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HomeMy WebLinkAbout2013-09-17 Public Hearing Meeting Agenda and Reports.pdfDistrict of Maple Ridge PUBLIC HEARING September 17, 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, September 17, 2013 to consider the following bylaws: 1)RZ-103-08 MAPLE RIDGE HERITAGE REVITALIZATION AGREEMENT BYLAW NO. 6709-2009 LEGAL: Lot 4, Section 4, Township 15, BCP46967 LOCATION: 28702 – 104th Avenue PURPOSE: To release the Statutory Right of Way for a horse trail, as an alternative route has been identified by the Parks & Leisure Services Department. 2a) 2012-029-CP MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 6995-2013 PURPOSE: Official Community Plan amendments are proposed to implement the Community Amenity Program in the Albion Area and to give Council the flexibility to apply Amenity Zoning in areas outside of Albion. 2b) 2012-029-CP MAPLE RIDGE ZONE AMENDING BYLAW NO. 6996-2013 PURPOSE: A Density Bonus structure is proposed for the Zoning Bylaw through the RS- 1d, RS-1b, and RM-1 zones and will apply only to lands within the Albion Area Plan. Within each of these zones, the existing base density will remain the same and continue to be an option for applicants. Where applicants choose the base density, no Amenity Contributions will be required. 3a) 2013-021-RZ MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 7013-2013 LEGAL: Parcel A & B, District Lot 278, Group 1, New Westminster District, NWP88024 LOCATION: 20581, 20591 and 20593 Maple Crescent PURPOSE: To amend Schedule “B” of the Official Community Plan as shown on Map No. 857. FROM: Commercial TO: Institutional 3b) 2013-021-RZ MAPLE RIDGE ZONE AMENDING BYLAW NO. 6990-2013 LEGAL: Parcel A, District Lot 278, Group 1, New Westminster District, NWP88024 LOCATION: 20581 Maple Crescent FROM: RS-1 (One Family Urban Residential) TO: P-2 (Special Institutional) PURPOSE: To permit future construction of a two storey “Drug and Alcohol Treatment Centre”. 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 September 6, 2013 to September 17, 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., September 17, 2013. All written submissions and e-mails will become part of the public record. Dated this 6th day of September, 2013. Ceri Marlo Manager of Legislative Services DEVELOPMENT APPLICATION CHECKLIST FOR FILE RZ/103/08 File Manager: Lisa Zosiak 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. District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: August 26, 2013 and Members of Council FILE NO: RZ/103/08 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: 28702 – 104th Avenue – Release of Statutory Right-of-Way Maple Ridge Heritage Revitalization Agreement Bylaw No. 6709-2009 EXECUTIVE SUMMARY: The property located at 28702 – 104th Avenue (Lot 4) was part of an application in 2009 for a Heritage Revitalization Agreement Bylaw for the Miller Residence, which was adopted on October 26, 2010. The subject site, Lot 4 (see Appendix A), was one of four single-family lots that were created through subdivision, after HRA Bylaw No. 6709-2009 was adopted. Most of the heritage value is on Lot 2 (see Appendix B), which is where the Miller Residence is located. The only documented heritage value on Lot 4 is a forest edge at the rear of the site, which is protected through a Heritage Landscape Covenant. One of the conditions of final reading of the HRA Bylaw was to secure a horse trail on Lot 4, to align with Figure 5 in the Official Community Plan, entitled Long Term Multi-Purpose Trail Plan. Since adoption of the HRA Bylaw and the approved subdivision plan, it has been determined that the proposed horse trail route is not feasible and an alternative route has been identified by the Parks & Leisure Services Department. The property owner has requested that the Statutory Right-of-Way be released. RECOMMENDATIONS: That this report be forwarded to Public Hearing for input on releasing the Statutory Right-of-Way for a horse trail on the subject property at 28702-104th Avenue. DISCUSSION: a)Background Context: The subject site was part of a Heritage Revitalization Agreement, wherein Bylaw No. 6709-2010 was adopted on October 26, 2010, and a subsequent subdivision where the original 7.8 hectare property was subdivided into four lots. Most of the heritage value is located on Lot 2 (see Appendix B), where the Miller Residence and farm outbuildings remain and are protected through the Heritage Revitalization Agreement Bylaw. A Heritage Landscape Covenant also protects the orchard on Lot 2 and the forest edge along the southern edge at the rear of all four lots. On the northern edge of Lot 4, a Statutory Right-of-Way for a horse trail was a condition of the HRA Bylaw Final Reading and a plan showing the length and width of the trail was duly registered on the site (see Appendix C). Since that time, the Parks & Leisure Services Department has determined that the location of the horse trail is not feasible in this location. Given this fact, the property owner has recently requested that the Statutory Right-of-Way plan be removed. As there is no need for this Right-of-Way in the future, it is appropriate to release the restriction. - 2 - e)Interdepartmental Implications: The Parks & Leisure Services Department have confirmed that they have found a more favourable route for the horse trail that is more viable through the existing topography of the area to connect to future trails in the District of Mission. CONCLUSION: With new horse trail route options being investigated, the property owner has requested that the registered Right-of-Way for a horse trail be released and both Planning and Parks & Leisure Services are supportive of this release. “Original signed by Lisa Zosiak” _______________________________________________ Prepared by: Lisa Zosiak 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 J.L. (Jim) Rule" _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Subdivision of 4 Lots from Original Miller Residence Parcel Appendix C – Registered Statutory Right-of-Way Plan City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Aug 22, 2013 FILE: RZ/103/08 BY: PC CORPORATION OFTHE DISTRICT OFMAPLE RIDGE FINANCE DEPARTMENT SUBJECT PROPERTY ´ Scale: 1:2,500 28702 104 AVENUE APPENDIX A APPENDIX B APPENDIX C 2. [1] District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 8, 2013 and Members of Council FILE NO: 2012—029-CP FROM: Chief Administrative Officer MEETING: CoW SUBJECT: Maple Ridge Community Amenity Program Official Community Plan Amending Bylaw No. 6995-2013 Zone Amending Bylaw No. 6996-2013 Amenity Reserve Fund Bylaw 6997-2013 EXECUTIVE SUMMARY: At the June 11, 2013 Council meeting, the following resolution was passed: That staff be directed to bring forward an Official Community Plan Amending Bylaw, a Zoning Amending Bylaw, and the Amenity Reserve Fund Bylaw to implement Option #3, identified in the Council report, dated June 10, 2013, entitled “Amenity Zoning Study and Albion Area Plan Review” to the next appropriate Council meeting. The purpose of this July 8, 2013 Council report is to bring forward the above Bylaws for First and Second Reading and discuss the implications of each. RECOMMENDATION: 1.That in accordance with S. 879 of the Local Government Act opportunity for early and ongoing consultation has been provided by way of holding advertised public meetings, posting Official Community Plan Amending Bylaw No. 6995-2013 and related material on the municipal website and it is considered unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the Bylaw; 2.That Maple Ridge Official Community Plan Amending Bylaw No. 6995-2013 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3.That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6995- 2013 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4.That Official Community Plan Amending Bylaw No. 6995-2013 and Zone Amending Bylaw No. 6996-2013 be given First and Second Reading and forwarded to September Public Hearing; and 5.That Amenity Reserve Fund Bylaw No. 6997-2013 be given First and Second Reading. [2] DISCUSSION: a)Background Context: A density review of the northern portion of the Albion Area was first brought forward to Council at the March 19, 2012 workshop in response to several development applications being received requesting an amendment to the Official Community Plan to permit a density increase. At the June 26, 2012 Council meeting, a resolution was passed directing staff to look at the potential to achieve Amenity Contributions in the Albion Area Plan. At the November 27, 2012 Council meeting, a resolution was passed to use the Albion Area Plan boundaries for an amenity contribution pilot project. The November Council report included a consultant’s report, prepared by City Spaces and entitled “Amenity Zoning: Analysis and Options”. The consultant’s report discussed the potential and capacity for Amenity Zoning in Maple Ridge and included a case study analysis, prepared by G.P. Rollo & Associates, of five Maple Ridge development sites. A preliminary list of potential amenities was brought forward in a February 4, 2013 Council report, and a resolution from the February 12, 2013 Council meeting directed staff to present the list at a public open house, which was held on March 13, 2013. The outcomes of the March 13, 2013 public open house were summarized in a Council report, dated June 10, 2013 and a companion Council report, with the same date, discussed a Density Bonus structure proposed for the Zoning Bylaw, along with Amenity Reserve Fund requirements and three options for implementation of an Amenity Zoning program in the Albion Area. Local Government Act, Section 904 As stated in the June 10, 2013 Council report, on the proposed Density Bonus structure, the District’s legal counsel has advised that a Density Bonus approach as the most defendable. Subsequently, the attached Official Community Plan Amending Bylaw No. 6995-2013, Zoneg Amending Bylaw No. 6996-2013, and Amenity Reserve Fund Bylaw 6997-2013 have all been reviewed by the District’s legal counsel. Density Bonus Structure in Zoning Bylaw Based on the outcomes of the March 13th public open house, the following Density Bonus structure was proposed for specific zones within the Zoning Bylaw. In this structure, the existing base densities of each zone remain the same and the Density Bonus proposed for each are shown in Table 1 below. Table 1 – Albion Area Plan Density Bonus Structure for Zoning Bylaw Albion Area Plan Land Use Designation Corresponding Zone Existing Density Bonus Low Density RS-1d (single-family half-acre lots equivalent to 2023m2) Max lot size equal to RS-1b zone (557m2 single-family lots) Low/Medium Density RS-1b (557m2 single-family lots) Max lot size equal to R-1 (371m2 single-family lots) Medium Density RM-1 (townhouse with floor space ratio of 0.6 times net lot area and max 3 storeys) Max density equal to RM-41 (townhouse/apartment) with floor space ratio of 0.75 times net lot area, max 3 storeys, and underground parking required) [3] 1 The RM-4 zone currently permits 2 ½ storeys in height, however, the maximum 3 storey height shown above for the RM-4 zone reflects the height shown in the draft Zoning Bylaw. Proposed Amenities for Albion Area The public open house outcomes also provided the basis for drafting the Density Bonus component within the RS-1d, RS-1b, and RM-1 zones, and eligible amenities for the Amenity Reserve Fund, which are proposed as follows: Park construction Park maintenance Multi-use trail construction Multi-use trail maintenance Civic facility construction, and Civic facility maintenance Implementation Recommendation from June 10, 2013 Council Report The three implementation options presented in the June 10, 2013 Council report were based on information received from a case studies analysis completed by G.P. Rollo & Associates, dated June 4, 2013, on 10 development sites located within the Albion Area, discussions with City Spaces Consulting and advice received from legal counsel. The option that was recommended in the June 10th Council report, was for a reduced amenity contribution rate that would be applied as follows: 1.All development applications seeking a higher density, through the Density Bonus provisions in the Zoning below, would pay an amenity contribution; 2.The Amenity Contribution would be applied to all of the lots or units proposed for development and not just on the “bonus” lots or units realized; 3.Because the Amenity Contribution rate is applied to all lots/units, described in item 2 above, a reduced rate of $3,100 per lot/unit was recommended (being lower than the $5,100 per lot/unit recommended in the G.P. Rollo & Associates case studies analysis); 4.Development applications not seeking a Density Bonus and using only the base density in the applicable zone do not pay any Amenity Contribution. A key advantage of the above option is that it is easy for the District and developers to understand and apply. At the June 11, 2013 Council meeting, the following resolution was passed: That staff be directed to bring forward an Official Community Plan Amending Bylaw, a Zoning Amending Bylaw, and the Amenity Reserve Fund Bylaw to implement Option #3, identified in the Council report, dated June 10, 2013, entitled “Amenity Zoning Study and Albion Area Plan Review” to the next appropriate Council meeting. [4] b)Estimated Potential Outcomes at Albion Area Plan Build-Out Implementation of a Community Amenity Program in the Albion Area, as discussed above, will provide a more streamlined approach for applicants seeking a greater density than the Area Plan currently permits. It is not known how many applicants may choose the Density Bonus option for future development applications and therefore, it is difficult to put an exact dollar figure on the total Amenity Contribution funds that will be received at build-out. Regardless of how many future Albion Area development applicants choose a Density Bonus option, those who do choose the option will provide new funds for amenities in the Albion Area that otherwise would not have a funding source. Ultimately, the Amenity Contributions received will help to support the Development Cost Charges program, which currently cannot deliver all the amenities that the community desires. As discussed in the June 10, 2013 Council report, if all future development applications in the Albion Area chose a Density Bonus, the estimated result would be 1,452 single-family lots (this does not include townhouse or apartment units), including the bonus lots. The maximum number of bonus lots is estimated to be 280 and the lot yield without any bonus lots is estimated to be 1,172. If an applicant chooses to not pursue a Density Bonus, then no Amenity Contribution will be charged. Note that these numbers are purely estimates and may increase or decrease after more thorough analysis of slopes, water courses and road configurations, which ultimately determine potential lot yield for each development application. c)Official Community Plan Amending Bylaw Up to this point in the process, the proposed program involving Density Bonuses and Amenity Contributions has been labelled as an “Amenity Zoning program”. However, in an effort to provide greater clarity around how it may be applied in specific situations elsewhere in the District, the overall program will now be entitled “Community Amenity Program” and this is reflected in the proposed amendments to the Official Community Plan. Amendments are proposed for two separate chapters in the Official Community Plan and these are specifically (attached as Appendix B): Chapter 2, Growth Management Chapter 10, Area Plans Chapter 2, Growth Management The proposed Chapter 2 amendments involve adding three policies to establish a Community Amenity Program within the District. This will give Council the flexibility to apply Amenity Zoning in areas outside of Albion, particularly where development applications involve municipal lands and/or proposed changes in land use designation that would result in a significant increase in density. Note that no program specifics will be established for any area other than Albion. Therefore, the lands within the Albion Area Plan boundaries are the only lands where Density Bonus and Amenity Contributions may be applied. [5] Chapter 10, Area Plans Area Plans in General Two policies are proposed in this section to establish: 1) a flexible framework for Council to consider Community Amenity Programs in area planning processes; and 2) that Amenity Contributions received through a Community Amenity Program for a specific area plan will be applied to an amenity in that area only. These policies help set the framework for the specifics of how a Community Amenity Program will be implemented within each area plan. Albion Area Plan Appendix E “Example of Albion Area Plan with Proposed Amendments” (see attached) has been prepared in addition to Official Community Plan Amending Bylaw No. 6995-2013 to help provide a clearer picture of the proposed implementation of a Community Amenity Program in the Albion Area Plan. The changes proposed to the Albion Area Plan for the implementation of a Community Amenity Program are as follows: The existing policies for the Density Transfer approach will be replaced with new policies that support Community Amenity Program implementation. The Community Amenity Program policies will establish: o the land-use designations where a Density Bonus option is permitted; o that Council may consider Density Bonuses for Official Community Plan applications seeking a land use designation change for a higher density; and o that a Density Bonus will only apply to lands within the Area Plan boundaries. Two new policies are introduced that encourage development to proceed in an efficient manner and to identify servicing capacity constraints where necessary, so that ongoing development remains within the District’s capacity to provide the necessary supporting servicing infrastructure. The Albion Zoning Matrix will be amended to identify which land use designations and corresponding zones will permit a Density Bonus option. Two housekeeping amendments to the Albion Zoning Matrix, as follows: 1) The “Conditions” similar to those in the Zoning Matrix in Appendix C of the Official Community Plan will be added to ensure Official Community Plan policies are applied consistently in each Area Plan zoning matrix (similar to what was done in the Town Centre Area Plan); and 2) The RS-1 One Family Urban Residential zone will be added to the “Residential Low-Medium Density” designation, as this designation currently permits single family lot sizes of 668m2, which is the minimum lot size permitted in the RS-1 zone. [6] The following zones are proposed to be removed from the Albion Zoning Matrix: SRS Special Urban Residential zone from the “Residential Low-Medium Density” land-use designation, as it is rarely pursued due to the large minimum lot size of 837m2 and it is unlikely there will be any demand for the SRS zone in the future. CD-1-93 Amenity Residential District from the “Medium Density Residential” designation in order to discourage the use of this zone, as it is redundant to the very similar R-1 Residential District zone. RM-4 Multiple Family Residential zone from the “Medium Density Residential” designation, as there is currently no demand for the apartment form of development permitted in this zone. Apartment use was the least supported form of development that came out of the March public open house questionnaire. It is proposed that in order to maintain consistency with the densities currently permitted in the “Medium Density Residential” designation, that the density and apartment form permitted in the RM-4 zone be permitted as a Density Bonus to the RM-1 townhouse zone. d)Zone Amending Bylaw The Density Bonus structure is proposed for integration into the Zoning Bylaw through the respective zones where a Density Bonus option will be permitted, being the RS-1d, RS-1b, and RM-1 zones (attached as Appendix C). Within each one of these zones, the existing base density will remain the same and continue to be an option for applicants. Where applicants choose the base density, no Amenity Contributions will be required. The following are proposed for implementation of a Community Amenity Program in the Albion Area Plan: Definitions for Density Bonus and Amenity Contribution; Amendments to the RS-1d, RS-1b and RM-1 zones to permit Density Bonuses and Amenity Contribution will be inserted in the Zoning Bylaw; The following will be identified: o that the Density Bonus and Amenity Contribution apply only to lands located within the Albion Area Plan boundaries; o the list of eligible amenities to be located within the Albion Area boundaries; o the zone that the Density Bonus mimics (for example a site zoned RS-1d will follow the requirements of a RS-1b zoned site through a Density Bonus); o the Density Bonus and amount of the Amenity Contribution, which is applied to all lots/units created on the site; o all other regulations that will be required to ensure appropriate development of the Density Bonus lot configuration or increased unit yield. [7] e)Amenity Reserve Fund Bylaw The creation of an Amenity Reserve Fund is proposed to receive Amenity Contributions through the Community Amenity Program. The Amenity Reserve Fund sets up a structure to ensure that any Density Bonus collections and interest earned on these monies are tracked, used and reported for the purposes intended under the bylaw. The following amenities have been identified for eligible funding through the Community Amenity Program: Park construction; Park maintenance; Multi-use trail construction; Multi-use trail maintenance; Civic facility construction; and Civic facility maintenance. Over time funds collected through Amenity Contributions will result in amenities and associated maintenance costs being included in a future Financial Plan. Alternatively, if the intent is to not have any impact on general revenue, then the Amenity Reserve Fund will need a sufficient amount of funds for maintenance over the long-term. For example, if maintenance costs of an amenity built through the Amenity Fund were to cost $30,000 annually to maintain, then the Amenity Fund would need a balance of $1 million to maintain the amenity in perpetuity. f)Citizen/Customer Implications: As discussed in the June 10, 2013 Council report, in-stream applications that are seeking an amendment to the Official Community Plan for an increase in density are awaiting the outcomes of the Albion Area Plan review. Upon Third Reading of the proposed Community Amenity Program, these applications would be able to proceed through the development approval process and achieve a density increase through the Density Bonus structure proposed in the attached Zoning Amendment Bylaw No. 6996-2013. g)Interdepartmental Implications: Planning will continue to communicate with the Engineering Department on servicing constraints that may impact future development in the Albion Area. Planning will also work with the Finance Department and the Parks & Leisure Services Departments over time to determine what amenities are most appropriately funded through the Amenity Reserve Fund over time. [8] h)Intergovernmental Implications: As required under Section 881 of the Local Government Act, a referral was sent to the School District on June 17th, requesting that the District receive comments by July 17, 2013. To date, no comments have been received. An update on this item will be provided to Council prior to public hearing. Business Plan/Financial Implications: The implementation of a Community Amenity Program in the Albion Area will help to provide the Albion community with the amenities desired by the community (specifically those that are within the mandate of local government). Regardless of how much funds are received by build-out, the Amenity Fund will help to obtain those community amenities sooner with less pressure for a property tax increase. This approach is consistent with Council policy 5.52, entitled “Financial Sustainability Plan” and Policy Guideline No. 6, which states: “The District should strive to produce non-traditional revenues and diversify its tax base” and continues as follows: All departments will make every effort to access external funding opportunities from other levels of government & the private sector. All departments will endeavor to develop partnerships, strategic alliances and co-shared project funding to assist in the reduction of expenditures to the District. An expansion of the tax base, beyond existing ratios, can be used to reduce the general tax rate, increase service levels and/or provide new services. i)Alternatives: Alternatives to the Recommendations made in this report are: 1.Council may direct staff to remove the Density Bonus option from the RM-1 (townhouse) zone and leave the RM-4 (Multiple Family Residential) zone in its current form in the Albion Zoning Matrix under the Medium Density Residential designation; or 2.To not give First and Second Readings to the Bylaws attached to this report. CONCLUSIONS: The proposed Community Amenity Program is a defensible approach according to the District’s legal counsel. Amenity contributions received through development applications, wherein a Density Bonus is chosen, will contribute to the eligible amenities, which were selected through input from the Albion community. [9] The proposed amendments to the Official Community Plan include policies that establish a Community Amenity Program within the District beyond the Albion Area pilot project and expansion of this Program will be an available option to Council upon adoption of the attached Bylaws. If the attached Bylaws are adopted, the next steps will involve implementation of the Community Amenity Program in the Albion Area and then an update will be provided to Council on lessons learned in developing this program, so that they can be applied if Council chooses to expand this Program beyond the Albion pilot project area. “Original signed by Lisa Zosiak” _______________________________________________ Prepared by: Lisa Zosiak 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 J.L. (Jim) Rule" _______________________________________________ Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A: Albion Area Plan Map Appendix B: Official Community Plan Amending Bylaw 6995-2013 Appendix C: Zone Amending Bylaw 6996-2013 Appendix D: Amenity Reserve Fund Bylaw 6997-2013 Appendix E: Example of Albion Area Plan with Proposed Amendments Appendix F: Map of Northeast Albion CORPORATION OFTHE DISTRICT OFMAPLE RIDGE PLANNING DEPARTMENT 110 AVE. 102 AVE.JACKSON RD.248 ST.244 ST.112 AVE. 104 AVE. 108 AVE. ´ N.T.S. ALBION AREAPLAN BOUNDARY APPENDIX A 1 CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6995-2013 A Bylaw to amend the Maple Ridge Official Community Plan Bylaw No. 6425-2006 as amended WHEREAS, it is deemed expedient to amend the Maple Ridge Official Community Plan Bylaw No. 6425-2006 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 Official Community Plan Amending Bylaw. No. 6995-2013”. 2.Chapter 2 Growth Management is amended as follows: a.Sub-section 2.1.2 A Compact and Unique Community be amended by adding the following after policy 2-6: “2-7 Maple Ridge will establish a Community Amenity Program, within areas of the District where Council determines that Density Bonuses and Amenity Contributions will be applied, to provide amenities in a sustainable and economically viable manner. 2-8 The Community Amenity Program will be integrated into the Maple Ridge Zoning Bylaw to identify the conditions under which Density Bonuses will apply. 2-9 Density Bonuses and Amenity Contributions may be considered at Council’s discretion for all Official Community Plan and Zoning Bylaw amending applications to help provide a variety of amenities and facilities throughout the municipality.” 3.Chapter 10 Area Plans is amended as follows: a.Sub-section 10.1 Area Planning, policy 10-3 be amended by deleting item (f) and replacing as follows: “(f) the consideration of Density Bonuses, as part of a Community Amenity Program, determined by Council, within the boundaries of that Area Plan.” APPENDIX B 2 b.Sub-Section 10.2 Albion Area Plan be amended as follows: i.10.2.1 Land Use Designations be amended, as follows: a.A. Residential Designations be amended by adding the following after item 3: “Notwithstanding the above, higher densities may be supportable in compliance with the Community Amenity Program regulations prescribed in the Zoning Bylaw.” b.In the sentence after item F. Institutional Designation, delete the number 10.2.7 and replace with “10.2.4”. ii.10.2.2, Residential Development and Density Transfers be deleted up to and including policy 10-8 and the following inserted before the heading Multi-Family Housing and re-number policies 10-9 through 10-13 accordingly: “10.2.2 Residential Development and Community Amenity Program BACKGROUND The Albion Area Plan strives to balance new residential development, the protection of environmentally sensitive areas, and the provision of a range of housing styles to meet diverse housing needs. The Community Amenity Program is intended to meet the needs of the community and respond to changes in housing form and demand over time by enabling an additional means of providing neighbourhood amenities. The Albion Area Plan Community Amenity Program provides the opportunity for a Density Bonus within a number of zones identified within the Albion Zoning Matrix, see Section 10.2.4. Within these zones, “bonus” density may be achieved through an Amenity Contribution toward community amenities that will be located within the boundaries of the Area Plan. OBJECTIVE To support increases in density as a means of providing additional amenities in the Albion Area Plan. POLICIES Albion Area Community Amenity Program 3 10-4 A Density Bonus through the Community Amenity Program will be permitted on lands designated Low Density Residential, Residential Low-Medium Density and Medium Density in the Albion Area Plan. 10-5 Where a Density Bonus option is utilized in a single-family subdivision, an Amenity Contribution is to be applied to all of the single-family lots in the subdivision that exceed the base density permitted in the zone. 10-6 Where a Density Bonus option is utilized in a multi-family development and the base density is exceeded, an Amenity Contribution is to be applied to all of the dwelling units on the site. 10-7 Maple Ridge Council may consider Density Bonuses as part of the development review process for Albion Area Plan amendment applications seeking a land-use designation change that would permit a higher density than currently permitted. 10-8 A Density bonus will only be permitted on those lands that are located entirely within the boundaries of the Albion Area Plan and Urban Area Boundary. General Development Policies 10-9 Growth in North East Albion (Figure 1) may create a need for Neighbourhood or Village Commercial Centres. Maple Ridge will consider the development of such centres to provide daily convenience needs and services, subject to satisfying Parking Bylaw and Zoning Bylaw requirements, traffic, access, site design, and compatibility with adjacent land uses. 10-10 The sequence of development is to proceed in the most efficient manner, with capital costs and ongoing servicing costs to be minimized. To achieve this, lot consolidation may be required. 10-11 Development applications seeking a land use designation change through an Official Community Plan amendment, to allow an increase in density, will be submitted with an analysis of the existing downstream system to a limit determined by the District. Capacity constraints identified within the existing system are to be resolved prior to additional density being advanced.” iii.Sub-section 10.2.6, Village Centre, be amended by re-numbering as Section 10.2.3, Village Centre and re-numbering policy 10-14 accordingly. 4 iv.Sub-section 10.2.7, Albion Zoning Matrix, be deleted in its entirety and replaced as follows: “10.2.4 Albion Zoning Matrix LAND USE DESIGNATION ZONE Residential Low Density RS-1d One Family Urban (half acre) Residential* Residential Low-Medium Density RS-1 One Family Urban Residential RS-1b One Family Urban (medium density)* RT-1 Two Family Urban Residential (6898-2012) R-1 Residential District, Subject to Policy 10.2.1A(2)(a) Medium Density Residential R-1 Residential District R-2 Urban Residential District R-3 Special Amenity Residential District RM-1 Townhouse Residential* RMH Mobile Home District Neighbourhood Commercial C-1 Neighbourhood Commercial Village Commercial C-5 Village Centre Commercial Park P-1 Park and School Conservation Current or proposed zoning would apply 5 Institutional P-1 Park and School P-2 Special Institutional P-3 Children’s Institutional P-4 Place of Worship Institutional P-4a Place of Worship Institutional & Educational P-6 Civic Institutional * Density Bonus and Amenity Contribution provisions and details are provided in each of these zones. Conditions: a)This Matrix is to be read in conjunction with the policies and criteria in the Albion Area Plan and Official Community Plan and is not the only source for determining applicable zones; b)All zones corresponding to each land use designation or category may not be appropriate for a specific site, and are not applicable in all areas of the municipality; c)Lot consolidation may be required to meet the minimum lot area, lot width and/or lot depth requirements of the Zoning Bylaw and/or Subdivision Control Bylaw; d)The P-4 Church Institutional Zones would be considered in all Land Use Designations subject to satisfying all requirements of the zone. ” 6 v.Map entitled “Albion Area Plan” receive new title of “Albion Area Plan, Schedule 1” and be moved to end of Section 10.2 after 10.2.4 Zoning Matrix. vi. Map entitled “North East Albion” be added at end of Section 10.2 after Schedule 1. Maple Ridge Official Community Plan Bylaw No. 6425 - 2006 as amended is hereby amended accordingly. READ a first time the 9th day of July , 2013. READ a second time the 9th day of July ,2013. PUBLIC HEARING held the day of , A.D. 2013. READ a third time the day of , A.D. 2013. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 2013. _____________________________ ____________________________ MAYOR CORPORATE OFFICER BY: DT CORPORATION OFTHE DISTRICT OFMAPLE RIDGE PLANNING DEPARTMENT 110 AVE. 102 AVE.JACKSON RD.248 ST.244 ST.KANAKA CREEK REGIONAL PARK112 AVE. 108 AVE. 104 AVE. ´ LOW DENSITY RESIDENTIAL LOW/MEDIUM DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL CONSERVATION PARK INSTITUTIONAL VILLAGE COMMERCIAL NEIGHBOURHOOD COMMERCIAL ALBION BOUNDARY N.T.S. ALBION AREA PLAN"SCHEDULE 1"DATE OF LAST REVISION: March 11, 2013DATE ADOPTED: July 4, 2006 BY: DT CORPORATION OFTHE DISTRICT OFMAPLE RIDGE PLANNING DEPARTMENT 110 AVE. 102 AVE.JACKSON RD.248 ST.244 ST.112 AVE. 108 AVE. 104 AVE. ´ LOW DENSITY RESIDENTIAL LOW/MEDIUM DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL CONSERVATION PARK INSTITUTIONAL VILLAGE COMMERCIAL NEIGHBOURHOOD COMMERCIAL ALBION BOUNDARY N.T.S.DATE: Jul 3, 2013FIGURE 1 NORTHEASTALBIONFIGURE 1 NortheastAlbion DISTRICT OF MAPLE RIDGE BYLAW NO.6996-2013 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: This Bylaw may be cited as “Maple Ridge Zone Amending Bylaw No. 6996-2013”. Scope: This Bylaw recommends amendments that will permit Density Bonus and Amenity Contributions in specific zones for lands within the boundaries of the Albion Area Plan. 1.PART 2 INTERPRETATION, is amended by addition of the following definitions in the correct alphabetical order: AMENITY CONTRIBUTION – means a financial or in-kind contribution, received by the District for an amenity, in exchange for a Density Bonus. DENSITY BONUS – means permitting a density on a development site, greater than that shown in the corresponding Land Use Designation in the Official Community Plan, in exchange for an Amenity Contribution. 2.PART 4 GENERAL REGULATIONS, is amended as follows: a.Section 402 REGULATIONS FOR PERMITTED USES OF LAND, BUILDINGS & STRUCTURES be amended by adding the following after item (12): (13) Density Bonus Amenity Contribution Regulations Density Bonus Amenity Contributions are permitted on properties zoned RS-1d or RS-1b and located with the boundaries of the Albion Area Plan (see Schedule I). Amenity funds received will contribute to any of the following eligible amenities to be located within the Albion Area Plan boundaries: Park Construction; Park Maintenance; Multi-Use Trail Construction; Multi-Use Trail Maintenance; Civic Facility/Community Gathering Place Construction; Civic Facility/Community Gathering Place Maintenance. APPENDIX C Density is determined by the area applied to lot size, lot width, and lot depth. A Density Bonus may be applied in exchange for an Amenity Contribution as follows: 1)For the RS-1d zone, the base density is a minimum net lot area of 2,000m2, minimum lot width of 30m, and minimum lot depth of 40m. A Density Bonus is an option in the RS-1d zone and shall be applied as follows: a.An Amenity Contribution of $3,100 per lot will be required in any subdivision containing one or more lots with an area of less than 2,000m2, payable when the Approving Officer approves the subdivision. b.The maximum density permitted through the Density Bonus option is: i.minimum net lot area of 557m2; ii.minimum lot width of 15.0m; iii.minimum lot depth of 27m. c.Zoning requirements consistent with the RS-1b One Family Urban (Medium Density) Residential zone will apply and supersede the zoning requirements for the RS-1d zone. 2)For the RS-1b zone, the base density is a net lot area of 557m2. A Density Bonus is an option in the RS-1b zone and shall be applied as follows: a.An Amenity Contribution of $3,100 per lot will be required in any subdivision containing one or more lots with an area of less than 557m2, payable when the Approving Officer approves the subdivision. b.The maximum density permitted through the Density Bonus option is: i.minimum net lot area of 371m2; ii.minimum lot width of 12.0m; iii.minimum lot depth of 24m. c.Zoning requirements consistent with the R-1 Residential District zone will apply and supersede the zoning requirements for the RS-1b zone. 3.PART 6 RESIDENTIAL ZONES, is amended as follows: a.Section 601 ONE FAMILY AND TWO FAMILY RESIDENTIAL ZONES (R-1, R-2, R-3, RS-1, RS-1a, RS-1b, SRS, RS-1c, RS-1d, RS-2, RS-3, RT-1, RE, CD-1-93) A. PERMITTED USES OF LAND, BUILDINGS AND STRUCTURES be amended by adding a row after “Hobby Beekeeping Use (subject to Section 402)” and inserting into the new row as follows: a.Adding “Density Bonus Option (subject to Section 402)” under the “USE” column; b.Adding check marks under the RS-1b column and the RS-1d column. b.Section 602 RM-1 TOWNHOUSE RESIDENTIAL DISTRICT is amended by adding the following at the end of the zone after section 8. Other Regulations: 9.DENSITY BONUS AMENITY CONTRIBUTION REGULATIONS DENSITY BONUS AMENITY CONTRIBUTIONS Density Bonus Amenity Contributions are permitted on properties zoned RM-1 and located within the boundaries of the Albion Area Plan (see Schedule I). Amenity funds received will contribute to any of the following eligible amenities to be located within the Albion Area Plan boundaries: Park Construction; Park Maintenance; Multi-Use Trail Construction; Multi-Use Trail Maintenance; Civic Facility/Community Gathering Place Construction; Civic Facility/Community Gathering Place Maintenance. Intent: This Density Bonus provision provides for a density that is consistent with the RM-4 zone. 1. Despite Section 602.5 “Density”, the floor space ratio may be increased to not more than 0.75 times the lot area, thereby incurring a Density Bonus, if an Amenity Contribution per unit is provided. Where the resulting site density exceeds a floor space ratio of 0.6, an Amenity Contribution of $3,100 per unit will be required and be payable upon issuance of the Building Permit. 2. If using a Density Bonus, as described in 602.9(1) above and despite Sections 602.1, 602.3, 602.6, and 602.7 and 602.8 the following regulations shall be applied instead: Principal Uses 1. apartment residential use; and 2. townhouse residential use. Lot Dimension No lot shall be created less than 1115m2 in area. Lot Coverage Unenclosed off-street parking shall not occupy more than 2% of the area of the lot. Setbacks 1. Minimum setbacks for principal buildings and structures for apartment residential use, townhouse residential use and accessory buildings and structures shall not be less than: (a) from a front lot line 7.5 metres (b) from a rear lot line 7.5 metres (c) from an interior side lot line 7.5 metres (d) from an exterior side lot line 7.5 metres 2. Minimum setbacks for accessory off-street parking located within a structure, as described in item 1 “Other Regulations” below, shall be sited not less than: (a) from a front lot line 3 metres (b) from a rear lot line 1.5 metres (c) from an interior side lot line 1.5 metres (d) from an exterior side lot line 3 metres Height 1. No principal building or structure shall exceed a height of 11 metres. 2. No accessory building or structure shall exceed a height of 4.5 metres. Other Regulations 1. Accessory off-street parking, except for that provided as visitor parking, shall be located within a structure all parts of which are 0.8 metres or less above the average finished grade of the site and which are landscaped and integrated to become a useable part of the yard area. 2. At grade visitor parking areas shall be bounded by a landscape screen of not less than one metre in height. 2. Useable open space shall be provided on the lot for each unit contained in an apartment and townhouse building, based on the following ratio: (a) 45.0 m2 for each 3 or more bedroom unit; and (b) 30.0 m2 for each unit with less than 3 bedrooms. 3. A common activity area or areas shall be provided on the lot on the basis of 5.0m2 for each unit. This area may form part of the useable open space requirement. 4. An apartment residential and townhouse residential use shall be permitted only if the site is serviced to the standard set out in Maple Ridge Subdivision and Development Servicing Bylaw No. 4800-1993, as amended. 4.Add “SCHEDULE I” ALBION AREA PLAN BOUNDARY after “Schedule H, Town Centre Boundary and Port Haney and Fraser River Waterfront Area”. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended is hereby amended accordingly. READ a first time the 9th day of July , 2013. READ a second time the 9th day of July ,2013. PUBLIC HEARING held the day of , A.D. 2013. READ a third time the day of , A.D. 2013. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 2013. _____________________________ ____________________________ MAYOR CORPORATE OFFICER BY: DT CORPORATION OFTHE DISTRICT OFMAPLE RIDGE PLANNING DEPARTMENT 110 AVE. 102 AVE.JACKSON RD.248 ST.244 ST.112 AVE. 108 AVE. 104 AVE. ´ N.T.S.DATE: June 28, 2013BYLAW NO. 6996-2013SCHEDULE "I" ALBION AREA PLAN BOUNDARY DISTRICT OF MAPLE RIDGEDISTRICT OF MAPLE RIDGEDISTRICT OF MAPLE RIDGEDISTRICT OF MAPLE RIDGE BYLAW NO. BYLAW NO. BYLAW NO. BYLAW NO. 6997699769976997----2012012012013333 A Bylaw to establish an Amenities Reserve Fund in the Albion Area __________________________________________________________________________ WHEREASWHEREASWHEREASWHEREAS, Council may establish a reserve fund for a specific purpose. AND WHEREASAND WHEREASAND WHEREASAND WHEREAS, Council has endorsed a community amenity program and amendments to the Official Community Plan and Zoning Bylaw which identify various amenities which may be provided with contributions made for Density Bonuses. NOW THEREFORENOW THEREFORENOW THEREFORENOW THEREFORE, The Council of the District of Maple Ridge ENACTS AS FOLLOWS:ENACTS AS FOLLOWS:ENACTS AS FOLLOWS:ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as “Albion Area Amenities Reserve Fund Bylaw No. 6997-2013”. 2. There shall be and is hereby established a reserve fund to be known as Albion Area Amenities Reserve Fund. 3. Amenity contributions made for Density Bonuses under the Zoning Bylaw shall be deposited into the Amenities Reserve Fund. For administrative purposes, separate accounts may be set up for different types of amenities as detailed in the Zoning Bylaw, and the Council may determine from time to time the allocation of amenity contributions as among the separate accounts. 4. Funds from current revenue, from General Revenue Accumulated Surplus, or as otherwise provided, may also be deposited into the Amenities Reserve Fund. 5. Interest earned from the money deposited in the Amenities Reserve Fund shall accrue to the Amenities Reserve Fund. 6. Money in the Amenities Reserve Fund shall only be used to provide amenities in the Albion Area as detailed in the Zoning Bylaw. READ a first time the day of 2013 READ a second time 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 D ________________________________________________________________________ Maple Ridge Official Community Plan Chapter 10, Page 1 Bylaw No. 6425-2006 The following policies are adopted to guide development within the Albion urban area. 10.2.1 Land Use Designations The land use designations characterize the future land use that the District would like to see over the over twenty years or more to achieve orderly growth and development in the community. The following land use designations are identified on the Albion Area Plan: A. Residential Designations 1.Residential Low Density corresponds with single family detached residential development at a low density urban standard with lot sizes at 2000 m2 (half acre). 2.Residential Low-Medium Density corresponds with single detached or duplex housing with lot sizes ranging from 891 m2 (9590 ft2) to 557 m2 (5996 ft2). 6898-2012 a) notwithstanding the above, a minimum parcel area of “371m2 (3993 ft2)” is only permitted for the properties located at Lot A Section 15 Township 12 New Westminster District Plan 22387 and Lot 1 Section 15 Township 12 New Westminster District Plan 7709. 3.Medium Density Residential allows for a range of housing styles and densities, including smaller lot single detached housing, townhouse and duplex dwelling units. Notwithstanding the above, higher densities may be supportable in compliance with the Community Amenity Program regulations prescribed in the Zoning Bylaw. B Neighbourhood Commercial Designation This designation is intended to provide daily convenience shopping and services to neighbourhood residents within walking distance to the commercial centre. C Village Commercial Designations This designation is intended to provide for convenience shopping and personal services to residents of surrounding neighbourhoods in a compact village form. 10.2 Albion Area Plan APPENDIX E _______________________________________________________________________Maple Ridge Official Community Plan Chapter 10, Page 2 Bylaw No. 6425-2006 D Park Designation This designation identifies the location of existing or future municipal or Regional park sites. E Conservation Designation This designation identifies ecologically sensitive lands that require protection in order to ensure that their health, diversity and integrity are maintained. They are considered to be of high environmental or geologic sensitivity. F. Institutional Designation This designation identifies lands for present or future use as civic or public use and includes school and/or park sites. The corresponding zones for these designations are outlined in Section 10.2.7 10.2.4 Zoning Matrix. ________________________________________________________________________ Maple Ridge Official Community Plan Chapter 10, Page 3 Bylaw No. 6425-2006 MAP REMOVED AND REPLACED WITH VERSION ENTITLED “ALBION AREA PLAN, SCHEDULE 1”. _______________________________________________________________________Maple Ridge Official Community Plan Chapter 10, Page 4 Bylaw No. 6425-2006 10.2.2 Residential Development and Density Transfers Community Amenity Program BACKGROUND Residential development in Albion must balance objectives, which includes protecting environmentally sensitive areas, and providing a range of housing styles that are compatible yet flexible enough to meet diverse housing needs. To protect environmentally sensitive areas, the land base is identified as either the “buildable” area or the “unbuildable” area. The “buildable” area is those lands or those portions of a site that are considered suitable for development. The “unbuildable” area is defined as those lands designated Conservation due to environmental sensitivity, or lands identified as having sensitivity based on on-site ground truthing during a site development phase. For this reason, “unbuildable” areas are excluded from urban level development. Under certain conditions, properties that have a percentage of land designated Conservation may have subdivision potential. Current zoning will be respected, and if parcel areas are of sufficient size, can be serviced appropriately, and are suitable to build upon, a property may be subdivided on this basis. Proposed lots, or buildings, must be able to meet minimum Zoning and Subdivision and Development Servicing requirements, and must be able to meet all other Provincial and Federal requirements. Property owners wishing to rezone their properties may be able to get credit for conservation dedication that could be transferred to the “buildable” portion of the site. The credit or density transfer would be set at a maximum of 2.5 units per net hectare of environmentally sensitive land. The owner may get consideration for one or the other “development potential,” (by rezoning or by using existing zoning) but not both, and may only use the available potential on the same legal parcel. The lands available for density transfer must be entirely with the Urban Area Boundary. The Approving Officer may deny any request. The purpose of density transfers is to concentrate development away from environmentally sensitive areas, take advantage of natural features, utilize land more efficiently, or provide open green space. While this policy might allow for some parcels of higher density in the “buildable” area, these permitted higher density areas should not be placed adjacent to areas of high environmental sensitivity. Density transfers are only supportable if the resulting form, character and density of the project is compatible with the surrounding neighbourhood. For this reason, the maximum number of calculated ________________________________________________________________________ Maple Ridge Official Community Plan Chapter 10, Page 5 Bylaw No. 6425-2006 units based on Density Transfer policies may not be realizable given neighbourhood context. To balance these objectives, the Density Transfer policies are accompanied by Housing Compatibility policies. The Albion Area Plan strives to balance new residential development, the protection of environmentally sensitive areas, and the provision of a range of housing styles to meet diverse housing needs. The Community Amenity Program is intended to meet the needs of the community and respond to changes in housing form and demand over time by enabling an additional means of providing neighbourhood amenities. The Albion Area Plan Community Amenity Program provides the opportunity for a Density Bonus within a number of zones identified within the Albion Zoning Matrix, see Section 10.2.4. Within these zones, “bonus” density may be achieved through an Amenity Contribution toward community amenities that will be located within the boundaries of the Area Plan. OBJECTIVE To balance the protection of environmentally sensitive lands while ensuring flexibility and compatibility of housing styles within neighbourhoods. To support increases in density as a means of providing additional amenities in the Albion Area Plan. POLICIES Housing Compatibility 10 - 4 A variety and mix of housing forms within developments is encouraged within a range of compatible densities and housing forms. While predominant housing forms within an area should be consistent with its designated densities, the following could be permitted as a density transfer: a) Residential Low Density - single detached housing with average lot sizes of 2000 m2 (half acre) may include some single detached housing with lot sizes of 668 m2 (7190 ft2) b) Residential Low - Medium Density – includes ground oriented detached single detached housing neighbourhoods with lot sizes of 668 m2 (7190 ft2), and may include some proportion of ground-oriented attached family housing, such as townhouse forms. c) Medium Density areas of ground oriented attached family housing may contain some low rise apartments where _______________________________________________________________________Maple Ridge Official Community Plan Chapter 10, Page 6 Bylaw No. 6425-2006 suitable for environmental protection or for provision of greater green space. Density Transfers 10 - 5 Density transfers of 2.5 dwelling units per net hectare of unbuildable lot area may be considered for the buildable portion of the site of the same lot, subject to compatibility with the resulting level of residential density. The density transfer does not apply to conservation lands outside of the urban area boundary. 10 - 6 The clustering of dwelling units at compatible densities may be supported on the buildable portion of a site if the following conditions exist: a)the site is within an environmentally sensitive area; b)the average site cross slope is over 10%; c)the site contains significant natural physical, biological or cultural features or functions; d)proximity to existing or potential noise sources or incompatible uses; e)where the site offers view opportunities or requires view protection; f)when the site has unique servicing constraints. 10 - 7 The resulting densities, form and character should be compatible with the surrounding neighbourhood. 10 - 8 Additional density should be distributed throughout the site, away from areas of high environmental sensitivity, although clustering of denser residential units is possible when the development siting and building mass and form is compatible with surrounding land use. Albion Area Community Amenity Program 10 - 4 A Density Bonus through the Community Amenity Program will be permitted on lands designated Low Density Residential, Residential Low-Medium Density and Medium Density in the Albion Area Plan. 10 - 5 Where a Density Bonus option is utilized in a single-family subdivision, an Amenity Contribution is to be applied to all of the single-family lots in the subdivision that exceed the base density permitted in the zone. 10 - 6 Where a Density Bonus option is utilized in a multi-family development and the base density is exceeded, an Amenity Contribution is to be applied to all of the dwelling units on the site. ________________________________________________________________________ Maple Ridge Official Community Plan Chapter 10, Page 7 Bylaw No. 6425-2006 10 - 7 Maple Ridge Council may consider Density Bonuses as part of the development review process for Albion Area Plan amendment applications seeking a land-use designation change that would permit a higher density than currently permitted. 10 - 8 A Density bonus will only be permitted on those lands that are located entirely within the boundaries of the Albion Area Plan and Urban Area Boundary. General Development Policies 10 - 9 Growth in North East Albion (Figure 1) may create a need for Neighbourhood or Village Commercial Centres. Maple Ridge will consider the development of such centres to provide daily convenience needs and services, subject to satisfying Parking Bylaw and Zoning Bylaw requirements, traffic, access, site design, and compatibility with adjacent land uses. 10 - 10 The sequence of development is to proceed in the most efficient manner, with capital costs and ongoing servicing costs to be minimized. To achieve this, a lot consolidation may be required. 10 – 11 Development applications seeking a land use designation change through an Official Community Plan amendment, to allow an increase in density, will be submitted with an analysis of the existing downstream system to a limit determined by the District. Capacity constraints identified within the existing system are to be resolved prior to additional density being advanced. Multi-Family Housing 10 - 129 The siting, form, character and massing of multi-family residential development and their areas for parking, storage and landscaping should be designed to facilitate orderly development of the area and to be compatible with single family residential developments. 10 - 10 13 Multi-family housing should be provided with appropriate amenities to enhance the character of development. 10 - 11 14 The siting of development and construction techniques employed should avoid impacts to watercourses, reduce the risk of erosion in the area, minimize visual disruption to the neighbourhood and protect the visual character of the landscape. 10 - 12 15 Natural vegetation should be retained where possible to enhance the character of the area. Significant treed slopes or _______________________________________________________________________Maple Ridge Official Community Plan Chapter 10, Page 8 Bylaw No. 6425-2006 natural vegetation will need to be retained in order to minimize disruption to watercourses and to minimize erosion. Geotechnical assessments may be required. 10 - 1316 Development in the Albion Area is subject to the Natural Features policies of the Official Community Plan. Multi- Family and Intensive Residential Development must also adhere to the Design Guidelines detailed in Section 8 Development Permit Guidelines. 10.2.6 3 Village Centre The Albion area contains a village commercial centre which will be implemented by a Village Centre Commercial (C-5) Zone. The commercial area will be encouraged to incorporate a building form that is street-front oriented, pedestrian friendly, and to accommodate apartments above commercial space. The traditional shopping centre development form with large expanses of parking will not serve the village centre function. POLICIES 10 - 1417 The siting and form of commercial buildings and areas for parking and storage should facilitate orderly development and ensure the area presents a coherent image identifying a pedestrian oriented village centre that appropriately integrates adjacent residential uses. Village Commercial Development must also adhere to the Design Guidelines detailed in Section 8 Development Permit Guidelines. ________________________________________________________________________ Maple Ridge Official Community Plan Chapter 10, Page 9 Bylaw No. 6425-2006 10.2.7 Albion Zoning Matrix LAND USE DESIGNATION ZONE * Residential Low Density RS-1d One Family Urban (half acre) Residential zone. * Residential Low-Medium Density SRS Special Urban Residential RS-1b One Family Urban (Medium Density) Residential RT-1 Two Family Urban Residential 6898-2012 R-1 Residential District, Subject to Policy 10.2.1A(2)(a) * Medium Density Residential R-1 Residential District R-2 Urban Residential District CD-1-93 Amenity Residential District R-3 Special Amenity Residential District RM-1 Townhouse Residential RM-4 Multiple Family Residential RMH Mobile Home District Neighbourhood Commercial C-1 Neighbourhood Commercial Village Commercial C-5 Village Centre Commercial Park P-1 Park and School Conservation Current or proposed zoning would apply. Institutional P-1 Park and School P-2 Special Institutional P-3 Childrens Institutional P-4 Place of Worship Institutional P-4a Place of Worship Institutional & Educational P-6 Civic Institutional * Other zones may correspond with the Residential Land Use designations where a density transfer has been applied, subject to Section 10.2.2 Residential Development and Density Transfers. _______________________________________________________________________Maple Ridge Official Community Plan Chapter 10, Page 10 Bylaw No. 6425-2006 10.2.4 Albion Zoning Matrix LAND USE DESIGNATION ZONE Residential Low Density RS-1d One Family Urban (half acre) Residential* Residential Low-Medium Density RS-1 One Family Urban Residential RS-1b One Family Urban (medium density)* RT-1 Two Family Urban Residential 6898-2012 R-1 Residential District, Subject to Policy 10.2.1A(2)(a) Medium Density Residential R-1 Residential District R-2 Urban Residential District R-3 Special Amenity Residential District RM-1 Townhouse Residential* RMH Mobile Home District Neighbourhood Commercial C-1 Neighbourhood Commercial Village Commercial C-5 Village Centre Commercial Park P-1 Park and School Conservation Current or proposed zoning would apply Institutional P-1 Park and School P-2 Special Institutional P-3 Children’s Institutional P-4 Place of Worship Institutional P-4a Place of Worship Institutional & Educational P-6 Civic Institutional * Density Bonus and Amenity Contribution provisions and details are provided in each of these zones. Conditions: a)This Matrix is to be read in conjunction with the policies and criteria in the Albion Area Plan and Official Community Plan and is not the only source for determining applicable zones; b)All zones corresponding to each land use designation or category may not be appropriate for a specific site, and are not applicable in all areas of the municipality; c)Lot consolidation may be required to meet the minimum lot area, lot width and/or lot depth requirements of the Zoning Bylaw and/or Subdivision Control Bylaw; d)The P-4 Church Institutional Zones would be considered in all Land Use Designations subject to satisfying all requirements of the zone. BY: DT CORPORATION OFTHE DISTRICT OFMAPLE RIDGE PLANNING DEPARTMENT 110 AVE. 102 AVE.JACKSON RD.248 ST.244 ST.KANAKA CREEK REGIONAL PARK112 AVE. 108 AVE. 104 AVE. ´ LOW DENSITY RESIDENTIAL LOW/MEDIUM DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL CONSERVATION PARK INSTITUTIONAL VILLAGE COMMERCIAL NEIGHBOURHOOD COMMERCIAL ALBION BOUNDARY N.T.S. ALBION AREA PLAN"SCHEDULE 1"DATE OF LAST REVISION: March 11, 2013DATE ADOPTED: July 4, 2006 BY: DT CORPORATION OFTHE DISTRICT OFMAPLE RIDGE PLANNING DEPARTMENT 110 AVE. 102 AVE.JACKSON RD.248 ST.244 ST.112 AVE. 108 AVE. 104 AVE. ´ LOW DENSITY RESIDENTIAL LOW/MEDIUM DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL CONSERVATION PARK INSTITUTIONAL VILLAGE COMMERCIAL NEIGHBOURHOOD COMMERCIAL ALBION BOUNDARY N.T.S.DATE: Jul 3, 2013FIGURE 1 NORTHEASTALBIONFIGURE 1 NortheastAlbion APPENDIX F DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2013-021-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: Geotechnical Report by Valley Geotechnical Engineering Schedules D & E (ESC plan and monitoring services by VGES) Tree Assessment by Landscape Architect, Rory Dafoe Parking Letter by Inner visions Recovery Society 3. District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: August 26, 2013 and Members of Council FILE NO: 2013-021-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No. 7013-2013 and Second Reading Maple Ridge Zone Amending Bylaw No. 6990-2013 20581 Maple Crescent EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS-1 (One Family Urban Residential) to P-2 (Special Institutional), to permit the construction of a two storey “Treatment Centre” building. This project is a joint venture between BC Housing and the Innervisions Recovery Society. The applicant has acquired partial funding for this project from the Federal Government through the Homelessness Partnering Strategy (HPS). The proposal includes two properties, 20581 and 20591 Maple Crescent of which the later one is already zoned P-2 (Special Institutional zone). The rezoning from RS-1 (One Family Urban Residential zone) to P-2 (Special Institutional zone) is for 20581 Maple Crescent. Both the properties are designated “Commercial” on the Official Community Plan and will require an Official Community Plan amendment to re-designate them to “Institutional” as described in this report. RECOMMENDATIONS: 1.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. 7013-2013 on the municipal website and requiring that the applicant host a Development Information Meeting, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 2.That Maple Ridge Official Community Plan Amending Bylaw No. 7013-2013 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3.That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 7013- 2013 is consistent with the Capital Expenditure Plan and Waste Management Plan; - 2 - 4.That Maple Ridge Official Community Plan Amending Bylaw No. 7013-2013 be given first and second readings and be forwarded to Public Hearing; 5.That Zone Amending Bylaw No. 6990-2013 be given second reading and be forwarded to Public Hearing; and 6.That the following terms and conditions be met prior to Final Reading. i.Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii.Amendment to Schedule "B" of the Official Community Plan; iii.Road dedication as required; iv.Consolidation of the development site; 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.Removal of the existing building at 20581 Maple Crescent; vii.Registration of a Restrictive Covenant at the Land Title Office of the phase 2 design; 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: Gordon W Knuttila of Silver Valley Homes Ltd. Owner: Innervisions Recovery Society of BC Legal Description: Parcel A, District Lot 278, NWD Plan NWP88024. OCP: Existing: Commercial Proposed:Institutional Zoning: Existing: RS-1 (One Family Urban Residential) - 3 - Proposed: P-2 (Special Institutional) Surrounding Uses: North: Use: Vacant Single Family lots and Battle Avenue Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential South: Use: Commercial and Maple Crescent Zone: C-3 (Town Centre Commercial) Designation: Commercial East: Use: Maple Crescent Lodge-Recovery House Zone: P-2 (Special Institutional) Designation: Commercial West: Use: Commercial and Maple Crescent Zone: C-3 (Town Centre Commercial) Designation: Commercial Existing Use of Property: Single Family Residential Proposed Use of Property: Treatment Centre Site Area: 567 m2 (in addition to this, property with the Maple Crescent Lodge is 708 m2) Access: Battle Avenue Servicing requirement: Full Urban Standard Companion Applications: 2013-021-VP b) Project Description: Treatment Centre Use: In addition to the Maple Crescent facility, Innervisions Recovery Society currently operates two other drug and alcohol treatment centres; one is the “Hannah House” for women in Maple Ridge and the other is a facility for men, in Port Coquitlam. “Hannah House”, located on the corner of Laity Street and Dewdney Trunk Road, is a treatment centre for women who voluntarily enter its 60 day regimented drug/alcohol recovery program. A typical treatment centre would have beds (rooms), kitchen, and dining, outdoor activity space, counseling rooms, common training room, medical rooms, common laundry room and administrative office areas. Such a facility is managed by staff members and volunteers. After the 60 day program is completed, the participants go home or to a group recovery house that provides further care and support. While in the treatment centre, the participants are not permitted to have a vehicle or visit friends/family outside the centre. It is a structured recovery program with strict discipline and any visits outside are organized and monitored by staff. Site & Project Characteristics: The development site (Appendix A) consists of two irregular shaped lots that will be consolidated and is located within the Hammond Area of West Maple Ridge. The consolidated lot size is approximately 1275m2, of which only 567m2 is being rezoned. The remaining site is already zoned P-2 (Special Institutional) and houses the “Maple Crescent Lodge” which is a recovery house for - 4 - men. The development site is surrounded by road on three sides (i.e. Battle Avenue on the north; Maple Crescent on the south and 206th Street on the east). Both properties are owned by the Innervisions Recovery Society. The triangular shaped property at 20581 Maple Crescent (subject site, Appendix A) is being rezoned to P-2 (Special Institutional zone) to permit phase 1 of the proposed “Treatment Centre”. The existing single family house on the subject site will be demolished. Consolidation of the two lots will be required as a condtion of final reading on the rezoning. The property fronting 206th Street (20591 Maple Crescent) is zoned P-2 (Special Institutional zone) and houses the “Maple Crescent Lodge” which is a two storey group recovery home with 17 beds, common kitchen, dining and living rooms. This building is encroaching into the 206th Street road right of way and sits on a parcel designated “Commercial” on Schedule B of the Official Community Plan. While the use is a permitted use in the P-2 (Special Instituitonal) zone, the siting of the building is non-conforming. This existing structure will be retained during the proposed phase 1 of the project. Once phase 1 is complete, it is the intention of the owner to eventually relocate the residents of Maple Crescent Lodge to the new facility and then the existing lodge to begin demolition to begin proposed phase 2. The project is proposed in two phases. Phase 1 will include kitchen, dining, laundry and service areas to serve both the phases in a two storey 17 bed facility. The gross floor area proposed for phase 1 is 7154 ft2. Phase 2 will include demolition of the existing lodge and addition of 24 beds and common areas. Phase 2 will be attached to the completed phase 1 building and final product will be one facility with 41 beds and the required common areas. However, the timing on phase 2 is dependent on acquiring funding in the future. The exterior design for phase 1 reflects a traditional theme incorporating hipped roofs, gabled window box outs, covered main entrance, a combination of vinyl siding and vinyl wall shingles for the facades; gable ends with wood trims and asphalt laminate shingles for roofing. This design is to ensure a “residential” look to the proposed building for a better fit into the existing context. A basic building scheme Restrictive Covenant specifying a building footprint after both phases are complete is required as a condition of final reading on rezoning. Vehicular access to the site is proposed off of Battle Avenue (Appendix C). Due to the flat topography of the site and location of the existing “Maple Crescent Lodge”, the proposed parking area with four spaces would be slightly raised to provide a level access from Battle Avenue. Battle Avenue is anticipated to be closed at Maple Crescent with a turn around, similar to the existing Waresley Street to the north-west of subject site. Details of off-site upgrades along Battle Avenue and Maple Crescent will be finalized through a Rezoning Servicing Agreement Restrictive Covenant. c)Planning Analysis: Official Community Plan: The development site (Appendix A) is currently designated “Commercial” on Schedule B of the Official Community Plan. The Official Community Plan recognizes that there is a shortage of special needs housing units in the community. Special needs housing is commonly defined as housing for people, who for varying reasons cannot have their housing needs met through the traditional housing market. Research - 5 - conducted as a component of the Official Community Plan review in 2005-2006 identified that there are waiting lists for social housing, shelter beds, transition housing, community care facilities and supportive housing within the community, and that providers regularly turn away those in need of such housing, for lack of such facilities. As a result of this recognized need, the Official Community Plan has objectives and policies, outlined below, that encourage the proposed use. Objectives: To encourage the provision of affordable market and non-market housing and rental accommodation in Maple Ridge. To recognize that mixed socio-economic housing contributes positively to overall community health, and to facilitate the provision of special needs housing within the District (including social housing, community care facilities, transition housing, shelter housing and supportive housing units) for people with physical, mental and/or lifestyle challenges. Policies: 3-30 Maple Ridge will encourage partnerships with government and non-government agencies to support the creation of affordable, rental and special needs housing in the community. 3-34 Maple Ridge supports the provision of affordable, rental and special needs housing throughout the District. Where appropriate, the provision of affordable, rental, and special needs housing will be a component of area plans. There is no one root cause or solution to social issues, therefore a cooperative approach is required through partnerships. This proposal will be a joint venture between BC Housing and the Innervisions Recovery Society to serve our community. “Hannah House” for women, has proven to be a community asset in assisting those in need of recovery from drug/alcohol. The proposed facility for men should prove just as successful and is another initiative to alleviate the shortage of services to assist recovery from addictions in our community. Based on all the findings,the objectives and policies stated above, the “Treatment Centre Use” is in compliance with the Official Community Plan policies. The amendment also recognizes the existing use of a portion of the property and provides for further expansion of the Treatment Centre. Please note that the OCP amendment will apply to both the properties (20581 and 20591 Maple Crescent). Zoning Bylaw: The current application proposes to rezone the property located at 20581 Maple Crescent from RS-1 (One Family Urban Residential) to P-2 (Special Institutional) to permit the future construction of a two storey “Treatment Centre” building. The proposed P-2 (Special Institutional) zone permits a “private hospital” as a principal use. Private hospital use is defined as “a use providing for the care of the sick, injured, or aged other than in a public hospital; includes private hospitals, convalescent homes, nursing homes, hospices, palliative - 6 - care units, community care facilities, multi-level care facilities, congregate care facilities and adult daycare centres”. The proposed use of a Drug/Alcohol Treatment Centre falls within this definition. The proposed zone permits a maximum density (floor space ratio) of 0.5 times the net lot area. It also restricts the maximum lot coverage to 40% of the net lot area, the maximum height to 11.0 metres and specifies minimum building setbacks of 7.5 metres from all the property lines. Site Specific Text Amendment: A site-specific text amendment is required to the P-2 (Special Institutional) zone to permit a higher density and lot coverage than permitted in the zone (Appendix C). The permitted floor space ratio is 0.5 times the net lot area. Proposed floor space ratio is 0.91 times the net lot area, with a total gross floor area of 12494 ft2 for both the phases. The gross floor area proposed for phase 1 is 7154 ft2. The permitted lot coverage is 40% of the net lot area. The proposed lot coverage is 49.1% of the net lot area. Proposed Variances: The proposed zone requires a setback of 7.5 metres from all property lines. Due to the challenging triangular lot configuration, the owner is proposing reduced setbacks along both the street frontages. The staggered building footprint brings some building corners into the required setbacks, along the north and south. The details of the variances sought will be discussed in a future Council report. Off-Street Parking and Loading Bylaw: The proposed use requires a parking ratio of one space per 93 m2 gross floor area proposed on site. This is applicable to a “private hospital” use. As described earlier in this report, a “Drug and Alcohol Treatment Centre” is for participants who are registered in a 60-day regimented recovery program where driving, vehicle ownership or visitors are prohibited. The on-site parking requirements are minimal and for staff only. Currently the “Hannah House” facility has 11 on-site parking spaces for a 44 bed facility, out of which only 4 to 5 spaces are used at any given time. This proposal is anticipated to have a total of 41 beds (after completion of both phases) with three to four staff members at any given time on site. Sometimes volunteers drop in to help. Four parking spaces are proposed for staff/volunteer use. It is also anticipated that once Battle Avenue is closed at Maple Crescent, there may be some on-street parking available. Given the parking usage at “Hannah House” and that the participants of this program are not permitted to drive or have visitors, the variance to the parking requirements are supportable. The parking variance details will be discussed in a future Council report. Development Permits: A Development Permit is not required for Institutional use properties. - 7 - Advisory Design Panel: A Development Permit is not required for an institutional use, however considering the scale and use of the proposal Council had resolved, with the first reading on rezoning, that this application be reviewed by the Advisory Design Panel for comments, prior to second reading. On July 9, 2013, the Advisory Design Panel reviewed the proposal and was generally in support of the form and character of the proposed building. They had the following resolution: The application be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow-up: Consider the addition of a clear story or other articulation at the kitchen and laundry location of north façade. Consider handicap or accessible requirements and/or opportunities for the proposed building. Consider phase 2 addition in a different architectural detailing to differentiate from phase 1. Consider defined pedestrian drop-off at Battle Avenue location including direct access, and sidewalk along north side of the building. Consider improved west corner at Maple Crescent and Battle Avenue including relocating fence east, and including further landscape enhancements. Consider the addition of street trees for Maple Crescent and Battle Avenue sidewalk edges. Consider the addition of patios on north and west side of building for staff and tenants. Consider architectural enhancement of north entrance. The project architect addressed most of the concerns to the satisfaction of the panel, except the street trees and patio additions. Some of the revisions included: Windows were added to the north wall of the kitchen & laundry room. There are currently two accessible entrances to the building, the north side into the stairway and the east end into the Group Area. The north entrance has been enhanced by adding a gable roof with knee braces over this door and added an eyebrow roof from this entrance to the electrical room door further to the east. A new walkway from this entrance has been added to Battle Street. This new walkway will terminate at either a new sidewalk or curb & gutter to provide for a drop off area. Fencing & landscaping revisions and enhancements have been made at the west end of the property. The west side of the property was left as lawn instead of adding any patios and the street trees will be finalized once the off-site upgrades have been determined along Battle Street. - 8 - Development Information Meeting: On July 31, 2013, the applicant and his team of consultants conducted the Development Information Meeting held at “Hammond Community Centre” 20601 Westfield Avenue, Maple Ridge from 7:00 to 8:00 PM. As per Council Policy 6.20, invitations were mailed to adjacent property owners, advertisements were placed in the local paper and a notice was attached to the development sign on site. This meeting was in an open house format with all the proposed drawings displayed for the attendees. A sign in and comment sheet were provided. This meeting was attended by twenty (20) people who were mostly the residents of Hammond area, with the following comments: Some people did not want a treatment centre in this area. The Innervisions representative explained how this facility is run and how the program has been a successful one at Hannah House, Maple Ridge and Port Coquitlam. Some people supported the proposed use but were concerned about the heritage value of the original Maple Crescent lodge building located at 20591 Maple Crescent. This building is not listed on the heritage inventory of Maple Ridge. Some people expressed concerns of lack of any heritage elements or materials for the proposed building. Some people had concerns that this proposal is proceeding before a “Hammond Area Plan” was adopted. Representatives of the “Hammond Neighbourhood Association” spoke about the history of Hammond area and importance of an area plan for this area. Some people were concerned about the proposed parking for the site and in this area. 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 and upgrades such as curb, sidewalk, gutter, street trees, street lights, etc. are required to be provided through a Rezoning Servicing Agreement. Battle Avenue is anticipated to be closed at Maple Crescent, possibly with a turn around and some on- street parking for visitors. The details of the road standard will be finalized later. Building Department: The Building Department has reviewed the proposal and comments have been provided to the applicant. The applicant has ensured that all these will be addressed through the Building Permit drawings at a later date. 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. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements. - 9 - Fire Department: The Fire Department has reviewed the proposal and comments have been provided to the applicant. The applicant has ensured that all these will be addressed through the Building Permit drawings. e)School District Comments: A referral was sent to the School District 42 and no comments were received. f)Intergovernmental Issues: This proposal is a joint venture between B.C. Housing and the Innervisions Recovery Society. The applicant has acquired partial funding for this project from the Federal Government through the Homelessness Partnering Strategy (HPS). The Homelessness Partnering Strategy (HPS), a Federal Government initiative, is a unique community-based program aimed at preventing and reducing homelessness by providing direct support and funding to communities across Canada. Currently the Federal Government commitment is to maintain annual funding for housing and homelessness until March 2014. Under the HPS, this project has qualified for some Federal funding which needs to be used within a certain time-frame. It is anticipated that this funding plus a matching amount from the society will help complete Phase 1 of the project. Phase 2 is dependent on additional funding in future. 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 consistent with other Official Community Plan policies that support this use. 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. g)Citizen/Customer Implications: A Development Information Meeting was conducted on July 31, 2013 where the neighbours had an opportunity to express their concerns. This meeting along with a future Public Hearing provide opportunities for citizens to voice their concerns regarding the proposed development. - 10 - CONCLUSION: The development proposal is in compliance with the policies of the Official Community Plan. Justification has been provided to support an Official Community Plan amendment to re-designate the subject sites from “Commercial” to “Institutional”. It is recommended that Council not require any further additional OCP consultation. This proposal will be a joint venture between B. C. Housing and the Innervisions Recovery Society. The proposed facility for men is another initiative to provide this required service in our community. A site-specific text amendment to allow greater density and lot coverage and variances to allow reduced setbacks and off-street parking will be required to support this proposal. It is recommended that first and second reading be given to Maple Ridge Official Community Plan Amending Bylaw No. 7013-2013, that second reading be given to Maple Ridge Zone Amending Bylaw No. 6990-2013, and that application 2013-021-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 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 – OCP Amending Bylaw 7013-2013 Appendix C – Zone Amending Bylaw 6990-2013 Appendix D – Proposed Site Plan Appendix E – Proposed Building Elevations- phase 1 Appendix F – Proposed Landscape Plan City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Mar 4, 2013 FILE: 2013-021-RZ BY: PC 20581 MAPLE CRESCENT CORPORATION OFTHE DISTRICT OFMAPLE RIDGE PLANNING DEPARTMENT SUBJECT PROPERTY ´ Scale: 1:1,500 APPENDIX A CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7013-2013 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 Schedule "B" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 7013-2013." 2.That parcels or tracts of land and premises known and described as: Parcel “A” and “B” District Lot 278 Group 1 New Westminster District Reference Plan NWP88024 and outlined in heavy black line on Map No. 857, a copy of which is attached hereto and forms part of this Bylaw, is hereby re-designated to Institutional. 3.Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the 27th day of August , 2013. READ A SECOND TIME the 27th day of August , 2013. PUBLIC HEARING HELD the day of , 2013. READ A THIRD TIME the day of , 2013. RECONSIDERED AND FINALLY ADOPTED, the day of , 20 . ______________________________ ______________________________ PRESIDING MEMBER CORPORATE OFFICER APPENDIX B 11302 11315 2060011230 11278 206172062311233/9 11273 11224 20540205612059111289 20591/93205912055620574206052063111243/52053111240 1127720582 205832060620623206312064320565205611127120583 11266 206152062411261 11295 11250 2057520581206162063620627/39113 AVE. C A N A DIA N P A CIFIC R AIL W A Y 206 ST.MAPLE CR. BATTLE AVE. *P P 044 LMP 1857 C N 1/2 A E 1/2 789P 60497 LMP 469P 114LMP 12217 756 795 1042 P 10059 765 745 E 21'RP 5103P 74209 N 1/2 763 & 766 790 S 1/2 Rem 2 *PP044 Rem 1043 P 435561110 763 & 766 N 1/2 Rem 748 1419 P 88024 P 2180 RP 64119 1186 1 759 764 & 765 746 P 60497 1 752 797 758 B 761 S 1/2 790 S 1/2 of 749 A 753 751 755 P 114 S 1/2 762 LMS *PP044 P 8654 Pcl A 754 PcL BSK 2405SK 3398764 RP 7664 5RW 60498RW 71990 RW 65007 RW 52217 RW 72041 RW 71976RW 88025´SCALE 1:1,500 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From: To: Commercial Institutional 7013-2013857 MAPLE CRESCENT CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6990-2013 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. 6990-2013." 2.That parcel or tract of land and premises known and described as: Parcel A, District Lot 278, Group 1, New Westminster District Reference Plan NWP88024 and outlined in heavy black line on Map No. 1588 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to P-2 (Special Institutional zone). 3. That Section 903(3) BUILDINGS AND STRUCTURES FOR A PRIVATE HOSPITAL USE be amended by adding the following, under (a): (a) together with other buildings shall not exceed a lot coverage of 40%, except that the permitted maximum lot coverage for Parcel A, District Lot 278, Group 1, New Westminster District Reference Plan NWP88024 and Parcel B, District Lot 278, Group 1, New Westminster District Reference Plan NWP88024, shall not exceed 50% of the consolidated lot area. 4. That Section 903(3) BUILDINGS AND STRUCTURES FOR A PRIVATE HOSPITAL USE be amended by adding the following, under (c): (c) together shall not exceed a total floor area equal to 0.5 times the lot area, except that the permitted maximum total floor area for Parcel A, District Lot 278, Group 1, New Westminster District Reference Plan NWP88024 and Parcel B, District Lot 278, Group 1, New Westminster District Reference Plan NWP88024, shall not exceed 0.91 times the consolidated lot area. APPENDIX C 5. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 14th day of May, 2013. READ a second time the 27th day of August , 2013. PUBLIC HEARING held the day of , A.D. 2013. READ a third time the day of , A.D. 2013. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 2013. _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER 11302 11315 2060011230 11278 206172062311233/9 11273 11224 20540205612059111289 20591/93205912055620574206052063111243/52053111240 1127720582 205832060620623206312064320565205611127120583 11266 206152062411261 11295 11250 2057520581206162063620627/39113 AVE. C A N A DI AN P ACI F I C RAIL WA Y 206 ST.MAPLE CR. BATTLE AVE. *P P 044 LMP 1857 C N 1/2 A E 1/2 789P 60497 LMP 469P 114LMP 12217 756 795 1042 P 10059 765 745 E 21'RP 5103P 74209 N 1/2 763 & 766 790 S 1/2 Rem 2 *PP044 Rem 1043 P 435561110 763 & 766 N 1/2 Rem 748 1419 P 88024 P 2180 RP 64119 1186 1 759 764 & 765 746 P 60497 1 752 797 758 B 761 S 1/2 790 S 1/2 of 749 A 753 751 755 P 114 S 1/2 762 LMS *PP044 P 8654 Pcl A 754 PcL BSK 2405SK 3398764 RP 76645RW 60498RW 71990 RW 65007 RW 52217 RW 72041 RW 71976RW 88025´SCALE 1:1,500 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: RS-1 (One Family Urban Residential) P-2 (Special Institutional) 6990-20131588 MAPLE CRESCENT APPENDIX D APPENDIX E 2 0 6 t hS T R E E T17.65' ( 5.38 M )70.0' ( 21.34 )M A P L E C R E S C E N TEXISTING SIDEWALK TO REMAIN17.95' ( 5.47 M)110.7' ( 33.74 M)116.27' ( 35.44 M )136.4' ( 41.58 M)64.96' ( 19.8 M)EXISTING "MAPLE CRESCENT LODGE"BUILDING - TO REMAINPATIOWALL OVER (TYP)EL: 10.5 MRECYCLEGARBAGE24'-0"4 PARKING SPACESB A T T L E A V E N U E9.3710.2810.2410.6610.7611.0911.5211.7411.7611.7411.4711.059.949.179.089.0410.2510.8910.129.789.399.349.34WV9.259.289.179.249.139.289.269.379.449.479.509.179.049.139.149.179.199.0910.1810.2210.269.879.699.669.619.649.629.579.839.8011.0911.1911.0311.2111.3010.929.569.379.699.269.48M.F.E.: 10.26 MPROPERTY LINE TO BE REMOVEDM.F.E.: 10.6 M1 IN 10 RAMP DOWN42" WIDE CONCRETE WALKWAYEL: 10.5 MF.G.: 9.26 MF.G.:10.5 MF.G.: 10.4 MF.G.: 10.55 MCONCRETE STAIRS & HANDRAILSF.G.: 9.4 MF.G.: 9.3 MF.G.: 10.4 MF.G.: 10.4 MF.G.: 10.55 MF.G.: 10.0 MF.G.: 10.55 MF.G.: 11.0 M6" CONC. CURBASPHALT PAVING6" CONC. CURBF.G.: 10.9 MF.G.: 10.4 MF.G.: 10.4 M42" WIDE CONCRETE WALKWAYPROPOSEDTWO STOREY BUILDINGCOVERED ENTRY11.7711.70SODDED BOULEVARDSODDED BOULEVARDSODDEDLAWNSODDED BOULEVARDEXISTING LAWNTO REMAINPLANT LIST SYMBOLQUANTITYBOTANICAL NAMECOMMON NAMESIZESPACING2Acer circinatumVine Maple1.5m ht.4Acer rubrum 'Karpick'Karpick Maple5cm cal., B&B3Cornus masCornelian Cherry1.5m ht.1Cedrus deodaraDeodar Cedar1.8m ht., B&B2Fagus sylvatica 'Dawykii'Dawyk Beech5cm cal., B&B4Magnolia soulangeanaSaucer Magnolia5cm cal., B&BSHRUBS6Arbutus unedoStrawberry Bush#2 Cont.73Buxus sempervirens MonrueGreen Tower Boxwood#2 Cont.0.6m O.C.3Cornus alba 'Elegantissima'Silver Leaf Dogwood#2 Cont.61Euonymus fortunei 'Emerald Gaiety'Emerald Gaiety Euonymus#1 Cont.0.6m O.C.11Pieris japonica 'Mountain Fire'Mountain Fire Pieris#2 Cont.50Prunus l. 'Otto Luyken'Otto Luyken Laurel#2 Cont.1.0m O.C.4Ribes sanguineumFragrant Currant#2 Cont.27Sarcococca hookeriana humilisFragrant Sweet Box#2 Cont.18Thuja occidentalis 'Smaragd'Smaragd Cedar1.2m ht.0.75m O.C.GROUNDCOVERS, VINES AND PERENNIALS34Gaultheria shallonSalal#1 Cont.0.60m O.C.42Hemerocallis Stella D'oroDaylily#1 Cont.0.60m O.C.32Lavandula angustifolia var.Lavender Variety#1 Cont.0.60m O.C.52Liriope muscari 'variegata'Variegated Blue Lily Turf#1 Cont.0.60m O.C.NOTES:ALL WORK & MATERIALS TO CONFORM TO THE LATEST EDITION OF THE BC LANDSCAPE STANDARD ANDIN ACCORDANCE WITH THE DISTRICT OF MAPLE RIDGE STANDARDS, UNLESS OTHERWISE NOTED.PROVIDE FERTILITY & PARTICLE SIZE ANALYSIS TEST FOR GROWING MEDIUM PRIOR TO STARTING WORK.GROWING MEDIUM TO BE WEED FREE AND COMPOSTED, CONFORMING TO BCNTA STANDARD FOR 'LEVEL 2 SOILS'.PROVIDE TOPSOIL DEPTHS AS FOLLOWS:TREES-Min. 2' IN ALL DIRECTIONS FROM ROOT BALLS. Min. 1 m3 PER TREESHRUBS AND GROUNDCOVERS-Min. 18" DEPTH CONTINUOUSLAWN AREAS-Min. 6" DEPTH CONTINUOUS.ONE YEAR PLANT WARRANTY SITE REVIEW WILL BE CONDUCTEDALL PLANT MATERIAL TO COME FROM A CERTIFIED DISEASE-FREE NURSERY. PROVIDE CERTIFICATION UPON REQUEST.10.4210.509.2310.95TREE140 CHERRYTREE250 CHERRYTREE335 FIRTREE445 FIRTREE545 FIRTREE640 FIRTREE715 HOLLY9.23TREE140 CHERRYTREE545 FIREXISTING TREES TO REMAINEXISTING TREES TO BE REMOVEDNORTHINNERVISIONS RECOVERY SOCIETY20581 & 20591 MAPLE CRESCENTMAPLE RIDGE, B.C.Appro.Chkd.30 40 500mm 20101/8"=1'-0"Reproduction ScaleIssued DateScaleJUNE 2013DateDrawing No.DrawnDrawing TitlePROPOSED 17 BEDTREATMENT CENTREProjectLocationSealSeal601-1587 West 8th Avenue Vancouver, B.C. V6J 1T5ConsultantTel: (604) 261-2347Fax: (604) 261-2349H.R.HATCH.ARCHITECT.LTDDesign - Planning - ResearchDateNo.RevisionsDescriptionDwn.LANDSCAPE PLANRDRDRDL-1of 2THE SOLE TERMS OF THE LANDSCAPEARCHITECTS SCOPE OF WORK ANDPROFESSIONAL RESPONSIBILITIES ARE DEFINEDON THE LANDSCAPE SCHEDULES SUBMITTEDFOR THIS PROJECT.ALL DESIGNS & DRAWINGS (PAPER &DIGITAL COPIES) ARE COPYRIGHT& REMAIN THE PROPERTY OFRORY DAFOE LANDSCAPE ARCHITECT ANDARE NOT TO BE REPRODUCED, REVISEDOR COPIED WITHOUT PRIOR CONSENT.NOTES:LANDSCAPE PLANS FORM AN INTEGRAL PART OFTHE DEVELOPMENT AND BUILDING PERMITS ANDMUST BE ADHERED TO FOR RELEASE OF THELANDSCAPING LETTER OF CREDIT.RORY DAFOE LANDSCAPE ARCHITECT ASSUMESNO RESPONSIBILITY FOR ACCURACY OF BASEINFORMATION SUPPLIED BY OTHERS.BASE INFORMATION SUPPLIED BY H.R. HATCH ARCHITECT LTD.July 6/131Rev'd. per tree bylaw requirementsRDrev.#2 -July 10/13July 10/132Rev'd. per ADP commentsRD6' HIGH ARTICULATED WOOD FENCEWITH 2' JOGSsee detail on L.26' HIGHFENCE4' HIGHFENCE4' HIGHFENCE6' HIGHFENCE6' HIGH WOOD GARBAGE &RECYCLING ENCLOSUREsee detail on L.2WOOD TRELLISsee arch'l. plansNOTE: LOCATE WOOD FENCEJOGS TO ALIGN WITH ARCHITECTURALFACADE FEATURES AS SHOWN4' HIGH WOOD RAIL FENCEsee detail on L.2ALLAN BLOCK RETAINING WALLsee arch'l. plansEXISTING 6' HIGH WOOD FENCEEXISTING 6' HIGH WOOD FENCECONCRETE INTERLOCKINGPAVER PATIOsee arch'l. plansgateAPPENDIX F WASTE & RECYCLING ENCLOSURE not to scale1"X6" V OR BUTT JOINT FENCE BOARDS2"X4" BOTTOM RAIL6"X6" POSTS AT MAX.8'0" ON CENTREFINISHED GRADE.15m DEPTH COMPACTED GRAVELCOMPACTED SUBGRADECONCRETE FOOTING, min.24" deep& 12" dia.6'-0" max.All hardware to be hot-dipped galvanized.All other wood members to be CedarNOTES:2"X4" TOP RAIL1"X1" NAILER STRIP HORIZ.& VERT., BOTH SIDES+/- 1.5"+/-3.75m (back, 2 panels, c/w center post)Posts & perimeter frame to be pressuretreated fir/hemlock.2"X6" KICK RAIL2"X6" MID RAIL ON INSIDE OFENCLOSURE6"X6" DECORATIVE WOODPOST CAPFence to be stained- 2 coats 'natural' orsemi- transparent colored stain. Color to be selectedby Developer to complement building colors.SECTIONSIDE OR BACK VIEWPLAN VIEW 1/8" =1'-0"FRONT VIEW+/- 3.75mWHEELS (BEHIND)GATES, W/LOCKING MECHANISMAND TENSIONINGHARDWAREANCHOR PININTO FLUSH CONCRETESLEEVEGALV'D STEEL SADDLEmax. 2.4m (sides, 1 panel)+/- 3.75m+/- 2.3mCONFIRM OVERALLENCLOSURE DIMENSIONSON-SITECONCRETE FOOTING, min. 25cm dia.min.18" deep on line posts, 24" deep on corner postsRAIL PRIVACY FENCE & GATE8'-0" max.space posts evenly wherelonger than 8' post to postrun required4'-0" max.FINISHED GRADE.15m DEPTH COMPACTED GRAVELCOMPACTED SUBGRADE+/-6"6"X6" POSTS AT MAX.8'0" ON CENTREnot to scaleAll hardware to be hot-dipped galvanized.Top cap 2"X6" member to be CedarNOTES:Posts , perimeter frame and X-braceto be pressure treated fir/hemlock.Fence to be constructed with spiralgalv'd. nails. No staples to be used.Provide 2 coats of stain. Color as selectedby Developer.ELEVATIONSIDE VIEW AT PATIO2"X6" CEDAR TOP CAPLAP JOINTS AT POSTS2"X6" TOP &BOTTOM RAILS2"X4" DECORATIVECROSS BRACESALLAN BLOCKLOW RETAINING WALL(see arch'l. drwgs)soddedboulevard2X6" P.T. EDGER AT PATIOPATIO2' WIDE PLANTERWOOD PRIVACY FENCE6"X6" DECORATIVE WOODPOST CAP1"X6" T&G FENCE BOARDSW/ V- JOINTS2"X4" BOTTOM RAIL6"X6" POSTS AT MAX.8'0" ON CENTREFINISHED GRADE.15m DEPTH COMPACTED GRAVELCOMPACTED SUBGRADECONCRETE FOOTING, min.24" deep& 12" dia.6'-0" max.All hardware to be hot-dipped galvanized.All other wood members to be CedarNOTES:2"X4" TOP RAIL2"X4" MID RAIL1"X1" NAILER STRIP HORIZ.& VERT., BOTH SIDES+/- 1.5"8'-0" max.Posts & perimeter frame to be pressuretreated fir/hemlock.2"X6" KICK RAIL2"X4" MID RAILnot to scale+/-6"Fence to be constructed with spiralgalv'd. nails. No staples to be used.Provide 2 coats of stain. Color as selectedby Developer.NORTHINNERVISIONS RECOVERY SOCIETY20581 & 20591 MAPLE CRESCENTMAPLE RIDGE, B.C.Appro.Chkd.30 40 500mm 2010as notedReproduction ScaleIssued DateScaleJUNE 2013DateDrawing No.DrawnDrawing TitlePROPOSED 17 BEDTREATMENT CENTREProjectLocationSeal Seal601-1587 West 8th Avenue Vancouver, B.C. V6J 1T5ConsultantTel: (604) 261-2347Fax: (604) 261-2349H.R.HATCH.ARCHITECT.LTDDesign - Planning - ResearchDateNo.RevisionsDescriptionDwn.LANDSCAPE DETAILSRDRDRDL-2of 2THE SOLE TERMS OF THE LANDSCAPEARCHITECTS SCOPE OF WORK ANDPROFESSIONAL RESPONSIBILITIES ARE DEFINEDON THE LANDSCAPE SCHEDULES SUBMITTEDFOR THIS PROJECT.ALL DESIGNS & DRAWINGS (PAPER &DIGITAL COPIES) ARE COPYRIGHT& REMAIN THE PROPERTY OFRORY DAFOE LANDSCAPE ARCHITECT ANDARE NOT TO BE REPRODUCED, REVISEDOR COPIED WITHOUT PRIOR CONSENT.NOTES:LANDSCAPE PLANS FORM AN INTEGRAL PART OFTHE DEVELOPMENT AND BUILDING PERMITS ANDMUST BE ADHERED TO FOR RELEASE OF THELANDSCAPING LETTER OF CREDIT.RORY DAFOE LANDSCAPE ARCHITECT ASSUMESNO RESPONSIBILITY FOR ACCURACY OF BASEINFORMATION SUPPLIED BY OTHERS.BASE INFORMATION SUPPLIED BY H.R. HATCH ARCHITECT LTD.July 6/131Rev'd. per tree bylaw requirementsRDrev.#2 -July 10/13July 10/132Rev'd. per ADP commentsRD