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Home My WebLink About2017-04-25 Public Hearing Agenda and Reports.pdfCity of Maple Ridge PUBLIC HEARING April 25, 2017 CITY OF MAPLE RIDGE PUBLIC HEARING AGENDA 7:00 PM DATE: April 25, 2017 1)2016-209--RZ MAPLE RIDGE ZONE AMENDING BYLAW NO. 7264-2016 LEGAL: LOCATION: FROM: TO: PURPOSE: Lot 42, District Lot 276, Plan NWP37662 20421 123 Avenue RS-1 (One Family Urban Residential) RS-1b (One Family Urban (Medium Density) Residential) To Rezone to RS-1b with a current application for a future 2 lot subdivision. CITY OF MAPLE RIDGE NOTICE OF PUBLIC HEARING TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the City Hall, 11995 Haney Place, Maple Ridge, North-East corner entrance, at 7:00 p.m., Tuesday, April 25, 2017 to consider the following bylaw: 1)2016-209--RZ MAPLE RIDGE ZONE AMENDING BYLAW NO. 7264-2016 LEGAL: Lot 42, District Lot 276, Plan NWP37662 LOCATION: 20421 123 Avenue FROM: RS-1 (One Family Urban Residential) TO: RS-1b (One Family Urban (Medium Density) Residential) PURPOSE:To Rezone to RS-1b with a current application for a future 2 lot subdivision. AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaw and copies of staff reports and other information considered by Council relevant to the matters contained in the bylaw will also be available for public inspection at the Planning Department Counter of City Hall, between 8:00 a.m. and 4:00 p.m. from April 11, 2017 to April 25, 2017 Saturdays, Sundays and Statutory Holidays excepted. To view staff report for this item, go to Council Meeting dated March 28, 2017, on the City website at www.mapleridge.ca/AgendaCenter. ALL PERSONS who deem themselves affected by this bylaw shall be afforded a reasonable opportunity to be heard at the Public Hearing before Council on the matters contained in the bylaw or by making a written submission to the attention of the Manager of Legislative Services or by sending an e-mail to the Clerk’s Department at clerks@mapleridge.ca, by 4:00 p.m., April 25, 2017. Please note that all written submissions provided in response to this consultation will become part of the public record which includes the submissions being made available for public inspection. Dated this 11th day of April, 2017. Laurie Darcus, MMC Manager of Legislative Services DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2016-209-RZ File Manager: Diane Hall 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 City 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. - 1 - City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: March 20, 2017 and Members of Council FILE NO: 2016-209-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Zone Amending Bylaw No. 7264-2016 20421 123 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property located at 20421 123 Avenue from RS-1 (One Family Urban Residential) to RS-1b (One Family Urban (Medium Density) Residential), to permit a future 2 lot subdivision. Council granted first reading to Zone Amending Bylaw No. 7264- 2016 on September 6, 2016. The minimum lot size for the current RS-1 (One Family Urban Residential) Zone is 668 m2 and for the RS-1b (One Family Urban (Medium Density) Residential Zone is 557 m2. This application is in compliance with the OCP. As this proposal is to create fewer than 3 lots, this application is exempt from the Community Amenity Contribution Program. RECOMMENDATIONS: 1) That Zone Amending Bylaw No. 7264-2016 be given second reading, and be forwarded to Public Hearing; 2) That the following terms and conditions be met prior to final reading: i) Registration of a Restrictive Covenant for Stormwater Management. ii) Removal of existing building; iii) If the Director of Waste Management from the Ministry of Environment determines that a site investigation is required based on the submitted Site Profile, a rezoning, development, or development variance permit cannot be approved until a release is obtained for the subject property; iv) In addition to the site profile, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject property(ies). If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site. - 2 - DISCUSSION: 1) Background Context: Applicant: Mayur Mehta Legal Description: Legal Description: Lot: 42, D.L.: 276, Plan: NWP37662 OCP: Existing: Urban Residential Proposed: Urban Residential Zoning: Existing: RS-1 (One Family Urban Residential) Proposed: RS-1b (One Family Urban (Medium Density) Residential) Surrounding Uses: Surrounding Uses: North: Use: Single Family Urban Residential Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential South: Use: Single Family Urban Residential Zone: RS-1b (One Family Urban (Medium Density) Residential) Designation: Urban Residential East: Use: Single Family Urban Residential Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential West: Use: Vacant Zone: RS-1b (One Family Urban (Medium Density) Residential) Designation: Urban Residential Existing Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential Site Area: 0.236 ha. (0.58 acres) Access: 123 Avenue Servicing requirement: Urban Standard 2) Background: The subject property is approximately 0.236 ha. (0.58 acres) in size and is bound by single family residential properties to the north, east, and west, and 123 Avenue to the south. - 3 - 3) Project Description: The current application proposes to rezone the subject property from RS-1 (One Family Urban Residential) to RS-1b (One Family Urban (Medium Density) Residential), to permit future subdivision into two single family residential lots. At approximately 1200 m2 each, the proposed lots will be significantly larger than minimum parcel size in the current and the proposed RS-1b (One Family Urban (Medium Density) Residential) zone. 4) Planning Analysis: Official Community Plan: The development site is currently designated Urban Residential – Major Corridor. This designation is characterized by having frontage on a Major Road Corridor as identified on Figure 4 of the OCP, or has frontage on a road built in whole or part to a collector, arterial, Translink Major Road, or Provincial Highway standard. This designation includes ground-oriented housing forms such as single detached dwellings, garden suites, duplexes, triplexes, fourplexes, townhouses, apartments, or small lot intensive residential, subject to compliance with Major Corridor Residential Infill policies. The subdivision of this property into two lots and use of the RS-1b (One Family Urban (Medium Density) Residential) zone is in compliance with the OCP. Zoning Bylaw: The minimum lot size for the current RS-1 (One Family Urban Residential) zone is 668 m2, and 557m2 for the proposed RS-1b (One Family Urban (Medium Density) Residential) Zone. At approximately 1200 m² each, the proposed lots will significantly exceed minimum parcel size in both the current and proposed zoning. Rezoning is required to facilitate subdivision, however, as the minimum lot width of the proposed new lots is insufficient to meet lot geometry requirements in the current RS-1 (One Family Urban Residential) zone. No bylaw amendments have occurred since first reading that would affect this application. Off-Street Parking And Loading Bylaw: The Off-Street Parking and Loading Bylaw specifies that a single family structure requires the provision of a minimum of 2.0 off street parking stalls. The proposed RS-1b (One Family Urban (Medium Density) Residential) Zone also permits additional residential uses in the form of a temporary residential use, secondary suite, or detached garden suite (building details have not been provided at this time). There is an additional bylaw requirement of 1 stall per secondary suite or detached garden suite. As these proposed lots are signficantly larger than required, all parking requirements should be easily accommodated on the site. 5) Environmental Implications: The applicant has provided a tree management report that inventories the existing trees on the site, assesses potential for retention, and makes recommendations for replacement. This matter will be dealt with at the subdivision stage through the tree cutting permit. - 4 - 6) Interdepartmental Implications: i) Engineering Department: The Engineering Department has established that existing services, including existing curb and gutter, and sidewalks are sufficient to meet current standards. Connections to municipal services will be a requirement at the subdivision stage. ii) License, Permits and Bylaws Department: The Building Department reviewed the application and noted that a geotechnical review would be required at the building permit stage, that a covenant would be required to register the stormwater management plant, and a tree protection covenant would be required (subdivision stage) iii) Fire Department: The Fire Department had no concerns with this application, but had instructions for demolition and the security of existing buildings from unauthorized entry. These have been forwarded to the applicant. 7) Citizen/Customer Implications: Once second reading is granted for this application, it will be scheduled for public hearing, providing the opportunity for public comment. CONCLUSION: It is recommended that second reading be given to Zone Amending Bylaw No. 7264-2016, and that 2016-209-RZ be forwarded to Public Hearing. “Original signed by Diana Hall” _______________________________________________ Prepared by: Diana Hall, MA (Planning) MCIP, RPP Planner 2 “Original signed by Chuck Goddard” for _______________________________________________ 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 E.C. Swabey” _______________________________________________ Concurrence: E.C. Swabey Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Ortho Map Appendix C – Zone Amending Bylaw No. 7264-2016 Appendix D –Subdivision Plan City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Jun 14, 2016 FILE: 2016-209-RZ BY: PC PLANNING DEPARTMENT 124 AVE. 124A AVE. 124B AVE.203 ST.1 122 AVE. 123B AVE. WIN AVE.204B ST.123B AVE. 124A A204 ST.124B AVE.204 ST.IRVING ST.122B AVE. 12471 2046012415 12212 20431203372048812387 2048312290 1247512289 12198 205232040912234 204532028512272 2029212233 204722051020517202952047012451 203282038320 31 620421204412047220485204682048520305205172048020321205132045012 12309 12446 12253 94203971228220311 2047220505297204752034612266 12 249 204602030012 203072049720489204952042420301202932038820440203822054220493204652031112332 202962184 12470 1222220292 2034112445 029312327 122692029520395 2043020506202822048712437 202991223920331 12201 12445 205232052912272 12191 203872034512441 2048512419 20476203022043020516204102033820453204922029712395 203052051620518204472030820421203212038912322 204771245520381/8312293 203032051120347203232047512465 20471204001 12404 12420 203032049812388 20527205112046520399 20431203851241120377 12351 12430 205312039020324 205082049020380122172033412289 12258 12455 20327204792041012450 205381224620323202852028820294 204392034212301 20491 202852047120503203042032412480 20492 2031212451 2047120338204402048612252 203822042012227 12409 20493 2044220522203122050920489 2049612481 12444 1 2 411 12438 204352039820534203082045612415 2050212464 2033512275 20484204362044512373 203712051912221 20375204482033012387 2048320320 203902053212345 12 2049720510202882029612202 204182046212433 20298204981240120404 12280 12181 204912029720314122 55 2052612209 2048020515203402049912211 SUBJECT PROPERTY ´ Scale: 1:2,500 20421 123 AVENUE Aerial Imagery from the Spring of 2011 123 AVE203 ST City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Jun 14, 2016 FILE: 2016-209-RZ BY: PC PLANNING DEPARTMENT 124 AVE. 124A AVE. 124B AVE.203 ST.1 122 AVE. 123B AVE. WIN AVE.204B ST.123B AVE. 124A A204 ST.124B AVE.204 ST.IRVING ST.122B AVE. 12471 2046012415 12212 20431203372048812387 2048312290 1247512289 12198 205232040912234 204532028512272 2029212233 204722051020517202952047012451 203282038320 31 620421204412047220485204682048520305205172048020321205132045012 12309 12446 12253 94203971228220311 2047220505297204752034612266 12 249 204602030012 203072049720489204952042420301202932038820440203822054220493204652031112332 202962184 12470 1222220292 2034112445 029312327 122692029520395 2043020506202822048712437 202991223920331 12201 12445 205232052912272 12191 203872034512441 2048512419 20476203022043020516204102033820453204922029712395 203052051620518204472030820421203212038912322 204771245520381/8312293 203032051120347203232047512465 20471204001 12404 12420 203032049812388 20527205112046520399 20431203851241120377 12351 12430 205312039020324 205082049020380122172033412289 12258 12455 20327204792041012450 205381224620323202852028820294 204392034212301 20491 202852047120503203042032412480 20492 2031212451 2047120338204402048612252 203822042012227 12409 20493 2044220522203122050920489 2049612481 12444 1 2 411 12438 204352039820534203082045612415 2050212464 2033512275 20484204362044512373 203712051912221 20375204482033012387 2048320320 203902053212345 12 2049720510202882029612202 204182046212433 20298204981240120404 12280 12181 204912029720314122 55 2052612209 2048020515203402049912211 SUBJECT PROPERTY ´ Scale: 1:2,500 20421 123 AVENUE 123 AVE203 ST CITY OF MAPLE RIDGE BYLAW NO. 7264-2016 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 City of Maple Ridge enacts as follows: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7264-2016." 2. That parcel or tract of land and premises known and described as: Lot 42 Except; Part dedicated Road on Plan LMP6713 District Lot 276 Group 1 New Westminster District Plan 37662 and outlined in heavy black line on Map No. 1686 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS-1b (One Family Urban (Medium Density) Residential). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 6th day of September, 2016. READ a second time the 28th day of March, 2017. PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 ADOPTED, the day of , 20 _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER 124 AVE. 124A AVE. 124B AVE. 123B AVE. 122 AVE. 123B AVE. CHATWIN AVE.204B ST.123B AVE. 124A AVE.204 ST.124B AVE.204 ST.IRVING ST.122B AVE.2046012415 12212 20431203372048812387 2048312290 12289 205232040912234 204532028512272 2029212233 2047220510205172029520470203282038320 3 1 6 2042120441204722048520485205352030520517204802032120513204501244212309 12253 12194203971228220311 2047220505204752034612266 1 2249204602030012431 203072049720489204952042420301205372029320388203822054220493204652031112332 2029612385 12184 1222220292 2034112327 122692029520395 2043020506202822048712437 202991223920331 12201 2052312445 2052912272 20387203451 24412048512419 2047620302205162033820453204922029712395 203052051620518204472030820421203212038912322 20381/8312293 2030320511203472032320475204712040012371 12404 12420 203032049812388 20527205112046520431203851241120377 12351 12430 205312039020324 205082049020380122172033412289 12258 12455 203272047920410205381224620323 12399 202852028820294204392034212301 20491 2028520503203042032420492 203122047120338204402048612252 12227 12409 20493 2044220522203122050912359 20489 2049612444 1 2411 12438 2043520534203082045612415 205022033512275 20484204362044512373 2051912221 2037120375204482033012387 2048320320 2053212345 204972051020288202962041812202 2046220298204981240120404 12280 20491202972031412255205262048020515203402049912211 8 1 19 D 2 23 11 H 15 S 52' 7 53 36 82 59 5 1 1 1 16 15 G 8 20 18 25 A 39 30 1 37 5 111 78 11 7 9 11 15 24 81 B 1 17 9 91 14 26 14 2 8 10 8 23 3 3 C 8 13 5 8 4 40 7 7 5 3 3 8 9 10 2 1 1 2 43 4 E 150' 4 21 13 13 3 Rem 7 2 2 96 29 2 24 7 19 2 1 4 2 5 12 20 14 38 5 12 2 Rem 42 1 B 821 42 I 1 10 10 6 Rem 5 5 1 15 38 57 7 10 7 2 2 6 12 16 3 8 13 9 2 10 12 5 22 1 7 12 21 17 4 2 16 8 6 4 6Rem 414 90 14 E 2 3 83 20 25 4 1 3 27 11 20 17 35 14 6 1 7 89 22 3 22 13 13 15 4 12 9 4 7 17 1 2 1 B 58 18 6 37 A 2 41 3 27 45 9 3 2 46 6 18 F 52 4 43 26 12 1819 36 A 6 1 6 3 64 1 LMP 5840 BCP 40946LMS BCP 7509 LMP 27744P 76349LMP 7351 P 21555 P 77017 P 31261P 74861LMP 1593 LMP 53004 P 72589P 72064 LMP 1593 EPP 51002 LMP 1593 LMP BCP 25160 P 21555 P 15611 P 77160 P 13221P 78325P 74873P 75346 P 72589P 78325P 26590 *LMP13506 P 74861BCP 22537 P 22101 P 19098 LMP 35108 LMP 35108 P 18706 EPP 24459 BCP 1150 P 72589 LMP 5254LMP 12298 P 42230 P 17085 12426 P 75346 P 19098P 22747P 74873 BCP 12914LMP 1593 P 18526 LMP 12298 P 37662 P 73569P 74861 P 74861 P 78325 P 71907 P 79594P 76690 P 72064 P 71429 P 72589 P 19038P 32902910 P 42230 LMP 12298LMP 35108 P 76690 LMP 27744LMP 1594 E P 7 5 3 47 3.0 EP 74860 EPP 44031 EP 77161EP 73186EP 76691 EPP 44031EPP 24619EP 74860LMP 5255 LMP 6719 EP 71908BCP 40947BCP 25161 EP 74860LMP 5256LMP 6759 RW 74874 LMP 1594 EP 72063 LMP6713EP 42229123 AVE.203 ST.´SCALE 1:2,500 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: RS-1 (One Family Urban Residential) RS-1b (One Family Urban (Medium Density) Residential) 7264-20161686