdepartmental Implications:
Engineering Department:
Comments from Engineering are not affected by the proposed modifications. The servicing,
access and other requirements are not affected by the changes. The relocation of the driveway
and lane access to the commercial component is not a concern.
Building Department:
Comments from Building are not affected by the proposed changes.
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. The required street trees will be provided
and secured through the development permit for the Commercial and Townhouse components
and through subdivision for the single family subdivision.
Fire Department:
The Fire Departments will be consulted about the modified commercial component as part of the
development permit application process. Any requirements will be addressed at the subdivision
approval stage.
School District:
The School Board has indicated to the District in the past that schools in the area, such as Albion
Elementary School, are beyond their capacity and future homeowners could expect their children
to attend schools beyond their immediate neighbourhood.
e)Environmental Implications:
The site abuts a sloping area and watercourse (Rainbow Creek) along the west side of the site. A
Natural Features/Watercourse Protection Development Permit Application is associated with this
rezone application. Geotechnical and environmental setbacks will be established to insure park
dedication, the subdivision layout and siting of dwellings will achieve the environment protection
policies. The changes do not affect environmental requirements.
- 9 -
CONCLUSION
It is recommended to rescind second and third readings for Bylaw No. 6853-2011 and No. 6947-
2012, to grant these bylaws second reading as amended to reflect the changes described in this
report, and to forward these bylaws, as amended, to a new Public Hearing.
"Original signed by Adrian Kopystynski" _______________________________________________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
"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 Frank Quinn" for
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw No. 6853-2011
Appendix C – Zone Amending Bylaw No. 6947-2012
Appendix D – Site Plan - Development Site
Appendix E – Site Plan - Commercial Site
Appendix F – Commercial Building Elevations
Appendix G – Commercial Building Renderings Appendix H – Landscape Plans
- 10 -
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Jul 18, 2013 2011-084-RZ BY: JV
11133/85-240 St
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
1103223848 11
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8
7
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BCP 50702
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3
PARK
27
19
EP 15665
2
Subject Properties
´
Scale: 1:2,000
APPENDIX A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6853-2011
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. 6853-2011."
2.Those parcels or tracts of land and premises known and described as:
Lot “C” District Lot 404 Group 1 New Westminster District Plan 19825
Lot “D” District Lot 404 Group 1 New Westminster District Plan 19825
and outlined in heavy black line on Map No. 1539 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RST (Street Townhouse
Residential), R-1 (Residential District), R-2 (Urban Residential District), C-1
(Neighbourhood 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 30th day of August, A.D. 2011.
READ a second time the 9th day of October, A.D. 2012.
PUBLIC HEARING held the 20th day of November, A.D. 2012.
READ a third time the 27th day of November, A.D. 2012.
SECOND AND THIRD READING WERE RESCINDED the 23 day of July, A.D. 2013.
RE-READ a second time the 23 day of July, A.D. 2013.
PUBLIC HEARING held the ____ day of ______, A.D. 2013.
RE-READ a third time the ____ day of ______, A.D. 2013.
RECONSIDERED AND FINALLY ADOPTED, the ____ day of ______, A.D. 2013.
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
23
8
2
0
1105323848 11
0
8
7
11062
11118/54
23
8
2
6
1107
1
11185
11080
11065
1106
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1118423
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1
6
238
3
3
238
3
7
23
8
4
0
11047
1107
5
23
8
3
2
11048
110
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2
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6
238
2
9
11043
11056
11060
11
0
9
3
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1
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99
23
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238
4
5
2
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11042
110
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1
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1
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4 2392011133
11250
11300
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11059
11225
112 AVE.240 ST.BUCKERFIELD DR.KANAKA WAY
LANE
10
12
17 16
21
23
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14 15 16
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C
P 17613
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1
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19
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D P 22347LMP 26483
22
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P 19825
P 19825
P 17613
B
23
7
RP 1224
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24 22
A
3
LMP 24722
PARK
18
PARK
27
19
EP 15665
2
BCP 50703
RP 75056
LMP 26486LMP 30218
LMP 41836112 AVE.240 ST.´SCALE 1:2,500
MAPLE RIDGE ZONE AMENDING
Bylaw No.Map No. From:
To:
6853-20111539RS-3 (One Family Rural Residential)
RST (Street Townhouse Residential) R-1 (Residential District)C-1 (Neighborhood Commercial) R-2 (Urban Residential District)
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6947-2012
A Bylaw to amend the text of Maple Ridge 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. 6947-2012."
2.PART 7, COMMERCIAL ZONES, SECTION 701, NEIGHBOURHHOOD COMMERCIAL:
C-1, SUBSECTION 1, PERMITTED PRINCIPAL USES, (e) apartment uses is amended
adding the following legal description in the correct sequence:
Lot “C” District Lot 404 Group 1 New Westminster District Plan 19825
3.PART 7, COMMERCIAL ZONES, SECTION 701, NEIGHBOURHHOOD COMMERCIAL:
C-1 SUBSECTION 8. OTHER REGULATIONS, (b), is amended by adding the following
in the correct sequence:
The gross floor area of all permitted principal uses shall not in the aggregate
exceed 481.1 m2 on the first floor and the gross floor area of Apartment Uses on
the second floor shall not exceed 221.38 m2 on Lot “C” District Lot 404 Group 1
New Westminster District Plan 19825
4.PART 7, COMMERCIAL ZONES, SECTION 701, NEIGHBOURHHOOD COMMERCIAL:
C-1 SUBSECTION 8. OTHER REGULATIONS, (f), is amended by adding the following
legal description in the correct sequence:
Lot “C” District Lot 404 Group 1 New Westminster District Plan 19825
5.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended is hereby amended
accordingly.
READ a first time the 9th day of October, A.D. 2012.
READ a second time the 9th day of October, A.D. 2012.
PUBLIC HEARING held the 20th day of November, A.D. 2012.
READ a third time the 27th day of November, A.D. 2012.
APPENDIX C
SECOND AND THIRD READING WERE RESCINDED the 23 day of July, A.D. 2013.
RE-READ a second time the 23 day of July, A.D. 2013.
PUBLIC HEARING held the ____ day of ______, A.D. 2013.
RE-READ a third time the ____ day of ______, A.D. 2013.
RECONSIDERED AND FINALLY ADOPTED, the ____ day of ______, A.D. 2013.
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX D
29.00m24.00m61.26m56.26m7.08mEL.25.70m(FIN. GRADE)EL.25.20m(FIN. GRADE)EL.24.10m(FIN. GRADE)EL.25.90m(FIN. GRADE)EL.26.50m(FIN. GRADE)EL.27.20m(FIN. GRADE)151617181920212.5 m [8'-2 1/2"]RESIDENTFIN. GRADE)EL.25.80m(PROPOSEDFIN. GRADE)EL.26.35m(PROPOSEDFIN. GRADE)EL.25.80m(PROPOSEDRESIDENT RESIDENTRESIDENTFIN. GRADE)EL.24.425m (PROPOSED
1413124321891011HYDRO PMT5% SLOPE UPPROPOSED TOP OF SLABEL. 26.50mPROPOSED TOP OF SLABEL. 26.50mPROPOSED TOP OF SLABEL. 26.05mPROPOSED TOP OF SLABEL. 25.85mFIN. GRADE)EL.26.45m(PROPOSED
FIN. GRADE)
EL.26.58m(PROPOSED5% SLOPE1.8% SLOPE6.1 m [20'-0"]FIN. GRADE)EL.25.65m(PROPOSED2.0% SLOPE UP8.3% SLOPE DNFIN. GRADE)EL.24.88m(PROPOSED
FIN. GRADE)EL.25.34m(PROPOSEDEL.26.45m(EX. GRADE)FIN. GRADE)EL.26.00m(PROPOSED68'-3 3/4" (20.82m)(SETBACK)(SETBACK)SMALLCAR SMALLCAR SMALLCAR
2'-0"5'-6 3/4"16'-0"5'-2"24'-0"18'-0"5'-0 1/8"12'-0"8'-2 1/2"3RDN3RDN3RDN6'-6 3/4" (2.0m)7655% SLOPEFIN. GRADE)EL.24.375m(PROPOSEDFIN. GRADE)EL.25.80m(PROPOSEDFIN. GRADE)EL.26.00m(PROPOSEDFIN. GRADE)EL.26.58m(PROPOSED FIN. GRADE)EL.25.90m(PROPOSED24'-0"3'-0"FIN. GRADE)EL.26.30m(PROPOSEDFIN. GRADE)EL.26.43m(PROPOSEDFIN. GRADE)EL.26.43m(PROPOSED FIN. GRADE)EL.26.43m(PROPOSEDFIN. GRADE)EL.26.54m(PROPOSEDFIN. GRADE)EL.26.54m(PROPOSEDFIN. GRADE)EL.26.48m (PROPOSED FIN. GRADE)EL.26.45m(PROPOSEDFIN. GRADE)EL.26.0m(PROPOSED3.4% SLOPEFIN. GRADE)
EL.25.05m(PROPOSED
SIDEWALKBOULEVARDSIDEWALK
BOULEVARD
6'-6 3/4" (2.0m)35'-0" (10.65m)(SETBACK)FIN. GRADE)EL.26.20m(PROPOSEDSTREET TREE PLANTINGPER DISTRICT OF MAPLERIDGE REQUIREMENTS (TYP)MAIN FLOORCOMMERCIAL481.1m² [5178 S.F.]DASHED LINE INDICATESRESIDENTIAL UNIT 1 ABOVEDASHED LINE INDICATESRESIDENTIAL UNIT 2 ABOVEEL.26.48mDATUM PT. 1EL.26.58mDATUM PT. 2EL. 26.53mDATUM PT(AVE. PT 1 AND 2)EL.25.80mDATUM PT. 3EL.24.42m DATUM PT. 4EL. 25.11m
DATUM PT(AVE. PT 3 AND 4)FIN. GRADE)EL.26.23m(PROPOSED3.2% SLOPE(SETBACKBLDG FACETO ⅊)6'-0 3/4" (1.83m)(SETBACKFACE OFPILASTERTO ⅊)(SETBACKBLDG FACETO ⅊)6'-1 1/4" (1.86m)(SETBACKFACE OFPILASTERTO ⅊)1'-5 1/4" (.43m)1'-6 3/4" (.46m)(SETBACKEDGE OFLOWER ROOFTO ⅊)(SETBACKEDGE OFLOWER ROOFTO ⅊)8'-9 1/4" (2.67m)2'-9 1/2" (.85m)5'-10 1/4"(1.78m)(SETBACK EDGEOF ROOF TO ⅊)(SETBACK EDGE 2ND FL. TO ⅊)(SETBACK BLDG FACE TO ⅊)A4.01AA4.01AA4.01BA4.01CA4.01BA4.01CPLANTINGPLANTINGPLANTINGPLANTINGSYNOPSISZONINGCDCIVIC ADDRESS11185 AND 11133 240 ST MAPLE RIDGELEGAL DESCRIPTIONPARENT PROPERTY, LOT C AND D, GROUP 1,NWD,DL 404,PLAN 19825SITE AREANET SITE AREA1764.0m² (18 988 SF)SITE COVERAGESITE COVERAGE476.7m² / 1764.0m² = 0.27FLOOR AREAMAIN FLOOR481.1m² (5178 SF)UPPER FLOOR221.38m² (2383 SF)FLOOR AREA RATIOPROPOSED702.39m² / 1764.0m² = 0.40MAX. BUILDING HEIGHTPROPOSEDPRINCIPAL BUILDINGMAX. 10.52mPARKING REQUIREMENTS PROPOSED1 STALL PER 30m² (476.7/30 X 1)162 PER RESIDENTIAL SUITE4VISITOR1SETBACKSPROPOSEDNORTH 2.0m (6.56 FT) ⅊TO BLDG FACE1.83m (6.06 FT) ⅊ TO PILASTER.43m (1.43 FT) ⅊ TO EDGE OF LOWER ROOFSOUTH10.6m (35.0 FT)EAST2.0m (6.56 FT) ⅊ TO BLDG FACE1.83m (6.06 FT) ⅊ TO PILASTER1.83m (6.06 FT) ⅊ TO EDGE OF LOWER ROOFWEST20.82m (68.31FT)45° CORNER CUT2.67m (8.77 FT) ⅊ TO BLDG FACE1.78m (5.85 FT) ⅊ TO 2ND FLOOR.85m (2.79 FT) ⅊ TO ROOF OVERHANGPROPOSED MIXED USE DEVELOPMENT11185 AND 11133 240TH ST, DISTRICT OF MAPLE RIDGE3/32"=1'-0" SITE PLAN 1309A1.01JULY 12, 201312321 Beecher St Crescent Beach BC V4A 3A7 604 536 1600Ankenman Associates Architects Inc.1A1.01SCALE: 3/32" = 1'-0"SITE PLANREV. DATEDESCRIPTIONBY1 JULY 11, 2013SUBMITTED FOR INFORMATIONTO DISTRICT OF MAPLE RIDGEML1 JULY 12, 2013RE-SUBMITTED TO MAPLE RIDGEREVISED WALKWAY/PLANTING AT 240 STMLAPPENDIX E
1342(26.50m GEODETIC)EL. 102'-1 1/2"CRU 03,04TOP OF CONC. SLAB(25.85m GEODETIC)EL. 100'-00"CRU 01TOP OF CONC. SLAB(30.16m GEODETIC)EL. 114'-1 1/2"UPPER FLOORTOP OF CONC. TOPPING(32.90m GEODETIC)EL. 123'-1 1/2"UPPER FLOORTOP OF TOP PLATEEL. 26.53mDATUM PT(AVE. PT 1 AND 2)EL. 25.11mDATUM PT(AVE. PT 3 AND 4)BLDG HEIGHT BASE LINE 11.0m BASE LINE OFFSETSIGNBANDSIGNBAND SIGNBANDSIGNBAND(FIN GRADE)EL. 25.80m
PL(FIN GRA
D
E)EL. 25.60m(FIN GRADE)EL. 26.45
mEXISTING GRADEAT ⅊34'-5 3/4" (10.52m)(MAXIMUM BLDG HEIGHTBACEL. 25.11mDATUM PT(AVE. PT 3 AND 4)SIGNBAND(FIN GRADE)EL. 25.89mPLEL. 102'-1 1/2"CRU 03,04TOP OF CONC. SLAB(25.85m GEODETIC)EL. 100'-00"CRU 01TOP OF CONC. SLAB(30.16m GEODETIC)EL. 114'-1 1/2"UPPER FLOORTOP OF CONC. TOPPING(32.90m GEODETIC)EL. 123'-1 1/2"UPPER FLOORTOP OF TOP PLATEPL(FIN. GRADE)EL. 24.10m(FIN. GRADE)EL. 25.70m
(FIN. GRADE)EL. 25.20mEXISTING GRADEAT ⅊PROPOSED MIXED USE DEVELOPMENT11185 AND 11133 240TH ST, DISTRICT OF MAPLE RIDGE1/8"=1'-0"PRELIMINARY ELEVATIONS1309A3.01JULY 12, 201312321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600Ankenman Associates Architects Inc.1A3.01SCALE: 1/8" = 1'-0"NORTH ELEVATION2A3.01SCALE: 1/8" = 1'-0"EAST ELEVATIONREV. DATEDESCRIPTIONBY1 JULY 11, 2013SUBMITTED FOR INFORMATIONTO DISTRICT OF MAPLE RIDGEML1 JULY 12, 2013RE-SUBMITTED TO MAPLE RIDGEREVISED WALKWAY/PLANTING AT 240 STMLAPPENDIX F
Commercial Building Renderings
View along 112 Avenue
View along 112 Avenue
APPENDIX G
Commercial Building Renderings
View from Corner of 240 Street and 112 Avenue
View along 240 Street
29.00m61.26mEL.25.70m(FIN. GRADE)EL.25.20m(FIN. GRADE)EL.24.10m(FIN. GRADE)EL.25.90m(FIN. GRADE)EL.26.50m(FIN. GRADE)EL.27.20m(FIN. GRADE)15161718192021RESIDENTFIN. GRADE)EL.25.80m(PROPOSEDFIN. GRADE)EL.26.35m(PROPOSEDFIN. GRADE)EL.25.80m (PROPOSEDRESIDENT RESIDENTRESIDENTFIN. GRADE)EL.24.425m(PROPOSED1413124321891011HYDRO PMT5% SLOPE UPPROPOSED TOP OFSLABEL. 26.50mPROPOSED TOP OFSLABEL. 26.50mPROPOSED TOP OFSLABEL. 26.05mPROPOSED TOP OFSLABEL. 25.85mFIN. GRADE)EL.26.45m(PROPOSEDFIN. GRADE)EL.26.58m(PROPOSED5% SLOPE1.8% SLOPEFIN. GRADE)EL.25.65m(PROPOSED2.0% SLOPE UP8.3% SLOPE DNFIN. GRADE)EL.24.88m(PROPOSEDFIN. GRADE)EL.25.34m(PROPOSEDEL.26.45m(EX. GRADE)FIN. GRADE)EL.26.00m(PROPOSED(SETBACK)(SETBACK)SMALLCAR SMALLCAR SMALLCAR 3RDN3RDN3RDN7655% SLOPEFIN. GRADE)EL.24.375m (PROPOSEDFIN. GRADE)EL.25.80m(PROPOSEDFIN. GRADE)EL.26.00m(PROPOSEDFIN. GRADE)EL.26.58m
(PROPOSEDFIN. GRADE)EL.25.90m (PROPOSEDFIN. GRADE)EL.26.30m(PROPOSEDFIN. GRADE)EL.26.43m(PROPOSEDFIN. GRADE)EL.26.43m
(PROPOSEDFIN. GRADE)EL.26.43m(PROPOSEDFIN. GRADE)EL.26.54m(PROPOSEDFIN. GRADE)EL.26.54m(PROPOSEDFIN. GRADE)EL.26.48m(PROPOSEDFIN. GRADE)EL.26.45m(PROPOSEDFIN. GRADE)EL.26.0m
(PROPOSED3.4% SLOPEFIN. GRADE)EL.25.05m(PROPOSEDSIDEWALKBOULEVARDSIDEWALKBOULEVARD
(SETBACK)FIN. GRADE)EL.26.20m(PROPOSEDSTREET TREE PLANTINGPER DISTRICT OF MAPLERIDGE REQUIREMENTS (TYP)MAIN FLOORCOMMERCIAL481.1m² [5178 S.F.]DASHED LINE INDICATESRESIDENTIAL UNIT 1 ABOVEDASHED LINE INDICATESRESIDENTIAL UNIT 2 ABOVEEL.26.48mDATUM PT. 1EL.26.58mDATUM PT. 2EL. 26.53m
DATUM PT(AVE. PT 1 AND 2)EL.25.80mDATUM PT. 3 EL.24.42m DATUM PT. 4EL. 25.11mDATUM PT (AVE. PT 3 AND 4)FIN. GRADE)EL.26.23m(PROPOSED3.2% SLOPE(SETBACKBLDG FACETO⅊)(SETBACKFACE OFPILASTERTO⅊)(SETBACKBLDG FACETO⅊)(SETBACKFACE OFPILASTERTO⅊)(SETBACKEDGE OFLOWERROOFTO⅊)(SETBACKEDGE OFLOWER ROOFTO⅊)(SETBACK EDGEOF ROOF TO ⅊)(SETBACK EDGE 2ND FL. TO ⅊)(SETBACK BLDG FACE TO ⅊)1200mm WIDE PAINTEDSTRIP DENOTINGWHEELCHAIR PATHTel: 604.941.5268Coquitlam, British Columbia1811 Falcon DriveV3E 2C2CHK'D:DRAWN:DESIGN:SCALE:DATE:M2LA PROJECT NUMBER:DRAWING TITLE:PROJECT:DRAWING NUMBER:REVISION DESCRIPTIONNO. DATE DR.property of M2 Landscape Architects and may not bereproduced or used for other projects without their permission.c Copyright reserved. This drawing and design is theSEAL:Fax: 604.434.3088APPENDIX H