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Home My WebLink About2017-09-19 Public Hearing Agenda and Reports.pdf CITY OF MAPLE RIDGE PUBLIC HEARING AGENDA 1) 2016-320-RZ 11295 and 11307 Maple Crescent Lot 1 District Lots 278 and 279 Group 1 New Westminster District Plan 60497; Lot 573, District Lot 279, Group 1, New Westminster District Plan 114; Maple Ridge Official Community Plan Amending Bylaw No. 7356-2017 Schedule "A" of the Official Community Plan shall be amended as follows: Chapter 10, Area Planning, Section 10.5 HAMMOND AREA PLAN is amended as follows: APPENDIX A – ZONING MATRIX, Section 2. Zoning Matrix: Hammond Area Plan Land Use Designation, Infill General Employment, is amended by adding the following into the Zones Column: M-3 (Business Park) zone is only permitted for the properties located at Lot 573 District Lot 279 Group 1 New Westminster District Plan 114 and Lot 1 District Lots 278 and 279 Group 1 New Westminster District Plan 60497. Maple Ridge Zone Amending Bylaw No. 7274-2016 To rezone from C-3 (Town Centre Commercial) to M-3 (Business Park) the current application is to permit the future construction of a Mini-Warehouse. PUBLIC HEARING AGENDA September 19, 2017 7:00 p.m. Council Chambers, 1st Floor, City Hall The purpose of the Public Hearing is to allow all persons who deem themselves affected by any of these bylaws a reasonable opportunity to be heard before Council on the matters contained in the bylaws. Persons wishing to speak for or against a bylaw will be given opportunities. You will be asked to give your name and address. Please note that all written submissions provided in response to this consultation including names and addresses will become part of the public record which includes the submissions being made available for public inspection. Further consideration of bylaws on this agenda will be at the next regular Council meeting. The meeting is recorded by the City of Maple Ridge. 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 pm., Tuesday, September 19, 2017 to consider the following bylaws: 1) 2016-320-RZ 11295 and 11307 Maple Crescent Lot 1 District Lots 278 and 279 Group 1 New Westminster District Plan 60497; Lot 573, District Lot 279, Group 1, New Westminster District Plan 114; Maple Ridge Official Community Plan Amending Bylaw No. 7356-2017 Schedule "A" of the Official Community Plan shall be amended as follows: Chapter 10, Area Planning, Section 10.5 HAMMOND AREA PLAN is amended as follows: APPENDIX A – ZONING MATRIX, Section 2. Zoning Matrix: Hammond Area Plan Land Use Designation, Infill General Employment, is amended by adding the following into the Zones Column: M-3 (Business Park) zone is only permitted for the properties located at Lot 573 District Lot 279 Group 1 New Westminster District Plan 114 and Lot 1 District Lots 278 and 279 Group 1 New Westminster District Plan 60497. Maple Ridge Zone Amending Bylaw No. 7274-2016 To rezone from C-3 (Town Centre Commercial) to M-3 (Business Park) the current application is to permit the future construction of a Mini-Warehouse. 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 Planning Department Counter of City Hall, between 8:00 am and 4:00 pm from September 8, 2017 to September 19, 2017, weekends and Statutory Holidays excepted. The Public Hearing Agenda with full reports can be viewed on the City website at www.mapleridge.ca/640 . 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 pm, September 19, 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 8th day of September, 2017. Laurie Darcus, MMC Manager of Legislative Services DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2016-320-RZ File Manager: Wendy Cooper 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 - City of Maple Ridge TO: Her Worship Mayor Nicole Read MEETING DATE: July 25, 2017 and Members of Council FILE NO: 2016-320-RZ FROM: Chief Administrative Officer MEETING: Council SUBJECT: First and Second Reading Official Community Plan Amending Bylaw No. 7356-2017; Second Reading Zone Amending Bylaw No. 7274-2016; 11295 and11307 Maple Crescent EXECUTIVE SUMMARY: An application has been received to rezone portions of the subject properties located at 11295 Maple Crescent and 11307 Maple Crescent from C-3 (Town Centre Commercial) to M-3 (Business Park). The rezoning application would elminate the split zoning on the subject properties to a singluar zoning to permit the future construction of a Mini-Warehouse. Council granted first reading to Zone Amending Bylaw No. 7274-2016 to permit the rezoning of portions of the subject properties from C-3 (Town Centre Commercial) to M-3 (Business Park). Subsequent to Zone Amending Bylaw No. 7274-2016 being given first reading, the Hammond Area Plan has been adopted. The subject site has been designated Infill General Employment; and has M-6 as the only permitted zone in the Zoning Matrix. In light of this in order to rezone the subject properties from C-3 (Town Centre Commercial) to M-3 (Business Park) zone, a site specific text amendment is required to the Hammond Area Plan Zoning Matrix to include the M-3 (Business Park) zone as a site specific permitted zone. Council granted first reading to Zone Amending Bylaw No. 7274-2016 and considered the early consultation requirements for the Official Community Plan (OCP) amendment on September 12, 2016. A site specific text amendment to Appendix A, Zoning Matrix, Section 2. Zoning Matrix, Hammond Area Plan, Official Community Plan, is proposed to include M-3 (Business Park) zone as a site specific permitted zone under the Infill General Employment, Hammond Area Plan Land Use Designation. RECOMMENDATIONS: 1) That, in accordance with Section 475 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. 7356-2017 on the municipal website and requiring that the applicant host a Development Information Meeting (DIM), and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; - 2 - 2) That, in accordance with Section 475 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. 7356-2017 on the municipal website, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 3) That Official Community Plan Amending Bylaw No. 7356-2017 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 4) That it be confirmed that Official Community Plan Amending Bylaw No. 7356-2017 is consistent with the Capital Expenditure Plan and Waste Management Plan; 5) That Official Community Plan Amending Bylaw No. 7356-2017 be given first and second readings and be forwarded to Public Hearing; 6) That Zone Amending Bylaw No. 7274-2016 be given second reading, and be forwarded to Public Hearing; 7) 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) Registration of a Restrictive Covenant for Tree Protection and Stormwater Management iii) Road dedication as required; iv) Consolidation of the subject properties; v) Demolition of any existing structures and removal of any vehicles and shipping containers from the site; vi) 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 properties; vii) 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 properties. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site. DISCUSSION: 1) Background Context: Applicant: Prism Construction Ltd. (Amin Rawji) Owner: Mayfair Properties Ltd and Chelsea Properties Ltd. - 3 - Legal Description: Lot 1 District Lots 278 and 279 Group 1 New Westminster District Plan 60497; and Lot 573 District Lot 279 Group 1 New Westminster District Plan 114. OCP: Existing: Infill General Employment Proposed: Infill General Employment Zoning: Existing: C-3 (Town Centre Commercial) and M-3 (Business Park) Proposed: M- 3 (Business Park) Surrounding Uses: North: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Infill General Employment South: Use: Vacant Zone: C-3 (Town Centre Commercial) Designation: Infill General Employment East: Use: Single Family Residential Zone RS-1 (One Family Urban Residential) Designation: Single-Family and Compact Residential West: Use: Railway Tracks, Vacant, Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Infill General Employment Existing Use of Property: Outdoor Storage and Tow Yard Proposed Use of Property: Mini-Warehouse Site Area: 0.481 ha (1.2 acres) Access: Maple Crescent Maple Crescent Servicing: Urban Standard Urban Standards Previous OR Companion Applications: 2016-240-DP 2) Background: Zone Amending Bylaw No. 7274-2016 was given First Reading by Council on September 20, 2016 to rezone portions of the subject property located at 11295 Maple Crescent and 11307 Maple Crescent from C-3 (Town Centre Commercial) to M-3 (Business Park) zone. Since, the first reading of Zone Amending Bylaw No. 7274-2016 occurred the Hammond Area Plan has been adopted. The Hammond Area Plan outlines in the Zoning Matrix that within the Infill General Employment Land Use Designation the only zone that is consistent is the M-6 (Hammond General Employment) zone. Keeping with the Hammond Area Plan, the M-3 (Business Park) zone will be included in the Zoning Matrix under the General Employment Land Use Designation on a site specific basis for the subject site. - 4 - 3) Project Description: The lands that are subject to this rezoning application are located in the Hammond Community specifically Upper Hammond Precinct. The lands are located between Maple Crescent to the north- east; Railway tracks to south-west; Lorne Avenue to the north-east and Ditton Street to the south- east. The applicant is proposing to consolidate the subject properties to create one parcel. The applicant is proposing a mini-warehouse consisting of approximately 8,309 square meters of gross floor area over 3 floors. The following table details the breakdown of gross floor area per floor. Floor Gross Floor Area Main 2,069 square meters Second 3,120 square meters Third 3,120 square meters The building will be orientated towards Maple Crescent with the access point onto Maple Crescent being situated approximately mid block between Ditton Street and Lorne Avenue. The rear of building will face onto the railway track providing some noise attenuation to the residential homes on Maple Crescent. The back wall that faces onto the railway tracks has been treated with some visual relief. Due to the nature of the mini-warehousing and proximity to the railway tracks there are no unprotected openings. The applicant has included landscaping along Maple Crescent; Ditton Street and Lorne Avenue. This landscaping included pedestrian linkages from the street to the structure. Along Maple Crescent Street, trees are required and have been proposed by the applicant. 4) Planning Analysis: i) Official Community Plan: The Hammond Area Plan, Section 3.0 Hammond Land Use Designations, Subsection 3.2.3 Infill General Employment designation is applied to underutilized lands adjacent to residential areas and the railway tracks in Precincts 2 (Upper Hammond). These lands are narrow and limited in potential. The intent of the Infill General Employment is to create opportunities for businesses that do not generate much vehicle traffic and have minimal need for parking. Additionally, this designation is limited to businesses that produce minimal noise, odor, or fumes and blend well into the nearby residential areas either through attractive building design or landscape screening. The M-3 (Business Park) zone uses fall within in these parameters. The policies of the Infill General Employment that support the rezoning to M-3 (Business Park) are outlined below: "3-39 Businesses in the Infill General Employment designation will be light industrial or business park uses that do not generate significant traffic, noise, fumes, or odors." "3-40 Lands within the Infill General Employment designation are located in close proximity to residential areas and compatibility with adjacent uses is important. Incorporating the following elements into site and building design within the Infill General Employment designation is encouraged: - 5 - a) Block sizing is reflective of surrounding uses; b) Building forms are appropriately located on site and scaled in consideration of adjacent developments; c) Principal buildings within the Infill General Employment designation are Permitted to a maximum height of 3 storeys; d) Attractive landscaping, including fencing/screening, should be provided along the perimeter of the site; e) Outdoor storage and refuse. Recycling areas should be well-screened with attractive landscaping and fencing, particularly those visible to roadways and/or adjacent residential areas." "3-41 Integrate infill industrial developments with surrounding residential and non- residential activities through the use of appropriate transition of uses." ii) Zoning Bylaw: There are two (2) lots involved with this application that will be consolidated into one lot. The smallest lot (248m2), located at 11295 Maple Crescent is zoned RS-1(One Family Urban Residential) and will be developed in coordination with the larger neighouring property 11307 Maple Crescent. The large lot 85% zoned M-3 (Business Park) (which allows the proposed mimi-warehouse use.) with the remaining 15% being zoned C-3 (Town Centre Commercial). Therefore, the zoning application is essentially seeking to convert a small area of land to M-3 (Business Park) to accommodate the mini- warehouse use. The use change constitutes less than 320m2 or a total lot area of 5,038m2 or 6.4% of the combined site. Except for the variances being sought, a preliminary review of the proposed buildings and associated parking indicated that the proposal complies with applicable provisions of the Zoning Bylaw. (Appendix C) iii) Off-Street Parking And Loading Bylaw: "Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990", requires 1 parking stall parking stall per 557m2 of gross floor area for a Mini Warehouse use. The application, as proposed, is providing 16 parking stalls which complies with the Bylaw. iv) Proposed Variances: A Development Variance Permit application has been received for this project and involves the following relaxations (see Appendix D) to Maple Ridge Zoning Bylaw No. 3510 -1985,: Part 806, Section 6 Siting, (c) requires 1.5 metres from an interior lot line this project is requesting from 1.5 metre that the interior lot line be reduced to 0.30 metres. The variance will be the subject of a future Council report. - 6 - v) Development Permits: Pursuant to the Hammond Area Plan and Section 8.13 Development Permit Area Guidelines, Section 4.0 Infill General Employment Development Permit an application is required to ensure that the current proposal meets the requirements of the Guidelines. vi) Advisory Design Panel: The Advisory Design Panel (ADP) reviewed the form and character of the proposed development and the landscaping plans at a meeting held on February 15, 2017. (see Appendix E and F) The following comments were provided by ADP: 1. Provide pedestrian crossing using a coloured and textured material across the driving entrance. 2. Provide a pedestrian connection between the two building entrances, with relocation of water feature if needed. 3. Provide details of the security fence and trellis. 4. Consider eliminating landscape islands under the building overhang and use or define parking spaces with different hardscape treatments. 5. Use three metre high conifer trees and use eight centimeter caliper oak trees. 6. Provide a landscape buffer to back of building in the form of trellis, lattice or green wall panel. 7. Clarify travel distance. 8. Vary parapet heights in combination with articulation of south west façade. 9. Provide details of architectural treatments for the back of the building. The ADP concerns have been addressed and are reflected in the current plans. A detailed description of how these items were incorporated into the final design will be included in a future development permit report to Council. vii) Development Information Meeting: Two Development Information Meetings were held; the first one was on May 22, 2017 at Open Door Church, 11391 Dartford Street, between 2:00p.m. and 4:00 p.m. with 2 people attending and the second one was on May 31, 2017 at Open Door Church, 11391 Dartford Street, between 6 p.m. and 8 p.m. with 5 people attended the meeting. Both of these Development Information Meetings were hosted by the applicant. The meetings were advertised in the Maple Ridge Pitt Meadows News and mailed out to the owners and residents of the property within 100 metres of the development site. A summary of the main comments and discussions with the attendees was provided by the applicant and include the following main points:  That building a large storage facility is an excellent idea. Received from a resident living directly across Maple Crescent from the subject property. Also would like to see the first floor of the building being used for commercial/retail space.  That the building as proposed does reference the Hammond Area heritage. - 7 -  A representative of HUB Cycling was happy with the incorporation of a sidewalk with the proposal. They would like to see a bike lane along Maple Crescent.  A response was received from someone that was not satisfied with the dates or times of the meeting. In addition this respondent wanted Council to change the policy on how Development Information Meetings are conducted. They want it lead by staff with a larger staff present at the meeting. The same respondent was not happy with design of the building or landscaping. The following are provided in response to the issues raised by the public:  The current Hammond Area Plan does not support retail at this location.  That a cycle lane has not been identified at this location.  The Public Hearing process is the legislative framework for the public to provide their concerns or support to Council. The purpose of the Development Information Meeting is for the community to interact with the applicant. 5) Interdepartmental Implications: i) Engineering Department: The Engineering Department have advised that the following upgrades improvements will be required:  The South side of Maple Crescent will need to be constructed to a urban collector road standard.  The existing curb and gutter will need to be removed and replaced along the property frontages.  Along the frontage of Maple Crescent sidewalk is required complete with curb returns to Lorne Avenue and Ditton Street. The sidewalks on Lorne Avenue and Ditton Street shall continue south up to the property line.  There are services available to the property that the applicant’s civil engineer will coordinate Engineering Department for connection or upgrading.  Street Trees are required along Maple Crescent. ii) Building Department: The applicant is working with the Building Division to fulfill the onsite storm water management three tier Storm Water Management. This will be reflected in the Development Permit landscaping plans to the extent necessary. - 8 - CONCLUSION: It is recommended that first and second reading be given to OCP Amending Bylaw No. 7356-2017, that second reading be given to Zone Amending Bylaw No. 7274-2016, and that application 2016- 320-RZ be forwarded to Public Hearing. “Original signed by Wendy Cooper” _______________________________________________ Prepared by: Wendy Cooper, MCIP, RPP Senior Planning Technician “Original signed by Christine Carter” _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning “Original signed by Frank Quinn” _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services “Original signed by Frank Quinn” for _______________________________________________ Concurrence: E.C. Swabey Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Ortho Map Appendix C – OCP Amending Bylaw No. 7356-2017 Appendix D – Zone Amending Bylaw No. 7274-2016 Appendix E – Site Plan Appendix F – Building Elevation Plans Appendix G – Landscape Plan DATE: Aug 29, 2016 2016-320-RZ BY: JV PLANNING DEPARTMENT SUBJECT PROPERTIES ´ Scale: 1:2,500 11295 & 11307 Maple CrescentLegend Stream Indefinite Creek River Major Rivers & Lakes DATE: Aug 29, 2016 2016-320-RZ BY: JV PLANNING DEPARTMENT SUBJECT PROPERTIES ´ Scale: 1:2,500 11295 & 11307 Maple Crescent Aerial Imagery from the Spring of 2011 Legend Stream Indefinite Creek River Major Rivers & Lakes CITY OF MAPLE RIDGE BYLAW NO. 7356-2017 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 _______________________________________________________________________________ WHEREAS Section 477 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed expedient to amend Schedule "A" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 7356-2017." 2. Schedule "A" of the Official Community Plan shall be amended as follows: Chapter 10, Area Planning, Section 10.5 HAMMOND AREA PLAN is amended as follows: APPENDIX A – ZONING MATRIX, Section 2. Zoning Matrix: Hammond Area Plan Land Use Designation, Infill General Employment, is amended by adding the following into the Zones Column: M-3 (Business Park) zone is only permitted for the properties located at Lot 573 District Lot 279 Group 1 New Westminster District Plan 114 and Lot 1 District Lots 278 and 279 Group 1 New Westminster District Plan 60497. 3. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly. READ a first time the 25th day of July, 2017. READ a second time the 25th day of July, 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 206 ST.CANADIAN PACIFIC RAILWAY M A PLE C R. C A N A DIAN P A CIFIC R AIL W AY M ELVILLE S T.LORNE AVE.LORNE AVE. C H A R LT O N ST. WESTFIELD AVE.206 ST.BATTLE AVE. ELTH A M S T. 114 AVE. 113 AVE.HAMPTON ST.WARESELY ST.205 ST.MAPLE CR. ELTH A M ST. M ELVILL E ST.205741134520430 1123820374 11318205911129520618/2011312 11415 20370 20374 2057520512112782052320582112712059020419 20365 20603/1120631206312058211315 /88 20606/121127720624113822052011405 20540111722053620448 20582112521128020345 2057520324 20392 112481132811397206142054020323 205742053120371 20621/2320334 1132811314 20368 2053020334 112402058320556114241124711266 2062420330 2058311273 20324 20337 1136020322 20380 113902056420350 2056520617/2520366 113612045411412 20383 113501134820586/902060620478113872050611377112081133611386 2063020377 20440 2054011233/9 20375 20607113322056120457 2060620333 11317113272042711214 20617203831137820359 2062220363 206141137011395 2060020409 11243/5 20324 11278 112042058120387 11289 20318 1131020382 11348205612060520340 112392054111383205912053120515205222062320353 20393 205312053020366 20389 20615112912052411414 20565111842055420310 2063620583206231133820415 20512206062054011230 /70 206222055720375 1140620333 206162031520309 20371 2051420623113492063111302 20370 2046411224 20384 1136911345205411115820631206151133520361 204331135820318 11352 1120811376 20365 20574113341137111406 1125011335 205641132520523113672050720365 20361 20627/3911375113661121820421 20591B 316 9 309 Rem 2 746 1 741 29 1 743 300 450 690 2 672 193 1 763 & 766 291 B 669 629 2 443 733 730 298 314 333 627 A 727 748 1 A 293 456 581 288 762 2 * 303 3 573 749 583 1110 3 B 646 N 1/2 330638 582 320 444 761 325 639 632 1186 460 N 1/2 B 645 445 558 560 686 640 667 688 626 C A 633 763 & 766 642 693 453 7522 726 Pcl.Q 7 7 673 692 305 625 574 5 687 728 449 2 559 194 753 457 334 671 302 A 755 S 1/2 636 322 452 675 567644 Pcl. A 315 756 631 312 N 1/2 297 3 A 441 738 462 795 10 719 635 461 745 643 2 1634 465 720 648 451 722569 313 Rem 294 9 742 630 576 446 666 759572 G 321 6 647 691564 R 674563 751 628 1 7345681 317 301 1 C 8 725467 A Q 311 438 764 & 765 439 637 11 Pcl. A 736 721 758 N 1/2 6242 8 797 729 724 306 464 of E 458 Rem 754 577565 * 737 E 21' 440 S 1/2 * S 1/2 668 1 318 463 1043 442 689 310566455 723 319 739 PARK 670 Pcl. B A 575 331 12 304 1042 S 1/2 454 459 651 1 641 764 P 8262 1419 P 114 P 114P 8878 LMP 469 P 71207 P 114P 114 P 10818 LMP 12217 RP 64119RP 55932 P 60497 (114)*PP044 P 2180P 114P 55777SK 3398EPP 37013 P 78732 P 4008P 114 *PP044 P 114 LMP 1857 *LM P11573 LMP 12851P 114P 114 P 114 *PP044 P 8422 P 114P 87104 P 55931 SK 2405P 114*PP044 RP 5103(24000) P 20494 P 2180 LMS P 20265P 114P 2180 *PP044 *PP037 P 70813P 114SK 492 *PP032P 114RP 84831 P 2180 P 43556EP 28835 FL 14356 P 8654 P 70105 P 2180 P 10818 P 6 04 97 P 10059 P 114EPP 36837 P 74209 *PP044 LMS 629 P 114 *LMP11573 P 60497 LMP 88 P 114P 20107P 72239*PP044 P 2180 RP 76645 RW 60498 RW 71976RW 75567RW 88025 RW 87105LMP 49167RW 71990 EPP 36841 RW 64415RW 52217LMP 37102RW 70165RW 65007RW 72240RW 72041 EPP 68115EP 72953 ´SCALE 1:3,000 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:Site Specific Text Amendment 7356-2017 CITY OF MAPLE RIDGE BYLAW NO. 7274-2016 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. 7274-2016." 2. Those parcel (s) or tract (s) of land and premises known and described as: Lot 1 District Lots 278 and 279 Group 1 New Westminster District Plan 60497; Lot 573 Listrict Lot 279 Group 1 New Westminster District Plan 114; and outlined in heavy black line on Map No. 1692 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to M-3 (Business Park). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 20th day of September, 2016. READ a second time the 25th day of July, 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 205741134520430 1123820374 11318205911129520618/2011312 11415 20370 20374 2057520512112782052320582112712059020419 20365 20603/1120631206312058211315 /88 20606/121127720624113822052011405 20540111722053620448 20582112521128020345 2057520324 20392 112481132811397206142054020323 205742053120371 20621/2320334 1132811314 20368 2053020334 112402058320556114241124711266 2062420330 2058311273 20324 20337 1136020322 20380 113902056420350 2056520617/2520366 113612045411412 20383 113501134820586/902060620478113872050611377112081133611386 2063020377 20440 2054011233/9 20375 20607113322056120457 2060620333 11317113272042711214 20617203831137820359 2062220363 206141137011395 2060020409 11243/5 20324 11278 112042058120387 11289 20318 1131020382 11348205612060520340 112392054111383205912053120515205222062320353 20393 205312053020366 20389 20615112912052411414 20565111842055420310 2063620583206231133820415 20512206062054011230 /70 206222055720375 1140620333 206162031520309 20371 2051420623113492063111302 20370 2046411224 20384 1136911345205411115820631206151133520361 204331135820318 11352 1120811376 20365 20574113341137111406 1125011335 205641132520523113672050720365 20361 20627/3911375113661121820421 20591B 316 9 309 Rem 2 746 1 741 29 1 743 300 450 690 2 672 193 1 291 B 669 629 2 443 733 730 298 314 333 627 A 727 748 1 A 293 456 581 288 762 2 * 303 3 573 749 583 1110 3 B 646 N 1 /2 3 3 0 638 582 320 444 761 325 639 632 1186 460 N 1/2 B 645 445 558 560 686 640 667 688 626 C A 633 763 & 766 642 693 453 7522 726 Pcl.Q 7 7 673 692 305 625 574 5 687 728 449 2 559 194 753 457 334 671 302 A 755 S 1/2 636 322 452 675 567644 Pcl. A 315 756 631 312 297 3 A 441 738 462 795 10 719 635 461 745 643 2 1 634 465 720 648 451 722569 313 Rem 294 9 742 630 576 446 666 759572 G 321 6 647 691564 R 674563 751 628 1 734 5 6 8 1 317 301 1 C 8 725467 A Q 311 438 764 & 765 439 637 11 Pcl. A 736 721 758 N 1/2 6242 8 797 729 724 306 464 of E 458 Rem 754 577565 * 737 E 21' 440 S 1/2 * S 1/2 668 1 318 463 1043 442 N 1/2 689 310566455 723 319 739 763 & 766 PARK 670 Pcl. B A 575 331 12 304 1042 S 1/2 454 459 651 1 641 764 P 8262 1419 P 114 P 11 4 P 8878 LMP 469 P 71207 P 1 14P 114 P 10818 LMP 12217 RP 64119RP 55932 P 60497 (114)*PP044 P 2180 P 11 4 P 55777SK 3398EPP 37013 P 78732 P 4008P 114 *PP044 P 114 LMP 1857 *LMP11573 LMP 12851 P 11 4 P 114 P 114 *PP044 P 8422 P 114P 87104 P 55931 SK 2405P 11 4 *PP044 RP 5103(24000) P 20494 P 2180 LMS P 20265 P 1 14P 2180 *PP044 *PP037 P 7 0 8 1 3 P 11 4 SK 492 *PP032 P 11 4 RP 84831 P 2180 P 43556EP 28835 FL 14356 P 8654 P 70105 P 2180 P 10818 P 6 0 4 9 7 P 10059 P 1 14EPP 36837 P 74209 *PP044 LMS 629 P 114 *LMP11573 P 60497 LMP 88 P 114P 20107P 7 2 2 3 9 *PP044 P 2180 RP 76645 RW 60498 RW 71976RW 75567RW 88025 RW 87105LM P 49167RW 71990 EPP 36841 RW 64415RW 52217LMP 37102RW 70165RW 65007 R W 72240RW 72041 EP 72953 ´SCALE 1:3,000 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: C-3 (Town Centre Commercial) M-3 (Business Park) 7274-20161692 202SM260SM14SM188SM173SM47SM84SM33SM84SM173SM188SM260SM202SM14SM202SM260SM188SM173SM49SM84SM49SM84SM173SM188SM260SM202SM14SM42SM314SM297SM17SM321SM314SMTRAIN TRACKSTRAIN TRACKSPPPPPPTRAIN SIGNAL ARMPPHDITCHSU9SU9SU9SU9MMMNARCHITECTURE & ENGINEERING101 - 925 WEST EIGHTH AVENUEVANCOUVER BC V5Z1E4CIARAN J DEERY P ENG - JOHN E KRISTIANSON MAIBCA PARTNERSHIP OF LIMITED COMPANIESTEL 604 736 2554FAX 604 732 7451Proposed New Facility for Mayfair Self Storage 11307 Maple Crescent, Maple Ridge, BC DEVELOPMENT DATA SUMMARY SHEET Legal Description: Consolidation of Lot 1 DL Lots 278 & 279 G1 NWD PL60497 Zoning: Based on M3 (Business Park Zone) limited to three storeys Principal Use: Personal Storage Facility Lot area: Approximately 4891SM (to be confirmed by surveyor) Building Area: Main Floor 2069SM Second Floor 3120SM Third Floor 3120SM Gross Floor Area 8309SM Site Coverage: Approximately 42% Siting: Front Yard Setback (Lorne St) 6.0M Rear Yard Setback (Ditton Rd) 3.9M Interior Side Yard Setback (South P/L) 0.0M Exterior Side Yard (Maple Crescent) 4.5M Building Height: 13.8M Landscape Screen: Maple Crescent 5.0M Lorne Street 5.0M Ditton Road 3.0M South P/L 0.0M Parking: One stall per 557SM= 15 Required; 16 Provided Loading: Two Fully-Glazed Entrances to Loading Elevator Lobby DRAWING NUMBERSCALE:DRAWN:TITLE:VERSIONFILE:CHECKED:Written dimensions shall take precedence over scaled dimensions. The General Contractor shall verify all dimensions, datum and levels prior to commencement of work. All errors and omissions shall be reported immediately to CTA Design Group. Do not proceed with any work until in possession of "FOR CONSTRUCTION" drawings. Copyright reserved. This drawing shall at all times remain the exclusive property of CTA Design Group and may not be reproduced or altered without written consent of CTA Design Group.1:250JK JK----A1CREV #DATEREMARKS-SITE / FLOOR PLANSPROPOSEDDEVELOPMENT11307 MAPLE CRESCENT--MAPLE RIDGE BCA NOV17.16DP SUBMISSIONSURVEY INFORMATION COURTESY WATSON AND BARNARD BCLS FILE #22364SD TEL: 604-943-9433 AND TARGET LAND SURVEYING FILE #8136-TOPO TEL: 604-583-6161B JAN18.17PRKG 7, 8, 9, 10 DIMSC FEB22.17DP RESUBMISSION PER ADP6m122.5m32m3.9m154.5m1.8m9.8m4.6m9.1m4.5m23.5m1.5m9.8m4.6m9.1m6m23.5m6m47.9m58.8m47.9m4m6.1m44.5m8.5m10.4m2.4m10.7m2.4m10.4m8.5m44.5m6.1m24.9m9m24.9m23.5m47.9m2.7m19.7m14m19.7m2.7m47.9m1.5m23.5m23.5m47.9m2.7m19.7m14m19.7m2.7m47.9m1.5m23.5m11.3m4.6m9.1m11.3m4.6m9.1m6.1m6.1m1.5m1.5m6.1m6.1m1.5m1.5m6.9m6.9m1.5m1.5m6.9m6.9m1.5m1.5m6.1m6.1m1.5m1.5m6.1m6.1m2.5m2.5m3.9m3.9m2.2m2.2m2.8m2.8m3.7m3.7m9.2m9.2m1.5m1.5m1162153144135126117108944M44M43M43M23M23M27M27M31M31M35M35MLORNE STREETDITTON ROAD-OFFICE-MOVING SUPPLIES-WASHROOMSELEVATOR LOBBYSTAIRSTAIRMECH /ELECSECUREREFUSE /RECYCLE4.24426.766118.97526.9194.048 124.159CARETAKERAPPROX 113SMMAIN FLOOR / SITE PLAN2ND FLOOR PLANLINE OF BLDG OVERLINE OF BLDG OVERUP TOCARETAKEROFF I C E WSHRMWSHRMITJANDINING LIVINGKITCHENSTORBEDROOM 2BEDROOM 1BATH & W/DCLOSETENTRY HALLDNLINE OF BLDG OVERLINE OF BLDG OVERCOFFEEVENDINGMACH RMDOLLYSTORAGEVERTICAL PICKET SECURITY FENCINGSECURITY FENCING (PAINTED METAL PICKETS)SECURITY FENCINGSECURITY FENCINGSTAIRSTAIRSTAIRSTAIRSTAIRSTAIR1M ROAD DEDICATION2M ROAD WIDENINGSTAIRSTAIRSTAIRSTAIR3RD FLOOR PLANOUTLINE OF EXIST BLDGOUTLINE OF EXIST BLDGEXISTING CONIFEROUS TREEREQUIRES PROTECTIONLINE OF EXTERIOR WALL BELOW TYPEXIST SIDEWALKEXIST CURB / GUTTEREXISTSIDEWALKEXIST SIDEWALKTILT PANEL LEG TYP5M LANDSCAPE SETBACK3MLANDSCAPESETBACK5MLANDSCAPESETBACKBI-PARTING SECURITY GATESHADING INDICATESSTORAGE LOCKERS TYPWATERFEATURELOADING ZONELOADING ZONEOVERHEADLOCKER DOORTYPICALBOLLARDTYPICALINDIVIDUAL STORAGE LOCKERS(1,922SM / 20,688SF)INDIVIDUAL STORAGE LOCKERS(1,982SM / 21,334SF)EXISTING HYDRANTTRELLISTRELLIS-FIRE DEP'T CONNECTION-ANNUNCIATOR PANELRELOCATE EXIST POWER POLEFIRETRUCK ACCESSGLAZING TYPICALGLAZING TYPICALINDIVIDUAL STORAGE LOCKERS(1,263SM / 13,595SF)TRAVEL DISTANCE VERIFICATIONNOTE: NOT SURE THIS REQUIREMENT APPROPRIATE AT ADP REVIEW...ADDITIONAL COLORED / TEXTURED PAVINGREPLACE PLANTING WTEXTURED PAVING TYPREPLACE PLANTING WTEXTURED PAVING TYP