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Home My WebLink About2018-12-04 Public Hearing Agenda and Reports.pdf City of Maple Ridge PUBLIC HEARING December 4, 2018 CITY OF MAPLE RIDGE PUBLIC HEARING AGENDA 1) 2017-580-RZ 22866 128 Avenue Lot 52 Section 20 Township 12 New Westminster District Plan 40879 Maple Ridge Zone Amending Bylaw No. 7421-2018 To rezone the subject property from RS-2 (One Family Suburban Residential) to R-1 (Residential District). The minimum lot size for the current RS-2 (One Family Suburban Residential) zone is 0.4 ha (1 acre), and the minimum lot size for the proposed R-1 (Residential District) zone is 371 m2 (3,994 ft²). The current application is to permit a future subdivision into approximately seven single family residential lots. 2) 2018-332-RZ 11641 227 Street Lot 1 District Lot 401 Group 1 New Westminster District Plan BCP24521 Maple Ridge Official Community Plan Amending Bylaw No. 7509-2018 An OCP amendment is required to add the subject property into Appendix D – Temporary Use Permits of the OCP. The current application is to allow a sales centre for a future apartment use. PUBLIC HEARING AGENDA December 4, 2018 7:00 pm 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, December 4, 2018 to consider the following bylaws: 1) 2017-580-RZ 22866 128 Avenue Lot 52 Section 20 Township 12 New Westminster District Plan 40879 Maple Ridge Zone Amending Bylaw No. 7421-2018 To rezone the subject property from RS-2 (One Family Suburban Residential) to R-1 (Residential District). The minimum lot size for the current RS-2 (One Family Suburban Residential) zone is 0.4 ha (1 acre), and the minimum lot size for the proposed R-1 (Residential District) zone is 371 m2 (3,994 ft²). The current application is to permit a future subdivision into approximately seven single family residential lots. 2) 2018-332-RZ 11641 227 Street Lot 1 District Lot 401 Group 1 New Westminster District Plan BCP24521 Maple Ridge Official Community Plan Amending Bylaw No. 7509-2018 An OCP amendment is required to add the subject property into Appendix D – Temporary Use Permits of the OCP. The current application is to allow a sales centre for a future apartment use. 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 November 21, 2018 to December 4, 2018, 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 Corporate Officer or by sending an email to the Clerk’s Department at clerks@mapleridge.ca by 4:00 pm, December 4, 2018. 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 21st day of November, 2018. Laura Benson, CPA, CMA Corporate Officer DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2017-580-RZ File Manager: Adam Rieu 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: His Worship Mayor Michael Morden MEETING DATE: November 13, 2018 and Members of Council FILE NO: 2017-580-RZ FROM: Chief Administrative Officer MEETING: Council SUBJECT: Second Reading Zone Amending Bylaw No. 7421-2018 22866 128 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property, located at 22866 128 Avenue, from RS-2 (One Family Suburban Residential) to R-1 (Residential District), to permit a future Bare Land Strata subdivision of approximately seven lots. Council granted first reading to Zone Amending Bylaw No. 7421-2018 on January 30, 2018. Pursuant to Council policy, this application is subject to the Community Amenity Contribution Program at a rate of $5,100.00 per single family lot, for an estimated amount of $35,700.00. As there are more than two additional lots proposed to be created, the developer will be required to comply with the park dedication requirements of Section 510 of the Local Government Act prior to subdivision approval. There is not sufficient suitable land for park dedication on the subject property; therefore, it is recommended that Council require the developer to pay to the City an amount that equals 5% of the market value of the land required for parkland purposes, as determined by an independent appraisal. RECOMMENDATIONS: 1) That Zone Amending Bylaw No. 7421-2018 be given second reading, and be forwarded to Public Hearing; 2) That Council require, as a condition of subdivision approval, the developer to pay to the City an amount that equals 5% of the market value of the land, as determined by an independent appraisal, in lieu of parkland dedication in accordance with Section 510 of the Local Government Act; and, 3) That the following terms and conditions be met prior to final reading: i) Road dedication on 128 Avenue, as required; ii) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject property for the proposed development; iii) Registration of a Restrictive Covenant for Tree Protection; iv) Registration of a Restrictive Covenant for Stormwater Management; - 2 - v) Registration of a Restrictive Covenant for Building Scheme Design for single-storey homes with no basements; vi) Registration of a Restrictive Covenant for Visitor Parking; vii) Removal of existing buildings; viii) 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 ta nks on the subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site; and ix) That a voluntary contribution, in the amount of $35,700.00 ($5,100/lot) be provided in keeping with the Council Policy with regard to Community Amenity Contributions. DISCUSSION: 1) Background Context: Applicant: Florwest Homes Legal Description: Lot 52 Section 20 Township 12 New Westminster District Plan 40879 OCP: Existing: Urban Residential Proposed: Urban Residential Zoning: Existing: RS-2 (One Family Suburban Residential) Proposed: R-1 (Residential District) Surrounding Uses: North: Use: Single-Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Urban Residential South: Use: Single-Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential East: Use: Single-Family Residential Zone: RS-2 (One Family Suburban Residential) Designation: Urban Residential West: Use: Single-Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential Existing Use of Property: Single-Family Residential Proposed Use of Property: Single-Family Residential Site Area: 0.40 ha (1 acre) Access: 128 Avenue and a new private internal road Servicing requirement: Urban Standard - 3 - 2) Project Description: The subject property is approximately one acre in size and is bound by urban sized single-family lots to the north, west and south, and a one acre single-family property to the east (see Appendices A and B). The subject property is relatively flat with no steep slopes or watercourses. A few trees are located on the northern, central and eastern sections of the subject property. The applicant proposes to rezone the subject property from RS-2 (One Family Suburban Residential) to R-1 (Residential District) (see Appendix C) to permit future Bare Land Strata subdivision into approximately seven single family residential lots. The applicant is requesting that the proposed residential units be created as a Bare Land Strata development, as consolidation with the neighbouring properties for a larger more cohesive development, was not an option for the applicant at this time. The applicant is also proposing that the development is geared for people over 55 years of age. Access to the proposed lots will be provided from 128 Avenue and a new private strata road (see Appendix D). Single family residential zones do not require visitor parking; however, the applicant is proposing an additional 15 visitor parking stalls to be located along the eastern property boundary. At the Development Information Meeting (DIM), a re-occurring concern from neighbours was the impact that this development would have on adjacent street parking. The applicant has proposed this extra amount of parking to help alleviate the potential overflow of street parking to those surrounding streets. 3) Planning Analysis: i) Official Community Plan: The Official Community Plan (OCP) designates the property Urban Residential, and development of the property is subject to the Major Corridor Residential Infill policies of the OCP. These policies require that development be compatible with the surrounding neighbourhood, with particular attention given to site design setbacks and lot configuration with the existing pattern of development in the area. The proposed rezoning to R-1 (Residential District) is in conformance with the Urban Residential designation and Major Corridor Residential Infill policies. ii) Zoning Bylaw: The current application proposes to rezone the subject property from RS-2 (One Family Suburban Residential) to R-1 (Residential District) to permit subdivision into approximately seven single family residential lots. The minimum lot size for the current RS-2 (One Family Suburban Residential) zone is 0.4 ha (1 acre), and the minimum lot size for the proposed R-1 (Residential District) zone is 371 m2 (3,994 ft²). iii) Proposed Variances: The applicant does not require any variances as part of the subject application. iv) Advisory Design Panel: A Form and Character Development Permit is not required because this is a single family development, therefore, this application does not need to be reviewed by the Advisory Design Panel. v) Development Information Meeting: A Development Information Meeting was held at the Eagle Hall on October 19, 2018. Eleven people attended the meeting. A summary of the main comments and discussions with the attendees was provided by the applicant and include the following main points: - 4 -  Concern that the new houses will have suites and the amount of on-street parking that will impact adjacent streets;  Concern over the removal of trees; and  Concern over the level of servicing and the speed at which people drive on 128 Avenue. The following are provided in response to the issues raised by the public:  The applicant has suggested that the proposed houses will be single-storey without basements. The applicant is also proposing an additional 15 parking stalls along the eastern property boundary (see Appendix D), above the zoning requirements ;  The applicant has provided an Arborist Report, prepared by Central Valley Arborist Consulting Ltd., which speaks to the removal and retention of trees on site. The applicant is required to work with City Staff, through the Tree Permit process, to determine how many replacement trees need to be planted for those trees that are proposed to be removed; and  The applicant is responsible for any upgrades in servicing along the property frontage of 128 Avenue. Comments regarding speed along 128 Avenue have been forwarded to the Engineering Department. As well, a suggestion to the developer is to have residents concerned with the speed of traffic along 128 Avenue contact the RCMP. vi) Parkland Requirement: As there are more than two additional lots proposed to be created, the developer will be required to comply with the park dedication requirements of Section 510 of the Local Government Act prior to subdivision approval. For this project, there is no suitable land for park dedication on the subject property, therefore, it is recommended that Council require the developer to to pay to the City an amount that equals the market value of 5% of the land required for parkland purposes. The amount payable to the City in lieu of park dedication must be derived by an independent appraisal at the developer’s expense. 4) Interdepartmental Implications: i) Engineering Department: Road dedication along 128 Avenue, in the amount of 2 m (6.5 ft.), is required as part of Rezoning conditions. All other deficient servicing will be required as part of the Subdivision application process. The applicant is proposing a Bare Land Strata development; therefore, are required to provide all on-site servicing via a private system. ii) Building Department: The subject property is located within the floodplain, and as such, the development must adhere to the appropriate Flood Construction Level, as determined through an approved Geotechnical Report. Therefore, no basements will be permitted in the future homes. 5) School District No. 42 Comments: The proposed application would affect the student population for the catchment areas currently served by Harry Hooge Elementary School and Maple Ridge Secondary School. The School District 42 website has the following information related to enrolment and utilization for the above mentioned schools: - 5 - Harry Hooge Elementary has an operating capacity of 410 students. For the 2016 school year the student enrolment at Harry Hooge Elementary was 414 students (105% utilization). Maple Ridge Secondary has an operating capacity of 1,300 students. For the 2016 school year the student enrolment at Maple Ridge Secondary was 1,317 students (101% utilization). 6) Citizen/Customer Implications: A Development Information Meeting was held on October 19, 2018. The results of the concerns expressed at that meeting are discussed above. The Public Hearing will provide an additional opportunity for citizens to express their concern or support for the development. CONCLUSION: It is recommended that second reading be given to Zone Amending Bylaw No. 7421-2018 and that application 2017-580-RZ be forwarded to Public Hearing. It is further recommended that Council require, as a condition of subdivision approval, the developer to pay to the City an amount that equals 5% of the market value of the land, as determined by an independent appraisal, in lieu of parkland dedication. “Original signed by Adam Rieu” _______________________________________________ Prepared by: Adam Rieu Planning Technician “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 Paul Gill” _______________________________________________ Concurrence: Paul Gill, CPA, CGA Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Ortho Map Appendix C – Zone Amending Bylaw No. 7421-2018 Appendix D – Subdivision Plan DATE: Dec 20, 2017 FILE: 2017-580-RZ 22866 128 AVENUE PLANNING DEPARTMENT SUBJECT PROPERTY 128 AVE. ´ Scale: 1:2,500 BY: LP Legend Stream Ditch Centreline Edge of River Indefinite Creek River Major Rivers & Lakes DATE: Dec 20, 2017 FILE: 2017-580-RZ 22866 128 AVENUE City of Pitt Meadows District of Langley District of MissionFRASER R. ^ PLANNING DEPARTMENT SUBJECT PROPERTY 128 AVE. Aerial Imagery from the Spring of 2016´ Scale: 1:2,500 BY: LP CITY OF MAPLE RIDGE BYLAW NO. 7421-2018 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. 7421-2018." 2. That parcel or tract of land and premises known and described as: Lot 52 Section 20 Township 12 New Westminster District Plan 40879 and outlined in heavy black line on Map No. 1744 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-1 (Residential District). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 30th day of January, 2018. READ a second time the 13th day of November, 2018. PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 ADOPTED, the day of , 20 _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER 228 ST.227B ST.127 AVE.228A ST.127 PLACE228 ST.127 AVE.229 ST.230 ST.BARNSDALE ST.12746 12815 228242299012710 22870227941288512831 12885 22832228022283512753 12787 12793 12737 12797 2290612729 12763 12771 12853 2299212689 2279712710 12822 12756 12719 12832 2285812789 22913229392280312740 12704 12771 12821 12759 12783 12717 12745 2289512750 12861 12749 12778 228722284212703 12709 12678 22877228352284812730 228662281112711 2278612757 228812287112779 2281212733 12776 12850 12796 2286112791/93 12766 2282012798 2281012720 12782 2288612851 12831 22841228652285212727 12779 127722284322761 12844 2283612762 229112286212790 12760 12841 12832 12769 12845 12878 12799 12786 12736 12823 2284712770 12868 2285112861 12747 12735 12835 12677 2284622857228592294822823228192289158 1 D 1 250 53 4 4 17 1 461 B 3 1 60 27 Rem 4 3 59 2 5 4 1 20 34 46 18 40 W 1/2 11 51 57 2 45 55 1 36 8 26 6 11 52 A 38 1328 35 39 54 52 5 2 4 24 54 9 3 43 1 5 48 29 7 47 49 56 25 22 3 28 55 1 LOT A 1219 3 3 23 10 2 4 2 16 4241 2 33 2 56 37 44 C 2 Rem B 21 53 2 5 30 LMP 14909 LMP 22099 P 40879LMP 17860P 14143 P 2711 (P 19054)P 19054 LMP 29025P 10072 P 31436 P 14143 P 22580 LMP 14909 P 19054LMP 14909 LMP 49370 P 19054 LMS 1707P 80046P 22339 P 40879 P 5430P 71336BCP 46084*LMP20286P 19054P 19054 LMP 12700 LMP 49370 LMP 13973 LMS 4188 BCP 46085EP 16963128 AVE. ´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: RS-2 (One Family Suburban Residential) R-1 (Residential District) 7421-20181744 LEW DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2018-332-RZ File Manager: Adam Rieu 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: 2. - 1 - City of Maple Ridge TO: His Worship Mayor Michael Morden MEETING DATE: November 13, 2018 and Members of Council FILE NO: 2018-332-RZ FROM: Chief Administrative Officer MEETING: Council SUBJECT: Second Reading Official Community Plan Amending Bylaw No. 7509-2018 11641 227 Street EXECUTIVE SUMMARY: An application has been received to amend the Official Community Plan (OCP), Appendix D – Temporary Use Permits, to designate the subject property as a Temporary Commercial Use Permit Area to allow a Sales Centre for a future apartment use. The subject property is currently zoned RS- 1 (One Family Urban Residential), and is under application, at first reading (2017-461-RZ), to rezone to RM-2 (Medium Density Apartment Residential). This Temporary Commercial Use application was granted first reading on October 16, 2018, and will run separately from rezoning application 2017- 461-RZ. 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. 7509-2018 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) That Official Community Plan Amending Bylaw No. 7509-2018 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3) That it be confirmed that Official Community Plan Amending Bylaw No. 7509-2018 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4) That Official Community Plan Amending Bylaw No. 7509-2018 be given second reading and be forwarded to Public Hearing; and 5) That the following terms and conditions be met prior to final reading: i) Amendment to Official Community Plan Appendix D – Temporary Use Permits, to add the subject property to the list of properties; and ii) Provision of a refundable security equivalent to 100% of the estimated landscape cost, in accordance with the terms and conditions of the Temporary Commercial Use Permit. - 2 - DISCUSSION: 1) Background Context: Applicant: Bissky Architructure and Urban Design Inc. Legal Description: Lot1, D.L. 401, NWD, Plan BCP24521 OCP: Existing: Low-Rise Apartment and Conservation Proposed: Temporary Commercial Use Permit – Sales Centre Zoning: Existing: RS-1 (One Family Urban Residential) Proposed: No change in zoning proposed Surrounding Uses: North: Use: Park Zone: RS-1 (One Family Urban Residential) Designation: Conservation, Low-Rise Apartment South: Use: Apartment Zone: RM-2 (Medium Density Apartment Residential) Designation: Low-Rise Apartment, Conservation East: Use: Single Family, Senior’s Assisted Living Apartment Zone: RS-1 (One Family Urban Residential), CD-1-00 (Comprehensive Development) Designation: Single Family Residential, Low-Rise Apartment West: Use: Park Zone: RS-1 (One Family Urban Residential) Designation: Conservation, Low-Rise Apartment Existing Use of Property: Vacant, except for a discontinued site construction office Proposed Use of Property: Temporary Commercial Use – Sales Centre Site Area: 1.4 ha (3.5 acres) Access: 227th Street Servicing requirement: Urban Standard 2) Project Description: The subject property is located on the west side of 227th Street, north of Holyrood Avenue and south of the gaming facility at 22710 Lougheed Highway. The site slopes gradually from 227th Street down to the west and more steeply down to the northwest corner of the property. Dedicated park land surrounds the property to the north and west for the protection of steep slopes, as well as a watercourse to the north. A portion of the 15 m setback from the watercourse top of bank extends onto the subject property. There is a four storey apartment located to the south; single family housing and a senior’s assisted living apartment located east of the subject property. The applicant is proposing a Sales Centre in the northeast corner of the subject property for a proposed future apartment use (application 2017-461-RZ currently at first reading). The temporary - 3 - building will provide a sample apartment and display centre, which will include two offices, as well as flooring and cabinet samples, colour boards, floor plans and marketing supplies. Hours of operation will be from 12pm – 6pm, seven days per week, and it is estimated that six to ten visitors per day will pass through the Sales Centre. The applicant will provide approximately 17 parking stalls, to be located to the south of the Sales Centre. Access to the building will include a walkway, stairs, and a ramp for persons with mobility limitations. The building will be relocated off-site once the apartment application progresses and the need for the temporary Sales Centre ceases to exist. As per the Local Government Act, a Temporary Use Permit is valid for up to three years, with the possibility of another three year extension. 3) Planning Analysis: i) Official Community Plan: An OCP amendment is required to add the subject property into Appendix D – Temporary Use Permits of the OCP. Appendix D of the OCP states the following: 1. Lands in the City may be designated to permit temporary uses if a condition or circumstance exists that warrants the use for a short period of time but does not warrant a change of land use designation or zoning of the property. 2. Council has the authority by resolution to issue Temporary Use Permits to allow temporary uses on specific properties. Council may specify conditions for the temporary use. 3. Designated Temporary Use Permit areas will require guidelines that specify the general conditions regarding the issuance of permits, the use of the land, and the date the use is to terminate. 4. As a condition of issuing the permit, Council may require applicants or owners to remove buildings, to restore the property to a specific condition when the use ends, and to post a security bond. A permit may be issued for a period of up to three years, and may be renewed only once. 5. Council may issue Temporary Use Permits to allow: a) temporary commercial uses, i.e., temporary parking areas; and b) temporary industrial uses, i.e. soil screening. c) other temporary uses. 6. A Temporary Use Permit is issued in accordance with the provisions of Section 492 of the Local Government Act. 7. The following section lists areas designated for Temporary Uses and describes the purpose of the use. The described purpose and the specified general conditions for issuing a Permit for the declared areas are described as part of the Temporary Use Permit. The main difference between rezoning and temporary use permits is the duration of time that the use is permitted on the property, and the removal and restoration requirements. ii) Zoning Bylaw: The current application does not propose to rezone the subject property’s current RS-1 (One Family Urban Residential) zoning. Instead, the Temporary Use Permit is valid for up to three years, and may only be extended once for another three years subject Council approval. iii) Off-Street Parking And Loading Bylaw: The applicant is proposing 17 parking stalls on the subject property, with a temporary access just south of the proposed Sales Centre. The applicant anticipates six to ten visitors per day to the Sales Centre. The amount of proposed parking for this commercial use is well above the requirement of the Off-Street Parking and Loading Bylaw. - 4 - iv) Development Permits: A Development Permit is not required as part of this Temporary Use Permit application; however, a Town Centre Development Permit and Natural Features Development Permit will be required as part of the rezoning application for the proposed apartment use (2017-461-RZ). v) Development Information Meeting: A Development Information Meeting was held at 22610 116 Avenue (Fraserview Village Fireside Lounge) on November 1, 2018. Twelve people attended the meeting. No comments were received for the specific Sales Centre use; however, some comments were received for the future development. These items will be addressed at a future report to Council for the proposed apartment use, under application 2017-461-RZ. 4) Interdepartmental Implications: i) Engineering Department: The proposed Sales Centre does not require use of any City services for water, sanitary or storm sewer. A new driveway letdown is to be installed by the applicant for the temporary use only, with the existing access on the southern portion of the site to be used as the construction access. The site’s ultimate single access for the future apartment use will be determined at a later stage along with the Civil drawing submission for future development. ii) Building Department: A full Building Permit will be required, including exit and emergency lighting. Also, building anchorage will need to be addressed through the permitting process. iii) Planning Department: A landscaping security is required to ensure that the appropriate plantings are provided in accordance with the approved Landscape Plan. 5) Intergovernmental Issues: i) Local Government Act: An amendment to the OCP requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 477 of the Local Government Act. The amendment required for this application, to amend Appendix D - Temporary Use Permits of the Official Community Plan (OCP) is proposed to allow a Temporary Use Permit on the subject property, is considered to be minor in nature. It has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. 6) Citizen/Customer Implications: Public Hearing will be an opportunity for neighbours to voice their concerns or support. If Council gives second reading to the bylaw on November 13, 2018, this application is anticipated to be on the December 4, 2018 Public Hearing agenda. - 5 - CONCLUSION: It is recommended that second reading be given to OCP Amending Bylaw No. 7509-2018, and that application 2018-332-RZ be forwarded to Public Hearing. “Original signed by Adam Rieu” _______________________________________________ Prepared by: Adam Rieu Planning Technician “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 Paul Gill” _______________________________________________ Concurrence: Paul Gill, CPA, CGA Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Ortho Map Appendix C – OCP Amending Bylaw No. 7509-2018 Appendix D – Site Plan Appendix E – Building Elevation Plans Appendix F – Landscape Plan DATE: Aug 16, 2018 2018-332-RZ 11641 227 Street PLANNING DEPARTMENT SUBJECT PROPERTY ´ Scale: 1:2,500 BY: JV Legend Stream Indefinite Creek River Major Rivers & Lakes DATE: Aug 16, 2018 2018-332-RZ 11641 227 Street PLANNING DEPARTMENT SUBJECT PROPERTY Aerial Imagery from the Spring of 2016´ Scale: 1:2,500 BY: JV Legend Stream Indefinite Creek River Major Rivers & Lakes CITY OF MAPLE RIDGE BYLAW NO. 7509-2018 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 _______________________________________________________________________________ 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 "A" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the City 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. 7509-2018." 2. Appendix D. Temporary Use Permits, Section TEMPORARY USE PERMIT AREA is amended by the addition of the following: “TEMPORARY COMMERCIAL USE PERMIT AREA LOCATION No. 7” Purpose: To permit a temporary sales centre for a future apartment use. Location: Those parcels or tracts of land and premises shown on Temporary Commercial Use Permit Area Location No. 7 map, and known and described as: Lot 1 District Lot 401 Group 1 New Westminster District Plan BCP24521 3. Appendix D. Temporary Use Permits, Section TEMPORARY USE PERMIT AREA is amended by the addition of the attached Temporary Commercial Use Permit Area Location No. 7 map in sequential numeric order after Temporary Commercial Use Permit Area Location No. 6. 4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly. READ a first time the 16th day of October, 2018. READ a second time the 13th day of November, 2018. PUBLIC HEARING held the day of . READ a third time the day of . ADOPTED the day of . ______________________________ ______________________________ PRESIDING MEMBER CORPORATE OFFICER DATE: Oct 10, 2018 PLANNING DEPARTMENT225 ST.116 AVE.RITCHIE AVE.GILLEY AVE.BRICKWOOD CLOSE227 ST.HOLYROOD AVE.22781 11742 22523 2 2 7 2 92250911657 227341 1 6 4 4 1 1 6 0 9 11662-90 22502225882274611644 11601 11686 11602 11578 1 1 6 3 7 22510 22711-5122528 11698 22514 1 1 6 5 4 22508 11608 1 1 6 4 9 11674 1163811662 22527 1 1 6 2 7 1 1 6 4 3 22789 22514227152 2 7 2 1 2271111650 22791 1 1 6 0 5 2252511668 2271011 6 2 0 22742 22518 1 1 6 2 4 11626 22521 2255522793 22526 22712225041 1 6 3 4 22734 227191 1 6 5 0 11 6 5 5 22516 2 2 7 1 8 2 2 5 3 3 11680 2 2 7 4 51164011631 1 1 6 3 0 11620 22529 11692 225371 1 6 3 8 11614 225562253522795 22531 1 1 6 4 1 2 2 7 3 7 227072250622530 22783 22512 2270311724 22515227262272422520 2 2 5 3 2 2252222515 116302252422548 11656 225341 1 6 2 3 36 2 19 21 5 Rem. 58 37 8 1 2 8 3 42 21 5 4 30 11 4 43 19 14 2 Rem. 23 26 27 17 1 5 9 29 39 24 2 PARK 18 23 13 1 41 PARK 3 19 28 31 14 H 3 2 2220 20 10 5 1 25 21 1 15 11 12 7 17 1 221 18 6 3 740 PARK A 20 191 4 LOT J 38 18 10 70 6 6 34 2 511 1 16 33 1 13 16 4 6 1 PARK 35 15 12 9 32 2 7 P 18056 B C P 9 2 8 4 NW S 2694 P 72181NWS 2997BCP 9284NW S 3147 BCP 44924LMP 10787P 70416P 4769 *PP087P 57408 LMP 9571 P 63225 P 10091L MP 5 0 9 9 7 NW S 2316 BCP 8886 LMP 13596P 72462BCP 44924 NW S 2547 LMS 1315 BCP 24521 LMS 1873 P 70416 BCP 22107 10032 NW S 2509 P 48518 P 21553 P 82501 LMP LMP 50997P 70416BCP 24521 LMP 3942 LMS 618 BCP 9284BCP 22107 LMP 19680 ´ Scale: 1:2,500 BY: DT TEMPORARY COMMERCIALUSE PERMIT AREALocation No.7 CITY OF MAPLE RIDGE 25.696 37.55112.08636.8935.8735.8935.8935.7536.7435.7335.6835.8436.8536.8135.8834.9734.743334.8434.2833.434.0335.3534.7034.9635.1735.6334.0332.9534.9934.8233.5334D33.5633.5633.5233.4233.6333.8734.2034.6635.0833.84H34.0434.2534.2834.8235.0035.13map10map10map10map10map10map10bottom of fillgutter linesidewalk34.9834.5434.4835.4736.1136.9236.8136.1135.2433.8835.2134.4632.8534.46OFFICE 1 OFFICE 2PRESENTATIONCENTERDECKPORCHRAMPSLOPEDOWN7.9%7034.201734.031.95m53.33m35.0m35.0m35.0m35.0m35.0m35.0m34.282822883533m33m33353.0mmm30m53.33364'-0"81'-2"24'-0"20'-0"9'-0"20'-0"32'-9"31'-7"33'-2"10'-0"5'-6"5'-3"10' 20' 40'2m 5m10m0'PLANT LIST - 227 Street - Presentation CenterOctober 22, 2018totalSYMBOLQTY.BOTANICAL NAMECOMMON NAMESIZESPACINGSHRUBS4Cornus stoloniferaredtwig Dogwood#1 pot900 o.c.2Euonymus alata 'Compactus'Dwarf Burning Bush#2 pot900 o.c10Pieris japonica compactaDwarf Pieris#2 pot800 o.c.5Polystichum munitumWestern Sword Fern#1 pot600 o.c12Potentilla fruiticosa Red AceRed Ace Shrubby Cinquefoil#1 pot650 o.c.10Rhododendron 'Ramapo'Dwarf Red Rhodo#2 pot750 o.c9Rhododendron VulcanRed Vulcan Rhododendron#5 pot900 o.c25Spiraea x Bumalda Gold FlameGold Flame Spirea#2 pot900 o.c.GROUND COVERS31Mahonia nervosaLongleaf Mahonia#1 pot450 o.cNOTES:1) In case of discrepancy between plant numbers on this list and on the plan, the plan shall prevail.2) All planting shall be in accordance with BCSLA/BCLNA Landscape Standard, latest edition.3) All planting beds: 450 growing medium with 75mm of mulch (decomposed hem/fir bark)4) All off site work and plant material to satisfaction of the City of Maple RidgeL1LANDSCAPEPLANSCALE1" = 8' - 0"DRAWING NUMBERDRAWINGPRESENTATIONCENTER227 Apartments11641-227 StreetMaple Ridge BCPROJECTCLIENTISSUE/REVISION DATEDATE1811DRAWNPROJECT NUMBERPACW#All drawings remain the property ofGreenway Landscape Architecture.Use for any purpose and reproductiononly by written consent.GreenwayLandscape Architecture2280 Park CrescentCoquitlam BC V3J 6T4T 604 461 9120E paul@greenwayla.caPaul WhiteheadRBCSLARegistered Landscape Architect #246NORTHSHEET1of1Oct 25.18Temporary Use Permit Application1.Concordia Homeslawnlawnlawnrough grassrough grass227 Streetrough grass