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HomeMy WebLinkAbout2019-03-19 Committee of the Whole Agenda and Reports.pdfCity of Maple Ridge COMMITTEE OF THE WHOLE AGENDA March 19, 2019 1:30p.m. Council Chamber Committee of the Whole is the initial venue for review of issues. No voting takes place on bylaws or resolutions. A decision is made to send an item to Council for debate and vote or to send an item back to staff for more information or clarification before proceeding to Council. The meeting is live streamed and recorded by the City of Maple Ridge. Chair: Acting Mayor 1. CALL TO ORDER 2. ADOPTION AND RECEIPT OF MINUTES 2.1 Minutes of the Committee of the Whole Meeting of March 5, 2019 3. DELEGATIONS/STAFF PRESENTATIONS 4. PUBLIC WORKS AND DEVELOPMENT SERVICES Note: • Owners and/or Agents of development applications on this agenda may be permitted to speak to their item with a time limit of 10 minutes. • The following items have been numbered to correspond with the Council Agenda where further debate and voting will take place, upon Council decision to forward them to that venue. 1101 2018-498-RZ, 21640 124 Avenue, RS-1 to RT-2 Staff report dated March 19, 2019 recommending that Maple Ridge Zone Amending Bylaw No. 7533-2019 to rezone from RS-1 (One Family Urban Residential) to RT-2 (Ground Oriented Residential Infill) for a 4 unit Courtyard residential project be given first reading and that the applicant provide further information as described on Schedules C, D and E of the Development Procedures Bylaw No. 5879-1999. Committee of the Whole Agenda March 19, 2019 Page 2 of 4 1102 2017-124-RZ, 12555, 12599, 12516 and 12511241 Street, RS-3 to RS-2 Staff report dated March 19, 2019 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 7537-2019 to adjust the areas designated Conservation be given first and second reading and be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 7343-2017 to rezone from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential) to create a 26 lot subdivision and a 8.19 hectare (20 acre) park dedication be given second reading and be forwarded to Public Hearing. 1103 Aquifer Mapping Update Staff report dated March 19, 2019 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 7511-2018 to amend figure 7 Aquifer Map be given first reading. 1104 2016-009-DVP, 23729 Dewdney Trunk Road Staff report dated March 19, 2019 recommending that the Corporate Officer be authorized to sign and seal 2016-009-DVP respecting property located at 23729 Dewdney Trunk Road. 1105 2018-200-DVP, 23525 Dogwood Avenue Staff report dated March 19, 2019 recommending that the Corporate Officer be authorized to sign and seal 2018-200-DVP respecting property located at 23525 Dogwood Avenue. 1106 2017-078-DVP, 22368 North Avenue Staff report dated March 19, 2019 recommending that the Corporate Officer be authorized to sign and seal 2017-078-DVP respecting property located at 22368 North Avenue. 1107 2017-078-DP, 22368 North Avenue Staff report dated March 19, 2019 recommending that the Corporate Officer be authorized to sign and seal 2017-078-DP respecting property located at 22368 North Avenue. 1108 2013-117-DP, 12182 228 Street Staff report dated March 19, 2019 recommending that the Corporate Officer be authorized to sign and seal 2013-117-DP respecting property located at 12182 228 Street. Committee of the Whole Agenda March 19, 2019 Page 3 of 4 1109 2019-069-DP, 22255 Dewdney Trunk Road Staff report dated March 19, 2019 recommending that the Corporate Officer be authorized to sign the Cancellation of Charges Application to discharge the notice of previously issued development permits 2017-061-DP and that the Corporate Officer be authorized to sign and seal 2019-069-DP respecting property located at 22255 Dewdney Trunk Road. 1110 Contract Award: Pavement Rehabilitation Program Staff report dated March 19, 2019 recommending that the extension for the 2016 contract for Pavement Rehabilitation be awarded to BA Blacktop Ltd. in the amount of $1,565,969.03 excluding taxes and that additional work locations may be added under the extra work provisions in the contract up to $600,000 and that the Corporate Officer be authorized to sign the contract up to the maximum amount of $1,565,969.03 plus the extra work provisions. 5. CORPORATE SERVICES 6. PARKS, RECREATION & CULTURE 7. ADMINISTRA T/ON (including Fire and Police) 8. OTHER COMMITTEE ISSUES 9. ADJOURNMENT Committee of the Whole Agenda March 19, 2019 Page 4 of 4 10. COMMUNITY FORUM COMMUNITY FORUM The Community Forum provides the public with an opportunity to speak with Council on items that are of concern to them, with the exception of Public Hearing bylaws that have not yet reached conclusion. Each person will be permitted 2 minutes to speak or ask questions (a second opportunity is permitted if no one else is sitting in the chairs in front of the podium). Questions must be directed to the Chair of the meeting and not to the individual members of Council. The total time for this Forum is limited to 15 minutes. If a question cannot be answered, the speaker will be advised when and how a response will be given. Council will not tolerate any derogatory remarks directed at Council or staff members. Other opportunities are available to address Council including public hearings and delegations. The public may also make their views known to Council by writing or via email and by attending open houses, workshops and information meetings. Serving on an Advisory Committee is an excellent way to have a voice in the future of this community. For more information on these opportunities contact: Clerk's Department at 604-463-5221 or clerks@mapleridge.ca Mayor and Council at mayorandcouncil@mapleridge.ca -·~(2_ Date: i'Da.£ \ b /L °I .... . . . { 2.0 Minutes 2.0 March 5, 2019 1:33 p.m. Council Chamber PRESENT Elected Officials Mayor M. Morden Councillor J. Dueck Councillor K. Duncan Councillor C. Mead us Councillor Robson Councillor R. Svendsen Councillor A. Yousef ABSENT: 1. CALL TO ORDER City of Maple Ridge COMMITTEE OF THE WHOLE MEETING MINUTES Appointed Staff K.Swift, Acting Chief Administrative Officer F. Quinn, General Manager Public Works and Development Services D. Boag, Acting General Manager Parks, Recreation and Community Engagement L. Benson, Director of Corporate Administration T. Thompson, Chief Financial Officer C. Carter, Director of Planning Other Staff as Required C. Goddard, Manager of Development and Environmental Services D. Hall, Planner 2, Development and Environmental Services D. Pollock, Municipal Engineer R. McNair, Senior Advisor, Bylaw and Licensing Services M. Orsetti, Manager of Bylaw and Licensing Services Councillor Kirsten Duncan, Presiding Member, called the meeting to order at 1:33 p.m. Councillor Duncan advised on the procedural rules for the meeting. 2. ADOPTION AND RECEIPT OF MINUTES 2.1 Minutes of the Committee of the Whole Meeting of February 19, 2019 It was moved and seconded That the minutes of the February 19, 2019 Committee of the Whole Meeting be adopted. CARRIED I I I r l_ Committee of the Whole Minutes March 5, 2019 Page 2 of 4 3. DELEGATIONS/STAFF PRESENTATIONS -Nil 4. PUBLIC WORKS AND DEVELOPMENT SERVICES 1101 2019-016-DVP, 27134 Ferguson Avenue Staff report dated March 5, 2019 recommending that the Corporate Officer be authorized to sign and seal 2019-016-DVP respecting property located at 27134. C. Goddard, Manager of Development and Environmental Services gave a PowerPoint presentation including the following information: • Applicant Information • Subject Map • Official Community Plan Context • Neighbourhood Plan Context • Site Characteristics • Development Proposal • Council Recommendation It was moved and seconded That the staff report dated March 5, 2019 titled "Development Variance Permit 27134 Ferguson Avenue" be forwarded to the Council Meeting of March 12, 2019. CARRIED 1102 2018-505-DVP, 11299 240A Street Staff report dated March 5, 2019 recommending that the Corporate Officer be authorized to sign and seal 2018-505-DVP respecting property located at 11299 240A Street. D. Hall, Planner 2, Development and Environmental Services advised that the applicant is in the audience to answer any questions of Council and gave a PowerPoint presentation including the following information: • Applicant Information • Subject Map • Official Community Plan Context • Neighbourhood Plan Context • Site Characteristics • Development Proposal single family lot • Proposed Variances include rear yard setback and required separation between principle structure and detached garage • Council Recommendation ,_ Committee of the Whole Minutes March 5, 2019 Page 3 of 4 It was moved and seconded j ,_ That the staff report dated March 5, 2019 titled "Development Variance Permit 11299 240A Street" be forwarded to the Council Meeting of March 12, 2019. CARRIED 1103 Maple Ridge Business Licencing and Regulation Amending Bylaw Staff report dated March 5, 2019 recommending that Maple Ridge Business Licencing and Regulation Amending Bylaw No. 7529-2019 be given first, second and third readings. R. McNair, Senior Advisor, Bylaw and Licensing Services, provided Council a brief synopsis of the amendments made to the bylaw. She advised that staff realized the need for cannabis retail and production to have their own category, and explained the proposed fee model. She advised that the proposed fee for processing liquor and cannabis licences will be used to cover the cost of required mail outs. She noted that no responses were received in response to the required notices in relation to the proposed amendments to the bylaw. It was moved and seconded That the staff report dated March 5, 2019 titled "Maple Ridge Business Licencing and Regulation Amending Bylaw No. 7529-2019" be forwarded to the Council Meeting of March 12, 2019. CARRIED 1104 Ridge Brewing Company Ltd. -Brewery Lounge Endorsement Staff report dated March 5, 2019 recommending that the application for a brewery lounge endorsement, as an amendment to their manufacturing license, by Ridge Brewing Company Ltd. Located at #2-22826 Dewdney Trunk Road, Maple Ridge be supported based on the information contained in the Council report dated March 5, 2019 and that a copy of the resolution be forwarded to the Liquor and Cannabis Regulation Branch. It was moved and seconded That the staff report dated March 5, 2019 titled "Ridge Brewing Company Ltd. -Brewery Lounge Endorsement" be forwarded to the Council Meeting of March 12, 2019. CARRIED I r Committee of the Whole Minutes March 5, 2019 Page 4 of 4 5. CORPORATE SERVICES 1131 First Nation-Municipal Community Economic Development Initiative Application Staff report dated March 5, 2019 recommending that staff be directed to work with Kwantlen First Nation on a joint submission to the First Nation-Municipal Community Economic Development Initiative (CEDI) based on the program information attached to this report dated March 7, 2019 and that the Mayor provide a letter in support of the application to the CEDI. It was moved and seconded That the staff report dated March 5, 2019 titled "First Nation-Municipal Community Economic Development Initiative Application" be forwarded to the Council Meeting of March 12, 2019. CARRIED 6. PARKS, RECREATION & CULTURE 1151 Joint Youth Planning Table Recommendation Staff report dated March 5, 2019 recommending that Maple Ridge Council invite the City of Pitt Meadows to join the Youth Planning Table to establish a Maple Ridge & Pitt Meadows Youth Planning Table and that the Terms of Reference be amended to include voting members from the City of Pitt Meadows and that a cost sharing arrangement be developed should the City of Pitt Meadows accept the invitation to join the Youth Planning Table. It was moved and seconded That the staff report dated March 5, 2019 titled "Joint Youth Planning Table Recommendation" be forwarded to the Council Meeting of March 12, 2019. CARRIED 7. ADMINISTRATION (including Fire and Police) -Nil 8. OTHER COMMITTEE ISSUES-Nil 9. ADJOURNMENT 1:43 p.m. Councillor Kirsten Duncan Presiding Member of the Committee [~-mapleridge.ca City of Maple Ridge TO: FROM: SUBJECT: His Worship Mayor Michael Morden and Members of Council Chief Administrative Officer First Reading Zone Amending Bylaw No. 7533-2019 21640 124 Avenue EXECUTIVE SUMMARY: MEETING DATE: March 19, 2019 FILE NO: 2018-498-RZ MEETING: C o W An application has been received to rezone the subject property from RS-1 (One Family Urban Residential) to RT-2 (Ground Oriented Residential Infill) for a 4 unit Courtyard residential project. This zone was recently created by Council to allow for the sensitive infill of triplex, fouplex and courtyard residential projects within existing neighbourhoods. Given the sensitive nature of infill applications such as this one, a series of meetings in the course of developing this proposal were held between the applicant and the City. The proposal has evolved and become more sensitive to the surroundings, however further detailed information and adjustment will still be required. Given this is a first reading report that considers only use and density, it will be in the full submission for second reading, the development permit review and the submission to the Advisory Design Panel that all issues will become fully resolved. In order to allow residents to have input and the proposal become a more sensitive infill project, a development information meeting is required to be held by the applicant. To proceed further with this application additional information is required, including detailed design information that achieves the sensitive infill expected by Council, as outlined below. This project is subject to the Community Amenity Contribution policy, requiring a voluntary payment of $16,400 (e.g. $4,100 per unit) collected prior to final reading. RECOMMENDATIONS: That Zone Amending Bylaw No. 7533-2019 be given first reading; and That the applicant provide further information as described on Schedules C, D and E of the Development Procedures Bylaw No. 5879-1999. DISCUSSION: a) Background Context: Applicant: Legal Description: Ryan Huctman East 72 feet Lot 2, except part in Plan LMP16156, District Lot 245 Group 1 NWD Plan 8586 Page 1 of 6 1101 OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: Use: Zone: Designation: South: Use: Zone: Designation: East: Use: Zone: Designation: West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Background and Context Urban Residential Urban Residential RS-1 (One Family Urban Residential) RT-2 (Ground Oriented Residential Infill) Residential RS-1 (One Family Urban Residential Urban Residential Residential RS-1 (One Family Urban Residential Urban Residential Residential RS-1 (One Family Urban Residential Urban Residential Residential RS-1 (One Family Urban Residential Urban Residential Residential Residential 988 sq. m. (0.24 acres) Manor Avenue and 124 Street Urban Standard The RT-2 (Ground-Oriented Residential Infill) zone has been established to allow for projects that are sensitively integrated into existing neighbourhoods. As all first reading reports, this report focuses on use and density of the proposal. However, some preliminary design analysis is also included to better assess how this project fits into the neighbourhood and the detailed information Council may wish to see from the applicant at second reading. Use and Density: With respect of use and density, the proposal is compliant. The proposed density is equal to the maximum permitted density of 0.75 FSR. There are four (4) dwelling units being proposed, two of which face 122 Avenue and two of which face Manor Avenue. The proposed achieves the envisioned density for the purposes of this zone. The proposed Courtyard residential design of the development is a permitted use. Neighbourhood Context: The subject site is a through lot in an existing but older developed neighbourhood. The immediate area has pockets subdivided in the late 1950's through to the 1970's. Some of the earlier housing has been replaced or have been expanded over the years. The following oblique view from the north shows the subject property outlined in white and the surrounding dwellings. Page 2 of 6 Design Context: The proposed zone has been crafted to insure infill development will consist of a housing form, with a scale, mass and character that is similar to a detached single-family dwelling, other housing in the immediate neighbourhood and does not replicate townhouse or rowhouse housing form. Dwelling units may be in one building with shared party walls to create triplexes or fourplexes. In the case of this courtyard residential development, dwelling units are to be arranged individually or attached in groups of buildings that still resemble single family dwellings, but clustered around a shared open space (courtyard) in a village-style residential pattern. Parking is to be mainly enclosed as for most single family residences. In all cases, units should take advantage of site context to create uniqueness, orient entrances towards the street where possible, and utilize landscaping and screening to create private or semi-private yard spaces. c) Site Characteristics: The property is a double-fronting lot with two road frontages; on 122 Avenue and Manor Avenue. The site is generally flat, with trees along the side lot lines and along Manor Avenue. d) Project Description: The proposal is for an infill development of four (4) dwelling units, in two (2) buildings, designed in the form of Courtyard Housing. The conceptual plans for the proposed development have been compared to the components governing Courtyard Housing described in the April 18, 2016 report to Council Workshop: • Not a rowhouse form. Comment: The proposal is not in the form of rowhousing. • Dwelling units may be located in more than one building on a lot. Comment: There are two building proposed each with two dwelling units. • Orientation is characterized by units that are facing inwards towards each other. Comment: There is an interior courtyard with direct access and views into the Courtyard. Further details will be available in the detailed submission and development permit application. • Pedestrian walkways lead from the street to an inner courtyard area. Comment: There are walkways being proposed. This will be reviewed as the project proceeds. • Courtyards are programmed for flexible and interactive outdoor space but are not intended for parking. Comment: There will be further details required about the programing of the Courtyard space with the full submission. • Where lane access is available, parking will be located at the rear of the property. Comment: There is no lane access; however, the property double fronts and has access for parking from both fronting road. The applicant is proposing tandem parking. Each unit will have one garage and one driveway parking space. Staff will work with the applicant to resolve two issues: no apron parking being provided and the visitor spaces are blocked by the driveway space. This matter will need to be further explored with the applicant and may result in the site plan of building form to be modified to achieve compliant parking design. • Scale and massing shall be compatible with the surrounding area. Comment: The proposal will require further detailed information and a contextual analysis to demonstrate that the proposed design is single family in nature and is sympathetic to the surroundings. Page 3 of 6 • Mix of unit sizes. Comment: The units are either 197.3 sq. m. (2,124 sq. ft.) or 168 sq. m. (1,808 sq. ft.) in size two are 3 bedroom units and two are 4 bedroom units. At this time the current application has been assessed to determine its compliance with the Official Community Plan (OCP), provide a land use assessment and a minor design review only. It is recognised that progress has been made in developing a design that is more sensitive to the neighbourhood context; however, further evolution of the proposal is necessary to address the above noted concerns and any neighbourhood concerns identified through the Development Information Meeting. Once a full submission is made that addresses all identified issues, there will be a staff review and assist the applicant to complete a satisfactory proposal. Therefore, Council will be seeing a more detailed analysis and a further report prior to Second Reading. Such an assessment may impact the proposed lot boundaries and unit yields, OCP designations and Bylaw particulars, and may require further development applications. e} Planning Analysis: Official Community Plan: The development site is currently designated Urban Residential Major Corridor, which is appropriate for the proposal. The OCP Infill Policies (Policy 3-19-b) apply to projects of this size, particularly with respect to achieving street-oriented buildings. The OCP Policies (Policy 3-21) also require attention be paid to having site plans, setbacks and building massing that respects existing development patterns and are sensitive to the surrounding neighbourhood. The conceptual plans portray a single family style design as an infill project for this single family residential neighborhood. However, a full neighbourhood context assessment to justify the design proposal and demonstrate it is compatible and complies with OCP Policy 3-21 will need to be submitted by the applicant going forward to second reading. The overall OCP objective is to encourage growth within the Urban Area Boundary (UAB), including growth through infill by a mix of housing types and tenures (Policy 3-1). Zoning Bylaw: The current application proposes to rezone the property located at 21640 124 Avenue from RS-1 (One Family Urban Residential) to RT-2 (Ground Oriented Residential Infill) to permit a courtyard residential development with four (4) dwelling units. A variance will be required for the minimum lot width, as the exsiting lot is approximately 22 metres whereas 25 metres is the zone minimum. The parking is tandem, with each unit having one enclosed and one driveway parking space. There is no apron provided in part to allow for enough courtyard open space. As noted earlier, the parking design will need to reconsidered by the applicant. Two (2) turn around spaces are provided off the driveway tandem space. This and any other variations from the requirements of the proposed zone will require a Development Variance Permit application. Page 4 of 6 Development Permits: Pursuant to Section 8.7 of the OCP, a Multi-Family Development Permit application is required to ensure the current proposal enhances existing neighbourhoods with compatible housing styles that meet diverse needs, and minimize potential conflicts with neighbouring land uses. Advisory Design Panel: A Multi-Family Development Permit is required and must be reviewed by the Advisory Design Panel prior to Second Reading. One of the matters the ADP will be asked to focus on is enhancing the form and character of the proposal to be as sensitive as possible to its surroundings and the neighbourhood in general. Development Information Meeting: A Development Information Meeting (DIM) is not normally required; however, the Director of Planning has the discretion under Council Policy 6.20 Development Information Meetings to require a DIM for developments that could have a significant impact on the amenities or character of the surrounding area, particularly in the area of infill development. Therefore, a DIM will be required to be held by this applicant for this infill Courtyard residential project. f) Interdepartmental Implications: In order to advance the current application, after First Reading, comments and input, will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Operations Department; c) Fire Department; d) Building Department; e) School District; f) Utility companies; and g) Canada Post. The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this evaluation will take place between First and Second Reading. g) Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedures Bylaw No. 5879-1999 as amended: 1. A complete Rezoning Application (Schedule C); 2. A Multi-Family Residential Development Permit Application (Schedule D); 3. A Development Variance Permit (Schedule E); Page 5 of 6 In addition, Tier A stormwater management measures (e.g. infiltration and bio-filtration) are to be integrated into the landscaping plans of this project. Further details are required to be provided as part of the full submission respecting: the form and character for each building fa9ade, including colour elevations; a neighbourhood context analysis; an infill sensitivity analysis; the design of the tandem parking to comply with Council policy; common/private space interfacing and programming; and for any matters arising from the Development Information Meeting and recommendations from the Advisory design Panel. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. CONCLUSION: The development proposal is in compliance with the OCP and compliant with use and density. Being at first reading, full design details are not available and further refinement, particularly from any issues identified through the Development Information Meeting to be held by the developer, are reflected in the plans to accompany the second reading report to Council. That report will provide Council with the further details respecting matters such as parking, interfacing with surrounding neighbours necessary for a decision to proceed with second reading and Public Hearing. Therefore, it is recommended that Council grant First Reading subject to additional information being provided and assessed prior to Second Reading. "Original signed by Adrian Kopystynski" Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP Planner "Original signed by Christine Carter" Reviewed 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 Kelly Swift" Concurrence: Kelly Swift, MBA Acting Chief Administrative Officer The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Ortho Map Appendix C -Zone Amending Bylaw No. 7533-2019 Appendix D -Proposed Site Plan Page 6 of 6 (/) (') Ill ~ ..... 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EVANS ST. t:l "' "' 21681 I 21682 2 1691 21692 21705 21704 21740 ~ 121727 2 1722 21725 21750 21758 ,___ ~ ~ 21731 !$ ~ ~~ 21720 21726 / 2~ /V I I I 21750 / I I I I "-~ 2 1754 21760 21763 21774 2 1771 ~ 121673 ~ -u ;:u 0 -u m ;:u -; 21662 21672 -< m~ 2 168 7 2 1693 21703 12171 7 121729 2 1741 ;;; "' 21692 I :1:: 121697 m 21712 ~ 0, "' 21724 21734 21747 21746 " 217 ST. 21765 ~ N "' ·,;; ~ q, ~ 1:l ~ ~ Cb 9,i ;9 'l,~,1, $ " iJ' ~~ "'$ ~ ~ Cb ~ /• I .~ q\b ~ ,§>i "i ~ ~ '\, ~ ,v )> ""C ""C rn z 0 >< )> Cb ·i ~ /- 11 \i Scale: 1 :2,500 APPENDIX 8 . i •c !.Q • en 21640 124 AVE. 1-~ L---------------------1 :2 hs PLANNING DEPARTMENT FILE: 2018-498-RZ DATE: Dec 6, 2018 ~._._ mapleridge.ca BY:RA f CITY OF MAPLE RIDGE BYLAW NO. 7533-2019 APPENDIX C 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. 7533-2019." 2. That parcel or tract of land and premises known and described as: East 72 feet Lot 2, Except Part in Plan LMP16156, District Lot 245 Group 1 New Westminster District Plan 8586 and outlined in heavy black line on Map No. 1791 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RT-2 (Ground Oriented Residential Infill). 3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of ,20 READ a second time the day of ,20 PUBLIC HEARING held the day of ,20 READ a third time the day of ,20 ADOPTED, the day of ,20 PRESIDING MEMBER CORPORATE OFFICER I- 0 cr, ;z 6 a_ (.) ro C, ~ 215 .... ;:; I'-(!) 216 ...-12470 0.. P 46774 P 2p796 "' 0, "' 213 ;:; 214 12469 ro201 l'-0 12463 (') 0..200 12443 47 12429 6488 42 43 44 45 121 0 0 ~ (') 0.. 7 "' N "' ;:; .... 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RESIDENTIAL DESIGN 124TH DP REI 020719 ~~,~~~ ~-:~ATIONS-NORTH. 1:50 "·--com EAST.WEST &SOUTH >=.-----, w.., .... >,;e:, UNIT A/B FEBRUARY 7. 2019 A4 r-~••• mapleridge.ca City of Maple Ridge TO: FROM: SUBJECT: His Worship Mayor Michael Morden and Members of Council Chief Administrative Officer First and Second Reading MEETING DATE: FILE NO: MEETING: Official Community Plan Amending Bylaw No. 7537-2019; Second Reading Zone Amending Bylaw No. 7343-2017; March 19, 2019 2017-124-RZ cow 12555, 12599, & 12516 240th Street, and 12511 241 Street EXECUTIVE SUMMARY: This proposal is to rezone the subject properties from RS-3 One Family Rural Residential to RS-2 One Family Suburban Residential to create a 26 lot bare land subdivision with park dedication on a site area of 8.19 hectares (20 acres). Through density bonus provisions and a text amendment to the RS-2 Zone, this application proposes greater residential density than permitted under RS-2 Zoning. The highest density in the RS-2 Suburban Residential Zone is 2.5 lots per hectare, or 0.4 hectares per lot (1 acre lots). The proposed density with this application is 3.88 lots per hectare in a combination of individual lots and common properties. An amendment to the Official Community Plan will be required to the Conservation designation for riparian habitat and to Forest for additional dedicated lands. The subject properties are within the Fraser Sewer Area of the Greater Vancouver Sewerage and Drainage District. For this reason, both sewer and water connections are available, making it possible to create parcels with smaller lot sizes. The typical lot size in the Estate Suburban designation is 0.4 hectares or 1 acre. For this application, the justification for reduced parcel sizes is due to the voluntary dedication of developable area for park purposes. After first reading was granted, an environmental assessment of the qualitative value of these areas proposed for dedication has been prepared by a qualified professional. The issue of increased densities on qualifying properties in the Estate Suburban designation1 has been discussed by Council for some time. On September 5, 2017, a report was presented to Council identifying feasible subdivision potential and the impacts to build out. The report also noted that the recently adopted Tree Bylaw provided tree protection measures that could outweigh advantages associated with density bonus measures for this purpose. In response to this report, Council voted in favour of leaving the Estate and Suburban Residential designations and their policy base unchanged. 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 $132,600.00. 1 Council has the jurisdiction to increase residential densities on Estate Suburban properties that are designated Urban in the Regional Growth Strategy of Metro Vancouver. This regional designation roughly pertains to Estate Suburban properties west of the 244th Street alignment, south of the Silver Valley area. All other Estate Suburban parcels are designated rural and could only be subdivided with minimum parcel sizes of 0.4 hectares (1 acre), although some are currently legal non-conforming urban lots. Page 1 of 10 1102 RECOMMENDATIONS: 1) That, in accordance with Section 4 75 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. 7537-2019 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. 7537-2019 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. 7537-2019 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4) That Official Community Plan Amending Bylaw No. 7537-2019 be given first and second readings and be forwarded to Public Hearing; 5) That Zone Amending Bylaw No. 7343-2017 be given second reading, and be forwarded to Public Hearing; 6) That the following terms and conditions be met prior to final reading: i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii) Park dedication as required; and removal of all debris and garbage from park land; iii) Road dedication as required; iv) Consolidation of the subject properties; v) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject properties for the proposed development; vi) Registration of a Restrictive Covenant for the floodplain report, which addresses the suitability of the subject property(ies) for the proposed development; vii) Registration of a Restrictive Covenant for Tree Protection; viii) Registration of a Restrictive Covenant, and Stormwater Management; ix) Registration of a Restrictive Covenant for conservation purposes; x) Removal of existing buildings; xi) Notification to the Department of Fisheries and Oceans and the Ministry of Environment for in-stream works on the site; xii) That a voluntary contribution, in the amount of $132,600.00 ($5100.00/lot) be provided in keeping with the Council Policy with regard to Community Amenity Contributions. Page 2 of 10 1-1 I I DISCUSSION: 1) Background Context: Applicant: Don Bowins Legal Description: OCP: Existing: Proposed: ESTRES (Estate Suburban Residential) Single-Family Residential OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: Use: Zone: Designation: South: Use: Zone: Designation: East: Use: Zone: Designation: West: Use: Zone: Designation: Existing Use of Properties: Proposed Use of Property: Site Area: Access: Servicing requirement: Previous similar applications: Estate Suburban Residential Estate Suburban Residential RS-3 (One Family Rural Residential) RS-2 (One Family Suburban Residential) with density bonus provisions to reduce parcel size. Rural Residential RS-3 (One Family Rural Residential) Estate Suburban Residential Rural Residential RS-3 (One Family Rural Residential) Estate Suburban Residential Suburban Residential RS-2 Suburban Residential Estate Suburban Residential Vacant RS-3 (One Family Rural Residential) Estate Suburban Residential Rural Residential Estate Suburban Residential 8.35 Ha (20.6 acres) 240 and 241 Street Urban Standard • Application 2014-054-RZ (23598 & 23627 Dogwood), which proposed to protect significant stands of trees with park dedication, was ultimately supported by Council, with refinements to the original proposal. • In addition to the above, concurrent Application 2017-184-RZ (23585 Dogwood) proposes the protection of significant trees with park dedication as an extension of the above noted Dogwood application. This application has advanced to second reading, and will be presented at the March 19 Public Hearing. Page 3 of 10 2) _ Project Description: The four subject properties are located to the south of the Silver Valley Horse Hamlet in the vicinity of 240 Street, Fern Crescent, and 124 Avenue. The South Alouette River bisects two of the properties, with the greater portion of the lands located south of the South Alouette River. A number of watercourses are located on or adjacent to the subject properties including Latimer Creek and two indefinite watercourses. As a result, the site offers pockets of potentially developable areas that are bounded by environmentally sensitive areas. Steep slopes define the site along its east and southern boundaries. Three of the four subject properties are currently accessed via 240 Street, constructed to a gravel road standard on the south side of the river. The fourth property is accessed from 241 Street. This project proposes a bareland strata of 1 fee simple remainder lot and 25 bareland strata lots with a net density of 3.88 units per net hectare. The first reading report noted that a developable portion of the site comprising 1.2 hectares (3.0 acres) north of the South Alouette River was to be dedicated as parkland. In order to realize this development, significant servicing upgrades are required to bring sewer and water to the site. Servicing requirements and the infrastructure required to provide them will be assessed by the Engineering Department as this application progresses. This development proposal is tied to other works in relation to its context and servicing considerations. These works include a Flood Impact Study conducted by Northwest Hydraulics Consultants, and a new bridge crossing along the 240th Street Corridor. Flood Impact Study: The first reading report noted that approximately 86% of the site was located within floodplain. Maple Ridge requirements for floodplain development are guided by Policy 9.10, titled Regulation of Earth Fill within Floodplains. Development applications within floodplains are required to provide a hydraulic assessment of the proposed work which addresses current site conditions, an impact assessment of proposed works, and a proposed mitigation plan. The engineering firm Northwest Hydraulics Consulting (NHC) was commissioned to conduct this work. The findings demonstrated that the placement of fill on the subject site for flood construction purposes would have very minimal impact. There was one structure that could be impacted within the study area. However, it was noted that the foundation of this affected residential structure was currently below existing flood construction levels. It should be noted that this assessment was based on anticipated flooding during a 1 in 200 year event, which has an estimated probability of 0.5% of occurring in any given year. Bridge Crossing on 240th Street. The first reading report noted that 240th unconstructed road right of way was earmarked in the Major Corridor Network Plan for future bridge connection to Silver Valley. Since first reading was granted on October 10, 2017, further exploration of a bridge crossing at this location has taken place, and has been determined to be feasible. The 240th corridor has been determined to be the best location for a bridge crossing over the Alouette River. As a result, this proposal will be integrated with the site preparations for the bridge. This work will involve the placement of fill to reduce the required span of the bridge. NHC has reviewed the impact of additional filling of the 240th corridor and have concluded that this will not result in a measurable change to the predicted flood profile of the Alouette River. Page 4 of 10 Additional environmental compensation is required with the bridge development, requiring a shift in the proposed conservation boundaries. As a result, a portion of the developable area of the site proposed as a bonus park will now be used for riparian enhancement and will then be designated as conservation. The integration of this site preparation in anticipation of a future bridge will provide significant cost savings to the municipality as it provides needed infrastructure improvements within the community. A habitat balance evaluation of these proposed site preparations has been provided by a qualified environmental professional. This evaluation concludes that there is a net gain of riparian area with the compensatory measures proposed by this application. 3) Planning Analysis: i) Official Community Plan: The Estate Suburban designation is characterized generally by lots of 0.4 hectare (1 acre) in size. Based on a net area of 6.8 hectares (17.2 acres), in a bareland strata format which combines both developable and protected areas (by a restrictive covenant), a maximum of up to 17 lots could be created under the RS-2 Suburban Residential Zone for this development site. However, these lots would be dispersed across the site and north of the Alouette River. In order to realize higher density than is permitted in the Official Community Plan this application proposes to utilize density bonus provisions. The subject properties are designated Estate Suburban Residential in the OCP, and Urban in the Metro Vancouver Regional Growth Strategy. The Estate Suburban Residential designation aligns with land that is serviceable by the regional sanitary service within the Fraser Sewer Area. Where these lands are within the Regional Urban Containment Boundary, development to urban densities are possible without triggering the requirement for an amendment to the Regional Growth Strategy. The following OCP policies guide the form and density supported in the Estate Suburban Residential land use designation: Policy 3-14 Urban-level residential densities will not be supported in areas designated Estate Suburban Residential Policy 3-15 Maple Ridge will support single detached and two-family residential housing in Estate Suburban Residential areas. The Estate Suburban Residential land use designation is characterized generally by 0.4 hectare lots. The intent of these policies was reaffirmed by Council on September 5, 2017. However, these properties are also designated Urban in the Regional Growth Strategy of Metro Vancouver, and as additional Regional approvals are not required, Council therefore has significant freedom in designating land uses and residential densities for these properties. Policy 2-9 of the Official Community Plan provides a density bonus mechanism to support higher density, as follows: Community Amenity Contributions and density bonuses may also be considered at Council's discretion for all Official Community Plan and Zoning Bylaw amending applications that are seeking a higher density than is envisioned in Schedule "A" and/or Schedule "B'', to help provide a variety of amenities and facilities throughout the municipality. Page 5 of 10 I In the Maple Ridge Official Community Plan, only properties within the Albion Area Plan are currently subject to a prescribed formula for density bonus provisions. As the subject property is not subject to such a specific formula, in either the Zoning Bylaw or Official Community Plan, Council must assess whether the amenities provided and the density proposed are appropriate, and supportable. Portions of the site in the riparian protection area are to be designated conservation in response to ground truthing and riparian compensation. The proposed remaining park will be designated as forest, in accordance with the following two key OCP policies: Policy 5-13 Maple Ridge will promote the retention of urban and mature trees and of natural forests and woodland areas, and ensure that additional trees and plant material are provided as part of all development proposals. To enhance the ecological integrity of the District, the use of native trees, plants and naturescape principles will also be encouraged. Policy 6-62 To protect ecological diversity and the integrity of forested lands, Maple Ridge will retain parts of the northern slope of Thornhill as Forest. Innovative development proposals that protect unique site characteristics, ecologically sensitive areas, or amenities on lands designated Forest and within private ownership, may be considered for a density bonus. The value of the density bonus will be at Council's discretion, in return for the development providing an identified community benefit. In particular, Policy 6-62 speaks to a density bonus framework as a mechanism for protecting unique site characteristics, such as forested lands, that provide an identified community benefit. The density bonus structure proposed for this development application, while site-specific presently, is consistent with the Dogwood applications. It is noted that the OCP supports using a density bonus framework in three specific development scenarios. The subject application is supportable for three important reasons. Firstly, the subject property is serviceable by sanitary sewer due to their location in the Fraser Sewer Area, and there is no Regional policy impediment that would require lot sizes to remain at 0.4 hectare (1 acre). Secondly, the proposed development will ensure long term protection of environmentally sensitive areas under public ownership in dedicated parkland in alignment with Policy 6-62 of the OCP. The habitat balance assessment provided by the applicant concludes a net gain of riparian habitat through proposed compensatory measures for this development and for the future bridge alignment. Thirdly, this proposal will integrate the site preparation for the future 240th Street Bridge, to provide needed community infrastructure with significant cost savings to the municipality. These site preparations will be included in the works required for the rezoning servicing agreement and will be a condition of final reading. The proposed density bonus structure used to accommodate reduced densities will not trigger an OCP amendment, because the Official Community Plan recognizes and supports additional density for density bonus purposes. The Zoning Bylaw text amendment will be established to create the density bonus framework, made on a site specific basis, based on an evaluation of community benefits of the dedicated lands. This application will be providing additional dedication for park and infrastructure improvements rather than a cash contribution. In the absence of prescribed density bonus provisions in the site area, this site specific approach provides similar opportunities to the Page 6 of 10 Albion Area Community Amenity Program, which has a prescribed fee schedule that applies to all developments utilizing the density bonus program in Albion. ii} Zoning Bylaw: The current application proposes to rezone the properties located at 12511 241 Street, 12555, 12599, and 12516 240 Street from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential) to permit 25 bareland strata and 1 fee simple lot. The minimum lot size for the current RS-3 zone is 8000 m2, and the minimum lot size for the proposed RS-2 zone is 4000m2. A site specific text amendment will be required to the RS-2 zone in order to permit a subdivision with higher density than permitted under zoning. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. As this is a bareland strata development, a range of strata lots is proposed, with no individual strata lot being less than 1000 m2. In addition, there are common areas under conservation covenants that will be part of this development. The proposed lot dimensions that accompany this rezoning text amendment include a minimum lot width of 20 metres, and a minimum lot depth of 30 metres. These dimensions in the RS-2 Zone are respectively, 36 metres, and 60 metres. Any variances from the requirements of the RS-2 Zone will be required to obtain approvals prior to proceeding. iii} Off-Street Parking And Loading Bylaw: The Off-Street Parking And Loading Bylaw identifies a minimum of 2.0 parking spaces for a one family residential use. This can readily be accommodated on the proposed lots. iv} Development Permits: Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is required for all developments and building permits within 50 metres of the top of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required for all development and subdivision activity or building permits for: • All areas designated Conservation on Schedule "B" or all areas within 50 metres of an area designated Conservation on Schedule "B", or on Figures 2, 3 and 4 in the Silver Valley Area Plan; • All lands with an average natural slope of greater than 15 percent; • All floodplain areas and forest lands identified on Schedule "C" to ensure the preservation, protection, restoration and enhancement of the natural environment and for development that is protected from hazardous conditions. Page 7 of 10 v) Development Information Meeting: A Development Information Meeting was held at Meadowridge School on January 29, 2019. A total of 20 people signed the signup sheet at the meeting. This had been the third public information meeting held by the applicant. This latest meeting was to provide updates with the proposal and how it would be integrated with the site preparations for the 240th Street Bridge Crossing. No comments were made by the public at this meeting. A previous meeting, held on May 15, 2018, was held at Meadowridge School, with 45 people signing in. A total of 10 comment sheets were provided, with 6 comments sheets noting concerns about impacts to fish habitat, loss of trees, flood impacts, and potentially incompatibility between the future bridge and residential development. There were 4 positive comment sheets, and one of these emphasized the potential for improved equestrian trail development with this proposal. For municipal purposes, the applicant has addressed concerns by securing qualified consultant services for riparian compensation, hydrological assessments, and by providing additional developable land for park development. vi) Parkland Requirement: For this project, there is sufficient land that is proposed to be dedicated as park on the subject properties and this land will be required to be dedicated as a condition of Final Reading. This parkland requirement will be met with a combined dedication of Forest and Conservation areas, totaling 5.1 hectares (12.6 acres). 4) Environmental Implications: The proposed new Alouette crossing has necessitated a revised application to the Ministry of Environment due to the required infilling within the 240th Street Right of Way. The new bridge involves a change in restoration works proposed with the first reading report. The current proposal is to utilize these areas and restoration and enhancement works as compensation. Clay fill deposited on the slope at the east end of the slope during the development of upslope Academy Park (about 30 years ago) may have resulted in these flows being cut off, impeding fish movement. The current proposal is to remove the deposited clay-based material to create a direct connection to the Alouette River at its east end. The proposed works will increase the area utilized by fish providing direct fish habitat all year round. Further, it will allow for the contrib':)tion of oxygenated, nutrient rich flow to downstream fish populations. A habitat balance report provided by the environmental consultant indicates a net gain of riparian habitat proposed with this development. 5) Interdepartmental Implications: i) Engineering Department: In addition to works required for the proposed bridge crossing, the Engineering Department has outlined the development considerations in support of this proposal. These include road construction, servicing the site with water and sewer, decommissioning any existing septic disposal systems, and street trees. This development may be eligible for latecomers fees. Page 8 of 10 ii) Parks & Leisure Services Department: The Parks and Leisure Services Department reviewed this proposal and expressed the following: • Retention of the equestrian trail along 240th is retained in the current road allowance and not disturbed. • Development of a formal trail connection along the Alouette river connecting to 241 St to the east, along with a reduction of the existing informal trails being used along the south bank of the Alouette river, in order to minimize compaction and disturbance of the shore area. These priorities will need to be addressed with the proposed bridge, and will be considered in the future as the project develops. iii) Building Department: The Building Department will require municipal standards to be applied to this strata development, with the inclusion of sidewalks, lighting, and street trees. iv) Fire Department: The Fire Department has established standards for emergency access, private fire hydrants, and residential addresses. 6) 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 Conservation Boundaries, 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. 7) Citizen/Customer Implications: The applicant has hosted 3 information meetings in support of this project. Additional opportunities for public input will be provided at the required public hearing, which will be scheduled should second reading be granted. Page 9 of 10 CONCLUSION: It is recommended that first and second reading be given to OCP Amending Bylaw No. 7538-2019, that second reading be given to Zone Amending Bylaw No. 7343-2017, and that application 2017-124-RZ be forwarded to Public Hearing. "Original signed by Diana Hall" Prepared by: Diana Hall, M.A, MCIP, RPP Planner 2 "Original signed by Christine Carter" Reviewed 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 Kelly Swift" Concurrence: Kelly Swift, MBA Acting Chief Administrative Officer The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Ortho Map Appendix C -OCP Amending Bylaw No. 7537-2019 Appendix D -Zone Amending Bylaw No. 7343-2017 Appendix E -Site Plan Page 10 of 10 '" \ ' Legend -stream --Ditch Centreline -Edge of River - -Indefinite Creek N -River Centreline -Lake or Reservoir -River Scale: 1 :4,500 -Major Rivers & Lakes APPENDIX A 1L_J__L_.,L--1--,---_L__J ___ -tp I I 12516/12555/12599 240 ST 12511 241 ST ENGINEERING DEPARTMENT [g ~. IIHHl#M91 -~ mapleridge.ca FILE: 2017-124-RZ DATE: Mar 31, 2017 BY: LM Scale: 1 :4,500 APPENDIX 8 12516/12555/12599 240 St 12511 241 St FILE:2017-124-RZ DATE: Mar 14, 2019 ENGINEERING DEPARTMENT BY: MC CITY OF MAPLE RIDGE BYLAW NO. 7537-2019 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 APPENDIXC WHEREAS Section 4 77 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed expedient to amend Schedules "B" & "C" 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. 7537-2019 2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and described as: Lot 2 of the North West Quarter of Section 22 Township 12 Group 1 New Westminster Plan LMP22485; Lot "A" Except: Parcel "One" (Explanatory Plan 13720) Section 21 Township 12 New Westminster District Plan 9912; Parcel "One" (Explanatory Plan 13720) Lot A Section 21 Township 12 New Westminster District Plan 9912; Lot A Section 22 Township 12 New Westminster District Plan LMP9379; and outlined in heavy black line on Map No. 999, a copy of which is attached hereto and forms part of this Bylaw, is hereby designated/amended as shown. 3. Schedule "C" is hereby amended for that parcel or tract of land and premises known and described as: Lot 2 of the North West Quarter of Section 22 Township 12 Group 1 New Westminster Plan LMP22485; Lot "A" Except: Parcel "One" (Explanatory Plan 13720) Section 21 Township 12 New Westminster District Plan 9912; Parcel "One" (Explanatory Plan 13720) Lot A Section 21 Township 12 New Westminster District Plan 9912; Lot A Section 22 Township 12 New Westminster District Plan LMP9379; and outlined in heavy black line on Map No. 1000, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding Conservation and Forest. -l 4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly. READ a first time the day of , 20 READ a second time the PUBLIC HEARING held the READ a third time the ADOPTED, the day of PRESIDING MEMBER day of day of day of ,20. ,20 , 20 , 20 CORPORATE OFFICER m30 ,0 p 93 PS3316 A ~ . . ; N ;:; 2 ...J 3 1.MP21771M \ \ ., ~, ' 3 ~ LMP207~0 1, ' tMP20739 P.50307 P10558 P10713 \ P10713 28 EPP19608 128AVE PARK Rem18 50115 _L!!L_ 28230 '"" r 1 pp.imE; ~ L 37336 \ii \ 2 I ~~ Ji i i LMP 2744 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. Map No. From: To: MAPLE RIDGE British Columbia 7537-2019 999 Estate Suburban Residential c::::J Conservation ~ Forest Urban Area Boundary 6 N SCALE 1 :5,000 j C m30 p 93 P83316 30 P.50.307 P3017 P10556 RP7864 ' P10713 28 128AVE PARK Rsm18 50115 P43885 62 P 86522 P 86522 : 1 3 2 I I ; ; _ L !£. L -125AV. BC 40079 2 28230 '"" L.MP 123 LMP 2744 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. Map No. Purpose: MAPLE RIDGE British Columbia 7537-2019 1000 To Amend Schedule C As Shown c:::::J To Add To Conservation ~To Add To Forest Urban Area Boundary 6 N SCALE 1 :5,000 CITY OF MAPLE RIDGE BYLAW NO. 7343-2017 APPENDIX D 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. 7343-2017." 2. Those parcels or tracts of land and premises known and described as: Lot 2 of the North West Quarter of Section 22 Township 12 Group 1 New Westminster Plan LMP22485; Lot "A" Except: Parcel "One" (Explanatory Plan 13720) Section 21 Township 12 New Westminster District Plan 9912; Parcel "One" (Explanatory Plan 13720) Lot A Section 21 Township 12 New Westminster District Plan 9912; Lot A Section 22 Township 12 New Westminster District Plan LMP9379; and outlined in heavy black line on Map No. 1715 a copy of which is attached hereto and forms part of this Bylaw, is/are hereby rezoned to RS-2 (One Family Suburban Residential). 3. Section 601 ONE FAMILY AND TWO FAMILY RESIDENTIAL ZONES (R-1, R-2, R-3, RS-1, RS-1a, RS-1b, SRS, RS-1c, RS-id, RS-2, RS-3, RT-1, RE, CD-1-93) Subsection C. REGULATION FOR THE SIZE, SHAPE AND SITING OF BUILDINGS AND STRUCTURES of Maple Ridge Zoning Bylaw No. 3510 -1985 is amended by adding the following as item 19: "(19) DENSITY BONUS REGULATIONS (a) A Density Bonus is permitted on the parcels or tracts of land and premises known and described as: Lot 2 of the North West Quarter of Section 22 Township 12 Group 1 New Westminster Plan LMP22485; Lot "A" Except: Parcel "One" (Explanatory Plan 13720) Section 21 Township 12 New Westminster District Plan 9912; Parcel "One" (Explanatory Plan 13720) Lot A Section 21 Township 12 New Westminster District Plan 9912; Lot A Section 22 Township 12 New Westminster District Plan LMP9379; Provided that in addition to park land dedication required by Local Government Act Section 510, the owner dedicates park land for the purpose of protection of environmentally sensitive lands and recreational purposes. f r I (b) The base density is a minimum subdivision lot area of 4,000 m2, minimum subdivision lot width of 36 metres, and minimum subdivision lot depth of 60 metres. A Density Bonus is an option in the RS-2 zone as follows: (i) The owner must dedicate as park land at least 12,100 m2 in any subdivision containing one or more lots with an area of less than 4,000 m2, as a condition of subdivision approval by the Approving Officer, such area to be acceptable to the Approving Officer for the purpose of preserving mature trees on the parent parcel. (ii) The maximum density bonus is: A) Minimum lot area of 1,012 m2 B) Minimum lot width of 20 m C) Minimum lot depth of 30 m 4. Zoning requirements for the SRS (Special Urban Residential) zone shall apply and supersede the zoning requirements for the RS-2 zone for any subdivision approved pursuant to this item 19." 5. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 10th day of October, 2017. READ a second time the PUBLIC HEARING held the READ a third time the ADOPTED, the day of PRESIDING MEMBER day of day of day of , 20 ,20 , 20 , 20 CORPORATE OFFICER ,0 16 p 93 P83316 A N' 2 Cf) h---:--~""c::12,~ 3 ~ ., ~ \ ' '. LtAP:10740 ,, '\ LMP20739 P51027 10 P51027 P3017 P 10558 P10713 1 P10713 28 128AVE PARK Rem18 B 50115 P43885 62 I -.!!-~ L -12!lAV, BC 48079 2 BC 46600 26230 '"'' MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: To: MAPLE RIDGE British Columbia 7343-2017 1715 RS-3 (One Family Rural Residential) RS-2 (One Family Suburban Residential) Urban Area Boundary LMP12J EP 79J32 LMP 2744 6 N SCALE 1 :5,000 R~,B ,.)?.,, ·············.,.~ .• ..,........:~..1 ,. ••• @-·-~~ .. i .. ,,, ................ \. / FUTURE 8.L.S. WEST I SUBJECT SITES EAST 12555 240 STREET, REM A 12599 240 STREET, PCL 1 12516 240 STREET, LOT 2 12511 241 STREET, LOT A 1-----------,--tAPRROX. AREA 4.05HA APPROX AREA 2.35Ho APPROX. AREA 1.85Ho BUILDING ENVELOPES MIN SIDE YARD MIN EXT SIDE YARD FRONT/REAR YARD D.K. BOWINS & ASSOCIATES INC. H:!.~IA~!~~~~!'.2~o~~!t~A6 EMA.IL: .........,<Gsh.w.c• TOTAL SITE AREA 8.19 HA IAlll.E...1 GREENSPACE CALCULATION RIPARIAN SETBAO<S IN PARK 1.418 HA BONUS PARK ARU. 1.205 HA BIS RESJB)CDYE COYWANI INC FIT SIMPlE coy AREA 2050 HA APPENDIXE SUB TOTAL CONSERVATION / GREEN SPACE AREAS 4.948 HA. 150.42% OF TOTAL sm: AREA ADDll\CJ<fAI.. ON LOTS TREE CO\'tNANlED GREEN SPAa: 0.17J HA TOTAL GREEN SPACE 5 121 HA 82 52% Of TOTAL SIT£ AREA TABLE 2 --~-DENSITY CALCULATION / /,t ;~/:'/ 3.0m 4.5m 7.5m IIIIII DE'Yll.OPABl£ AREA BONUS PARK AREA LOTS INC FEE SIMPlf ANO ROAD AA.EA 1.21HA. 3.526 HA _l__ Bl S BESJRICTI\f CQWNff INC ITT SIM?J £ OOY AREA 1 92 HA ~ TOTAL DEYELOPABLE 6 70 HA Net Density (Al 26 Lots/6.70HA) 3.88 Un/ Ha. ~ --r YjK ;:.;:,-i: ::-/ / _,!.._ / / IJISJ755 .... I; 25 ~ AVENUE -------------1 0::: / / (/ V I.OLllZES. 1-(f) MIIN LOT SIZE 1200m2/1012m2 MIN LOT 'MOTH 20.0m MIN LOT DEPTH 30.0m !JAN 18 2019 ~ ~ CITY OF MAPLE RIDGE EHGIHEERINGOEPARTMENT SUBDIVISION PLAN Oote ml 2018 SHEIT 1 OF 9 Dwg.Nn.QQ l I I 1~-~-··· mapleridge.ca City of Maple Ridge TO: His Worship Mayor Mike Morden and Members of Council MEETING DATE: March 19, 2019 FROM: SUBJECT: Chief Administrative Officer First Reading OCP Amending Bylaw No. 7511-2018; Aquifer Mapping Update EXECUTIVE SUMMARY: MEETING: CofW In November 2017, Council directed Staff to move forward with some of the Environmental Management Strategy Short Term High Priority Action Items recommended by the Environmental Advisory Committee (EAC). As a result, these items were placed in the Planning Department's 2018 Business Plan which included an update to the OCP Aquifer Mapping in 2018/2019 period. Figure 7 Aquifer map of the OCP is an information resource that identifies the location of Provincial designated "vulnerable" aquifers in the City (See Appendix A). The map reflects the Provincial aquifer mapping that was in place at the time of the adoption of the Official Community Plan (OCP). Since 2006, the Province has updated its groundwater mapping and as a result, there is an opportunity to update the OCP mapping to ensure its consistency with the Provincial mapping. OCP Amending Bylaw 7511-2018 proposes to replace the existing Figure 7 Aquifer map with 2 information maps: (i) Map 7a reflects the updated Provincial mapping; and (ii) Map 7b shows only vulnerable aquifers for areas dependent on groundwater for drinking and irrigation, and includes moderate and high sensitivity vulnerable aquifers. (See Appendix B). On February 13, 2019, the EAC reviewed the Bylaw and unanimously recommended that it be forward to Council for consideration and approval. The proposed OCP amendment is considered to be minor in nature, noting that aquifers fall under the Provincial jurisdiction of the Ministry of Forests, Lands, Natural Resource Operations and Rural Development, and Provincial mapping takes precedent over local government mapping. RECOMMENDATIONS: In respect of Section 475 of the Local Government Act, requirement for consultation during the development or amendment of an Official Community Plan, Council must consider whether consultation is required and what types of consultation is required specifically with: i. The Board of the Regional District in which the area covered by the plan is located, in the case of a Municipal Official Community Plan; ii. The Board of any Regional District that is adjacent to the area covered by the plan; iii. The Council of any municipality that is adjacent to the area covered by the plan; iv. First Nations; v. Boards of Education, Greater Boards and Improvements District Boards; and vi. The Provincial and Federal Governments and their agencies. and in that regard, it is recommended that consultation include referrals to the UDI, Greater Vancouver Housing & Builders Association Liaison Committee, the Provincial Water Management Branch, the District of Mission, the City of Maple Ridge Agricultural Advisory Committee, Katzie and Kwantlen First Page 1 of 3 1103 Nations, Thornhill Aquifer Partnership Society and Kanaka Education and Environmental Partnership Society. It is also recommended that there is an early posting of the proposed Official Community Plan amendments on the City's website, together with an invitation to the public to comment through a Public Hearing; That OCP Amending Bylaw No. 7511-2018 be given First Reading. DISCUSSION: a) Background Context: Aquifers are bodies of sediment or rock that are saturated and sufficiently permeable to provide subsurface water to wells. Groundwater from these aquifers is used in certain parts of the City for drinking water, for agricultural irrigation, and it also supports health of our forests and natural vegetation. Aquifers can be vulnerable to contaminants from a variety of sources. In Section 5.4 "Water Resources" of the Official Community Plan (OCP), it is acknowledged: "that rural residents rely on ground water resources for their potable water. These resources are vulnerable to contamination and overuse beyond recharge capability. Major groundwater sources are identified on Figure 7 (Aquifer Map) and appended to this document." Aquifer Map Figure 7 was included in the OCP as an information map to help promote awareness based on the Provincial mapping that was in place at the time of the adoption of the OCP. b) Provincial Agency Support and Mapping The Province initiated a study and mapping contract several years ago to update all of the aquifer boundaries within the City of Maple Ridge and Mission area. This was done based on requests from the City of Maple Ridge to update Provincial designated vulnerable aquifer maps. This work was completed at no cost to the City. Bylaw Amendment No. 7511-2018 proposes the inclusion of two new Aquifer Maps. The first map shown in Appendix Bas Figure 7a reflects the more recent Provincial Aquifer Mapping. It includes all aquifers, including aquifers that have low or no vulnerability designation. The extent of the aquifer boundaries overlaps into areas that are currently serviced by municipal water. The second map, shown as Figure 7b is a made in Maple Ridge version, that focuses on the moderate and high level vulnerable aquifers and focuses on areas currently dependent on groundwater. The overall extent of the Provincial designated "vulnerable aquifers" in our municipality has expanded beyond what was previously identified by the Province. However, the Provincial Aquifer classification mapping impacts properties within its boundaries regardless of being shown in the Official Community Plan. For that reason, both map figures 7a and 7b include a notation that the map is "For Information Only" and aquifers fall under the jurisdiction of the Ministry of Forests, Lands and Natural Resource Operations and Rural Development. c) Environmental Advisory Committee Support An Environmental Advisory Committee Resolution (Resolution R17-007) was passed on March 15 2017 to bring forward a report to Council with the recommendation that the City's Aquifer Mapping be updated. This resolution was based on the Short Term High Priority action items identified in the Municipal Environmental Management Strategy Report which was previously endorsed by the City of Maple Ridge. Over the Summer of 2018 and the Winter of 2019 the EAC Sub-Committee reviewed Page 2 of 3 the mapping and on February 13, 2019 unanimously recommended that the Bylaw be forwarded to Council for consideration. d) Early and Ongoing Consultation: Following First Reading, comments and input will be sought from the UDI, Greater Vancouver Housing & Builders Association Liaison Committee, the Provincial Water Management Branch, the District of Mission, Katzie and Kwantlen First Nations, and the City of Maple Ridge Agricultural Advisory Committees. In addition to these referrals, it is also recommended that an early posting of the proposed OCP amendments on the City's website, a media statement, along with an invitation to the public to comment. This consultation is in addition to the opportunity to comment at the regularly scheduled Public Hearing. e) Citizen Implications: Both figure 7a and 7b are considered to be information only, as Provincial mapping takes precedent and aquifers/groundwater matters fall under the jurisdiction of the Ministry of Forests, Lands, and Natural Resource Operations, and Rural Resources. The proposed map figures are intended to improve clarity and awareness around the sensitivity of aquifers, particularly in these areas dependent on groundwater. CONCLUSION: Bylaw Amendment No. 7511-2018 is considered to be a minor amendment to update the Figure 7 OCP Aquifer Map to reflect the recently updated Provincial Vulnerable Aquifer Mapping. Over the Summer of 2018 and the Winter of 2019 the EAC Sub-Committee reviewed the mapping and on February 13, 2019 unanimously recommended that the Bylaw be forwarded to Council for consideration. It is therefore, recommended that Council grant First Reading to OCP Amending Bylaw No. 7511-2018. "Original signed by Rod Stott" Prepared by: Rod Stott Environmental Planner 2 "Original signed by Christine Carter" Reviewed 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 Kelly Swift" Concurrence: Kelly Swift, MBA Acting Chief Administrative Officer The following appendices are attached hereto: Appendix A -Current OCP Figure 7 Vulnerable Aquifer Map Appendix B -OCP Amending Bylaw No. 7511-2018 including Aquifer Maps 7a and 7b Page 3 of 3 I f I Adopted Feb. 11 , 2014 Bylaw No. 7060-2014 ~ N Legend ~ Grant Hill Aquifer ~ Whonnock Aquifer NOTE: The vulnerability and demand for use of an aquifer varies. For further information refer t o the Ministry of Land, Water and Air Protection, Guide to Using BC Aquifer Classification Maps for the Protection and Management of Groundwater. ! i f i '1 i ' AQUIFERS ~ MllbM!iM#M Oct ober 20, 2006 CORPORATION< THE D ISTRICT 0 MAPLE RIDGE PLANNING DEPARTMENT Not T o Scale Figure 7 )> ""C ""C rr, z 0 >< )> CITY OF MAPLE RIDGE BYLAW NO. 7511-2018 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 APPENDIX B WHEREAS Section 4 77 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed expedient to amend Figure "7" 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.7511-2018." 2. Figure 7 "Aquifers" Map is hereby replaced with the "Vulnerable Aquifers Maps" 7a) "Provincial Vulnerable Aquifers" map and 7b) "City of Maple Ridge Vulnerable Aquifers Map", a copy of which is attached hereto and forms part of this Bylaw. 3. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly. READ a first time the day of READ a second time the day of PUBLIC HEARING held the day of READ a third time the day of ADOPTED, the day of PRESIDING MEMBER , 20 . ,20 , 20 , 20 , 20 CORPORATE OFFICER 6 N Legend ~ High Vulnerability ~ Moderate Vulnerability For Information Only: The City of Maple Ridge acknowledges that aquifers are under the jurisdiction of the Ministry of Forests, Lands,Natural Resources Operations and Rural Development. Provincial Vulnerable Aquifers PLANNING DEPARTMENT DATE: Mar 14, 2019 Not To Scale Figure 7a 6 N Legend ~ High Vulnerability ~ Moderate Vulnerability This map represents Provincial vulnerable aquifers in areas dependent on groundwater for drinking and irrigation. For Information Only: The City of Maple Ridge acknowledges that aquifers are under the jurisdiction of the Ministry of Forests, Lands, Natural Resources Operations and Rural Development. City of Maple Ridge Vulnerab le Aquifers DATE: Mar 14, 2019 Not To Scale r Figure 7b I~.-~-··-mapleridge.ca City of Maple Ridge TO: FROM: His Worship Mayor Michael Morden and Members of Council Chief Administrative Officer MEETING DATE: FILE NO: MEETING: March 19, 2019 2016-009-DVP cow SUBJECT: Development Variance Permit 23729 Dewdney Trunk Road EXECUTIVE SUMMARY: Development Variance Permit application (2016-009-DVP) has been received in conjunction with a Rezoning and Development Permit application to construct a 41 unit Townhouse development. The requested variances are to: 1. Reduce the exterior side yard setback (Dewdney Trunk Road) from 7.5 metres to 6.0 metres. 2. Reduce the interior side yard setback (lane) from 6.0 metres to 4.8 metres. 3. Reduce the rear yard setback (east property line) from 7.5 metres to 6.35 metres. 4. Reduce from 15 metres to 12 metres the radius of a continuous 90 degree continuous arc unencumbered by buildings on the same lot measured from the centre of all required windows in a living room. Council will be considering final reading for rezoning application 2016-009-RZ on March 26, 2019. It is recommended that Development Variance Permit 2016-009-DVP be approved. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2016-009-DVP respecting property located at 23729 Dewdney Trunk Road. DISCUSSION: a) Background Context Applicant: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: Use: Zone: Designation: Focus Architecture Inc. Section: 21, Township: 12 RES (Urban Residential) Urban Residential RS-3 (One Family Rural Residential) RM-1 (Townhouse Residential) Single Family Residential RS-1b (One Family Urban (Medium Density) Residential) Urban Residential 1104 South: Use: Zone: Designation: East: Use: Zone: Designation: West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Single Family Residential RS-1b (One Family Urban (Medium Density) Residential), CD-1-93 (Amenity Residential District) Urban Residential Single Family Residential RS-3 (One Family Rural Residential) Urban Residential Single Family Residential, Multi-Family Residential R-3 (Special Amenity Residential District), RM-1 (Townhouse Residential) Urban Residential Single Family Residential/ within Urban Boundary Multi-Family Residential 1.0 ha (2.5 acres) 237 Street Urban Standard Concurrent Applications: 2016-009-RZ, 2016-009-DP b) Project Description: The applicant proposes to rezone the subject property from RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential) to permit 41 townhouse units, with access from 237th Street. All of the units are proposed to have double car garages and three bedrooms. The proposed unit size ranges from 126 m2 to 139 m2 (1,355 ft2 -1,492 ft2). Rezoning requirements include dedication at the north property line to create a lane (120A Lane) that will eventually connect from 237th (west edge) to 238 Street (east edge). The completion of this access route will occur incrementally with successive applications for redevelopment of the remaining lots on this portion of Dewdney Trunk Road. c) Variance Analysis: The Zoning Bylaw establishes general minimum and maximum regulations for development. A Development Variance Permit allows Council some flexibility in the approval process. The requested variances and rationale for support are described below: 1. Maple Ridge Zoning Bylaw No 3510-1985, Part 6, Section 602, 6. a): To reduce the exterior side yard setback from 7 .5 metres to 6.0 metres; 2. Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Section 602, 6. a): To reduce the rear yard setback from 7.5 metres to 6.35 metres; and 3. Maple Ridge Zoning Bylaw No 3510-1985, Part 6, Section 602, 6.b): To reduce the interior side yard setback from 6.0 metres to 4.48 metres. These requests for setback variances are supportable as each unit will have substantial usable outdoor space available as rear yard space. The rear and interior side yard setback requests are only for the deck columns, and the main structures comply with the setback requirements. Page 2 of 3 4. Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Se.ction 602, 8.(c)i): Reduce from 15 metres to 12 metres the radius of a continuous 90 degree continuous arc unencumbered by buildings on the same lot measured from the centre of all required windows in a living room. This variance request is supportable because the siting of these townhouse structures has enabled a wide swath of landscape area between the townhouse structures, offering rear yard space for the private enjoyment of the inhabitants. These variance requests are illustrated on Appendix C, attached to this report. d) Citizen/Customer Implications: In accordance with the Development Procedures Bylaw No. 5879-1999, notice of Council consideration of a resolution to issue a Development Variance Permit was mailed to all owners or tenants in occupation of all parcels, any parts of which are adjacent to the property that is subject to the permit. CONCLUSION: The proposed variance is supported because the intent of the Zoning Bylaw for multi-family development will continue to be met with this application. It is therefore recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit 2016-009-DVP. "Original signed by Diana Hall" Prepared by: Diana Hall, M.A, MCIP, RPP Planner 2 "Original signed by Christine Carter" Reviewed 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 Kelly Swift" Concurrence: Kelly Swift, MBA Acting Chief Administrative Officer The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Ortho Map Appendix C -Site Plan showing proposed variances. Page 3 of 3 "' CJ) "" " .... "' CJ) "" "' It) <O <O ..... " ..... Q:, <O <O <O <O <O <O <O <O "" "" "" ~ "' ~ ~ ~ "' "' "' "' "' "' It) Q:, co <O "" ~ "' N Scale: 1 :2,000 l 1 APPENDIX A I I I I 12102 12011 ~ /~'""' '/ ~ ~ 12073 i i--: i--: -12070 1 Cl) Cl) <( 12090 12057 co ..... (') ~ 12080 N .... "' "' .... ~ I.; "' l;i ~ 0:, ~ ~ ~ 1 I 120BAVE. 120BAVE. 0 0 0:, .... 0 0 0:, 0 " ~ " CJ) 0 co "' 0 0 " "" " 0:, 0:, "' .... "' "' "' "' "' "" "' 0:, 0:, "' "' "' "' "' "' "' "' "' "' 12099 120ALANE I SUBJECT PROPERTY I " .... " co CJ) CJ) <O <O <O ~ ~~ .... 0:, "' 0:, "' co CJ) CJ) ~ ~ ;::: .... <O <O " "" ~ "' "' "' "" "' "' "' "' N LANE 11987 11988 11977 11965 11953 i--: Cl) ..... (') N t-' Cl) 11941 ..... 11929 (') N Legend -Stream 11978 11966 11954 11942 11930 ---Ditch Centreline Indefinite Creek CJ) ~ ~ 11991 i--: 11979 Cl) ~ (') 11967 N 11957 11949 11943 11937 11931 11923 11915 .... 120C It) "" CJ) 0:, " "' ~ "' DEWDNEY TRl Q:, 11991 .... Q:, ~ !3 119 It) It) It) § ~1n ~~ ~ 'v 7.'?, ' """" "' N N "' / 1H 119BAVE. 23780 " 11l ...,_,, 0 oo ~ co ~~ 0 0 0 ~ ~~ ~ ~ I ~ "" 119BAVE. "' 119 :( 11938 Q:, 0 0:, I -"' "' 11932 ~ I' 11931 /,,928 11926 11/ 11920 I \ 11n. i-: 119151 Cl) 23729 DEWDNEY TRUNK ROAD PLANNING DEPARTMENT l~IM.a FILE: 2016-009-RZ DATE: Jan 22, 2016 mapleridge.ca BY:PC 11 11 1 Scale: 1 :2,000 APPENDIX B 23729 DEWDNEY TRUNK ROAD FILE: 2016-009-RZ DATE: Jan 22, 2016 PLANNING DEPARTMENT BY:PC .,. .. i t,,. lu ~,· I ~ : I ~-·" ., I .... -,;,' .n• .us ... t -------- t 11f J~•s• ------------- OUTOOORAIIENIY 2.2S711tl0fln'l EX PUN 18 PLAN ___ , __ tl/P .J ••'' ._..i ,;,, ,;,,"' f' , ... <t> l' ._}~~O'k"::::-L, / / / ./ V / / / / Y / / / / / / / / / / 0 /fZ / / / / / / fl/ / / / / / tft.0§7/ / / / / / / 0 / / ,e· /~QE~ / 'Z! / / < < < < < < < < < < < < ax < < < < < '1 I ~ -~ I _..~_... -.,. ........... ,., ,.._ r.;-~ " I cl'' ' I --.... ,. .. ·'" ... ~ ... -:. .. DEWDNEY TRUNK ROAD .• 1 .?' .• f ~.., ~,Cl-.------.,. @ PROPOSED SITE PLAN _"!,.'* t )> '"C '"C m 2 0 x C") I~-~-··-mapleridge.ca City of Maple Ridge TO: His Worship Mayor Michael Morden and Members of Council MEETING DATE: FILE NO: March 19, 2019 2018-200-DVP cow FROM: SUBJECT: Chief Administrative Officer Development Variance Permit 23525 Dogwood Avenue EXECUTIVE SUMMARY: MEETING: Development Variance Permit application 2018-200-DVP has been received in conjuction with a Building Permit application, to construct a Detached Garden Suite (DGS) with attached garage on the property located at 23525 Dogwood Avenue. The proposed DGS is part of the DGS Pilot Project. The requested variance is to reduce the asphalt width requirement, from 7m to the pre-existing 6m. Since the existing asphalt width of 6m provides an adequate level of service for the road, the variance can be supported. It is recommended that Development Variance Permit 2018-200-DVP be approved. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2018-200-DVP respecting property located at 23525 Dogwood Avenue. DISCUSSION: a} Background Context Applicant: Owner: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: Use: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: James and Brenda Richardson James and Brenda Richardson Lot B, Section 28, Township 12, New Westminster District Plan 6734 Estate Suburban Residential Estate Suburban Residential RS-2 (One Family Suburban Residential) RS-2 (One Family Suburban Residential) Alouette River, and Park P-1 Park Single Family Residential RS-2 (One Family Suburban Residential) Estate Suburban Residential Single Family Residential RS-2 (One Family Suburban Residential) Estate Suburban Residential Page 1 of 3 1105 11 West: Use: Zone: Designation: Existing Use of Property: Site Area: Access: Servicing: b) Project Description: Single Family Residential RS-2 (One Family Suburban Residential) Estate Suburban Residential Single Family Residential 4060 m2 (1 acre) Dogwood Avenue Rural Suburban Services The subject property is approximately 1 acre (0.4 hectare) in size, and is relatively flat with a small ridge sloping to the north, towards the adjacent South Alouette River (see Appendix A). The subject property is bound by rural residential properties to the east, south and west, and a Park on the north side of the river. An existing dwelling is on the subject property and the applicants are proposing to construct a Detached Garden Suite with an attached garage to be sited in the front yard. The applicants are participating in the DGS Pilot Project. The subject variance request is required to reduce the required asphalt width of the local rural road, Dogwood Avenue, from 7m to the pre-existing 6m. c) Variance Analysis: The Zoning Bylaw establishes general minimum and maximum regulations for single family development. A Development Variance Permit allows Council some flexibility in the approval process. The requested variances and rationale for support are described below: 1. Subdivision and Development Services Bylaw No. 4800-1993, Schedule D (Design and Construction Standards): To reduce the asphalt width requirement for a Local Rural Road, from 7m to the pre-existing 6m. Road widening is required under the above mentioned Bylaw, however, the existing asphalt width of 6m provides an adequate level of service for the local road. Therefore, the variance request is supportable. d) Citizen/Customer Implications: In accordance with the Development Procedures Bylaw No. 5879-1999, notice of Council consideration of a resolution to issue a Development Variance Permit was mailed to all owners or tenants in occupation of all parcels, any parts of which are adjacent to the property that is subject to the permit. Page 2 of 3 ----------------~------------CONCLUSION: The proposed variance is supported for the reasons described above, therefore it is recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit 2018-200-DVP. "Original signed by Therese Melser" Prepared by: Therese Melser Planning Technician "Original signed by Christine Carter" Reviewed 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 Kelly Swift" Concurrence: Kelly Swift, MBA Acting Chief Administrative Officer The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Ortho Map Appendix C -Site Plan Building Permit application Page 3 of 3 I IO ..... ~ ; ~ 'I" ~ ~ ------~ ~ ~ ~ ~ ~ N Scale: 1 :2,000 ~ 'I" ~ ~ C 0) 'I" 'I" ~ ~ Legend -stream ..... ~ ~ ---Ditch Centreline -Edge of River - -Indefinite Creek 1111 Lake or Reservoir 1111 River -Major Rivers & Lakes co ~ 0) 'I" I() ~ ~ APPENDIX A \ \ \ ~ \~ \ ~' DOGWOOD AVE. ~ 12967 I() ~ 12966 12950 12931 12926 i-c (/) .,: I() <') N 12901 12908 12887 12886 i-c (/) "' (") N 13084 13034 23525 DOGWOOD AVENUE FILE: 2018-200-VP DATE: Feb 20, 2019 PLANNING DEPARTMENT BY: MC r I Scale: 1 :2,000 APPENDIX B 23525 DOGWOOD AVENUE PLANNING DEPARTMENT 1~•••• FILE: 2018-200-VP DATE: Feb 20, 2019 mapleridge.ca BY: MC l -~- GoneralSp,!£1,1]~1;1~~ I PLANS :_ •. ~.,....-,,._.,,.,.,...,..,..,,,......i w ... _.-,,...,,. .... _.._0o .... .cH-"11' ' ... ~==;, ... ~~~~ .. ----:1 ,.,,.......,.,,....,;... ....... __ ..,,,.,C-(IM'J'l-~~~E1>N1Po<tiond-- [1 ~ 0;;;'!1~,.~l•O"IO"~ln_,-;w,ce~e.c.s.e. 2012 an~an)'loc,11 11)'-1•wolllltlf'IMIUll...-~n11. .!!Jno~turalm1mb1t9andU>nn1ctfon1 tobecenllledby1 Structu.~IE'!W11H r. i~ : ' ' '"" I , I ... , ~' '~' Q '~ '~ ~ ', /-' ' Ii 11 I I I 11 I :r N EB tl'i! SEC2& TWF12 1-rMJ l'I.NWl'-S/ltl r>!DOOl-!iJ'/-01G ~;Rl:!·2 !,Q!j!UltOING COVERAGE tor 1',JU[,i.,---4oeo.oo m2 PROP.SIJITE INCL.OECK: 2~.arm2 El«Sl lh"G BUILDlN/lS· 257.331112 ~~~~.c!::~l~~:ARE,\; 411.4;_;1 .!f!I/IT'tSElBACl<S FRONT 7.5m tv.Ci!'. N.'A '-v -' /~,/~ / \ #?~ J o/ \ ,·<i)" ·--.. i \ / ' II / :l I-I .... I --......_____ I "" '---/;,, + I I ··-f----J<ff,tZo.,, i I I LEF!ltilf..fl.lOR: NIA RIGHT ll"ITERIOR: Sm ~ .. ~l~ irn~ M ... NA.OOR. ?._)·.I<?""' ('-.,.. GARAGt: "l.o.>10 ·· ' :OP.: ~Jg ROOP: 2c.qo·, I I \ ( '@·'''t.) . ' I \ \ L --......_____!lt~~:::· t \ \ ,/_-) .. : . \ { ,, .. , ... / \ \_ -'.. I ?IU)l>OSF.0 / ' ~~!f::UIILE filllif~ 4~001111 ~/~~~~~tESURrACES: /7t~f I 1~f.$ ... \ ~ 'i'-'J/;/'• G,.iii"f:i§'fljiTifE 1 ~ D«,W.W~> M£. 3, NJ i -.. • .... 1-I )1 ,,_, ! 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TO: FROM: SUBJECT: City of Maple Ridge His Worship Mayor Michael Morden and Members of Council Chief Administrative Officer Development Variance Permit 22368 North Avenue MEETING DATE: FILE NO: MEETING: EXECUTIVE SUMMARY: March 19, 2019 2017-078-DVP Cow Development Variance Permit application (2017-078-DVP) has been received in conjunction with a Rezoning and Development Permit application to construct a mixed use four storey building that will provided a head office for a local non-profit organization and affordable rental housing for special needs tenants. The requested variance(s) is/are to: 1. Reduce the parking requirement from a total of 31 stalls to 19 stalls 2. Increase the maximum compliment of small car parking stalls from 3 stalls to 19 stalls; 3. Reduce the required handicapped parking stalls from 1 stall to O stalls. 4. To reduce the required front yard setback above the second storey (for residential development) from 7 .5 metres to 1.96 metres, and 5. To reduce the required side yard setbacks above the third storey from 4.5 metres to 0.0 metres. Council will be considering final reading for rezoning application 2017-078--RZ on March 25, 2019. It is recommended that Development Variance Permit 2017-078-DVP be approved. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2017-078-DVP respecting property located at 22368 North Avenue. DISCUSSION: a) Background Context Applicant: Owner: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Tekton Project Management Ridge Meadows Community Living Foundation Lot: 50, D.L.: 398, Block: 5, Plan: NWP155 APTL (Low-Rise Apartment) Commercial RM-3 (High Density Apartment Residential) C-3 (Town Centre Commercial) Page 1 of 4 1106 L r I I l Surrounding Uses: North: Use: Zone: Designation: South: Use: Zone: Designation: East: Use: Zone: Designation: West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Concurrent Applications: b) Project Description: i --Parking Lot (Office Use and Monthly Parking) C-3 (Town Centre Commercial) Town Centre Commercial Single-Family and Multi-Family Residential RS-1 (One Family Urban Residential) and RM-3 (High Density Apartment Residential) Port Haney Multi-Family, Commercial and Mixed Use Offices (Haney Professional Building) C-3 Low-Rise Apartment Vacant (ad-hoc parking lot) RM-3 Low-Rise Apartment Parking lot/ within the Urban Boundary Commercial and Residential 718 m2 (0.2 acres) Pedestrian access from North Avenue and 117 Avenue, Parking access from 117 Avenue Urban Standard 2017-078-RZ, 2017-078-DP The subject property, located at 22368 North Avenue, is a rectangular shaped lot with street frontages on North Avenue and 117 Avenue. The lot slopes gently from the northeast to the southwest corner. The lot is almost entirely paved for use as a parking lot and is currently vacant. There are no trees on the lot, although a row of mature trees borders the edge of the adjacent property to the east (see Appendices A and B). The proposal is for a four storey mixed-use building with 1,252 m2 (13,483 ft2) of gross floor area. The building will serve as the new head office of the Ridge Meadows Community Living Foundation (the Foundation). The ground floor is to be used for flexible training, gallery or commercial space with at grade parking behind the building. The second and third floors are office space for the Foundation. Six rental apartment units are located on the fourth floor to house clients of the Foundation. One of the units will be designed as adaptable for persons with mobility impairments. Off-street parking is located at ground level partially underneath and behind the building, and accessed from 117 Avenue. The landscaping on the site is confined to small screening bands along the western and eastern edges of the parking lot, as well as in planters on the second floor and third floor decks. c) Variance Analysis: A number of municipal bylaws establish general m1n1mum and maximum regulations to direct development. A Development Variance Permit allows Council some flexibility in the approval process. Page 2 of 4 The requested variances and rationale for support are described below: 1) Maple Ridge Zoning Bylaw No 3510-1985, Part 7, Section 703, 8. a): To reduce the required front yard setback requirement of 7 .5 m (24.6 ft) above the second storey to 1.959 m (6.4 ft); 2) Maple Ridge Zoning Bylaw No 3510 -1985, Part 7, Section 703, 8. b): To reduce the side yard setback requirement above the third storey from 4.5 m (14.8 ft) to O m; The application has been before the Advisory Design Panel, and the proposed structure will maintain a high quality of design with these variance requests. 3. Maple Ridge Off Street Parking and Loading Bylaw No 4350-1990, Schedule A, Part 1.0, d: To reduce the required parking stalls for apartment use from 8 to O stalls. This variance request is supportable as the special needs tenants will not be able to drive, and therefore will not require parking stalls. 4. Maple Ridge Off Street Parking and Loading Bylaw No 4350 -1990, Schedule A, Part 2.0, f: To reduce the required parking stalls for office use from 23 to 20 stalls. This variance request is supportable as the parking requirements of this non-profit society can be met with this variance. ' 5. Maple Ridge Off Street Parking and Loading Bylaw No 4350 -1990, Part IV, Section 4.1 i), (a): To increase the maximum permitted small car parking stalls from 10% to 100%s. This variance request is supportable as the parking requirements of this non-profit society can be met with this variance. 6. Maple Ridge Off Street Parking and Loading Bylaw No 4350-1990, Part IV, Section 4.2 1) i): To eliminate the requirement for an accessible parking stall for persons with disabilities. This variance request is supportable as the parking requirements of this non-profit society can be met with this variance. It should further be noted that the subject property is located adjacent to, but is just outside of, the Central Business District. If the provisions under the Central Business District applied to this property, the parking requirements would be significantly reduced. Staff are supportive of these variances in recognition of the site constraints posed by the subject property and because of the mandate of the Foundation and its important function within the community. The applicant has provided justification to support the relaxation of parking requirements. No parking spaces are required for the apartment units because it is expected that tenants will not be able to drive. Visitor parking can be accommodated off-street outside of business hours, and on-street otherwise. The Foundation has also tracked their parking requirements for their staff, and confirmed that 20 small car stalls are sufficient to meet their needs. They estimate the average number of parking stalls occupied was 16 per day, with a current maximum of up to 19. The Foundation has asked that the accessible parking space requirement for persons with disabilities be waived because providing the larger space on the development site would further reduce the number of off-street spaces. The applicant suggests that handicapped pick-up and drop-off can be accommodated on the curbside in front of the building, or in the parking lot, both during and after business hours. Page 3 of 4 The project provides four short-term and two long-term bicycle parking spaces for the office/commercial spaces in accordance with the Off-Street Parking Bylaw. Bicycle parking for the rental apartments can be accommodated within the unit if necessary. d) Citizen/Customer Implications: In accordance with the Development Procedures Bylaw No. 5879-1999, notice of Council consideration of a resolution to issue a Development Variance Permit was mailed to all owners or tenants in occupation of all parcels, any parts of which are adjacent to the property that is subject to the permit. CONCLUSION: The proposed variances are supported because of the benefits this project will bring to the community. It is therefore recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit 2017-078-DVP. "Original signed by Diana Hall" Prepared by: Diana Hall M.A, MCIP, RPP Planner 2 "Original signed by Christine Carter" Reviewed 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 Kelly Swift" Concurrence: Kelly Swift, MBA, Acting Chief Administrative Officer The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Ortho Map Appendix C -Site Plan showing proposed variances Page 4 of 4 l 1 i-..: U) (") N N / 11768 11746 11740 ' I I 11710 ' N Scale: 1 :1,500 co co 0 ~ ~ o-N (') (") (") (0 ~ N N N ~ N N N ~ N N (") (") N N 22338 -N ')RTH V 22346/48 :,353), 22357 l{) ~ C\I NORTH AVE. (0 N (') C\I C\I ..... IQ ..... r,...; ..... ~ (") (') C\I N C\I N 117 AVE. co co ~ (0 ..... ~ (') l{) (') (') ~ C\I C\I C\I C\I C\I C\I ~ t,... ..... t,... ~ ~ ~ C\I C\I gj ST. ANNE AVE. Legend ---Stream ---Indefinite Creek -River ~ N \ N ~ 0 w co <O (") (") 0 N N N N N-1 I ~2362164 22356/58 APPENDIX A \ 11777 \ I 11765 0 .,... 'SI' N N 11784 11774178 ~UBJECT PROPERTY I / I I I co f (0 11743 (") C\I C\I (0 ~ 11715/ (0 ~ ~ C\I C\I 11697/ 11695 ~ 0) (0 ~ 22368 North Avenue PLANNING DEPARTMENT ·~···· mapleridge.ca Major Rivers & Lakes 2017-078-VP DATE: Aug 1, 2017 BY: JV NO Legend ---Stream ---Indefinite Creek N -River Scale: 1: 1,500 Major Rivers & Lakes APPENDIX B 22368 North Avenue PLANNING DEPARTMENT ·---=~..w .... , .... ;.:.1•• 2017-078-VP DATE: Aug 1, 2017 mapleridge.ca BY:JV ! I ! l l C ' I ' I I ·~ I I ! I ! l N1tli)tWt'\!ll{l"M~ !iNl I !Ill I ;!11,o • • ,., .. i I; i ! ! t Ii ,, ifH L(--... • I r _u*lr:IM J:'.it.,."'111 i ; .... , . .,.;,z ""~'~1 ~~llrc;I ,"11.;)"'!l!J,llml 11S..1!£'9!1 1!1 ~ I I !, :WA II I ''!" I I • I I I I I i I I ~ I ~:-Tn I I ! ,. ,, " !a !Ill I I'~ I al 11!' . "O 0 0 :,:, -,, :, -t, ro 0--oo.. ::,, -< OJ C a. 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''" ~.n~ coto«rnot'1 ~ N'-*J"a~g.;:v..:IM f'11tuEkP2f~r1 ~ dtfw~h.,..,...Dlg1 ..... ~Niff~' .... N .._......__ ..-~1,..1·~<:.Jv<·cue<rtl=*1. Coe; 1,·wt:t1~t:,f~ l:f-:, sit on-"' .,. o:1.fl:ri.s I~ i:u:-1:!.r-~ wn•~J!:119J ,n.,..,bMOrt:, t,,, u :r.ur Rl!N°ff' m1"M-tk.,, ~~tll r: 3~'"7*f"ft::«tf tfNhOte."d di'-"'• Nl:ia.d i;iluta,!;Nllf 'l.®:ff'fff".).ln:fJl:11 Qb:<oafffltwgtll'Ja·~ l:>~dr:uz. • i ~,.~ 1-.:::r ft. t&ff'9f0011 uin~t"o:I"" W-Jftur.lldl tn!: al !IK"l:t l,!,tt,"""' r~·l•·ctml ~l"'='!"'Q:"tf"'"'°'""~ fV'l 1t7ld:-.t.1.ftlv "'*-· wwc~~ . .,.. di'"' 0111,,..dmutMff ~™""*dn ta!lll-:,.+.ft:-tn .. l'!'aa&"Ct.lr'lgt,,:,:;,a ,~....., ••t11~pde~Wffm!......._. llj,f;.,ti,...t;ll~· • © ~ Si te 1Pilan )> -0 -0 m z 0 >< (") ~ 1~-~-··· mapleridge.ca City of Maple Ridge TO: His Worship Mayor Michael Morden and Members of Council FROM: SUBJECT: Chief Administrative Officer Development Permit 22368 North Avenue EXECUTIVE SUMMARY: MEETING DATE: FILE NO: MEETING: March 19, 2019 2017-078-DP cow Council considered rezoning application 2017-078-RZ and granted first reading for Zone Amending Bylaw No. 7316-2017 on April 25, 2017. Council granted first and second reading for Official Community Plan Amending Bylaw No. 7 436-2018 on March 13, 2018, and second reading for Zone Amending Bylaw No. 7316-2017 on March 13, 2018. This application was presented at Public Hearing on April 17, 2018 and Council granted third reading on April 25, 2018. Council will be considering final reading for rezoning application 2016-078-RZ on March 19, 2019. Development Permit application 2017-078-DP has been received to permit the construction of a four storey mixed use building to serve as the new head office of the Ridge Meadows Community Living Foundation (the Foundation). It will contain 906 m2 (9,750 ft2) of gross floor area of commercial office space over three storeys and six rental apartment units, 345 m2 (3,714 ft2) of gross floor area on the fourth floor. The Foundation provides programs and services for over 600 children and adults with developmental disabilities in Maple Ridge and Pitt Meadows. The concurrent rezoning application is accompanied by an Official Community Plan (OCP) amendment to change the site's designation from Low-Rise Apartment to Town Centre Commercial to permit this mixed use building. This site is being re-zoned to C-3 (Town Centre Commercial) to accommodate the proposal. The development permit application made to the City is subject to Section 8.11 Town Centre Development Permit for the South of Lougheed (SOLO) Precinct. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2017-078-DP respecting property located at 22368 North Avenue. DISCUSSION: a) Background Context: Applicant: Legal Description: Tekton Project Management Lot 50 Except: Part Dedicated Road on Plan BCP 14057, Block 5, D.L.: 398, Group 1, NWP155 Page 1 of 5 1107 OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: Use: Zone: Designation: South: Use: Zone: Designation: East: Use: Zone: Designation: West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: b) Project Description: APTL (Low-Rise Apartment) Town Centre Commercial RM-3 (High Density Apartment Residential) C-3 (Town Centre Commercial) Parking Lot (Office Use and Monthly Parking) C-3 (Town Centre Commercial) Town Centre Commercial Residential RS-1 (One Family Urban Residential) and RM-3 (High Density Apartment Residential) Port Haney Multi-Family, Commercial and Mixed Use Offices (Haney Professional Building) C-3 (Town Centre Commercial) Low-Rise Apartment Vacant (ad-hoc parking lot) RM-3 (High Density Apartment Residential) Low-Rise Apartment Parking lot Office and residential uses 718 m2 (0.2 acres) Pedestrian access from North Avenue and 117 Avenue, Parking access from 117 Avenue The proposal is for a four storey mixed use building. The ground floor is to be used for flexible training, gallery or commercial space. The next two floors are for office space for the Ridge Meadows Community Living Foundation. Six rental apartment units are located on the fourth floor, to be used to house clients of the Foundation. Off-street parking is located at ground level partially underneath and behind the building, and accessed from 117 Avenue. The landscaping on the site is minimal and confined to small bands along the western and eastern edges of the parking lot, as well as in planters on the second floor and third floor roof decks. The building fagade is covered by a combination of metal fascia and hardie panels. The building's fagade is accented by bright orange and blue colours to produce a contemporary design. Concrete block fire walls on the east and west elevations of the building. c) Planning Analysis: The development permit application made to the City prompting this submission to the ADP is subject to the Key Guidelines and the Design Guidelines of Section 8.11 Town Centre Development Permit for the SOLO Precinct. Page 2 of 5 11 Kev Guidelines: The following is a brief description and assessment of the proposal's compliance with the applicable Key Development Permit Guidelines: 1. Develop a diverse shopping, employment and residential district. This mixed use building will provide employment and special needs housing. 2. Create pedestrian-oriented streetscapes. This building steps back, podium style, from the first to the second floors and supports a pedestrian oriented urban realm. 3. Enhance the quality, character and vibrancy of SOLO. The building will be bright and welcoming, pulling activity from Lougheed Highway and 224th Street into the SOLO area. 4. Maintain cohesive building styles. This new structure will be the first development activity in this area in many years and will help set the tone and scale for how the area along North Avenue will develop. 5. Capitalize on important views. This four storey structure will not impede views as the area develops. 6. Provide public outdoor space. The main public space is along North Avenue. This building will encourage more pedestrian activity in this area. 7. Provide climate appropriate landscaping and green features. Trees onsite are provided along the west side of the property. If there is room in the road right of way for street trees, they will be incorporated. 8. Maintain street interconnectivity. The historic street layouts will not be changed as a result of this application. d} 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 November 15, 2017. Following presentations by the project Architect and Landscape Architect, the ADP made the following resolution: That the application be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow-up: Landscape Comments: 1. Provide a fence/guardrail on West elevation; This change was agreed to. 2. Provide taller evergreen shrub and screen to block vehicle headlights from light pollution to neighbours on West side; This change was agreed to. 3. Show sections on the property through the parking lot; This change was agreed to; 4. Show the landscape treatment to the south of the garbage enclosure; This change was agreed to; 5. Revise the design of the garbage enclosure to incorporate architectural features of the building (ie: colour, materials, etc); This change was agreed to; Architectural Comments: 6. Treatment of fire wall as presented is acceptable; 7. Encouraged to provide a wayfinding means to assist people with disabilities; The client wished to maintain the plans as existing as they have other buildings with similar formats. It was noted that wayfinding signage could be added later if the need arose. Page 3 of 5 8. Improve the expression of type of construction as shown in the rendering and explanations; The exterior finishes used and their colours have been added in the revised plans. 9. Provide guardrail at drops of more than 600 mm; This change was agreed to. 10. Design of guardrails higher than 600 mm (2 ft) to be submitted for review of the colour and safety; This change was agreed to. 11. Consider extending blue horizontal member at 90 degrees on both sides of the building; This change was agreed to. 12. Consider the corner recess areas to be coloured orange as elsewhere on the fa9ade; This change was agreed to. 13. Consider using machine-room-less elevator; this recommendation will be considered in the context of cost effectiveness. 14. Indicate on plans the location of the roof access; This change was agreed to. 15. In the event that there is roof equipment, details should be provided as to its location and how it will be screened from neighbours, streets and overview; This change was agreed to. The ADP also encouraged the applicant to provide at least one adaptive unit as defined by the BC Building Code. The applicant has provided one adaptive unit as requested. As noted above, the ADP suggestions, comments and concerns have been addressed by the applicant where applicable and are reflected in the current plans. e) Citizen/Customer Implications: Opportunities for public input have been provided through the Development Information Meeting hosted by the applicant on December 7, 2017 in support of this project, and through the required Public Hearing, held on April 17, 2018. In addition, neighbourhood notification has been required in support of the Development Variance Permit application for relaxation to front, and side yard setbacks, and for a relaxation of parking requirements. f) Financial Implications: In accordance with Council's Landscape Security Policy, a refundable security equivalent to 100% of the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in accordance with the terms and conditions of the Development Permit. Based on an estimated landscape cost of $40,297, the security will be $40,297. Page 4 of 5 CONCLUSION: This development Permit application is in support of a mixed use building that will provide special needs housing and office space. The application has been reviewed and supported by the Advisory Design Panel, and for this reason, it is recommended that Application 2017-078-DP be approved. "Original signed by Diana Hall" Prepared by: Diana Hall, MA. MCIP, RPP Planner 2 "Original signed by Christine Carter" Reviewed 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 Kelly Swift" Concurrence: Kelly Swift, MBA Acting Chief Administrative Officer The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Ortho Photo Appendix C -Development Plans showing site plan, renderings and elevations Appendix D -Landscape Plan Page 5 of 5 i-: (/) (") N N ~ (') 0 (') C\i C\I / 11768 11746 11740 ,. ' I 11710 " N Scale: 1: 1,500 ~ "-~ ~ lO lO "-lO (') "-APPENDIX A ..... (') "t-I.() <o <o "-(') (') (') (') (') (') (') 118·. C\i C\i C\i C\I C\i C\i C\I C\i C\I C\i C\I C\i C\i C\I 0 .... <o 'Ot' N <o N (') C\i C\I \ \~ coco 0 ~ C\i ;:!: 0 w Q'T--C\i lO co <O (') (') (') <o (') (') (') 0 C\i C\i C\i C\i !::? C\i C\i C\I C\i C\i C\i ""' C\i C\i (') (') C\i C\I 11777 22338 _J N ORTHII NBI 22346/48 ~353) ~IQ2362!64 I 11765 I 22356/58 22357 ~UBJECT PROPERTY I I.() "t-/ I (') C\i C\i I 11774178 NORTH AVE. I co CX) r C\i <o 11743 (') (') C\i C\i C\i ..... C\i ~ ..... I'-: ..... "t-(') (') C\i C\i C\i C\i 117 AVE. 117151 CX) co "t-<o <o ;:!: ..... C\I (') I.() <o (') (') (') (') (') (') C\i C\I C\i C\i C\i C\I C\i C\I C\i C\i C\i C\i 116971 11695 (') lO "-..... "-~ C\i (') (') lO lO <o C\i (') (') (') (') C\i C\I C\I C\I C\i C\I C\i C\i C\i ST. ANNE AVE. Legend 22368 North Avenue ---Stream PLANNING DEPARTMENT - - -Indefinite Creek -River Major Rivers & Lakes 2017-078-DP DATE: Aug 1, 2017 CO N N (') 'Ot' 'Ot' NN NN NO BY: JV N Scale: 1: 1,500 Legend ---Stream - - -Indefinite Creek -River Major Rivers & Lakes APPENDIX B 22368 North Avenue 2017-078-DP DATE: Aug 1, 2017 PLANNING DEPARTMENT BY: JV '•, ...... --.. --. ~' ... / ' -l2'hii\ju.irdrai1111ste11ed toretainirf';l,Willl \', .. ~ \ "~ N~ ' Building Footprint MFE: 31.30m " 1 SM . SubJect Sit~ '. 22368 North Avenue-, l.'nt 50 Block !i District Lot,398 ". NWD, PG, NWP155 \ ),-~=---\-------: •/.proposeda>ntours@ l : 1, 0.2Smlnto~ls \ o Parkin Stall's ------y-------------·-_:·7·---8:isting wires ~ver 1 ~ 7th Aven~e ' APPENDIX C :8 ;;: ,: z ~ Q. ~ z ~ 5 3 ~ ~ z 1, .. . 0 "5 .,; h i "' C :~ j Si ....I !1~ 3 u ~ ~ <( ~ ~ ~ ~ Ji .~ g, 0::: (.) 3 \ \ ~~ ' Dato: Scale Drawn WB/JM Project# 1636 ' Proposed Site Plan ! Scale:1:100 ' --OP1.0 _ ... ..., __ §7=.~~i:~l~ ,_._ ... __ .,.,._. __ ..... ____ .. ,,_ __ ....,. .. ,ClE~:llPO"-· 'fl! J iii ·--,-··-·· I .. -·· --------.I ti 1,!l 1,1.1 • • -} 'i!J ~j! fl .. IA 0~~= ... ,c,1i,-'. --.....---.~r,-' ---,..---if,~>---=--'i!-~--=--4 I I PRELIMINARY ONLY NOT FOR CO NSTRUCTION n!'.~i:.e \L.. Existing Sidewalk Building Footprint MFE: 31.30m g-~----Second Floor Roof Deck ·Refer to drawing this page ~----+---+-~-~~--Pedestria n unit pa ving Running Bond pattern, desert sand colour blend, 60mm thic k Bicycle Racks -two ,,----+-+---+--',---Pede stri an unit paving Runing Bond pattern, desert sand colour blen d, 60mm thick ,,-!--'o---Existing trees on neighbouring property Protect ro ots during construction. Ref er t o arborist report and rec:ommen da tions. ~Third Floor Roof Deck Refer to drawin g this page fJI ·,:__ __ Building Column -....., l.fJBI -~ l ', Extent ofbuildingabove · Refer t o third floor roof deck drawing ~""L 117th Avenue LandscaetE\~~ ~ '!!!!!!!!-aa!!!!!s-... s;;;;;;;;;;;;;;;;;;;;;;;;;;;;a l~I ,,..;, \ } Plan~ing bed . Continuou s sod trench 450 deep low planting after curb stop planting within p arking stall depth Protect tree roots during excavation as directed b y arborisl. 11~1 ~<', Asphalt paving .. , ' '· ..... Ft...:---Pad Mounted Transformer Place grav el apron around all sides, 'Mth timber edge to separate to planting b ed. ~-;,,.---------Re fuse En closure Ir 1111 - Metal posts and p anels, with double swing gate Refer to details sheet l2.1 Materials Legend Bicycle Rack: painted metal, 2 bike capacity Unit Pa vi ng: standard paver by Abbotsford Pavers Running bond pattern , Desert Sand colour blen d Rooftop Patios: hydrapressed slab by Abbotsford Pavers 1 B" x 1 B" natu ral colou r Planter Box : aluminum frame and synthetic timber slats Rutherford by Wi shbon e Industries 2' and 3' wide x 6' long x 26" tall Second Floor Roof Deck Scale 1 : 100 metric T hird Floor Roof Deck Scal e 1 : 100metric PLANT LIST • RMACL 22368 North A venue updatedNovember23,2017 :L QTY. BOTANICAL NAME TREES Ace1 rubrum 'Arms1roog' SHRUBS Armstroog Red Maple 8cm cat B&B Mul!i slem Rooftop patios Planter boxe s with shrubs and groundcovers Rutherford Planter3' x:6' x:26" tall byWshbone Industries Aluminum frame with synthetic lumber sid es. Synthetic lumber decking on pede stals Parapet wall with railing: refer to architectural d rawings 'aving: 450 square slab, na tural colour Rooftop pa tios Planter boll:'.es with shrubs and groundcovers Rutherford Planlerl ' ll:'.0 ll:'.26" tall by Wshbone Industries Aluminum frame with synthetic lumber sid es. Synthetic lumber deckin g on pedestals Parapet wall with railing: refer to architectura l drawings Paving: 450 square slab, n atural colour ~ 10 Hydrar,geamacropt,ylla Big Leaf Hydrangea 112po1 7500.c. , 5 Pierisjaponica C. 5 Polen1illa fru~lro~ Red Ace Q ~ Prunus laurocerasus Zabehna ® 6 S11l«purpure11 'Nan~: ~ 15 Tuus ~mediaHicksu (5", 6 Vac:anitnr ovau.rm Ulv-of•t)le..va11eyPieris 112po1 5000.c. Red AceShrubt7fCinquefoU 112pot 6500.c. Zabel Chefl'yUrll'el 115pol 6000.c. Pu-pll!Willow 111pol 750 0.e. Hiek's Yew 1.Sm!aff 5000.c. Evergreen Huckleberry 115pot 9000.c. GROUNO COVERS 0 62 Gaultheria shallon Salal 111pot 5000.c. ® 43 Hype1icum ealycinum St .Johnswort 111 pot 3000.e PERENNIALS Ep Q 2 Echinllcea purpurea'Magnus' Magnus Pu,ple Conellower 111 pol 4500.e He D Hernerocallis ·Happy Retums· Happy Returns Daylily 111 pot 500 o.c (5l Pennisetum elopeeuroldes "Hamelrf Hameln Fountain Grass 111 pol 500 o.e. • 12 Stlpa teouisslma Med can Feather Grass 111 pot 300 o.e PLANT LIST· RMACL • Roof Deck Planter Boxes updated November 2J,2017 SYMBOL QTY BOTANICAL NAME SHRUBS Magnolia x Betty Betty Magnolia Buxus m. Winier Gem Asian Boxwood Rhododendron Blue Olemond Blue Rhodo (med-low) Sareoeocea h. Humllls Himalayan Sweet BolC GROUND COVERS Q Au 9 A1eloslaphyloswa-ursi Kinniklnnicic ORNA,1ENTAL GRASSES @ 6 Stipa lenuissima MexieanFeather Grass NOTES: 1.5mtallspeeimen 11 pot 4000.e. 112.po! 6000.e 112.pot 6000.e #!pot 4000.C 11 po1 4000.e. 1) lncase of discrepancybelweenplantnumbe1sonthis 6st andon theo1a,,,1helaltersha11pravail. 2) AY plan ling shall be In accordance wi1h BCSLAl8CLNA Landscape S1anda1d. la!es! e<lilion. 3) AD marntenll009 shall be in accordance with BCSLAl8CLNA Landscape Standard. latest edition. 4) Al plan11ng beds: 450 soil plus 75mm ol decomposed organ&:: mulch or approved equal. 5)Planter boxesand soil as per speeiflca1ion. ,~,,,,.RE\11S~EISSUf f Oll 0' ,~,._, 0£VElOl'MOlf'ERMIT ,, ... , 0£VElOl'IIEN"fP(RllfT 'fli lil w 1,l "l,?1 Hi l! <>ii ~ hi . ,,,, t Jljl 5 =1!d ...J (.) ..: 2 0:: C ro a: Q) a. ~ 1J C ro ...I • . i Jg i ~ !• ~ ! 0 i i ~; n Ji n )> '"O ""C rr, z C >< C L 1.0 1~-~-··· mapleridge.ca City of Maple Ridge TO: His Worship Mayor Michael Morden and Members of Council MEETING DATE: FILE NO: March 19, 2019 2013-117-DP cow FROM: Chief Administrative Officer MEETING: SUBJECT: Development Permit 12182 228 Street EXECUTIVE SUMMARY: An Intensive Residential Development Permit application has been received in conjunction with a rezoning and subdivision application, to allow future development of the subject property, located at 12182 228 Street, into three R-3 (Special Amenity Residential District) lots, with a lane. Council considered rezoning application 2013-117-RZ and granted first reading for Zone Amending Bylaw No. 7055-2014 on February 11, 2014, and second reading on March 8, 2016. This application was initially presented at Public Hearing on April 19, 2016, and was granted third reading on April 26, 2016, while Council granted an extension on October 23, 2017. A new owner bought the subject property and also got possession of the adjacent northern properties. A new design was submitted, which was the reason why Council rescinded the accompanying rezoning application back to second reading on July 24, 2018. The application got presented again at Public Hearing on September 18, 2018, and was granted third reading on September 25 2018 with the stipulation that conditions were to be met within six months. Council will be considering final reading for rezoning application 2013-117-RZ on March 19, 2019. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2013-117-DP respecting the property located at 12182 228 Street. DISCUSSION: a) Background Context: Applicant: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Bahal Holdings Inc., Ronnie Jagday Lot 1, except firstly the north 75 feet, and secondly part subdivided by plan 44214, Section 20, Township 12, New Westminster District Plan 4836 Single Family Residential Single Family Residential RS-1 (One Family Urban Residential) R-3 (Special Amenity Residential District) Page 1 of 4 1108 ~· r Surrounding Uses North: South: East: West: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Site Area: Access: Servicing: b) Project Description: Single Family Residential RS-1 (One Family Urban Residential) Single Family Residential Single Family Residential RS-1 (One Family Urban Residential) Single Family Residential Single Family Residential RS-1 (One Family Urban Residential) Single Family Residential Multi Family Residential RM-1 (Townhouse Residential) Ground Oriented Multi Family Single Family Residential 1380 m2 newly created lane Urban Services The subject property, located at 12182 228 Street, within the Town Centre Area plan (see Appendix A). The subject property is relatively flat, with single family dwellings to the north, east and south. Across the street to the west are multi-family townhouse units. The properties designated for Single Family Residential in this block, bounded by 228 Street, 122 Avenue, and Greenwell Street, have the potential to be developed into R-3 (Special Amenity Residential District) zoned lots with an access lane. A concept plan was drafted to show the highest potential for all lots involved. The subject application was made in accordance with the conceptual plan. c) Planning Analysis: Official Community Plan (OCP) The subject property is designated Single Family Residential in the Town Centre Area Plan, Section 10.4 of the OCP. This designation provides options for increasing density and choice of housing form, while retaining the single family character in established neighbourhood blocks. The R-3 (Special Amenity Residential District) zone is compatible with this designation. This development will create a more compact single family development pattern along 228 Street, while providing a transition in density from multi-family housing on the west side of 228 Street, to the larger single family lots outside of the Town Centre Area Plan to the east. The current proposal is consistent with the following policies of the Town Centre Area Plan: Policy 5-9 Maple Ridge will encourage the retention of laneways and the creation of new laneways should be considered, where appropriate and feasible. Policy 5-10 Laneways should have a maximum paved width of 6 metres. Policy 5-11 Access to both underground and surface parking areas is encouraged to be provided off a laneway. Page 2 of 4 A new lane will be constructed as part of the development, and will accommodate a 7.5m wide lane when subdivision continues going north and south. Temporarily, the northern proposed lot 3 will have a Statutory Right-of-Way for temporary access purposes until such time the northern properties, also owned by this developer, will develop to extend the access lane and permanently connect to Greenwell Street. Zoning Bylaw The subject application is accompanied by a rezoning application, proposing to rezone the subject property from RS-1 (One Family Urban Residential) to R-3 (Special Amenity Residential District) to allow a future three lot single family subdivision. The proposed three lots will each be approx. 265m2 (2,853 ftt2), where the minimum area requirement is 213m2 (2,293ft2) Council will be considering final reading for rezoning application 2013-117-RZ on March 26, 2019. Intensive Residential Development Permit An Intensive Residential Development Permit is required for all residential development at densities greater than 30 units per net hectare, and zoned R-3 (Special Amenity Residential District). The Section 8.8 Intensive Residential Development Permit Area Guidelines of the Official Community Plan aim to provide a greater emphasis on high standards in aesthetics and quality of the built environment while protecting important qualities of the natural environment, with the intent to provide an environment that is safe, attractive, people-friendly and environmentally responsive. The key guideline concepts for the Intensive Residential Development Permit Area are as follows: 1. Neighbourhood cohesiveness and connectivity should be maintained through the design of varied yet compatible buildings, in materials used and in architectural sty/es, in landscapes and in recreational areas, and by facilitating a range of transportation choices. Each lot has its own house design yet is compatible in materials used and architectural styles. 2. A vibrant street presence is to be maintained through a variety of housing sty/es, by maintaining street parking and by directing garage structures and off-street parking to the rear of a property accessible by a lane. Each lot in the proposed subdivision will have access to a lane through a temporary access over proposed lot 3, with garages located in the rear of each proposed lot. The subject application is to propose the lot layout and house design for lot 1 and 2, where lot 3 is going to function as a temporary access to the lane, until such time the lane is connecting to Greenwell Street. A Statutory Right-of-Way is going to be required over lot 3 for subdivision approval. Page 3 of 4 CONCLUSION: As the development proposal complies with the Intensive Residential Development Permit Area guidelines of the Official Community Plan for form and character, it is recommended that 2013-117-DP be given favourable consideration. "Original signed by Therese Melser" Prepared by: Therese Melser Planning Technician "Original signed by Christine Carter" Reviewed 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 Kelly Swift" Concurrence: Kelly Swift, MBA Acting Chief Administrative Officer The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Site plan for proposed lot 1 and 2 Appendix C -House Design for proposed lot 1 and 2 Page 4 of 4 APPENDIX A (\J (\J 12273 12265 12276 12274 i-: 12261 Cl) 12258 12255 ...J i-: ...J Cl) w 12253 co s (\') (\') (\') N z 12258 "-CX) '""" N w CX) CX) 0, (\J (\J (\J w (\J (\J (\J 12240 0::: C) 122A\ (\') (\') CX) (\J "'" (\J (\J 12243 (\J "-CX) '""" 12238 CX) CX) 0, (\J (\J (\J 122 AVE. (\J (\J (\J 12229 / <o (\J CX) "'" <o C) '""" '""" (\J (\') CX) CX) CX) CX) CX) (\J (\J (\J (\J (\J (\J (\J (\J (\J (\J 12211 LO '""" '""" "-CX) '""" 12224 CX) CX) 0, (\J (\J (\J ' (\J (\J (\J 12203 12201 12208 I SUBJECT PROPERTY I STC lj C) (\J 'Sf-CX) C) '""" 12192 CX) 0, 0) 12194 (\J (\J "' 12195 "' "' "' 12191 12183 12169 12182 12185 '""" '""" '""" "-CX) 0) 12180 CX) CX) CX) (\J "' "' (\J "' "' 12161 12166 12167 EAGL 12151 "' "' CX) ( 12161 "-CX) CX) 12166 CX) CX) CX) "' (\J "' 12154 "' (\J "' 12141 12157 12140 12139 12151 12155 / 12131 12160 12145 \ 12128 12147 12150 12182 228 Street CITY OF MAPLE RIDGE N PLANNING DEPARTMENT British Columb13 Scale: 1 :1,500 DATE: Feb 5, 2015 2013-117-DP BY: JV UJ z s c!) l!) (\J E Cl) <Jl c() ['-. o<> .,o ~ ::!:I E <'>a, ~..-~o ~(") IN.4 ~ '-0" 'IE 0 0 ~<D ~(") 0]91 m FIN I 44 .90m , f~ ON -' N A ~ 'V , ~-~ 33 .G7m ( I I 0.4G') FIN. 44.90m ~.OOrn SITE COVER , 2GO SQ .FT. 24.15 eq.rn. SLAB EL. 44.9 5 m TOP PLATE , 47.85m RIDGE , 48.G I rn 22'-0" 6.70 m FIN. 4 5.00rn . EATON HOME DESIGNS LTD. 33 .G 80m ( I I 0.50') bl gj ' . st ~ FIN. 45 .00rn MBE , 43.45m I 9'-10 1/2" 3.00m OJ<' ~OJ ~ c!) l!) (\J -BASE MEN T EL. , 43. ?Orn MAIN FLOOR EL., 4 G.45rn UPPER FLOOR EL. , 49.8 1 rn TOP PLATE EL. , 52.2Grn RIDGE EL. , 53.48m SITE COVERAGE , I O I G SQ .FT . I I E 11 IL_ L.::_ m 10'-0" 3.05 m LOT I ~..-t,IE _, <') ....... ~.,.; ;;';r,§ ~N 1 . <') 47'-8" 14.53m 33.G78m ( I I 0.49') LOT AREA: 2G 5.0 sq.m. ( 285 2.5 sq.ft .) SITE COVERAGE PERMITIED : 5 0%; 132.5 sq.m . ( I 42G.25 sq.ft.) SITE COVERAGE PROPOSED : I 18 .53 sq.m. H OUSE : 94.3 sq.m. GARAGE: 24 . I 5 sq.m. CUSTOM HOME DESIGNS & RENOVATIONS #269 1488 MAIN STREET, NORTH VANCOUVER 604-990-1107 CELL# 604-908-1853 eatonh omedesigns.com roma naeaton@gmail.com 94.3 s q .m. I I I I 13'-0" 3.96 m FI N. 4 5 .0 0 m Cl) <Jl I~ Ii:; llz I- ll) :r:: l- e!) (\J (\J _______ l o,"><' 1)1 BAH AL HOLDINGS PREP.BY : R.E . I 2 I 8 2 228TH S T R EET 1/4 " = I '-0" LOT #I DATE MAY 2 0 I 8 S IT E P LAN )> ""'C ""'C rn z CJ >< OJ CCI 11'-" ~'.1' ~ o/' ~~OJ 33.G78m ( I I 0.49') ----'1,--Jaa.-- l!) (\J 1~ N ll ~ E FIN. '.2~ ,----D~T 9'-101/2" I ";-,:,; I MBE , 43.45m _ 3.00m ' ~1 "' I BASE MENT EL ., 43.70m SITE COV ERAGE : I 0 20 sq.ft. Ul FIN. 44.50 FIN. 45.ooil, I I MAIN FLOOR EL., 4G.45m 9 4. 75 sq.m. C() SI TE COVER. 2GO SQ FT I I UFFER FLOOR EL . , 45.8 1 m ~~~I I' - 0 lLI Ceo z ~cry ::5 -: ::: o m FIN( 44 .90m , l"E oN -' N st . ";I" ~~- . 24.15 sq~-I ~ Jc= t, E TOF FL ATE EL., 52.2Gm SLAB EL. 44.55m I ~ ::;-;;Ii RIDGE EL. , 53.48m 13'-0" TOF PLATE , 47.85m I ~ ~ ~ 3.96m RIDG\;~~~ Im 115'-0" 9'-6" 44'-11" 6.70m 1 4 .57 2.895m 13.69m L _u ~~~-':'."-,--:-:--:-::-"'---'----'lr:"'l'i.=------------------_l_ __ _q FIN. 45.00m FIN. 45 .00m ('j ,5 FIN. 45 .00m ;:: C"! (") 33.G7Gm ( I I 0.485') LOT 2 LOT AREA : 2G5.0 sq.m. ( 2852 .5 sq.ft. ) C() f """' :i,'.1' ~ lu ~ I- <J) I: I- C() (\) (\) S ITE COV ERAGE FERM ITTED : 50%; I 32 .5 sq.m. ( I 42G.25 sq.ft.) EATON HOME DESIGNS LTD. S ITE COVERAGE F ROFOSED : I 18.9 sq.m . HOUSE: 94.75 sq.m. GARAGE : 24. I 5 sq.m. CUSTOM HOME DESIGNS & RENOVATIONS #269 1488 MAIN STREET, NORTH VANCOUVER 604-990-1107 CELL# 604-908-1853 eatonhomedesigns.com romanaeaton@gma il.com BAHAL HOLDINGS I 2 182 228TH STREET LO T #2 DATE, MAY 20 I 8 F REF .BY : R.E. 1/4 " = I '-0" S ITE FLAN RIDGE EL. : 53.48m HORIZONTAL SIDING (VINYL ) roeP~E _EL _'_2 ~m- _t ,_,,,, ,~~L_ 4~'-"'- l--~~-1----~--11 P"': ] b1! ~ I .; HORIZONTA (VINYL ) J~ASEMENTtL 4370:,N 45 00m __________ _ flN. 45.00rn FRONT ELEVAT ION -B RIDGE EL.: !,3.48rn '2~----~- 4S~ ~ AS"HALT SHINGLES Iroer~E-"c -'-'~m- e ; 8 HORIZONTAL SIDING (VINYL) []] ~~ --------- "P~ f.!:0="~L.:...:_ 4~~ ]----- E ; . Al~~R!:!.:_.i§_.~ I------ fl I. 4 ~.00rr B~M-~~-ff~. ~.:129m_ -- D ~1 ==±=:: fl N. 4~.l)(\rn ~ --------- REAR ELEVAT ION -B E ~ 0 «; ~ ~45 [D B D D DJ BASl:M!:NT EL: 43.70,n ------------------------ RIG HT S !DE ELEVAT!ON D D flN. 4~.QOm BASEMENT EL. 4.3 .7 0m ------------------------ LEFT SIDE ELEVATI O N 0 I- 0:: _J Cf) w z > Cl) Q :JC") z~ o"' U 00 (.9 6 z~ <( 00 _z >o Cl)~ I q I-'St w o6 o::o 0 (0 0~ z~ • _J (.'.) I-w w~ tlJU ~~ 0:: r,.. I-0 Cf)~ 05 z'7 -o I I <( "' :::Eq ::li: z~ 00 'St 00 0 'St (0 0~ ~ "' I-u (0 N <( "* w BAHAL HOLDINGS I 2182 228TH ST LO T #I MAY 2018 PREP.BY : R.E. 1/4" = l '-0" EXTER!OR VIEWS E 0 3 ·ro E C> @ C: .s "' Q) "' C: "' E e E 0 u ,,; C: C> ·w Q) -0 Q) E 0 .c C: .s "' Q) )> ""O ""O m 2 0 x C") RlDGt tL , ~3.48m --------1[~'~'..c'.-".2~m- E . PP~f~!::_!:L_4.::'._!~ 1----- E . 0 MAl"'!..f_LCQR ~ _i§. '!.::.._m --1------ ~VIENTEL 4.370m ------------- FRO NT ELEVATION - A ~OGE fl. , 53.48m I'~'~'..c'. '.."_2~m- E PP~f.!:eO~_H.:..:._4~~ ]----- e . 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ID (1] N Q) <( 'It w B AHAL HOLDINGS I 2 I 82 228TH S TREET LOT #2 M AY 2018 PREF .BY : R.E. 1/4" = 1 '-0" EXTERIO R VI EWS ~ ~ ......_ \ J II 1111 II 11 11111 HO 111111 II Ill 11111 I JG r11 1111 1111 " 1111 I -II IIJ I h ; I I II II I II II 1111 ll ' II I L I I ' 11 II -1 11 ' 1 II II ~ 11 II II I. I 111 I 1111 ~ ~ 11111 ~ ~ WA LL SHAKES ( HARDI ASPHALT SHINGL~ -----/ ---I I I ,;:=::; 11 Al II II JI 111111 II 1 11 1111 J 111111 ll ~ '~ ..._ ..._ D t-..._ t-- t-- t-- n t-- t-- D t-- t--~ if'n ..._ 11 t-- II • 11 ..._ ~ ..._ -II -II 11111 111 -11 [1"'"'1111 -II II II II II - 1---f-- 1--- 1--I--- I---I--- I---- I---I---- - EXTE RIOR FI NISHES it. CO LO U RS ROO F : ASP HA LT S HI NG LE S IKO , C HARCOAL HORIZON TA L S ID ING : V IN YL KAYCAN -HER IT AG E GREAY ACC ENT : HARDI S HAKES S HE RW IN WILLI AMS REPOS E GRAY -SW70 15 T RIMS it. POSTS: PA INTED WOOD B ENJAM IN MOO RE C HAN TI LLY LAC E , OC-GS WINDOW ; V INYL -WHITE FRON T DOOR : FIBERG LASS -BLACK RA ILI NGS : ALUM INUM PI CKET -WHITE I flT ------------- -~ II I Ill II I I I II / II II Ill -II I II I II Ill I I II 1 l II II 111 II II I __.,.,.. ~ WALL SHAKES (HARDI),~ ASPHALT SHINGLES ........__ II I 1111 II 1111 II 1111 II II I II I 11 II 11 T I\ --ili ~ D --00 --... --00 -rra D -~ -- ~1 .__ 1'r .__ 0 If --.__ f--.__ .__ I 11 11 11 11 11 11 11 11 11 11 11 I 11 11 11 11 IT 11 11 IT I Ill .___ t---,____ t---,____ t---,____ t---,____ t---,____ t---,____ -, HC ' ROOF : HORIZC ACCENl TRIMS i WINDO FRO NT RAILIN C NG R FINISHE S it CO LOURS AS PH A LT SHIN GLE S KO, C HA RCOAL NT A L SIDI NG : V INY L KAYCAN : BIS Q UE : HARDI S HAKES BENJ AM IN M O ORE M ETRO PO LI S, CC-5 4G PO STS : PA INTE D WOO D BE NJAM IN MOORE C HA NTILLY LAC E , OC-GS W; V INY L - WHITE DOO R : FIBE RG LAS S -B LAC K S : AL U M INU M PICKET -WHITE I nT? ~ Lot 2 Lot 1 Bahal Holdings Inc. i'rnp<•N',' l}t'Wl:J!•'llf'lll ~ \1~,la+;•'flJ,,'l•I .'><•1•,1,~·· Roof: Wrought Iron: 2124-10 ~~ Trim: Chantilly Lace: OC-65 Trim: Chantilly Lace: OC-65 ---, ----~- TO: City of Maple Ridge His Worship Mayor Michael Morden and Members of Council MEETING DATE: FILE NO: FROM: Chief Administrative Officer MEETING: March 19, 2019 2019-069-DP cow SUBJECT: Development Permit 22255 Dewdney Trunk Road EXECUTIVE SUMMARY: An application has been received at 22255 Dewdney Trunk Road (Appendix A and B) for a new development permit to replace development permit 2017-061-DP, which was approved by Council on September 25, 2018. This development permit application made to the City is subject to Section 8.11 Town Centre Development Permit Area as was the previous application. This project is Phase 1 of a seven (7) phased project (Appendix C) that spans and includes all but two (2) properties bounded by Dewdney Trunk Road to the south, Brown Avenue to the north, Plaza Street to the west and 224 Street to the east. The earlier development permit was for 154 apartment units plus 49 market rental units (Total 203 units) and the current application is for 38 more units -192 apartment units plus the same number of market rental units for a total of 241 residential units. The overall seven (7) phase project will consist of up to 838 dwelling units and nearly 425 square metres (3,515 square feet) of retail space and 576 square metres (6,200 square feet) of office space. This report concerns only the first phase of this future development. This development permit application is being made under the current zoning of C-3 (Town Centre Commercial). Future phases will be made under the CD-1-17 Maple Ridge Zone Amending Bylaw No. 7336-2017 once it is adopted at Council. Currently, this bylaw is at first reading. Since development permit 2017-061-DP was approved by Council, the developer has advised staff of the need to modify their product to respond to changes in the housing market and to deal with construction cost changes. The two principal changes do not alter the fundamental form and character of the project. In fact, they will enhance some aspects of the project in terms of quality, efficiency and safety, described as follows: • Increasing the density, within the permitted maximum for the zone. This is done by adding a 6th floor to the building on Brown Avenue, changing the unit mix and reducing the sizes of the ground oriented apartment units in the central part of the subject site, thereby adding more units. The higher density supports creation of a vibrant Town Centre; and • Improving the pedestrian environment, by placing all parking underground. The area of about a dozen surface parking spaces has become part of the interior pedestrian spine, with a ground level interconnection between the two buildings on Dewdney Trunk from Dewdney Trunk Road through to the east-west public open space spine. This better aligns with the OCP Crime Prevention Through Environmental Design (CPTED) policy to make developments more safe and secure. Page 1 of 8 1109 I Community Amenity Contributions (CAC's) are determined through the rezoning process. The developer has confirmed in writing to voluntarily contribute the portion of CAC's arising out of Phase 1 at this stage of the process. The required CAC excludes the 49 market rental units and applies to the other remaining units. The CAC will be 192 x $3,100 per unit, which is $595,200. Future phases will each require separate development permit applications, which will be submitted to the Advisory Design Panel for the usual design review and then forwarded to Council to consider permit issuance. RECOMMENDATION: That the Corporate Officer be authorized to sign the Cancellation of Charges Application to discharge the notice of previously issued development permits 2017-061-DP located at 22255 Dewdney Trunk Road;and That the Corporate Officer be authorized to sign and seal 2019-069-DP respecting property located at 22255 Dewdney Trunk Road. DISCUSSION: a) Background Context: Applicant: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: Iredale Architecture (Daniel Hawreluk) (parts of) Lots 7 and 8 DL 399 NWD; PL NW20094 The legal after: Lot 1 NWD Plan EPP88082 Town Centre Commercial Town Centre Commercial C-3 (Town Centre Commercial) CD-1-17 (Comprehensive Development) application 2017-061-RZ Use: Multi-Family Residential; Vacant Land; School District #42 Office Zone: RM-3(High Density Apartment Residential); RM-2(Medium Density Apartment Residential); and P-6(Civic Institutional). Designation: Brown Avenue is designated as a Major Corridor; Institutional. Use: Commercial Zone: C-3 (Town Centre Commercial) Designation: Town Centre Commercial) Use: future phases of this development, currently occupied by commercial and single residential uses Zone: C-3 (Town Centre Commercial) RS-1 (One Family Urban Residential) and Land Use Contract Bylaw No. 2435-1977 Designation: Town Centre Commercial Page 2 of 8 West: Use: Multi-Family Residential and commercial Zone: C-3 (Town Centre Commercial) and RM-2 (Medium Density Apartment Residential) Designation: Town Centre Commercial Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Associated applications b) Project Description: Overview: Commercial. Commercial and residential; first part of a 7 phase mixed use residential/commercial and public space development. approximately 0.81 hectares (2.0 Acre) Plaza Street Urban Standard 2017-061-RZ and 2017-061-SD. The subject properties at 22255 Dewdney Trunk Road (Appendix A and B) constitute Phase 1 of a larger rezoning application. This site is part of an overall Master Planned Community located within the Town Centre Area north of Dewdney Trunk Road (Appendix C); south of Brown Avenue; east of Plaza Street; and west of 224 Street. The site is proposed to be developed from the west, with increasing density eastward. This requires the site to be rezoned to CD-1-17 (Comprehensive Development) to allow the overall master plan to be coordinated with respect to setbacks, density and design over a period of about a decade. However, Phase 1 was able to advance under the current C-3 (Town Centre Commercial) zoning. Phase 1 will be at the western end of the "pedestrian spine" stretching from Phase 1 through the side eastward to the Plaza to be built at the northwest corner of Dewdney Trunk Road and 224 Street. The architectural and landscaping plans are attached as Appendix E. The open spaces are a combination of public space (the "Spine" will be subject to a statutory right-of-way as part of the future rezoning requirements), semi-public space (spaces coming off of the "Spine"), private yards tied to units, and roof top spaces (common areas for residents) or outdoor spaces that might be used for daycare or child play. Areas on top of the parking level as well as portions of the roof of the north and south buildings will have common open spaces, including a lounge and urban gardens. There will be pedestrian amenities, including: bike racks, benches, tables, litter and recycling receptacles and an outdoor barbeque pit. To accommodate both children and "tweens", age-appropriate amenities are incorporated. Indoor amenities will include a gym and common room accessible to an outdoor or rooftop amenity areas suitably screened for privacy. The concept for the entire 7 phase project will accommodate 14 buildings, ranging from five (5) storey mid-rises to high-rise buildings ranging between nine (9) and 19 storeys. Changes to Phase 1: Appendix D contains a detailed listing of all proposed changes between the previous and new development permit and associated plans. The main changes are: • Increasing the density from a Floor Space Ratio (FSR) of 2.04 to 2.16. This is within the permitted maximum FSR of 2.3 for the zone. This increase in FSR was made possible by the additional bonus in the C-3 Zone through adding a 6th floor to the building on Brown Avenue, Page 3 of 8 changing the unit mix and reducing the sizes of the ground oriented apartment units thereby adding more units. The higher density supports the creation of a vibrant Town Centre; • Market Rental Housing Unchanged. The number of market rental units remains constant at 49 units; • Owned Units. The number of owned units has increased by 38, from 154 to 192 units. The new unit breakdowns in percentages are as follows: Type of Unit Original Proposal New Proposal one bedroom units (including 44% 48% units with dens); two bedroom units (including 16% 30% units with dens); three bedroom units (including 25% 5% units with dens) three bedroom ground oriented 14% 17% apartment units • Improving the pedestrian environment, by placing all parking underground. The area of about a dozen surface parking spaces has become part of the interior pedestrian spine, with an interconnection between the two buildings on Dewdney Trunk through to the east-west public open space spine. This better aligns with the OCP Crime Prevention Through Environmental Design (CPTED) to make developments more safe and secure. The overall design concept, form and character are not affected. Changes to roof lines, location of elevators, removing the surface parking and interior changes such as relocation of garbage and recycling facilities all improve and enhance the projects form and character, enhance safety and result in more convenient life style for future residents and pedestrians. Parking and Servicing: A single level of underground parking extends under the entire phase to provide for residential parking, separated commercial parking and all necessary servicing. As approved by Council in the original development permit 2017-061-DP, conduit will be provided to allow 50% of the residential, visitor and commercial parking spaces to be wired in the future for Level 1 or Level 2 electric vehicle charging. In some cases, the conduit will be placed in a way that can be shared by two parking spaces, thus achieving greater than 50% of the residential parking spaces being accessible for electric vehicle charging. This is in accordance with OCP Policy 5-40 quoted in the Planning Analysis section of th is report. The change in the parking requirement is as follows: Original Proposal New Proposal Required Provided Required Provided Multi-residential units: Multi-residential units: 154 units* 1.0 per unit= 154 154 units* 1.0 per unit= 192 Visitor Stalls: Visitor Stalls: 154 units * 0.2 per unit = 31 195 235 154 units* 0.2 per unit= 39 241 242 Universal stalls: Universal stalls: between 126 -200 = 3 between 126 -200 = 3 Retail Parking: Retail Parking: 1 stall per 100 sq.m. = 7 1 stall per 100 sq.m. = 7 The parking being provided complies in numbers with the Off Street Parking and Loading Bylaw. Page 4 of 8 c) Planning Analysis: Official Community Plan: The Development Permit Area Guidelines includes Key Guideline Concepts for the Civic Core Area apply to this project as follows: Promote the Civic Core as the "heart" of the Town Centre. The site is on Dewdney Trunk Road, Plaza Street and Brown Avenue, with the commercial interface being along Dewdney Trunk Road; Create a pedestrian-oriented, boutique-style shopping district. This project will have approximately half a dozen storefronts along Dewdney Trunk Road that residents within the project and from the surrounding areas can walk to; Reference traditional architectural sty/es. The design of the buildings has a contemporary architectural style consistent with the emerging character of the Town Centre Area; Capitalize on important views. Views are capitalized especially by the six (6) storey building along Brown Avenue with views to the mountains to the north; Enhance existing cultural activities and public open space. The four buildings on the site interface with an internal east-west public Pedestrian Spine and semi-public open spaces off this spine; Provide climate appropriate landscaping and green features. The landscaping is appropriate to delineate private and public spaces, useable open spaces for child play, roof top landscaping and creating attractive public realms along the sidewalk and the Pedestrian Spine; and Maintain street interconnectivity. Street connectivity is maintained and enhanced. The policies in the Official Community Plan (OCP) and the Town Centre Area (TCA) Plan are to be considered together for mixed use commercial / residential projects and their design. Some of the policies that apply include the following: OCP Policy 4 -28 Crime Prevention Maple Ridge supports Crime Prevention Through Environmental Design (CPTED) principles and will encourage existing and new developments to incorporate CPTED principles and promote safety audits. This policy has been effectively reflected in the site planning and building design, including creation of safe pedestrian areas and eyes on the street. Page 5 of 8 OCP Policy 5 -40 Promoting Energy Efficiency Maple Ridge will promote energy efficiency to reduce air and greenhouse gas emissions by: b) encouraging alternative transportation initiatives, promoting 'clean' transportation options, and encouraging the use of public transit; This project is taking a significant step towards helping to achieve a more sustainable and energy efficient community. As described earlier in this report, Council approved in the original development permit for this project with conduit being provided to allow wiring for Level 1 or Level 2 electric vehicle charging in the underground parking structure shared by the four buildings on this site. OCP Policy 5 -42 LEED Construction Maple Ridge will encourage the use of Leadership in Energy and Environmental Design (LEEDS) standards as part of new development proposals where appropriate. Phase 1 is proposed to be LEED Gold equivalent. This aligns with the above cited OCP policy. TCA Policy 3-3 Commercial uses that support the residential population of the Town Centre through the provision of necessary goods, including food, and services such as medical care are a priority function and will be encouraged to develop or remain in and around the Central Business District of the Town Centre and in the commercial designated areas of Port Haney. This proposal complies with this policy. Developed under the current C-3 zone, which is similar to the future CD-1-17 (Comprehensive Development), the design and layout of the commercial space will accommodate the range of uses envisioned by this policy to support business oppourtunities in the Town Centre area. TCA Policy 3-30 Multi-Family Residential use is permitted as a principle use in the Town Centre Commercial designation, except where identified on Schedule G as "Ground Floor Commercial Required" in the Maple Ridge Zoning Bylaw, where the ground floor use is to be commercial. The proposed combination of commercial and residential uses is in alignment with this policy. A variance was granted by Council to the Schedule G in the Zoning Bylaw such that at ground level retail is principally along Dewdney Truck Road. Zoning Bylaw: This development complies with the proposed CD-1-17 Zone, but required interim variances with respect to the current C-3 Zone. Council issued variance permit 2017-061-DVP on September 25, 2018. The new Phase 1 proposal does not need any further variances. Community Amenity Contributions: Community Amenity Contributions (CAC) will be required for each of the 7 phases as part of the rezoning application. CAC's will not be charged on any affordable or rental apartments secured through Housing Agreements. As part of the previous application, the developer offered to advance this voluntarily contribution before the site-wide rezoning would be completed. The following is the amount the applicant is contributing at this time: Units in original proposal: Additional Units 154 L 38 r Subject to CAC's 192 units x $3,100 per unit= $595,200. Total Market Rental units 49 Not subject to CAC's Page 6 of 8 l d) Advisory Design Panel (ADP): The original application was presented to the ADP on July 18, 2018. Upon review of this new proposal, it has been determined that it continues to substantially satisfy and address the ADP comments. After analyzing the Development Permit Checklist accompanying this application, it was determined that a resubmission would not to be required. e) Citizen/Customer Implications: A Development Information Meeting (DIM) is not required for a Town Centre Development Permit Application. There will be a DIM for the broader rezoning proposal at a later date and the outcome will be reported to Council in a future second reading report. f) Financial Implications: In accordance with Council's Landscape Security Policy, a refundable security equivalent to 100% of the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in accordance with the terms and conditions of the Development Permit. Based on an estimated landscape cost of $359,546.78, the security will be $359,546.78. CONCLUSION: This development permit is to replace the one already approved by Council and to sanction an enhanced first phase project, which is part of a larger seven (7) phase development. This larger development under rezoning encompasses most of the lands bounded by Dewdney Trunk Road to the south, Plaza Street to the west, Brown Avenue to the north and 224 Street to the east. While the rezoning of the entire site proceeds forward to accommodate the envisioned density and urban design concept for this block, advancing development permit application 2019-069-DP under the current C-3 zone and in place of 2017-061-DP, will allow for the timely construction of the first phase of this overall project. The necessary variance permit application has been approved by Council, and a Housing Agreement is at third reading and is to be adopted after the Phase 1 subdivision accompanying this application is signed by the Approving Officer. This development permit application continues to ensures that Phase 1 will be integrated into the entire comprehensively planned development and will align with the future CD-1-17 zoning of the development site. A second reading report for the entire project will be forwarded to Council shortly. The additional 38 dwelling units in the revised Phase 1 will result in a CAC being collected in the amount of $595,200. Page 7 of 8 It is recommended that Council cancel 2017-061-DP and issue 2019-069-DP respecting the property located at 22255 Dewdney Trunk Road. "Original signed by Adrian Kopystynski" Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP Planner "Original signed by Christine Carter" Reviewed 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 Kelly Swift" Concurrence: Kelly Swift, MBA Acting Chief Administrative Officer The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Ortho Map Appendix C -Site Concept Plan Appendix D -Comparison Table Appendix E -Subdivision Plan Appendix F -Architectural and Landscaping Plan Page 8 of 8 191 179 159 39 121 13 101 97 85 81 71 61 53 15 re i:i 12196 12151173 12138 12120 12112 12106 12098 121 AVE. ;,; 12086 ( ~ ~ :,: i:i i:i i:i 12080 1201:, 12070 ~ "' 12060 "' i:i i:i 1:: 12061 CHURCH AVE. 12048 --12032 12026 ::; i8 ;;. ~ "'"' DEW ONEY TRUNK RO. :i'l i:i !ll ~ ill i:i i:i i:i ~ i:i 12035 ~ i:i s! l<I i:i i:i I-' "' 1196, ~ 11951 11941 .. i:i 11929 ~ ~ :2, ill i:i i:i 11901 Legend -Stream 12040 ~ 0, § ~ 11980 11960 11926 11916 ~ ---Ditch Centreline Indefinite Creek I~ ,::: , .. ~ 1:: I I 11963 11957 11933 11925 N N ~ "' "' " ~ ~ ~ ~ 11968 11950 ~"' "'"' 11924~,i 142 ~ !~ ~ ~ i " ~ ~ ~ I ~ ~ 1:: MciNTOSH AVE. ~~ APPENDIX A 12175 12107 121,, 12128 12127 12104 '"' "' 12101 i'i 12082 12072 I "o ~~ i ~t:: ~~ 1:: ~ I' 11969 1196'167 11968170 ~ 119~ 11952/54158 M ~ ~~ 11939 "'"' 151 2018-464~R2v"v2018 •X~XX>I 2018-464:Rz -464-DP I ~ ~ ,, " "" ''" 1:: ~ 2018-464-VP § ~~ ~n~ il, ~ -~ ~~ ~ 1191:$119 1'09 ~ ,-· "' ~ 11912 22255 Dewdney Trunk PIO 001-115-332, 341 & 324 ENGINEERING DEPARTMENT N m Active Applications (RZ/SD/DPNP) mapleridge.ca Scale: 1 :3,000 FILE: 2019-069-DP DATE: Feb 26, 2019 BY: MC l Scale: 1 :3,000 APPENDIX B 22255 Dewdney Trunk PIO 001-115-332, 341 & 324 FILE: 2019-069-DP DATE: Feb 26, 2019 ENGINEERING DEPARTMENT mapleridge.ca BY: MC f I ------------~ ------, ; : / I I -----1j I I I : / ! I / . ______ _J) I =-:·:=-=-=--=-i'i I ~~'7"Y.,., ! I I ! I ------1 ' ' I 11 ' ' '0 < ~ ! i I L __ _ r I i ! I i L---. , ;! • ' I ' • • i , • ' " s ' I I ' i ' ' I APPENDIXC Item Original Th e original proposed Density dens ity was 2 .04 FSR (based on Phase 1 lot size) Parkade Underground parking with about a dozen parking at Level One tucked under and behind the buildings. Parkade Entry Entrances in the north end and south end of site to Plaza Street Deletion of Two elevators were the Central necessary. Elevator Garbage Located in the Storage underground Facilities structure. Retail floor 64.1 square meters space (690 square feet) Revised The new proposed density is 2 .16 FSR (based on Phase 1 lot size) Level One has been re located into the underground parkade and the total number of stalls provided has increased from 235 to 243. Parkade Entry has been relocated from the north end of the site to south end of the site. A single more centrally located elevator is being provided (see subsequent section in the matrix)). New location in the underground structure. 64.9 square meters (699 square feet) Appendix D Rational The additional level for the bu ilding on Bro wn Avenue will res ult in a change in bui lding mass ing, which affects t he form an d character, but does not resu lt in any departu re from the design accepted by the Advisory Des ign Pane l. 1) Ensure that all parking p rovided could be offered i n a secu red underground location to ma ximize at grade o pen space fo r t he res idents and public and ensure secure pa rkin g fo r reside nts a nd visitors, and 2) Ensure continuity at the ground plane fo r the se m i-p rivate courtyard spaces providing better safety, accessibil ity, connectivity, and social interaction. This change is precipitated f rom the change to move all pa rkin g below grade. With no "retai l" parking provided at grade d irectly behind the retail space prov ided in the So ut h Bu ilding, the underground parka de requ i red the retai l pa rk in g to be at t he south end of the Parkade and be direct ly accessed off th e entry ramp. An area directly off t he bottom of the Pa rkade en try ra mp will be designated as Retai l Parking and wil l be segregated by a security barrier from the res id ent parking. With the relocation of the grade level pa rkin g below grou nd a nd the "dropping" of the Level 2 "elevated" courtyard to Level 1 , the requirement for a two level l if t to give reside nts direct access to the Level 2 courtyard was removed. For more convenience to futu re res ident s , t h is has been re- organized from having an u nd erground storage room in t he no rth side of the Parkade with a st aging area at g rade at the top of t he Parkade ramp to having t he u nderground st orage on the s outh end of the Parkade with a st aging a rea at t h e top of t he ra m p. The "at grade" garbage storage facilities wi l l now be in a n enclosure at the west end of the North Bui ld in g providi ng d i rect access to Plaza Street fo r easy pick up. With all parking being underground , addition al retai l space may be created to further enhance the prese nc e of reta il acti vity a nd vibrancy along the street. pg. 1 )> ""C ""C rr, z 0 >< 0 App en d ix D South 22 -1 bdrm units 25 -1 bdrm units Changes to unit mix and sizes have resulted pri marily from input Building 23 -1 bdrm + den 28 -1 bdrm + den from the marketing team providing advice on market trends , Revisions 9 - 1 bdrm adaptive 9 - 1 bdrm adaptive demographics , affordabil ity, and commun ity needs for downtown 7 -2 bdrm units 7 -2 bdrm units Maple Ridge. These changes do not affect form and character. 12 -2 bdrm + den 17 -2 bdrm + den 3 - 3 bdrm units 3 - 3 bdrm units 3 -3 bdrm + den 4 -3 bdrm + den 8 ground units 3 ground units (Total 87) plus (Total 96) plus 49 Market Rental 49 Market Rental South Elevator provided. Elevator location Elevator core/tower moved to west side of lobby to create direct Building moved to west side of access and view from the street to the interior courtya rd and to Lobby the entrance lobby. allow direct indoor access to market suites on f loo rs above Revisions grade. We have made mod ifi cations to the main entry to help Elevator core differentiate it from the CR U's and identify it more as the main residential entry. Roof Accessible Roof Reduction of Accessible roof space on the South Building has been reduced to Revisions Space provided Accessible Roof Space the north end of the roof whe re the best views and outloo k can be enjoyed. The elimination of the accessible roof dec k overloo kin g directly on to the central courtyard was also in an effort to l imit the potential overlook onto private patios. Elevation/ The colour palette Revise "Harbour Mist" These changes were made to include a more contemporary Materials and materials Brick to "Night Gray" material pa lette and provide a more varied material mi x for the Revisions includes: "Harbour Fibre Cement Pane ls South Building. All other spec ified bric k materials have been Mist" and "Ebony" Revise "Ebony" Brick retained. to "I ron Gray" Fibre Cement Panels North 9 - 1 bdrm units 14 - 1 bdrm units Changes t o unit mi x and ad dition of f loo r have resul t ed prima ri ly Building 4 - 1 bdrm adaptive 8 -1 bdrm+ den from input f rom the marketing team prov id ing advice on market Revisions 5 - 2 bdrm units 8 - 1 bdrm adaptive trends, demographics, affordab ility, community needs , and helps 1 - 2 bdrm + den 33 -2 bdrm units create a more "u rban " fee l in the existing fabric of downtown 4 -3 bdrm units 1 -2 bdrm + den Maple Ridge. 4 - 3 bdrm +den 0 -3 bdrm un its 14 -ground un its 2 - 3 bdrm +den (Total 41) 0 -ground units (Total 66) pg.2 Appendix D Roof Accessible Roof Reduction of The design is rationalized with an improved balance between Revisions Space provided Accessible Roof Space private and semi-private spaces. The top floo r of the North Building has been recognized by the Marketing Team as the primary location for large r suites to suit the "empty nester" market segment to enable more "age in place" living options in the community. Elevation/ The colour palette Revise "Ebony" Brick These changes were made to include a more con temporary Materials incudes "Ebony" to "Iron Gray" Fibre material palette and provide a more varied ma t erial mix for the Revisions Cement Panels North Building. All other spec ified brick materi als have been retained. Middle 26 ground oriented Unit sizes are reduced Changes to unit sizes and addition of units have resulted Ground units allowing for four more primarily from input from the marketing team providing advice of Oriented units for a total of 30 market trends, demograph ics, and commun ity needs inc luding Apartment ground oriented providing more affordable hou sing options for f amilies in Buildings apartment units. downtown Maple Ridge. Elevation/ Agricultural motif roof Simplification of roof Roof decks have been replaced with en larged patios off the Materials design design and improved Master Bedrooms to allow for the in tegration of pitched roo fs. Revisions balcony space replace This change assures for eas ier maintenance of the suites , roof top decks. reduced strata fees, and elim inates the conce rns of overlook from the adjacent taller apartment suites. The revisions to the exterior detailing result f rom more efficient unit layouts and deep recess of the third story patios contri bute to a more dynamic and animated fagade expression along the street front. Landscape East-west public open East-west public open Changes to Landscape Des ign primarily resu lt from revisions Revisions space with semi-space with semi-listed above. The changes to the courtyard leve ls has resulted in private north south private north south an increase in landscaped open space. The ori ginal landscape links. links with improved design rationale has been maintained. link in place of surface parking. pg.3 SUBDIVISION PLAN OF LOT7 AND LOT 8 EXCEPT: PART DEDICATED ROAD ON PLAN LMP5168 BOTH OF DISTRICT LOT 399 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 20094 ecos 020.021 SCALE 1 :•IDO /lllOISTNICts,.11,N MfTI'lts ..... ODEC: ..... LITHEIIEOf THE MENDED PLOT SIZEOFTIU!PI.Nl IS 15'1'"'" ,11'\!CJTll IV 5'E...,N H~HT(l).!~E)~ENPlOTIEP,.TASCALEOF1:400 LEGEND: SYMBOLS OESCRJPTION ~ NSTI' DEHOTESNOTSUITAILE TOl'OST "™ INTEGRATED SURVEY AR~ No. 38 (MUr,fCIPAU TY OF MAPLE RIDGE) NA.DIil (CSRS) 4.0.D.8C.1.GVRD OllfOIEAIINa,MEDEIIIVEOfllOM09SEIIVATlON,eav.rofOEOOETIC CONTIIOI.MOtl\ll,IDITSMOl<IUMDITS"5lt07:IIIJIO&lH0r.s. lH,i.n'Mc:oollllJ,t.\TEIANOUTM<,TEDAl50WT!ACCUMCVACHl£VfD AIEIIEIIIVEOFIIOM1NEW.6COTPUIUSHEDCOOIIONATESANOST ..... G<II O Ol'NITICNlfOIIOEOOFT!CeolffllOLo.lCIN\NENTIIS>IOT.UNIOl~I. g5~~~Jf~Es~~~~\~ •= THIS-,!MOWS<»IEOIIMOREPOSTS IAttlel1AREllOTUl"OJl'lttETflUECOIINEIIIS~ / / / / / / .:,~on, i '· i \ I ' I \ STRATA PlAN NWS133 •I! LOT 1 •1"' PLAN LMP12218 ~' LOT1 REM LOTG PLAN LMP2no2 PLAN 10689 BRO WN AVENUE lolF N,\Sl'l<.\LT IO"IO'•tr IO" Gl .305 •O"" 5 i,I,\ I ..i.lll7 5 l?IO. ROAD •1.1DD ! IN M PIIO.LT -, EEcH. " I" .,, LOTZ ;i / ; ; PLAH J DO!JL 1875.4 m2 ~ STRATA PLAN EPS2668 (PLAN BCPS0302) / / / / / / PARCEL A (EXPLANATORY PLAN9654) LOT6 I , I i NF I I •/• ;tf 1·· / I / I / I / i / l" I I I I I t:i w Cl'. t;:; ~ 0.. I _,. •. r,= 'I' E,; 'I! ; ~ Cl vi Cl'. LOT 1 8940.3m2 LO T 7 PLAM lll09L UW.Bl ET05£T +-~~:s::: ... ~;~~o--' !I; u• 1-- ;,, ~ ~ LOT9 PLAN 20094 --1 1,102 >---------~ LOT10 PLAN 1112 ... ! ·\. 1-1.As""'u PLAN20094 (?OSTING PLAN LMP29676) LOT19 PLAN 13752 LOT55 PLAN53750 EASEMENT NORTH27FEET ,I ii! ·1- ----- LOT50 PLAN48265 tii w Cl'. t;:; I') gf 11: '~, ::t·· ·"-" ... _" ! \ MST!' 8 ao;:::-rNr::,100 I,~ I \ i r§B ROAD 10 12.6 m 2 :h, ll..521 NF '·°" NF __ ~-_ =u_ _2.J.!!!._ i • • NF/ ri \\\ ,.·h ,... II0".7;~0" 1-lC<lNC~ETE NF tO" ~O" IIO" 10' .CO- • \ / • ~'"m I THEflEIJISUIIVEYIIEPAUE>lTElaYTHISPI.NlWo\!ICOW'lEIED ONntE NIMYOff'EUU.0."1',XIII PAULa.\1111.EIT,BCI.SIIITII t '\ •i, ! '· 1:if I ' . . \ / s-·, I .'-I. THIS PLAN LIES ViJITHIN THE METRO VANCOUVER REGIONAL DISTRICT -CITY OF MAPLE RIDGE -----·-----"· ··-.--------,.·-------------- DEWDNEY TRU NK ROAD / " PLAN EPP88082 I LOTA PLAN LM P39839 LO T 4 PLAN 13752 LOT3 PLAN 13752 LOT2 PLAN 13752 EAST 47 REM. FEET OF LOT1 LO T1 PLAN13752 PLAN 13752 " LOT 18 PLAN 145 -49 LOT24 PLAN 15679 LO T26 PLAN 17845 LOT27 PLAN 178.45 )> "'tJ "'tJ IT1 z C >< ITI M<t"-"" ,......,_..,, l.ANO SU~VEVPIOlTD. ~'::!ti:::.~ fl\,EN0:211~ ECP O,.TE :11FEIRU,.~l'lll1t ~ -~! _._, • I ~7%J l ii 0. .; ~ 1" :g ~ -0 ' J 0 ! "' « j 0 " ~ I <t ~ i i " ~ ] < ] ! -! APPENDIX F ~--...--.--,.--,---.---.,---r--.-----------,-----,------,----T-111";1T~:si'' it ~ f 4= ;_f RI l/1 ~ . "' -l I ~ J L_-1=tD=t:!::8:ill..l1L ________ _JL ____ _Jj_ _____ ...1_ ___ __.c.___----'.__1!....L.. __ t ,l UJ 0 ll &I _J ~ •! <( ~ 0 t~e . HH 0 .. IB ·w UJ i -~ ~ dii ~ dl: l9 j • 1 J ~ < i z -0 _J :) ~ ~ co I I-:) 0 l/) ©··----·- G) @--· ; ;:·e ~-: @-··---~ . ·--o ..... ·D·· i:Jm.J.i Glass ca nopy above 270rri 0 G) 0 Q) 0 -Q-· -·-o ~ 21 8m' canopy above 9··- """"'""111 212ml 0 @ ' ! 3.02m 1 ··-,oa,,· -----------L-- Glass canopy above Sealable Area D 1 Bed D 1 Bed +De n D 2 Bed+ Den D 3 Bed + De n D Amenities D Circulation D Commercial 0GOA D Services ~ Ca lculating ... ' ,-----··t'"b -----w-w ~ TN,_ .. ,-..10,-.,,~•""'""-"'-'°' """'"""'"'"l'l"W",.,.,«MI, u .. ..,~to<IN,_ ..... ......,. .. 11)'~-G<oo,p(j;) I~ IREDALE ARCHITECT UR E 220 -12Water Street Vancouver, 8CV6B 1AS Vancouver Victoria Calgary Iredale.ca ERA -MAPLE RIDGE DEVELOPMENT PHASE 1 11S • 22255 DEWDNEV TRUNK. MAPLf RIOGE.BCV2X 3J1 South Building -GF Saleable !"'-Author ! .. "checker 17091 4 I S-A101a l:IPR OJECTS\Veu 2 017\17091 -Map le Ridge Rezonlng'IOWGS\Phaoe 4 Oe,i.ign Dewlop ment\17091-4-Phase 1_5ovth Sldg-Aleuv, ·r.~ G} 0-i 0 0---- ' • 0--__:- ©-- 0}-- 0----- 0--- @···· -----~ @- @ -- @- CD ~~v,e~~ 00 © ~cp 0 © 0 0 Q) i S7.17m ! 9.23m B ~ j9'·81/4" B 0 0 © -----w-w Sealable Area D 1 Bed D 1 Bed Ren t al D 2Bed D 2 Bed + Den Renta l D 3Bed D 3 Bed Rental D Circulation D Services ~ Ca lcu lating ... 3 19/02/22 IF DP RESUBMISSION 2 18109/05 IFAOPRESPONSER2 1 I 18/05/11 I I SSUED FOR DP ™'"'"""""'-""""'""·"'""'"""""""°' """'<<>O<IIS<"l')"t1'>1m.,!....i,U..,onl-f!o,IN<p"*"' <Aa<<llf<a<dO)'~-Group.G:) I~ IREDA LE ARCH IT E C TURE 220 -12WaterStreet Vancouver,BCV6B1A5 604-736 -5581 Va ncouver Victoria Calgary Ire dale.ca ERA-MAPLE RIDGE DEVE LO PMENT PHASE1 11S -222SSDEWDNEY TRU NK,MAPLE RIDGE.BCV2X3J1 South Bu il ding LS -Saleab le ~-Auth or l'ov,:1;,~er !'~Checker 17091 4 1S-A10 1e l:lf'RDJECTSWHr 2017\17091 · M~p le Ridge Rezonlng1DWGS\Phase 4 Oe sitn o-lcpment\17091-4-Ph ne 1..S,,urh Bldg-A.lu.M @~~~~o , I" ~ b , I" ! ~ G) ~o:u~~o ---_ -·-_____ T.O.Elev~t~;&s ---14~.~~ ---~-~~ --If~~ --;ra~ Lev~ i ·T· -, -36.96m -+ Rd n1n1rtl11 H~ !I : -~ I ~-· 36.35m CtvMl90KfYNPtt<'i9!!Jh!}ui(djop· ; : :~;;:~::'n1;d~~:~~~ay 3-Flbe,Cemern-hon Gray 4 -Metal -Corten S-FlbreCement-Charcoal ~::~::::::: ~~:~coal 8·Concrete•NJturJI 9-MetalRashing-White 10-LO\Mes -Charcoal ___ T.O. Ele~~o~ __ ---------------55.26m ----Si .~~~~ --~~~~': ~ 3 19/02/22 IF DP RESUBMISSION 2 18/09/05 IFADPRESPONSE R2 1 18/05/1 1 ISSUED FOR DP IN•-«Jffl«....,d'-"{"..,lo,,_of --"~""''"""·""'~"""'"P'*'7 .,,.,dwO<l<dt')'~-Grwl>0 I~ IREDALE ARCHI T EC T URE 220 -12WaterStreet Vancouver, BC V6B 1A5 604 -736 -5581 Vtmcouvc:r Victoria C.lllgary Iredale.ca ERA -MAPLE RIDGE DEVELOPMENT PHASE 1 115 • 22255 DEWONEYTRUNK, MAPLE RIDGE.BCV2X3J1 Elevations 1~-Au thor j'15~~gner ["'<:hec ker 17091 S-A200 lclPROJECTS\YHr 2017\17091 -Ma ple Ridge Rezonlng\DWGS\Ph:.ne 4 Design Dewlopme nt\17091-4-Pha,e 1_5outh 0 ldg-.O.leu>it NORTH BUILDING 3 19/02/22 IF DP RESUBMISSION 2 180108 IFADPRESPONSE R2 1 118051 1 I ISSUED FOR DP lN<OOfflPUl0<&ffltrOt..:ldr.-Mo1iS on i<'t>l"""*"'of =~nd~<d:;::;;:~7~;:G~:i lorlllll I~ IREDALE AR C H I TE C T URE 220·12WaterStreet Vancouver.BCV6B 1AS. 604•736 -5581 Vancouver Vl,torla C.itgary Iredale .ca MAPLE RIDGE REZON ING DEVELOPMEN T PHASE1 115-22255 DEWONEY TRUNK. MAPLE ll1DGE.BCV2X3J1 NORTH BUILDING SERIES I"-Author l'15esign er l'"'En ecker 1 ....... 17091 3 I N-A100 l:IPROJECTS\Vu r 2017\17091 -M•p!• Rlcl;e Rezo"lag1DWGS\Ph••• 4 Design O'"""lopmeotl17091-4-Ph.,.e1_North BldJl.Nt 0 0 0 ©-, 0~ Gi ~ 0.7Sm I I cp,,_0 © 0 © 00 2.32m , 2.33m , 2.82m • I.Om 0 0 0 •5'•10" • 21'•31/2" • 7'•7" 7'•8" . . . . . . . . . . . . . . . . . . . . . . 2X•10112" e 0 2.72m ' Saleable Areas D 1 Bedroom D 2 Bed room D Circulation D Services ~,,g) 4·.0112· . ,-· .... -wr-w-W--w EB A 3 19102/22 IF DP RESUBMISSION 2 180108 IFADPRESPONSER2 1 18051 1 ISSUED FORDP Thli«>mpu1e,1ene<01eddrowlnJio•nln>trumon1 ol ~:::"'~·d=~ :::.:1::.~":r,10,tNI I~ IR EDA LE ARCHITECT U RE 220·12Water Street Vancouver.BCV681AS 604 -736-5581 Vancouver Vlctorl.:i Calgary Iredale.ca MAPLE RIDGE REZO NING DEVELOPMENT PHASE1 115• 22255 DEWDNEYTRUNK. MAPLf R1DGE.BCV2X 3J1 North Building -Ll I"-Author l'15 ~s ig~e r j'C hecker EB 17091 3 I N-A101 l:\PROJECT5WMr 2017\17D91 • Map!• Ridge Re,onlng\DWGS\Ph••• 40H lgn o ...,..ropme nt\17091-4-Pha,e,_North llldJ:.Nt ~ ~I~ ~ Ro;f.~~v~ ~ T~~.::: ~ S~~;~I~ ~ 4~~~:I~ ~ 4~~~1~ ~ 4~~~~1 ! ~ 4'=£~~1~~ ~=-3~;:1: ~ 3L:., FkYiltlPDKCYNPTCSNPOhO !Udloc· l •Rrlck •SeanleCream 2 -AberCtmtnt -lron Gray 3-MetalOadding-Cllarcoal 4-Metal Oaddlni;•Grey S·MetalCladdlng -Whlte 6-WoodShutters 7-WlndowFrames -Grey 8 -Wlndow F~mes-Charcoal 9-Louvres -Charcoal IO •Fll><,rCtment-Nlght Gray 11 •Br1ck Ebony --------~;~~, L.:.;;,· ,,,,? l·_l/.·,.t-~-~~J -~3~~~ 4LO~~~ .3L6~:~ 3L6~~ 3 19/02/2 2 IF DP RESUBMISSION 2 180108 1FADPRESPONSER2 1 180511 ISSUEDFORDP Thh compu1or1•,,.,01Nl~rowln1 i,..,m,,........,.of =;~,":=:~.=~~~;::;,~r ... - I~ IREDALE ARCHITECTUR E 220·12Wat er Street Vancouver, BC V6B 1A5 604-736-5581 Vancouver Victoria Calgary Ire dale.ca M APLE RIDGE REZONING DEVELOPMENT PHASE 1 11S -222SSOEWONEVTRUNK.M,t,J>l E RIDGE,BCV2X 3J1 Elevations l"-Author l"6esigner r(hecker 17 091 N -A200 lc\PROJECTSWur 2017\17091 •Map I• Ridge ~e:onlng'IOWGS\Pha~ 4 O•s!gn ~lopm,nt\17091-4-Phasel.Nonh Bldg.M Ground O ri e nte d Apartments ------, e,-- 3 19/02/2 2 IF OP RESUBMISSION 2 18/09/05 IF ADP RESPONSE R2 1 18/05/1 1 ISSUED FORDP Tl'lll'°"""""'''ntrootddr.,.."Jisan..,.,.......,..of =~~·d:=~::w~u::~lo,IN! I~ IREDALE ARCH I TE C T URE 220·12 WaterStreet Vancouver. BC V6B 1AS 604 •736 -5581 Vancouver Victoria C.:ilgary Iredale.ca MAPLE RIDG E REZON ING DEVELOPMENT PHASE 1 11 S • 2225S OEWDNEY TRUNK. MAPLE RIDGE. BCV2X 3J1 GOA Series I"'-Author l'15T;~~er l'"'Ehecker 17091 3 I A100 l:\PROJECTS\Year 2017\17{191 -Maple Rid ge Rezonlng\OWGS\Phue 4 Dnlgn Oevelopme nt\17091-4-Phuel _GOA E .. t.M 1·' ~- A -..,.. l_ t.\_Le\!.!!1_1_ ~ -----w-w A EB Saleable Areas 0GOA 3 19/02/22 1FDPRESUBMISSION 2 18/09/05 IFADPRESPONSER2 1 18/05/11 ISSUED FOR DP Thl,rompul<fgt n«~1«1~,aw1n1 1s,n;,,,,n;m...,<>1 :=~:·d~=~~:f61;;;':t·~rcr<hio I~ IREDALE ARCHITECTURE 220·12WaterStreet Vancouver,BCV6B1A5 604-736 -5581 V,;ncouver Victoria Calgary Iredal e.ca MAPLE RIDGE REZON ING DEVELOPMENT PHASE 1 ,,s -2n55DEWDNEYTRUNK.MAPLE RIDGE. BCV?X3J1 GOA East L1 SALEABLE ,._Author '"Checker 17091 3 ~E -A101 J:IPROJECTS\Year 2017\17091 -Maple Ridg e Rezonlng10WGS\Phas•4 Oesign o-lcpme nt\17091-4-Phase1_GOA Eu l.M 2.6 Material Pallete The se lected materials for the building frontages and ent ire development capture the unique essence of Maple Ridge, and provide a balance be- tween urban and rura l within the existing fabric. South Building 8R1CK0 MOD1 F1E D GRANITE ABRE CEMENT• IRON GltAY CONCRETE-NATURAL LOUVRES-CHARCOAL C BRICK SAMPLES lrom • Mutual Malarials, Contact G,raldW. Ma rtin, 604.&18-0SSS (olfi~) METAL ROOFING/Ct.ADDING • Standwlg Seam Par.el 12" width • Charcoal Grey from Cas.cadla Metals Ltd, METAL CLADDING -WF-718 Conug1ted0<Wf-636 Wih by Westform ROOFM'ALLSH./\KES -HardeShlngl&Slding-Stralgl,tEclgePanel lr.4 ~~c~,~~~.~ , North Building Ground Floor Oriented Apartments BRICIC-MODIFlEO GRANITE HBIIE CEMENT • IRON GllAY METAL CLADDING-CHARCOAL :r:;: ... '-r =,-·~~ x ... -. .. ·~ • . -• ----.. ,,,f .. . .. ... .. ~ D D FIBRE CEMENT• t,.IGHT GRAY METAL CLADOINO-OREY BRICK-EBONY DDLJ SECTION A I 9 -..... -0) 0 I ai .., .... ~! 0 "O £ ~ ; ; z " : • C 0 ! • -~ " t5 a ..... II II II I /; II II II II II II ii 11 II II II ,J r-)> N )> II "' -I II ,0 m m II -I II II II II II II II II II II II Ii II II ,;::;.-:. II II ---~~--~1 3 n N 3/\ V N M O t'l S I I I I I I I I I I I I I I I I I I I \ I I I I I I I I L----------------------------------·-··-··-··c.··-··J··-T---------------------------------~ : I ' I : r---------=--=--=--=--=--=--=--=--=,-=,-------------------,1 . : i~-------· .. -! • I O • • • • • I, I I 11 .I 'I 11 ,.I 'I 11 ·I ·1 11 :1 1: :1 1: :1 11 .I •I 11 ,I 'I 11 :\ \\ \\1W \ I . I \' L ___ .:.._ ______________ _J _____ j j . niffi+ I I I I. I I I I I I I I I I ·I I · I I I I I I L ___ ' I ·• I \ I I ·\' I . . \~~~~~~~~~~~~~~~:~~~:~~-=-~~-=-~~-=-~~-=-~~~~~~~~~~=::=-~=-~~=--. -.. --. -.. -. =~·=::=::=::~~: ___ J ffi NORTH 04 f,;,b20,2017 ln u e dlorW D Prog ren 03 Apr26.2019 lssuedlo1BP 02 AugJ0.2018 lssuedforDP Ol AprJ0.20\8 Re-lnuedfor Rezoning NO.: DATE: ITEM ~ f-Du:an!eKNlllr.Ltd. t 10'1·1631WM15thAOWIU9 Var,cou-BC VO J 1N5 -c t.004664'4611 f:00400-40677 -.did.be.a. Project; MAPLE RIDGE REZONING DEVELOPMENT J PHAS E 1 M APL E RIDGE, BC Drown by: Checked by: Dote; November Ol.20 18 Sc a le: Drawing Title: La ndsca p e Roof Le v e l (Lvl 5) Project No.: 16087 L-1.2 ,: <U ·;; cu >, <U "' ~ :c Ill :;; bO E .~ 8 OJ "' -,:, <U C ,: OJ -5 "' ::, ,.._ 0 N V) 0 <( z 0 6 LU (/) w~ ..J, <( ~ Cl~ W• ~: 51 I r· I Southwest corner at Dewdney trunk road and Plaza street 11.tJ ~~c~,~~~"~ SECTIO N A I 14 ~ 0 ] 8 C ., ~ .. .. C 0 " ., "C "' C ., E e Q. ] C 1J 0 ,: ., > 00 <( z 0 6 UJ t/l w~ ....J, <~ 0~ LU;: ~: Si "' 1: ., 5 :. Q. <( " 2 C: .!! 0 ;; 0 u: " C: :, 0 .,; 0 ~ ~ ;:, ·2 ., E E "' " ~ "' ii 0 ;: ., ·s: .<: t 0 2 0 N <( z 0 i= V w t/1 ww __J, <(: 0~ W• ~: :ii SECTION D -SUSTAINABILITY 1 . LEED Gold Equivalent Checklist • LEED v4 for Building Design and Construction: Multifamily Midrise Project Checklist Project Name : LEED Gold Equivalent Date: Maple Ridge Rezoning Dev elopment 18/05/11 y ? N I 2 I ! jc .. dit Integrative Process 14ToTis!Location and Trans_!l_ortation Y 1 Prere q Floodplain Avoidance PERFORMANCE PATH i-@credit LEED for Neighborhood Development Location e. C,odi.t Credit Credit Credit PRESCRIPTIVE PA TH Site Selection Compact Development Community Resources Access to Transit 7 o I o I Sustainable Sites ...:i.. Prereq y Prereq 2 I !credit 3 I jcredit 2 I !credit y s! 1 s jc .. ,;, f: I I 1c .. ,11 : 2 :c .. ,;, Construction Activity Pollution Prevention No Invasive Plants Heat Island Reduction Rainwater Management Non-Toxic Pest Control Water Metering PERFORMANCE PATH Total Water Use PRESCRIPTIVE PA TH Indoor Water Use Ouldoor Water Use and Atmosphere Minimum Energy Performance Energy Metering 2 ~ Required :::::J 15 ::::J 8 3 2 2 7 Required Required 2 3 2 12 Required l 12 ' 37 7 0 11 Indoor Environmental Qualitv y t--- Prereq Ventilation y -Prereq Combustion V enting t--!-Prere q Garage Pollutant Prot ection y -Prereq Radon-Resist ant C onstruction ...:!_ Prereq Air FIitering t--!-Prereq Environmental T obacco Sm oke y Prereq Compartm entalization 3 Cre dit Enhanced V entilation 1 1 Credit Contaminant C ontrol 1 2 Credit Balancing of He ating and C ooling Distribution Sy stems 3 Credit Enhanced Com partment aliz ation 1 1 Credit Enhanced C om bustion V enting 1 Credit Enhanced Garage Pollutant Protection 3 Credit Low Emitting Products 1 Credit No Environment al Tobacco Smoke 3 O I 3 !Innovation y Prereq Prelim inary Ra tin g 2 I 3 ic .. ,;, Innovation 1 I !credit LEED AP Home s 2 0 2 I Regional Priority I . I I lc"'" Regional Priority: Specific Credit 1 ~ Credit Regional Priority: Specific Credit I I I , ~:credit Regional Priority: Specific Credit ~~-~~Credit Regional Priority: S pecific Credit 18 R equired R equired Required Required Required R equired R equired 3 2 3 3 2 1 3 1 6 Required 5 1 4 Education of the Homeowner, Tenant or Building Manager Annual Energy Use Required Required Required fflmEilJTOTALS Posstble Points 110 ~ C,edlt Credit Credit Efficieng Hot Water Distribution Advanced Utility Tracking 5 41 0 l Materials and Resources ..:!... Prereq Certified Tropical Wood y Prereq Durability Management 1 I lcredit Durability Management Verification 1 41 !credit Environmentally Preferable Products 3 T l credit Construction~waste Management I~ ~~c~,~~~.~ 30 5 2 9 Required Required 1 5 3 Certified: 40 to 49 points, Silver: 50 to 59 points, Gold: 6 0 to 79 point s, Plat inum: 80 to 1 1 O - -; SECTIO N D I 69 TO: MAPLE RIDGE British Columbia City of Maple Ridge mapleridge.ca His Worship Mayor Michael Morden and Members of Council MEETING DATE: March 19, 2019 FILE NO: FROM: Chief Administrative Officer MEETING: Committee of the Whole SUBJECT: Contract Award: Pavement Rehabilitation Program EXECUTIVE SUM MARY: As part of Council's commitment to infrastructure renewal and replacement, the backlog of roads requiring pavement rehabilitation continues to be addressed. This year's program combines 2019 allocated funds from Capital, Maintenance, Translink and Developer funding, for a total investment of close to $2.2 million in road maintenance resurfacing and associated works this year. RECOMMENDATION: That the extension for the 2016 contract for Pavement Rehabilitation be awarded to BA Blacktop Ltd., in the amount of $1,565,969.03 excluding applicable taxes; And further that additional work locations may be added under the extra work provisions in the contract up to $600,000 excluding taxes; And furthermore that the Corporate Officer be authorized to sign the contract up to the maximum amount of $1,565,969.03 plus the extra work provisions. DISCUSSION: a) Background Context: A public invitation for prequalification was conducted in 2016, following a detailed assessment of 6 submissions, in which two contractors met prequalification criteria. Both submitted bids on the Pavement Rehabilitation work ITI-OP16-08 . An evaluation was done by the City of Maple Ridge with technical assistance from Aplin and Martin Consulting Engineers. It was determined that BA Blacktop Ltd. provided best value to the City of Maple Ridge. This contract has multi year extension provisions. Quotations for the 2019 works is appropriate and provide best value for road rehabilitation works. b) Financial Implications: The funding for this work is approved within the financial plan and is within budget. This is a unit price contract and as such an extra work provision has been added for potential additional works within the approved budget envelopes. The City's Purchasing Policy requires that the potential to add additional works be identified to Council at the time of award. The expenditure is authorized in the 2019 Capital and Operating Budget and is within the approved budget windows. (2172258) Page 1 of 3 1110 ~ I c) Planned Locations: Anticipated locations in the 2019 program: 1. Glenhurst Street-Dewdney Trunk Road to 122Avenue 2. 102 Avenue -240Street to Jackson Road 3. 232 Street -Dewdney Trunk Road to 122 Avenue 4. Powell Avenue -203 Street to 208 Street 5. 208 Street-Powell Avenue to 123 Avenue 6. 220 Street -Dewdney Trunk Road to Lougheed Highway 7. Sayers Crescent -Laurel Place to Willow Place 8. 206 Street -Dewdney Trunk Road to 123 Avenue 9. 210 Street -Abernethy Way to Neaves Road 10. 248 Street -Dewdney Trunk Road to Hal nor Avenue 11. 224 Street -Abernethy Way to 132 Avenue 12. Hollyrood Avenue -Richie Street to 227 Street 13. Richie Avenue -Hollyrood Avenue to 228 Street 14. 280 Street -104 Avenue to 108 Avenue d) Future Works: This is a unit price contract and as such may be extended to rehabilitate additional road surfaces depending on weather, time commitment, preparation and budget. Contract provisions allow the extension of this contract for a total of 1 additional years by mutual agreement. CONCLUSION: The recommended contract award continues Council's commitment to infrastructure renewal and replacement. Award of the contract would see the work completed through the spring and summer of 2019. (2172258) Page 2 of 3 I ~ /·~. i ' Prepared by: Walter Oleschak Superintendent of Roads and Fleet Reviewed by: Daniela Mikes Manager of Procurement r Approved by: Frank Quinn General Manager, Public Works and Development Services ~ Concurrence: ~££M Acting C 1ef Administrative Officer (2172258) Page 3 of 3