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HomeMy WebLinkAbout2020-04-21 Public Hearing Agenda and Reports.pdfCity of Maple Ridge PUBLIC HEARING April 21, 2020 CITY OF MAPLE RIDGE PUBLIC HEARING AGENDA 1a) 2014-069-RZ 20894 Lougheed Highway Lot 1 Except: Firstly; Part on Plan 25556 Secondly; Part on SRW Plan 43436 District Lot 250 Group 1 New Westminster District Plan 12376 Maple Ridge Official Community Plan Amending Bylaw No. 7118-2014 Official Community Plan amendment to re-designate land use from Urban Residential and Conservation to Commercial and Conservation to allow the proposed CS-1 (Service Commercial) zoning and to adjust the Conservation boundary. 1b) 2014-069-RZ 20894 Lougheed Highway Maple Ridge Zone Amending Bylaw No. 7119-2014 To rezone from RS-1 (One Family Urban Residential) to CS-1 (Service Commercial). The current application is to permit future construction of a mixed use building with five commercial lease units at ground level, and one residential unit above. 2a) 2017-262-RZ 11060 Cameron Court Lot 1 Except: Part Subdivided by Plan 66748 Section 10 Township 12 New Westminster District Plan 61001 Maple Ridge Official Community Plan Amending Bylaw No. 7620-2020 Official Community Plan amendment to amend areas designated Low Density Residential and to adjust the Conservation boundary. PUBLIC HEARING AGENDA April 21, 2020 7:00 pm Council Chambers, 1st Floor, City Hall The purpose of the Public Hearing is to allow all persons who deem themselves affected by any of these bylaws a reasonable opportunity to be heard before Council on the matters contained in the bylaws. Persons wishing to speak for or against a bylaw will be given opportunities. You will be asked to give your name and address. Please note that all written submissions provided in response to this consultation including names and addresses will become part of the public record which includes the submissions being made available for public inspection. Further consideration of bylaws on this agenda will be at the next regular Council meeting. The meeting is recorded by the City of Maple Ridge. 2b) 2017-262-RZ 11060 Cameron Court Maple Ridge Zone Amending Bylaw No. 7409-2017 To rezone from RS-3 (One Family Rural Residential) to RS-1d (One Family Urban (Half Acre) Residential) zone utilizing the Density Bonus to allow the development of RS-1b (One Family Urban (Medium Density) Residential) sized single family lots of 557m2. The current application is to permit a future subdivision of approximately 18 lots utilizing Density Bonus provisions. 3a) 2018-159-RZ 24331 110 Avenue and 24315 110 Avenue Lot 5 Section 10 Township 12 New Westminister District Plan 7408 Lot 6 Section 10 Township 12 New Westminister District Plan 7408 Maple Ridge Official Community Plan Amending Bylaw No. 7624-2020 Official Community Plan amendment to amend areas designated Low Density Residential and to adjust the Conservation boundary. 3b) 2018-159-RZ 24331 110 Avenue and 24315 110 Avenue Maple Ridge Zone Amending Bylaw No. 7463-2018 To rezone from RS-3 (One Family Rural Residential) to RS-1d (One Family Urban (Half Acre) Residential) zone utilizing the Density Bonus to allow the development of RS-1b (One Family Urban (Medium Density) Residential) sized single family lots of 557m2. The current application is to permit a future subdivision of approximately 19 lots utilizing Density Bonus provisions. 4a) 2018-160-RZ 24387 110 Avenue Lot 3 Section 10 Township 12 New Westminster District Plan 7408 Maple Ridge Official Community Plan Amending Bylaw No. 7625-2020 Official Community Plan amendment to amend areas designated Low Density Residential and adjust the Conservation boundary. 4b) 2018-160-RZ 24387 110 Avenue Maple Ridge Zone Amending Bylaw No. 7464-2018 To rezone from RS-3 (One Family Rural Residential) to RS-1d (One Family Urban (Half Acre) Residential) zone utilizing the Density Bonus to allow the development of RS-1b (One Family Urban (Medium Density) Residential) sized single family lots of 557m2. The current application is to permit a future subdivision of approximately 12 lots utilizing Density Bonus provisions. 5a) 2019-067-RZ 23250 Silver Valley Road and 23267 137 Avenue Lot 2 Block A Section 33 Township 12 New Westminster District Plan 20132 Lot 59 Section 33 Township 12 New Westminster District Plan EPP60118 Maple Ridge Official Community Plan Amending Bylaw No. 7554-2019 Official Community Plan amendment to re-designate land uses to Medium Density Residential to allow for the proposed R-1 (Residential District) zoning. 5b) 2019-067-RZ 23250 Silver Valley Road and 23267 137 Avenue Maple Ridge Zone Amending Bylaw No. 7547-2019 To rezone from RS-3 (One Family Rural Residential) and R-1 (Residential District) to R-1 (Residential District). The current application is to permit a future subdivision of approximately 6 lots. CITY OF MAPLE RIDGE NOTICE OF PUBLIC HEARING TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the City Hall, 11995 Haney Place, Maple Ridge, North-East corner entrance, at 7:00 p.m., Tuesday, April 21, 2020 to consider the following bylaws: 1a) 2014-069-RZ 20894 Lougheed Highway Lot 1 Except: Firstly; Part on Plan 25556 Secondly; Part on SRW Plan 43436 District Lot 250 Group 1 New Westminster District Plan 12376 Maple Ridge Official Community Plan Amending Bylaw No. 7118-2014 Official Community Plan amendment to re-designate land use from Urban Residential and Conservation to Commercial and Conservation to allow the proposed CS-1 (Service Commercial) zoning and to adjust the Conservation boundary. Map No. 892 Map No. 893 1b) 2014-069-RZ 20894 Lougheed Highway Maple Ridge Zone Amending Bylaw No. 7119-2014 To rezone from RS-1 (One Family Urban Residential) to CS-1 (Service Commercial). The current application is to permit future construction of a mixed use building with five commercial lease units at ground level, and one residential unit above. 2a) 2017-262-RZ 11060 Cameron Court Lot 1 Except: Part Subdivided by Plan 66748 Section 10 Township 12 New Westminster District Plan 61001 Maple Ridge Official Community Plan Amending Bylaw No. 7620-2020 Official Community Plan amendment to amend areas designated Low Density Residential and to adjust the Conservation boundary. Map No. 1016 Map No. 1017 2b) 2017-262-RZ 11060 Cameron Court Maple Ridge Zone Amending Bylaw No. 7409-2017 To rezone from RS-3 (One Family Rural Residential) to RS-1d (One Family Urban (Half Acre) Residential) zone utilizing the Density Bonus to allow the development of RS-1b (One Family Urban (Medium Density) Residential) sized single family lots of 557m2. The current application is to permit a future subdivision of approximately 18 lots utilizing Density Bonus provisions. 3a) 2018-159-RZ 24331 110 Avenue and 24315 110 Avenue Lot 5 Section 10 Township 12 New Westminister District Plan 7408 Lot 6 Section 10 Township 12 New Westminister District Plan 7408 Maple Ridge Official Community Plan Amending Bylaw No. 7624-2020 Official Community Plan amendment to amend areas designated Low Density Residential and to adjust the Conservation boundary. Map No. 1018 Map No. 1019 3b) 2018-159-RZ 24331 110 Avenue and 24315 110 Avenue Maple Ridge Zone Amending Bylaw No. 7463-2018 To rezone from RS-3 (One Family Rural Residential) to RS-1d (One Family Urban (Half Acre) Residential) zone utilizing the Density Bonus to allow the development of RS-1b (One Family Urban (Medium Density) Residential) sized single family lots of 557m2. The current application is to permit a future subdivision of approximately 19 lots utilizing Density Bonus provisions. 4a) 2018-160-RZ 24387 110 Avenue Lot 3 Section 10 Township 12 New Westminster District Plan 7408 Maple Ridge Official Community Plan Amending Bylaw No. 7625-2020 Official Community Plan amendment to amend areas designated Low Density Residential and adjust the Conservation boundary. Map No. 1020 Map No. 1021 4b) 2018-160-RZ 24387 110 Avenue Maple Ridge Zone Amending Bylaw No. 7464-2018 To rezone from RS-3 (One Family Rural Residential) to RS-1d (One Family Urban (Half Acre) Residential) zone utilizing the Density Bonus to allow the development of RS-1b (One Family Urban (Medium Density) Residential) sized single family lots of 557m2. The current application is to permit a future subdivision of approximately 12 lots utilizing Density Bonus provisions. 5a) 2019-067-RZ 23250 Silver Valley Road and 23267 137 Avenue Lot 2 Block A Section 33 Township 12 New Westminster District Plan 20132 Lot 59 Section 33 Township 12 New Westminster District Plan EPP60118 Maple Ridge Official Community Plan Amending Bylaw No. 7554-2019 Official Community Plan amendment to re-designate land uses to Medium Density Residential to allow for the proposed R-1 (Residential District) zoning. 5b) 2019-067-RZ 23250 Silver Valley Road and 23267 137 Avenue Maple Ridge Zone Amending Bylaw No. 7547-2019 To rezone from RS-3 (One Family Rural Residential) and R-1 (Residential District) to R-1 (Residential District). The current application is to permit a future subdivision of approximately 6 lots. AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaws and copies of staff reports and other information considered by Council relevant to the matters contained in the bylaws are available for viewing on the City’s Land Development Viewer site: https://gis.mapleridge.ca/LandDevelopmentViewer/LandDevelopmentViewer.html. The Public Hearing Agenda with full reports can be viewed on the City website at www.mapleridge.ca/640 . During the COVID-19 health emergency it is important to ensure that our democratic processes continue to function and that the work of the City remains transparent for all citizens. We are doing business a bit differently during this time by having Council members attend remotely and having the Mayor and only necessary staff present in person following all social distancing protocols as per recommendations from our Provincial Health Authorities and Government Officials. Balancing the health and safety of citizens and our democratic processes is first and foremost in our approach during this health emergency, so we are offering additional options for the public to attend remotely. ALL PERSONS who believe themselves impacted by the bylaws mentioned above, may participate by: • attending and/or speaking at the meeting in person, or remotely. Remote participation details will be posted on the City website at: http://www.mapleridge.ca/640/Council-Meetings; • submitting a letter prior to the meeting to the Corporate Officer by 4:00 p.m., Monday, April 20th via drop-off at City Hall or by mail; or, • emailing clerks@mapleridge.ca until 4:00 p.m. on Tuesday, April 21st. Please note that all written submissions provided in response to this consultation will become part of the public record which includes the submissions being made available for public inspection. Dated this 6th day of April, 2020. Stephanie Nichols Corporate Officer DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2014-069-RZ File Manager: Therese Melser Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED 1. A completed Application Form (Schedule “A” – Development Procedures Bylaw No. 5879-1999) 1. An application fee, payable to the City of Maple Ridge, in accordance with Development Application Fee Bylaw no. 5949-2001. 2. A Certificate of Title and Consent Form if the applicant is different from the owner shown on the Certificate of Title. 4. A legal survey of the property(ies) 5. Commercial Development plan layout 6. Neighbourhood context plan 7. Lot grading plan 8. Landscape plan*+ 9. Preliminary architectural plans including site plan, building elevations, accessory off-street parking and general bylaw compliance reconciliation*+. * These items may not be required for single-family residential applications + These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01 Additional reports provided: Arborist Report Habitat Assessment Report Page 1 of 8 City of Maple Ridge TO: His Worship Mayor Michael Morden MEETING DATE: March 3, 2020 and Members of Council FILE NO: 2014-069-RZ FROM: Chief Administrative Officer MEETING: CoW SUBJECT: First and Second Reading Official Community Plan Amending Bylaw No. 7118-2014; Second Reading Zone Amending Bylaw No. 7119-2014; 20894 Lougheed Highway EXECUTIVE SUMMARY: An application has been received to rezone the subject property located at 20894 Lougheed Highway from RS-1 (One Family Urban Residential) to CS-1 (Service Commercial), to permit future construction of a mixed-use building with five commercial lease units at ground level, and one residential unit above. This application requires an amendment to the Official Community Plan (OCP) to re-designate the land use(s) from Urban Residential and Conservation to Commercial and Conservation. An amendment will be required to adjust the boundary around a watercourse and the steeply sloped area, which increases the Conservation area. Due to the proximity to a watercourse, a Watercourse Protection Development Permit application is also in process. Council granted first reading to Zone Amending Bylaw No. 7119-2014 and considered the early consultation requirements for the Official Community Plan (OCP) amendment on February 23, 2016. The minimum lot size for the proposed CS-1 Service Commercial zone is 929 m2. The subject property is 3040 m2 (0.75 acres). Pursuant to Council policy, this application is exempt from the Community Amenity Contribution Program, as only one residential unit is proposed. RECOMMENDATIONS: 1) That, in accordance with Section 475 of the Local Government Act, opportunity for early and on- going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 7118-2014 on the municipal website, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 2) That Official Community Plan Amending Bylaw No. 7118-2014 be given first and second reading, and Zone Amending Bylaw No. 7119-2014 be given second reading, and be forwarded to Public Hearing; 3) That the following terms and conditions be met prior to final reading: i) Registration of a Rezoning Servicing Agreement as a Restricti ve Covenant and receipt of the deposit of a security, as outlined in the Agreement; Page 2 of 8 ii) Approval from the Ministry of Transportation and Infrastructure; iii) Road dedication on Lougheed Highway as required; iv) Park dedication as required for conservation lands and for the protection of the Environmentally Sensitive Areas on the subject property, including construction of walkways; and removal of all debris and garbage from park land; v) Registration of a Statutory Right-of-Way Plan for sanitary sewer services; vi) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject property for the proposed development; vii) Registration of a Restrictive Covenant for protecting the Residential Parking; viii) Registration of a Restrictive Covenant for protecting the Visitor Parking; ix) Registration of a Restrictive Covenant for Tree Protection, if the Douglas Fir and its roots area can not be completely protected as needed within the dedicated Park land; x) Registration of a Restrictive Covenant for on-site Stormwater Management; xi) Removal of existing buildings; xii) A Professional Engineer’s certification that adequate water quantity for domestic and fire protection purposes is provided; xiii) If the Director of Waste Management from the Ministry of Environment determines that a site investigation is required based on the submitted Site Profile, a rezoning, development, or development variance permit cannot be approved until a release is obtained for the subject property(ies); xiv) In addition to the site profile, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject property, and if so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site. DISCUSSION: 1) Background Context: Applicant: Pivotal Development Consultants Ltd. Wayne Jackson Owner: M K Meadow Development Ltd Legal Description: Lot 1, District Lot 250, New Westminster District Plan 12376 OCP: Existing: Urban Residential, and Conservation Proposed: Commercial, and Conservation Page 3 of 8 Zoning: Existing: RS-1 (One Family Urban Residential) Proposed: CS-1 (Service Commercial) Surrounding Uses: North: Use: Park, and Residential Zone: P-1 (Park and School), and RS-1B (One Family (Medium Density) Residential Designation: Conservation, and Urban Residential South: Use: Residential Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential East: Use: Residential Zone RS-1 (One Family Urban Residential) Designation: Urban Residential and Conservation West: Use: Commercial Zone: CS-1 (Service Commercial) Designation: Commercial Existing Use of Property: Residential Proposed Use of Property: Commercial Mixed Use Site Area: 0.304 ha (0.75 acres) Access: Lougheed Highway Servicing: Urban Standard 2) Background: The subject property located at 20894 Lougheed Highway is approximately 0.304 ha (0.75 acres) in size, and is relatively flat, except for 31% of the property designated as conservation area in the north-east corner. McKenney Creek is crossing the property and the banks of the watercourse exceed slopes of 25% in some areas. The subject property is bounded by residential properties to the east and south, a commercial property to the west (Bob’s A-Z Rental) and park and single residential properties to the north, on the other side of Lougheed Highway (See Appendix A and B). There are some significant trees on the property that are intended to be retained and protected. 3) Project Description: An application has been received to develop a commercial mixed use building for the subject property located at 20894 Lougheed Highway. The applicant is requesting to rezone to CS-1 (Service Commercial) to be able to develop a mixed use building with five commercial lease units at ground level (approx. 421m2) and an apartment above of approximately 140m2. The proposed building height is 7.5m. The architectural plans show five commercial units on the ground level, and a partial second level which will contain one apartment. The applicant has not identified the nature of the businesses or tenants that would occupy the units, but did confirm the CS-1 (Service Commercial) zone is appropriate. The location of the building and parking lot is specifically designed to fit within the setbacks from the Creek and slopes, the setbacks from the Ministry of Transportation, and to protect some significant trees on the property. The building design, window and deck locations have been placed se nsitively to minimize negative impacts on existing homes to the south and to focus views to the park areas. Page 4 of 8 4) Planning Analysis: i) Official Community Plan: The development site is currently designated Urban Residential and Conservation. For the proposed development an OCP amendment is required to re-designate most of the Urban Residential area to Commercial to allow the proposed CS-1 (Service Commercial) zoning, and to adjust the Conservation boundary. Through the draft Lougheed Transit Corridor Concept Plan, which was presented at the December 3, 2019 Council Workshop, the subject property has been identified for ongoing evolution of market uses and provide flexibility in the range of uses permitted, from highway commercial to light industrial employment. The development is consistent with the Concept Plan. The subject property is located just east of the Commercial area on Lougheed Highway, which extends west to the boundary with Pitt Meadows. The adjacent property to the west, located at 20850 Lougheed, is a commercial site with CS-1 (Service Commercial) zoning. The property to the east is designated Conservation and Urban Residential. Given the location of a portion of McKenney Creek along the frontage of the easterly property, no future commercial use is possible there. The proposed OCP amendment will permit commercial uses on the site, consistent with the intent of the General Commercial policies in the OCP as described in Section 6.3.4. The creek on the east side of the property separates it from the residential areas to the east, forming a natural separation between Commercial and Residential uses. The site will continue to have this natural separation between commercial and residential uses through the amendment of the Conservation area, protecting and enhancing McKenney Creek. The proposed development is consistent with the surrounding uses and the intent of the OCP. ii) Zoning Bylaw: The current application proposes to rezone the property located at 20894 Lougheed Highway from RS-1 (One Family Urban Residential) to CS-1 (Service Commercial) to permit the future development of a mixed use building. The minimum lot size for the current RS-1 (One Family Urban Residential) zone is 668m2, and the minimum lot size for the proposed CS-1 (Service Commercial) zone is 929m2. The subject property is 3,040m2. iii) Proposed Variances: Variations from the requirements of the proposed zone will require a Development Variance Permit application. The applicant applied for a variance to reduce the setback to the proposed building in the rear yard from 6.0m to 1.2m, in order to preserve two significant trees on the property. Furthermore, the apartment portion of the building is proposed to be 8.47m high, which will require a variance. These variances will be the subject of a future Council report. iv) Development Permits: Pursuant to Section 8.5 of the OCP, a Commercial Development Permit application is required to address the current proposal’s compatibility with adjacent development, and to enhance the unique character of the community. Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is required to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. Page 5 of 8 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”;  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. v) 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 May 16, 2018 (see Appendix E and F). Following presentations by the project Architect and Landscape Architect, the ADP made the following resolution that: “That the following concerns regarding File No. 2014-069-DP be addressed and digital versions of revised drawings & memo be submitted to Planning staff; and further that Planning staff forward this on to the Advisory Design Panel for further review and evaluation. Landscape Comments: 1. Respecting trees and landscaping: a. Incorporate the tree management requirements from an updated arborist report to include all trees on site ie: trees contained in Environmental area not shown on current landscape plan; b. Add tree protection fencing to the drawings and notes for monitoring during construction; c. Incorporate permanent landscaping on rooftop deck for screening; d. Confirm that landscape at South perimeter is meeting screening and buffer; requirements of the Zoning bylaw (General Requirements) between residential and commercial zones; e. Add coniferous trees to improve screening in South landscape buffer. 2. Respecting the pedestrian environment and safety: a. Add benches, trash receptacles and other site furnishing to enhance the commercial space; b. Clarify locations of guard rails at retaining walls; c. Provide a pedestrian connection from Lougheed Hwy to the building. 3. Respecting landscaping plan details: a. On landscape drawing provide details for reference such as for site furnishings, paving, fencing, walls, guard rails, railings, etc.; b. Include sections for critical landscape areas such as retained trees and areas near accessible space that have change in grade. 4. Confirm if the existing grade is being maintained around the existing significant tree, follow the recommendations of the arborist. Page 6 of 8 Architectural Comments: 1. Respecting form and character: a. Improve architectural character to the building; b. Consider using alternate materials and an alternate colour palette; c. Consider adding contrasting colours to the facades to break the mass; d. Add articulation to the facades facing the street; e. De-emphasize the horizontal nature of the building by adding more vertical elements; f. Consider increasing fenestration to allow more light completed with sun shade on the southern and western facades. 2. Respecting the residential element: a. Improve the delineation between entrances for commercial and residential uses; b. Provide wayfinding signage to the residence and commercial unit 5; c. Distinguish character of entrance for residential entry such as a recess. 3. Respecting roof or roof top matters: a. Delete mansard roof and match residential roof to commercial roof; b. Rooftop units must be screened or demonstrate that they are not visible from the other side of Lougheed Hwy; c. If rooftop units are visible from Lougheed Highway, provide suitable rooftop screening; d. Confirm locations of rooftop units for commercial units 4 and 5. 4. Respecting the site and site plan: a. Add pylon signage at Lougheed frontage coordinated with the building architecture; b. Match garbage kiosk with architecture of project; c. Provide landscape lighting and building lighting layout; d. Verify parking calculations for the range of anticipated uses, such as restaurants and offices; e. Identify the required loading space and demonstrate how loading vehicle can manoeuver on the site and have adequate clearance (respect to tree canopy). 5. Other items: a. Demonstrate that the project conforms with CPTED principles; b. Consider taking advantage of the North view for the residential unit.” The applicant has been working with staff to address the above concerns, and have submitted revised documents. The ADP comments have been addressed and are reflected in the current plans. A detailed description of how these items were incorporated into the final design will be included in a future development permit report to Council. vi) Development Information Meeting: A Development Information Meeting was held at Maple Ridge Seniors Activity Centre, located at 12150 224 Street, on April 24, 2019. Two people attended the meeting. A summary of the main comments and discussions with the attendees was provided by the applicant and include the following main points: Living south of the proposed, there is a concern of losing backyard privacy, where it is suggested to add some sort of higher screening or trees. Page 7 of 8 5) Environmental Implications: The subject property is located to the south side of Lougheed Highway, with McKenney Creek bisecting the north east corner of the site. A 15m top of bank setback has been proposed along the forested ravine. Parkland dedication will be required to ensure qualitative and quantitative enhancement of McKenney Creek (see Attachment H). A very large Douglas Fir is located in the centre of the subject property, which mi ght be the largest fir encountered within Maple Ridge, with an estimated age of over 120 years. This tree appears to be in good health and its protection is therefore required. The obvious priority in its preservation is safety. The protection of the structural root system of this tree must be assured , and a protective covenant may be required to protect the root system. The applicant has furthermore been working with their qualified professional Arborist and our Environmental Planners to propose a development with best levels of effort to ensure the protection of this Fir and its root system. 6) Traffic Impact: As the subject property is located within 800 metres of the Lougheed Highway, a referral has been sent to the Ministry of Transportation and Infrastructure. Preliminary approval was recently granted on February 6, 2020, with the following conditions: - no storm drainage shall be directed into the Ministry of Transportation and Infrastructure systems. All storm water is to be directed to a municipal maintained system. - all structures are to be located at least 4.5 metres back from the highway right-of-way. - under the Ministry’s maintenance contract, our contractor provides landscaping and maintenance services related to highway safety and do not undertake work for aesthetic reasons. - approval of this rezoning application does not constitute approval of any proposed landscaping plan. Ministry approval of the Zone Amending Bylaw will be required as a condition of final reading. 7) Interdepartmental Implications: i) Engineering Department: Along with the typical engineering referral comments to be resolved, a sanitary sewer service connection through the adjacent property to the sewer on Camwood Avenue, designed by the developers civil engineer was required. The consultant confirmed the site can be adequately served by this connection and that the sewer is able to handle the additional flow. An easement has been registered over the adjacent property on Camwood Avenue, along the west edge of 20897 Camwood Avenue. Page 8 of 8 8) Intergovernmental Issues: i) Local Government Act: An amendment to the OCP requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 477 of the Local Government Act. The amendment required for this application, to amend the Conservation boundary, 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. CONCLUSION: It is recommended that first and second reading be given to OCP Amending Bylaw No. 7118-2014, that second reading be given to Zone Amending Bylaw No. 7119-2014, and that application 2014- 069-RZ be forwarded to Public Hearing. “Original signed by Therese Melser” _______________________________________________ Prepared by: Therese Melser Planning Technician “Original signed by Chuck Goddard” _______________________________________________ Reviewed by: Charles R. Goddard, BA, MA Director of Planning “Original signed by Christine Carter” _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP GM Planning & Development Services “Original signed by David Pollock” for _______________________________________________ Concurrence: Al Horsman Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Ortho Map Appendix C – OCP Amending Bylaw No. 7118-2014 Appendix D – Zone Amending Bylaw No. 7119-2014 Appendix E – Site Plan Appendix F – Building Elevation Plans Appendix G – Landscape Plan including Conservation area DATE: Jan 11, 2016 FILE: 2014-069-RZ BY: PC PLANNING DEPARTMENT SUBJECT PROPERTY LOUGHEED HWY ´ Scale: 1:1,500 20894 LOUGHEED HWY 119 AVE Legend Stream Ditch Centreline Indefinite Creek City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Jan 11, 2016 FILE: 2014-069-RZ BY: PC PLANNING DEPARTMENT SUBJECT PROPERTY LOUGHEED HWY ´ Scale: 1:1,500 20894 LOUGHEED HWY Aerial Imagery from the Spring of 2011 119 AVE CITY OF MAPLE RIDGE BYLAW NO. 7118-2014 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 _______________________________________ WHEREAS, Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS, it is deemed desirable to amend 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. 7118-2014 2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and described as: Lot 1 Except: Firstly; Part on Plan 25556, Secondly; Part on SRW Plan 43436 District Lot 250 Group 1 New Westminster District Plan 12376 and outlined in heavy black line on Map No. 892, a copy of which is attached hereto and forms part of this Bylaw, is hereby redesignated as shown. 3. Schedule “C” is hereby amended for that parcel or tract of land and premises known and described as: Lot 1 Except: Firstly; Part on Plan 25556, Secondly; Part on SRW Plan 43436 District Lot 250 Group 1 New Westminster District Plan 12376 and outlined in heavy black line on Map No. 893, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding Conservation. 4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly. READ a first time the 10th day of March, 2020. READ a second time the 10th day of March, 2020. PUBLIC HEARING HELD the day of , 20 . READ a third time the day of , 20 . ADOPTED, the day of ,20 . ___________________________________ _____________________________ PRESIDING MEMBER CORPORATE OFFICER 118 AVE. HUNTER PL. McFARLANE AVE. ROSEWOOD CAMWOO D AVE.ROSEWOOD ST.PL.STEEVES ST.LOUGHEED HIG H W A Y 20826208972093120901208582080011770 20880 20817208062081011784208982083720875209212083720799208552080320904208501176720811208032081720940 11782 2093520945208412092611883 209622 0 9 3 82091720918 20874208972089020975208362087120878208922096520927209852082720929208012093620920117852082711775208332079720859209142095520943 20881 2087520830-42208842091320944 2099520941 208992092420787209272081111891 2093020862208162087011875 208552089120868117832089520932 2098420807209042084520891209252086520963EP 54362RW 43436 RW 58244 RW 67461 EP 54361 EPP 63677 EP 74390 RW 58245 RW 43436 LMP 15725 EP 45813LMP 53698RW 34023EPP 58638EP 7 4 3 9 1 RW 44746 LOUG H E E D H I G H W A Y ´ SCALE 1:2,000 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From: To: Urban Residential and Conservation CommercialConservation 7118-2014892 118 AVE. HUNTER PL. McFARLANE AVE. ROSEWOOD CAMWOO D AVE.ROSEWOOD ST.PL.STEEVES ST.LOUGHEED HIG H W A Y 20826208972093120901208582080011770 20880 20817208062081011784208982083720875209212083720799208552080320904208501176720811208032081720940 11782 2093520945208412092611883 209622 0 9 3 82091720918 20874208972089020975208362087120878208922096520927209852082720929208012093620920117852082711775208332079720859209142095520943 20881 2087520830-42208842091320944 2099520941 208992092420787209272081111891 2093020862208162087011875 208552089120868117832089520932 2098420807209042084520891209252086520963EP 54362RW 43436 RW 58244 RW 67461 EP 54361 EPP 63677 EP 74390 RW 58245 RW 43436 LMP 15725 EP 45813LMP 53698RW 34023EPP 58638EP 7 4 3 9 1 RW 44746 LOUG H E E D H I G H W A Y ´ SCALE 1:2,000 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose: To Amend Schedule C As Shown To Add to Conservation 7118-2014893 CITY OF MAPLE RIDGE BYLAW NO. 7119-2014 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. 7119-2014." 2. That parcel or tract of land and premises known and described as: Lot 1 Except: Firstly; Part on Plan 25556, Secondly; Part on SRW Plan 43436 District Lot 250 Group 1 New Westminster District Plan 12376 and outlined in heavy black line on Map No. 1630 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to CS-1 (Service Commercial). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 23rd day of February, 2016. READ a second time the 10th day of March, 2020. PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 APPROVED by the Ministry of Transportation and Infrastructure this day of , 20 ADOPTED the day of , 20 _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER 118 AVE. HUNTER PL. McFARLANE AVE. ROSEWOOD CAMWOO D AVE.ROSEWOOD ST.PL.STEEVES ST.LOUGHEED HIG H W A Y 20826208972093120901208582080011770 20880 20817208062081011784208982083720875209212083720799208552080320904208501176720811208032081720940 11782 2093520945208412092611883 209622 0 9 3 82091720918 20874208972089020975208362087120878208922096520927209852082720929208012093620920117852082711775208332079720859209142095520943 20881 2087520830-42208842091320944 2099520941 208992092420787209272081111891 2093020862208162087011875 208552089120868117832089520932 2098420807209042084520891209252086520963EP 54362RW 43436 RW 58244 RW 67461 EP 54361 EPP 63677 EP 74390 RW 58245 RW 43436 LMP 15725 EP 45813LMP 53698RW 34023EPP 58638EP 7 4 3 9 1 RW 44746 LOUG H E E D H I G H W A Y ´ SCALE 1:2,000 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: RS-1 (One Family Urban Residential) CS-1 (Service Commercial) 7119-20141630 DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2017-262-RZ File Manager: Wendy Cooper Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED 1. A completed Application Form (Schedule “A” – Development Procedures Bylaw No. 5879-1999) 2. An application fee, payable to the City of Maple Ridge, in accordance with Development Application Fee Bylaw no. 5949-2001. 3. A Certificate of Title and Consent Form if the applicant is different from the owner shown on the Certificate of Title. 4. A legal survey of the property(ies) 5. Subdivision plan layout 6. Neighbourhood context plan 7. Lot grading plan 8. Landscape plan*+ 9. Preliminary architectural plans including site plan, building elevations, accessory off-street parking and general bylaw compliance reconciliation*+. * These items may not be required for single-family residential applications + These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01 Additional reports provided: 2017-262-RZ Page 1 of 8 City of Maple Ridge TO: His Worship Mayor Michael Morden MEETING DATE: March 3, 2020 and Members of Council FILE NO: 2017-262-RZ FROM: Chief Administrative Officer MEETING: C o W SUBJECT: First and Second Reading Official Community Plan Amending Bylaw No. 7620-2020; Second Reading Zone Amending Bylaw No. 7409-2017; 11060 Cameron Court EXECUTIVE SUMMARY: An application has been received to rezone the subject property located at 11060 Cameron Court (Appendix A and B) from RS-3 (One Family Rural Residential) to RS-1d (One Family Urban (Half Acre) Residential), with a density bonus, to permit a future subdivision of approximately 18 lots. Council granted first reading to Zone Amending Bylaw No 7409-2017 and considered the early consultation requirements for the Official Community Plan (OCP) amendment on January 16, 2018. The proposed RS-1d (One Family Urban (Half Acre) Residential) zone utilizing the Density Bonus will allow the development of RS-1b (One Family Urban (Medium Density) Residential) sized single family lots of 557m2. The proposed zone and Density Bonus complies with the policies of the Official Community Plan (OCP). However, an amendment to the OCP is required to adjust the areas designated Low Density Residential and to amend the Conservation boundary. In order to achieve the Density Bonus provision and have RS-1b (One Family Urban (Medium Density) Residential) zone sized lots a Density Bonus contribution of approximately $55,800.00 will be required. Pursuant to Council Policy, this application is subject to the City-wide Community Amenity Contribution Program at a rate of $5,100.00 per single family lot, for an estimated amount of $86,700.00. RECOMMENDATIONS: 1) That, in accordance with Section 475 of the Local Government Act, opportunity for early and on-going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 7620-2020 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. 7620-2020 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. 7620-2020 is consistent with the Capital Expenditure Plan and Waste Management Plan; 2017-262-RZ Page 2 of 8 4) That Official Community Plan Amending Bylaw No. 7620-2020 be given first and second readings and be forwarded to Public Hearing; 5) That Zone Amending Bylaw No. 7409-2017 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) Amendment to Official Community Plan Schedule "A", Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan, Figure 1: Northeast Albion and Schedule “C”; iii) Road dedication on Cameron Court as required; iv) Design and construction of a sanitary sewer pump station, which requires the acquisition of land to facilitate the sanitary pump station at the sole cost of the applicant. This requirement must be filled to the City satisfaction; v) Park dedication as required, including construction of walkways; and removal of all debris and garbage from park land to the City’s satisfaction; vi) Submission of a site grading and storm water management plan to the City’s satisfaction; vii) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject property for the proposed development; viii) Registration of a Restrictive Covenant for the protection of the Environmentally Sensitive areas (wetlands) on the subject property; ix) Registration of a Statutory Right-of-Way plan and agreement for infrastructure; x) Registration of a Reciprocal Cross Access Easement Agreement; xi) Registration of a Restrictive Covenant for Tree Protection, and Stormwater Management; xii) Registration of a Restrictive Covenant controlling the future subdivision layout and restricting the building areas on lots to facilitate the optimum subdivision design incorporating the lands to the south addressed as 11045 Cameron Court and 24495 110th Avenue; xiii) Removal of existing buildings; xiv) In addition to the site profile, a disclosure statement must be submitted by a Prof essional Engineer advising whether there is any evidence of underground fuel storage ta nks on the subject property; and if so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site; 2017-262-RZ Page 3 of 8 xv) That a voluntary contribution, in the amount of $86,700.00 ($5,100 per lot X 17 lots) be provided in keeping with the Council Policy with regard to Community Amenity Contributions; and xvi) Payment of the Density Bonus provision of the RS-1d (One Family Urban (Half Acre) Residential), in the amount $55,800.00 ($3,100 per lot X 18 lots). DISCUSSION: 1) Background Context: Applicant: WSP Canada Inc., Dexter Hirabe Legal Description: Lot 1 Except: Part Subdivided by Plan 66748, Section 10, Township 12, NWP61001 OCP: Existing: Low Density Residential, Conservation Proposed: Conservation boundary adjustment Zoning: Existing: RS-3 (One Family Rural Residential) Proposed: RS-1d (One Family Urban (Half Acre) Residential), with a Density Bonus through the Community Amenity Program Surrounding Uses: North: Use: Single-Family Residential, Animal Stables Zone: RS-3 (One Family Rural Residential) Designation: Low Density Residential, Low/Medium Density Residential, Conservation South: Use: Single-Family Residential Zone: RS-3 and RS-2 (One Family Suburban Residential) Designation: Low Density Residential East: Use: Kanaka Creek Park Zone: RS-3 Designation: Park West: Use: Single-Family Residential Zone: RS-3 Designation: Low Density Residential and Conservation Existing Use of Property: Single-Family Residential Proposed Use of Property: Single-Family Residential Site Area: 1.947 ha (4.81 acres) Access: Cameron Court Servicing requirement: Urban Standard 2017-262-RZ Page 4 of 8 2) Project Description: The applicant has requested to rezone the subject property from RS-3 (One Family Rural Residential) to RS-1d (One Family Urban (Half Acre) Residential), with a Density Bonus. The RS-1d (One Family Urban (Half Acre) Residential) zone, the base density is a minimum net lot area of 2,000m2, minimum lot width of 30m, and a minimum lot depth of 40m. A Density Bonus is an option in the RS-1d (One Family Urban (Half Acre) Residential zone and shall be applied as follows: a. An Amenity Contribution of $3,100 per lot will be required in any subdivision containing one or more lots with an area of less than 2,000m2. b. The maximum density permitted through the Density Bonus option is: i. minimum net lot area of 557m2; ii. minimum lot width of 14.0m; iii. minimum lot depth of 27m. c. Zoning requirements consistent with the RS-1b (One Family Urban (Medium Density) Residential) zone will apply and supersede the zoning requirements for the RS-1d zone. The proposal consists of 18 lots amounting to a Density Bonus Contribution of approximately $55,800.00. As per Council direction, this application will also be subject to the City-wide Community Amenity Contribution Program which will require a contribution of $5,100.00 per lot. (Appendix E) The proposed subdivision design of the subject property will eventually require portions of those lands located directly south addressed as 11045 Cameron Court and 24495 110th Avenue to be consolidated with the subject property in order to create lots that currently cannot be created as they would not meet minimum parcel size; lot width or depth. Until the lands to the south develop, a restrictive covenant will be required to protect portions of the lands under application from being built upon in order to secure the design of the ultimate subdivision concept of the subject property as well as 11045 Cameron Court and 24495 110th. (Appendix E) This application is one of several along the 110th Avenue corridor all of which require the installation of a sanitary sewer pump station. The details and final location of the sanitary sewer pump station has not been finalized with Engineering. Until such time that Engineering is satisfied with the details of the sanitary sewer pump station being constructed under this application and other applications along this corridor cannot proceed beyond third reading. 3) Planning Analysis: i) Official Community Plan: The subject property is located within the Albion Area Plan and is currently designated Low Density Residential and Conservation. The Low Density Residential designation corresponds with single detached residential development at a lot density urban standard with lot sizes at 2000m2 (half acre). Higher densities many be supportable in compliance with the Density Bonus Program regulations prescribed in the Zoning Bylaw and Albion Area Plan. 2017-262-RZ Page 5 of 8 The Conservation designation identifies ecologically sensitive lands that require protection in order to ensure that their health, diversity and integrity are maintained. They are considered to be of high environmental or geological sensitivity. Albion Plan Policy 10.2.2 – is intended to meet the needs of the community and respond to changes in housing form and demand over time by enabling an additional means of providing neighbourhood amenities. The Albion Area Plan Community Amenity Program provides the opportunity for a Density Bonus within a number of zones identified with the Albion Zoning Matrix. Within these zones, ‘bonus’ density may be achieved through an Amenity Contribution toward community amenities that will be located within the boundaries of the Plan Area. The application is in compliance with OCP Amending Bylaw No. 6995–2013, that establishes the Density Bonus Program, and in compliance with the proposed Zone Amending Bylaw No. 6996- 2013, that permits a Density Bonus option in the Low Density Residential designation in the Albion Area Plan. The applicant intends to apply the Density Bonus option to this project, as discussed above in the Project Description. For the proposed development, an OCP amendment will be required to adjust the Low Density Residential designation and Conservation area boundary for protection of the natural features. (Appendix C) ii) Zoning Bylaw: The current application proposes to rezone the property located at 11060 Cameron Court from RS-3 (One Family Residential) to RS-1d (One Family Urban (Half Acre) Residential) with a Desnity Bonus, to permit future subdivision of 18 RS-1b One Family Urban (Medium Density) sized single family lots. The application of the Density Bonus, which is specific to the Albion Area Plan, will permit the application to reduce the single-family lot size from RS-1d (One Family Urban (Half Acre) Residential base density of 2,000m2 to 557m2. A Density Bonus Contribution of $3,100 per lot for each lot that is less than 2,000m2 is required for a total of $55,800.00. As per Council direction, this application will also be subject to the City-wide Community Amenity Contribution Program and will result in a contribution of $86,700.00 based on $5,100.00 payable on 17 lots. iii) Proposed Variances: The applicant has not applied for any variances to facilitate the proposed subdivision layout. Any variances that maybe required to the RS-1d (One Family Urban (Half Acre) Residential) zone will be subject of a future Council report. With the Density Bonus provision of the to RS-1d (One Family Urban (Half Acre) Residential) zone, the RS-1b One Family Urban (Medium Density) zone siting requirements apply. iv) Development Permits: 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. 2017-262-RZ Page 6 of 8 v) Development Information Meeting: A Development Information Meeting was held at Albion Elementary School Gym on November 28, 2019. There were 17 people in attendance. A summary of the main comments and discussions with the attendees was provided by the applicant as shown below in italics:  "The future road extension of Cameron Court to meet 112th Street will pass through rough terrain and will not be able to maintain the 30m setback from top of bank on Dunlop Creek.  Want the City require you to complete the road and upgrade services between lots 4 and 5 to your north property line? Currently you are showing services ending on Road A. A w/m loops in addition to the one from 112th Ave will be required on the old guide plan. " The applicant has not provided any response to the comments from the Developer Information Meeting. vi) Parkland Requirement: For this project, there is sufficient land that is proposed to be dedicated as p ark on the subject property and this land will be required to be dedicated as a condition of Final Reading. 4) Environmental Implications: The subject property is influenced by slopes; trees; and a water course. The applicant’s Professional Environmental Professional has submitted the following documents in support of the application:  Environmental Impact Assessment;  Geotechnical Report;  Arborist Report; and  Watercourse Assessment report. The Environmental Section is satisfied that the reports submitted meet Maple Ridge’s Environmental Development Permit objectives and requirements. The Geotechnical Investigation Report prepared by Western Geotechnical Consultants dated May 17, 2018 will require updating as this report did not review the environmental setbacks. In addition, the geotechnical report assumes that all roof leaders will go directly to the City’s storm water system which does not fulfill the Tier A storm water requirements; therefore, an updated Geotechnical report will be required to satisfy the Tier A storm water requirements. 5) Interdepartmental Implications: i) Engineering Department: Sanitary Sewer: In order for the proposed development to be serviced by sanitary sewer a pump station is required at the sole cost of the applicant. The location of the required sanitary sewer pump station has not been agreed upon by the applicant and the City. The loca tion of the pump station needs to be approved and accepted by the City before adoption of Zone Amending Bylaw 7409-2017; and security from the applicant will be required for the full cost of the sanitary sewer pump station. Stormwater Drainage: There is no existing storm drainage system fronting the property. A storm sewer main would need to be installed upon the site as a condition of rezoning. The preliminary drawings show the drainage 2017-262-RZ Page 7 of 8 system outfall to the nearby Kanaka Creek system. This would require a design and sign off from a Qualified Environmental Professional. The drainage proposal would need to be referred to the City's environmental staff as well as the appropriate agencies. It is expected that an outfall of this nature would require permission from the Province. A stormwater management plan is needs to be provided with respect to the proposed development and should include all contributing factors such as adjacent lots, road run off etc. This will also need to be accompanied by storm sewer design and catchment analysis. The discharge to the creek will need to be controlled via a source control facility such as a flow control manhole. Water: The existing 150mm watermain does not meet the minimum size of 200mm. In addition it does not provide sufficient fire flow and is exceeding the maximum length for a dead end watermain. As it would for other development on 110 Avenue, the existing 150mm watermain would need to be upgraded to a minimum 250mm main from 240 Street provided that this is, sufficient in delivering the required 60-120 L/s required for single family residential. The developers engineer will need to demonstrate that this is achievable. The watermain could also be looped to the existing system on 112 Avenue. The preliminary plans show the watermain extending north through the site, under Dunlop Creek and through an existing SROW on 24364 112 Avenue. There is an additional existing SROW on the subject property that is not identified on the preliminary plans, the proposed watermain extension is shown through the ROW, it will need to be confirmed that this is feasible given the nature of the SROW. Any option would require assessment of the existing water distribution system. Forests, Lands, Natural Resource Operations and Rural Development - Approval The proposed storm water outfall to Kanaka creek may require approval from the Province and other government agencies as applicable. Geotechnical: The geotechnical report must be reviewed by the geotechnical engineer of record with respect to the final civil design. ii) Parks & Leisure Services Department: The Long Term Multipurpose Trail Plan Figure 5 of the OCP, identifies a trail through the subject property as identified on Appendix “F”. iii) Fire Department: The new proposed subdivision will require City fire hydrants. Hydrants should be located close to proposed lot 13 and lot 19 of the subdivision concept plan. 6) School District No. 42 Comments: Pursuant to Section 476 of the Local Government Act, consultation with School District No. 42 is required at the time of preparing or amending the OCP. A referral was sent to School District No. 42 a copy of the response is attached as Appendix G. 2017-262-RZ Page 8 of 8 7) 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, a revision of the Conservation boundary, 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. CONCLUSION: It is recommended that first and second reading be given to OCP Amending Bylaw No. 7620-2020, that second reading be given to Zone Amending Bylaw No. 7409-2017, and that application 2017- 262-RZ be forwarded to Public Hearing. “Original signed by Wendy Cooper” _______________________________________________ Prepared by: Wendy Cooper, M.Sc., MCIP, RPP Planner “Original signed by Chuck Goddard” _______________________________________________ Reviewed by: Charles R. Goddard, BA, MA Director of Planning “Original signed by Christine Carter” _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP GM Planning & Development Services “Original signed by Al Horsman” _______________________________________________ Concurrence: Al Horsman Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Ortho Map Appendix C – OCP Amending Bylaw No. 7620-2020 Appendix D – Zone Amending Bylaw No. 7409-2017 Appendix E – Subdivision Plan Appendix F – Park Trail Appendix G– School District #42 DATE: Feb 14, 2020 FILE: 2017-262-RZ 11060 CAMERON COURT PID: 002-672-987 PLANNING DEPARTMENT SUBJECT PROPERTY 2017-434-RZ 2017-434-VP 2017-434-SD 2017-434-DP 2019-064-RZ2018-160-RZ 2018-160-SD 2018-160-DP 2018-159-RZ 2018-182-RZ 2018-182-SD ´ Scale: 1:2,500 BY: PC Legend Stream Ditch Centreline Edge of River Edge of Marsh Indefinite Creek River Centreline Lake or Reservoir Marsh River Active Applications (RZ/SD/DP/VP) DATE: Jun 22, 2017 FILE: 2017-262-RZ 11060 CAMERON COURT City of PittMeadows District ofLangley District of MissionFRASER R. ^ PLANNING DEPARTMENT SUBJECT PROPERTY Aerial Imagery from the Spring of 2016´ Scale: 1:2,500 BY: PC CITY OF MAPLE RIDGE BYLAW NO. 7620-2020 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 _______________________________________________________________________________ WHEREAS, Section 477 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS, it is deemed expedient to amend 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. 7620-2020. 2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and described as: Lot 1 Except: Part Subdivided by Plan 66748, Section 10 Township 12 New Westminster District Plan 61001; and outlined in heavy black line on Map No. 1016, 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 1 Except: Part Subdivided by Plan 66748, Section 10 Township 12 New Westminster District Plan 61001 and outlined in heavy black line on Map No. 1017, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding Conservation. 4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly. READ a first time the 10th day of March, 2020. READ a second time the 10th day of March, 2020. PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 ADOPTED, the day of ,20 . ___________________________________ _____________________________ PRESIDING MEMBER CORPORATE OFFICER CAMERON CRT.112 AVE. 110 AVE. 112 AVE.24495243262448111011 24387243312444211045 11040 243692436411060243722438624440244542440824426PARK Rem A 3 41 33 27 1 32 5 3 4 6 7 4 2 Rem 1 5 34 2 1 1 26 EP 30021 P 7408 EPP 94570 P 66748 P 13199 P 59802 P 55335 P 61001 P 7408 P 61001 P 61001 P 66748RW 61287EPP 94571BCP 49216RW 66747 ´ SCALE 1:2,500 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:From: To: To Amend Albion Area Plan Schedule 1Low Density Residential Conservation 7620-20201016 CAMERON CRT.112 AVE. 110 AVE. 112 AVE.24495243262448111011 24387243312444211045 11040 243692436411060243722438624440244542440824426PARK Rem A 3 41 33 27 1 32 5 3 4 6 7 4 2 Rem 1 5 34 2 1 1 26 EP 30021 P 7408 EPP 94570 P 66748 P 13199 P 59802 P 55335 P 61001 P 7408 P 61001 P 61001 P 66748RW 61287EPP 94571BCP 49216RW 66747 ´ SCALE 1:2,500 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:To Amend Schedule C As Shown To Add To Conservation 7620-20201017 CITY OF MAPLE RIDGE BYLAW NO. 7409-2017 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. 7409-2017." 2. That parcel or tract of land and premises known and described as: Lot 1 Except: Part Subdivided by Plan 66748, Section 10 Township 12 New Westminster District Plan 61001 and outlined in heavy black line on Map No. 1742 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS-1d (One Family Urban (Half Acre) Residential). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 16th day of January, 2018. READ a second time the 10th day of March, 2020. PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 ADOPTED, the day of , 20 _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER CAMERON CRT.112 AVE. 110 AVE. 112 AVE.24495243262448111011 24387243312444211045 11040 243692436411060243722438624440244542440824426PARK Rem A 3 41 33 27 1 32 5 3 4 6 7 4 2 Rem 1 5 34 2 1 1 26 EP 30021 P 7408 EPP 94570 P 66748 P 13199 P 59802 P 55335 P 61001 P 7408 P 61001 P 61001 P 66748RW 61287EPP 94571BCP 49216RW 66747 ´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: RS-3 (One Family Rural Residential) RS-1d (One Family Urban (Half Acre) Residential) 7409-20171742 DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2018-159-RZ File Manager: Wendy Cooper Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED 1. A completed Application Form (Schedule “A” – Development Procedures Bylaw No. 5879-1999) 1. An application fee, payable to the City of Maple Ridge, in accordance with Development Application Fee Bylaw no. 5949-2001. 2. A Certificate of Title and Consent Form if the applicant is different from the owner shown on the Certificate of Title. 4. A legal survey of the property(ies) 5. Subdivision plan layout 6. Neighbourhood context plan 7. Lot grading plan 8. Landscape plan*+ 9. Preliminary architectural plans including site plan, building elevations, accessory off-street parking and general bylaw compliance reconciliation*+. * These items may not be required for single-family residential applications + These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01 Additional reports provided: 2018-159-RZ Page 1 of 7 City of Maple Ridge TO: His Worship Mayor Michael Morden MEETING DATE: March 24, 2020 and Members of Council FILE NO: 2018-159-RZ FROM: Chief Administrative Officer MEETING: C o W SUBJECT: First and Second Reading Official Community Plan Amending Bylaw No.7624-2020; Second Reading Zone Amending Bylaw No. 7463-2018; 24331 110 Avenue and 24315 110 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject properties located at 24331 110 Avenue and 24315 110 Avenue from RS-3 (One Family Rural Residential) to RS-1d (One Family Urban (Half Acre) Residential), with a density bonus, to permit a future subdivision of approximately 19 lots. Council granted first reading to Zone Amending Bylaw No 7463-2018 and considered the early consultation requirements for the Official Community Plan (OCP) amendment on June 26, 2018. The proposed RS-1d (One Family Urban (Half Acre) Residential) zone utilizing the Density Bonus will allow the development of RS-1b (One Family Urban (Medium Density) Residential) sized single family lots of 557m2. The proposed zone and Density Bonus complies with the policies of the Official Community Plan (OCP). However, an amendment to the OCP is required to adjust the areas designated Low Density Residential and to amend the Conservation boundary. In order to achieve the Density Bonus provision and have RS-1b (One Family Urban (Medium Density) Residential) zone sized lots a Density Bonus contribution of a pproximately $55,800.00 will be required. Pursuant to Council Policy, this application is subject to the City-wide Community Amenity Contribution Program at a rate of $5,100.00 per single family lot, for an estimated amount of $86,700.00. RECOMMENDATIONS: 1) That, in accordance with Section 475 of the Local Government Act, opportunity for early and on-going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 7624-2020 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. 7624-2020 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. 7624-2020 is consistent with the Capital Expenditure Plan and Waste Management Plan; 2018-159-RZ Page 2 of 7 4) That Official Community Plan Amending Bylaw No. 7624-2020 be given first and second readings and be forwarded to Public Hearing; 5) That Zone Amending Bylaw No. 7463-2018 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. Adoption of Official Community Plan Amending Bylaw No. 7624-2020 to amend Schedule "A", Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan, Figure 1: Northeast Albion and Schedule “C”; iii. Road dedication on 110th Avenue as required; iv. Design and construction of a sanitary sewer pump station, which requires the acquisition of land to facilitate the sanitary pump station at the sole cost of the applicant. This requirement must be filled to the City satisfaction; v. Park dedication as required, including construction of walkways; and removal of all debris and garbage from park land to the City’s satisfaction; vi. Submission of a site grading and storm water management plan to the City’s satisfaction; vii. Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject properties for the proposed development; viii. Registration of a Restrictive Covenant for the protection of the Environmentally Sensitive areas (wetlands) on the subject properties; ix. Registration of a Statutory Right-of-Way plan and agreement for infrastructure; x. Registration of a Restrictive Covenant for Tree Protection, and Stormwater Management; xi. Consolidations of the subject properties; xii. Removal of existing buildings; xiii. In addition to the site profile, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel stora ge tanks on the subject properties; and if so, a Stage 1 Site Investigation Report is required to ensure that the subject properties is not a contaminated site; xiv. That a voluntary contribution, in the amount of $86,700.00 ($5,100 per lot X 17 lots) be provided in keeping with the Council Policy with regard to Community Amenity Contributions; and xv. Payment of the Density Bonus provision of the RS-1d (One Family Urban (Half Acre) Residential), in the amount $55,800.00 ($3,100 per lot X 18 lots). 2018-159-RZ Page 3 of 7 DISCUSSION: 1) Background Context: Applicant: Don Bowins Legal Description: Lot 5, Section 10, Township 12, New Westminister District Plan 7408 and Lot 6, Section 10, Township 12, New Westminister District Plan OCP: Existing: Low Density Residential and Conservation Zoning: Existing: RS-3 (One Family Rural Residential) Proposed: RS-1d (One Family Urban (Half Acre) Residential) with a Density Bonus through the Albion Community Amenity Program to achieve RS-1b (One Family Urban(Medium Density) Residential) Surrounding Uses: North: Use: Vacant Land Zone: RS-3 (One Family Rural Residential) Designation: Conservation South: Use: Rural Residential Zone: RS-3 (One Family Residential) Designation: Low Density Residential; East: Use: Accessory building Zone: RS-3 (One Family Rural Residential) Designation: Low Density Residential and Conservation West: Use: Rural Residential Zone: RS-3 (One Family Residential) Designation: Low Density Residential and Conservation Existing Use of Properties: Rural Residential Proposed Use of Properties: Single Family Residential Site Area: 1.97 HA. (4.86 acres) Access: 110th Avenue Servicing requirement: Urban Standard 2) Project Description: The applicant has requested to rezone the subject properties from RS-3 (One Family Rural Residential) to RS-1d (One Family Urban (Half Acre) Residential), with a Density Bonus. The RS-1d (One Family Urban (Half Acre) Residential) zone, the base density is a minimum net lot area of 2,000m2, minimum lot width of 30m, and a minimum lot depth of 40m. A Density Bonus is an option in the RS-1d (One Family Urban (Half Acre) Residential zone and shall be applied as follows: 2018-159-RZ Page 4 of 7 a. An Amenity Contribution of $3,100 per lot will be required in any subdivision containing one or more lots with an area of less than 2,000m2. b. The maximum density permitted through the Density Bonus option is: i. minimum net lot area of 557m2; ii. minimum lot width of 14.0m; iii. minimum lot depth of 27m. c. Zoning requirements consistent with the RS-1b (One Family Urban (Medium Density) Residential) zone will apply and supersede the zoning requirements for the RS-1d zone. The proposal consists of 19 lots amounting to a Density Bonus Contribution of approximately $55,800.00. As per Council direction, this application will also be subject to the City-wide Community Amenity Contribution Program which will require a contribution of $5,100.00 per lot. (Appendix E) This application is one of several along the 110th Avenue corridor all of which require the installation of a sanitary sewer pump station. The details and final location of the sanitary sewer pum p station has not been finalized with Engineering. Until such time that Engineering is satisfied with the details of the sanitary sewer pump station being constructed under this application and other applications along this corridor the subject application cannot proceed beyond third reading. 3) Planning Analysis: i) Official Community Plan: The subject properties are located within the Albion Area Plan and is currently designated Low Density Residential and Conservation. The Low Density Residential designation corresponds with single detached residential development at a lot density urban standard with lot sizes at 2000m2 (half acre). Higher densities many be supportable in compliance with the Density Bonus Program regulations prescribed in the Zoning Bylaw and Albion Area Plan. The Conservation designation identifies ecologically sensitive lands that require protection in order to ensure that their health, diversity and integrity are maintained. They are considered to be of high environmental or geological sensitivity. Albion Plan Policy 10.2.2 is intended to meet the needs of the community and respond to changes in housing form and demand over time by enabling an additional means of providing neighbourhood amenities. The Albion Area Plan Community Amenity Program provides the opportunity for a Density Bonus within a number of zones identified with the Albion Zoning Matrix. Within these zones, ‘bonus’ density may be achieved through an Amenity Contribution toward community amenities that will be located within the boundaries of the Plan Area. The application is in compliance with OCP Amending Bylaw No. 6995–2013, that establishes the Density Bonus Program, and in compliance with the Zoning Bylaw, that permits a Density Bonus option in the Low Density Residential designation in the Albion Area Plan. The applicant intends to apply the Density Bonus option to this project, as discussed above in the Project Description. For the proposed development, an OCP amendment will be required to adjust the Low Density Residential designation and Conservation area boundary for protection of the natural features. (Appendix C) 2018-159-RZ Page 5 of 7 ii) Zoning Bylaw: The current application proposes to rezone the properties located at 24331 and 24315 110th Avenue from RS-3 (One Family Residential) to RS-1d (One Family Urban (Half Acre) Residential) with a Density Bonus, to permit future subdivision of 19 RS-1b One Family Urban (Medium Density) sized single family lots. The application of the Density Bonus, which is specific to the Albion Area Plan, will permit the application to reduce the single-family lot size from RS-1d (One Family Urban (Half Acre) Residential base density of 2,000m2 to 557m2. A Density Bonus Contribution of $3,100 per lot for each lot that is less than 2,000m2 is required for a total of $55,800.00. As per Council direction, this application will also be subject to the City-wide Community Amenity Contribution Program and will result in a contribution of $86,700.00 based on $5,100.00 payable on 17 lots. iii) Proposed Variances: The applicant has not applied for any variances to facilitate the proposed subdivision layout. Any variances that maybe required to the RS-1d (One Family Urban (Half Acre) Residential) zone will be subject of a future Council report. With the Density Bonus provision of the to RS -1d (One Family Urban (Half Acre) Residential) zone, the RS-1b One Family Urban (Medium Density) zone siting requirements apply. iv) Development Permits: 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”;  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. v) Development Information Meeting: A Development Information Meeting was held at Albion Elementary School Gym on November 28, 2019. There were 17 people in attendance. A summary of the main comments and discussions with the attendees was provided by the applicant as shown below in italics:  "The future road extension of Cameron Court to meet 112th Avenue will pass through rough terrain and will not be able to maintain the 30m setback from top of bank on Dunlop Creek.  Want the City to require you to complete the road and upgrade services between lots 4 and 5 to your north property line? Currently you are showing services ending on Road A. A w/m loops in addition to the one from 112th Ave will be required on the old guide plan." The applicant has not provided any response to the comments from the Developer Information Meeting. 2018-159-RZ Page 6 of 7 vi) Parkland Requirement: As there are more than two additional lots proposed to be created, the developer will be required to comply with the park dedication requirements of Section 510 of the Local Government Act prior to subdivision approval. For this project, there is 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. 4) Environmental Implications: The subject property is influenced by slopes; trees; and a water course. The applicant’s Professional Environmental Professional has worked with the City’s Environmental Section with respect to setbacks from Dunlop Creek and a habitat balance for the subject properties. 5) Interdepartmental Implications: i) Engineering Department: In order for the proposed development to be serviced by sanitary sewer, a sanitary pump station and forcemain are required to be constructed in addition to the gravity sewer main. The pump station will be constructed in a dedicated road ROW along the north side of 110 Avenue at the east end. The acquisition of the dedicated road and security for the construction of the pump station and the associated piping will a requirement of the applicant before adoption of Zone Amending Bylaw No. 7463-2018. At this current time there are several applications along the 110th Avenue corridor which require the pump station and associated sewer mains and, as a condition of zoning, the full cost of these works is being secured by each of these applicants individually. Once constructed the pump station and required sewer mains will be reviewed under the City’s Excess or Extended Service and Latecomer Payments Policy (Policy No.: 9.11). ii) Parks & Leisure Services Department: The Long Term Multipurpose Trail Plan Figure 5 of the OCP, identifies a trail through the subject property as identified on Appendix “F”. iii) Fire Department: The applicant will be required to install City fire hydrants on the proposed street to service these properties. The number and location of these fire hydrants will be reviewed through the civil design submission to the Engineering Department. 6) School District No. 42 Comments: Pursuant to Section 476 of the Local Government Act, consultation with School District No. 42 is required at the time of preparing or amending the OCP. A referral was sent to School District No. 42 a copy of the response is attached as Appendix G. 2018-159-RZ Page 7 of 7 7) 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, (insert amendment), 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. CONCLUSION: It is recommended that first and second reading be given to OCP Amending Bylaw No. 7624-2020, that second reading be given to Zone Amending Bylaw No. 7463-2018 and that application 2018- 159-RZ be forwarded to Public Hearing. “Original signed by Wendy Cooper” _______________________________________________ Prepared by: Wendy Cooper, M.Sc., MCIP, RPP Planner “Original signed by Chuck Goddard” _______________________________________________ Reviewed by: Charles R. Goddard, BA, MA Director of Planning “Original signed by Christine Carter” _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP GM Planning & Development Services “Original signed by Al Horsman” _______________________________________________ Concurrence: Al Horsman Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Ortho Map Appendix C – OCP Amending Bylaw No. 7624-2020 Appendix D – Zone Amending Bylaw No. 7463-2018 Appendix E – Subdivision Plan Appendix F – Park Trail Appendix G– School District #42 DATE: Feb 25, 2020 FILE: 2018-159-RZ 24315/31 110 AVENUE PID'S: 011-220-473 & 011-220-465 PLANNING DEPARTMENT SUBJECT PROPERTIES 2017-434-RZ2017-434-VP 2017-434-DP2017-434-SD 2017-262-RZ 2017-262-SD 2018-160-RZ 2018-160-DP 2018-160-SD 2016-238-RZ ´ Scale: 1:2,500 BY: PC Legend Stream Ditch Centreline Edge of River Edge of Marsh Indefinite Creek River Centreline Lake or Reservoir Marsh River Active Applications (RZ/SD/DP/VP) DATE: Apr 19, 2018 FILE: 2018-159-SD 24315 & 24331 110 AVENUE City of PittMeadows District ofLangley District of MissionFRASER R. ^ PLANNING DEPARTMENT243B STCAMERON CRT110 AVE 243 ST244 ST112A AVE 110 AVE LANE 241A ST 112 AVE 112 AVE 112 A V E 242A ST243A STSUBJECT PROPERTIES Aerial Imagery from the Spring of 2016´ Scale: 1:4,740 BY: LP CITY OF MAPLE RIDGE BYLAW NO. 7624-2020 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 _______________________________________________________________________________ WHEREAS Section 477 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed expedient to amend 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. 7624-2020 2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and described as: Lot 5 Section 10 Township 12 New Westminster District Plan 7408 Lot 6 Section 10 Township 12 New Westminster District Plan 7408 and outlined in heavy black line on Map No. 1018, 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 5 Section 10 Township 12 New Westminster District Plan 7408 Lot 6 Section 10 Township 12 New Westminster District Plan 7408 and outlined in heavy black line on Map No. 1019, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding Conservation. 4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly. READ a first time the 31st day of March, 2020. READ a second time the 31st day of March, 2020. PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 ADOPTED, the day of ,20 . ___________________________________ _____________________________ PRESIDING MEMBER CORPORATE OFFICER CAMERON CRT.110 AVE.110 AVE.2426824326242712428111011 243872430224331242212423111045 11040 243692431511060243722426624386244402440824426RW 61287 RW 67471 BCP 49216RW 67471 RW 66747 RW 67470RW 67470 ´ SCALE 1:2,500 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:From: To: 7624-20201018To Amend Albion Area Plan Schedule 1 Low Density Residential Conservation CAMERON CRT.110 AVE.110 AVE.2426824326242712428111011 243872430224331242212423111045 11040 243692431511060243722426624386244402440824426RW 61287RW 67471 BCP 49216RW 67471 RW 66747 RW 67470RW 67470 ´ SCALE 1:2,500 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:To Amend Schedule C As Shown To Add To Conservation 7624-20201019 CITY OF MAPLE RIDGE BYLAW NO. 7463-2018 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended ______________________________________________________________________________ WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7463-2018." 2. Those parcels or tracts of land and premises known and described as: Lot 5 Section 10 Township 12 New Westminster District Plan 7408 Lot 6 Section 10 Township 12 New Westminster District Plan 7408 and outlined in heavy black line on Map No. 1762 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RS-1d (One Family Urban (Half Acre) Residential). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 26th day of June, 2018. READ a second time the 31st day of March, 2020. PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 ADOPTED, the day of , 20 _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER CAMERON CRT.110 AVE.110 AVE.2426824326242712428111011 243872430224331242212423111045 11040 243692431511060243722426624386244402440824426PARK 3 41 33 32 6 45 1 32 5 Rem 4 3 4 4 Rem 1 5 30 33 21Rem 1 46 31 P 7408 P 43601 EPP 94570 P 13199 P 66748 P 67469 P 809 P 7759 P 67469 P 43223 P 13199 P 7759 P 61001 P 7408 P 62092 EP 15693 P 61001 P 66748 P 70647 P 68852 RW 67471 BCP 49216RW 67471 RW 66747 RW 67470RW 67470 ´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: RS-3 (One Family Rural Residential) RS-1d (One Family Urban (Half Acre) Residential) 7463-20181762 DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2018-160-RZ File Manager: Wendy Cooper Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED 1. A completed Application Form (Schedule “A” – Development Procedures Bylaw No. 5879-1999) 2. An application fee, payable to the City of Maple Ridge, in accordance with Development Application Fee Bylaw no. 5949-2001. 3. A Certificate of Title and Consent Form if the applicant is different from the owner shown on the Certificate of Title. 4. A legal survey of the property(ies) 5. Subdivision plan layout 6. Neighbourhood context plan 7. Lot grading plan 8. Landscape plan*+ 9. Preliminary architectural plans including site plan, building elevations, accessory off-street parking and general bylaw compliance reconciliation*+. * These items may not be required for single-family residential applications + These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01 Additional reports provided: 2018-160-RZ Page 1 of 7 City of Maple Ridge TO: His Worship Mayor Michael Morden MEETING DATE: March 24, 2020 and Members of Council FILE NO: 2018-160-RZ FROM: Chief Administrative Officer MEETING: C o W SUBJECT: First and Second Reading Official Community Plan Amending Bylaw No. 7625-2020; Second Reading Zone Amending Bylaw No. 7464-2018; 24387 110 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property located at 24387 110 Avenue from RS-3 (One Family Rural Residential) to RS-1d (One Family Urban (Half Acre) Residential), with a density bonus, to permit a future subdivision of approximately 12 lots. Council granted first reading to Zone Amending Bylaw No 7464-2018 and considered the early consultation requirements for the Official Community Plan (OCP) amendment on June 26, 2018. In order to achieve the Density Bonus provision and have RS-1b (One Family Urban (Medium Density) Residential) zone sized lots a Density Bonus contribution of approximately $37,200.00 will be required. 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 $56,100.00. RECOMMENDATIONS: 1) That, in accordance with Section 475 of the Local Government Act, opportunity for early and on-going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 7625-2020 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. 7625-2020 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. 7625-2020 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4) That Official Community Plan Amending Bylaw No. 7625-2020 be given first and second readings and be forwarded to Public Hearing; 5) That Zone Amending Bylaw No. 7464-2018 be given second reading, and be forwarded to Public Hearing; 2018-160-RZ Page 2 of 7 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) Adoption of Official Community Plan Amending Bylaw No. 7625-2020 to amend Schedule "A", Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan, Figure 1: Northeast Albion and Schedule “C”; iii) Road dedication on 110th Avenue as required; iv) Design and construction of a sanitary sewer pump station, which requires the acquisition of land to facilitate the sanitary pump station at the sole cost of the applicant. This requirement must be filled to the City satisfaction; v) Park dedication as required, including construction of walkways/multi-purpose trail; and removal of all debris and garbage from park land; i) Design and construction of a sanitary sewer pump station, which requires the acquisition of land to facilitate the sanitary pump station at the sole cost of the applicant. This requirement must be filled to the City satisfaction; ii) Park dedication as required, including construction of walkways; and removal of all debris and garbage from park land to the City’s satisfaction; iii) Submission of a site grading and storm water management plan to the City’s satisfaction; iv) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject property for the proposed development; v) Registration of a Restrictive Covenant for the protection of the Environmentally Sensitive areas (wetlands) on the subject property; vi) Registration of a Statutory Right-of-Way plan and agreement for infrastructure; vii) Registration of a Restrictive Covenant for Tree Protection, and Stormwater Management; viii) Removal of existing building/s; ix) In addition to the site profile, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage t anks on the subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site. x) That a voluntary contribution, in the amount of $56,100.00 ($5,100.00 lot x 11 lots) be provided in keeping with the Council Policy with regard to Community Amenity Contributions. xi) Payment of the Density Bonus provision of the RS-1d (One Family Urban (Half Acre) Residential), in the amount $37,200.00 ($3,100 per lot X 12 lots) 2018-160-RZ Page 3 of 7 DISCUSSION: 1) Background Context: Applicant: Don Bowins Legal Description: Lot 3 Section 10 Township 12 New Westminster District Plan 7408 OCP: Existing: Low Density Residential and Conservation Zoning: Existing: RS-3 (One Family Rural Residential) Proposed: RS-1d (One Family Urban (Half Acre) Residential) with a Density Bonus through the Albion Community Amenity Program to achieve RS-1b (One Family Urban(Medium Density) Residential) Surrounding Uses: North: Use: Vacant Land Zone: RS-3 (One Family Rural Residential) Designation: Conservation South: Use: Rural Residential Zone: RS-3 (One Family Residential) Designation: Park East: Use: Accessory building Zone: RS-2 (One Family Suburban Residential) Designation: Low Density Residential and Conservation West: Use: Rural Residential Zone: RS-3 (One Family Residential) Designation: Low Density Residential and Conservation Existing Use of Property: Rural Residential Proposed Use of Property: Single Family Residential Site Area: 1.91 HA. (4.72 acres) Access: 110th Avenue Servicing requirement: Urban Standard 2) Project Description: The applicant has requested to rezone the subject properties from RS-3 (One Family Rural Residential) to RS-1d (One Family Urban (Half Acre) Residential), with a Density Bonus. The RS-1d (One Family Urban (Half Acre) Residential) zone, the base density is a minimum net lot area of 2,000m2, minimum lot width of 30m, and a minimum lot depth of 40m. A Density Bonus is an option in the RS-1d (One Family Urban (Half Acre) Residential zone and shall be applied as follows: a. An Amenity Contribution of $3,100 per lot will be required in any subdivision containing one or more lots with an area of less than 2,000m2. 2018-160-RZ Page 4 of 7 b. The maximum density permitted through the Density Bonus option is: i. minimum net lot area of 557m2; ii. minimum lot width of 14.0m; iii. minimum lot depth of 27m. c. Zoning requirements consistent with the RS-1b (One Family Urban (Medium Density) Residential) zone will apply and supersede the zoning requirements for the RS-1d zone. The proposal consists of 12 lots amounting to a Density Bonus Contribution of approximately $37,200.00. As per Council direction, this application will also be subject to the City-wide Community Amenity Contribution Program which will require a contribution of $5,100.00 per lot. (Appendix E) This application is one of several along the 110th Avenue corridor all of which require the installation of a sanitary sewer pump station. The details and final location of the sanitary sewer pump station has not been finalized with Engineering. Until such time that Engineering is satisfied with the details of the sanitary sewer pump station being constructed under this application and other applications along this corridor the subject application cannot proceed beyond third reading. 3) Planning Analysis: i) Official Community Plan: The subject properties are located within the Albion Area Plan and is currently designated Low Density Residential and Conservation. The Low Density Residential designation corresponds with single detached residential development at a lot density urban standard with lot sizes at 2000m2 (half acre). Higher densities many be supportable in compliance with the Density Bonus Program regulations prescribed in the Zoning Bylaw and Albion Area Plan. The Conservation designation identifies ecologically sensitive lands that require protection in order to ensure that their health, diversity and integrity are maintained. They are considered to be of high environmental or geological sensitivity. Albion Plan Policy 10.2.2 – is intended to meet the needs of the community and respond to changes in housing form and demand over time by enabling an additional means of providing neighbourhood amenities. The Albion Area Plan Community Amenity Program provides the opportunity for a Density Bonus within a number of zones identified with the Albion Zoning Matrix. Within these zones, ‘bonus’ density may be achieved through an Amenity Contribution toward community amenities that will be located within the boundaries of the Plan Area. The application is in compliance with OCP Amending Bylaw No. 6995–2013, that establishes the Density Bonus Program, and in compliance with the Zoning Bylaw, that permits a Density Bonus option in the Low Density Residential designation in the Albion Area Plan. The applicant intends to apply the Density Bonus option to this project, as discussed above in the Project Description. For the proposed development, an OCP amendment will be required to adjust the Low Density Residential designation and Conservation area boundary for protection of the natural features. (Appendix C) 2018-160-RZ Page 5 of 7 ii) Zoning Bylaw: The current application proposes to rezone the property located at 24387 110th Avenue from RS-3 (One Family Residential) to RS-1d (One Family Urban (Half Acre) Residential) with a Density Bonus, to permit future subdivision of 12 RS-1b One Family Urban (Medium Density) sized single family lots. The application of the Density Bonus, which is specific to the Albion Area Plan, will permit the application to reduce the single-family lot size from RS-1d (One Family Urban (Half Acre) Residential base density of 2,000m2 to 557m2. A Density Bonus Contribution of $3,100 per lot for each lot that is less than 2,000m2 is required for a total of $37,200.00. As per Council direction, this application will also be subject to the City-wide Community Amenity Contribution Program and will result in a contribution of $56,100.00 based on $5,100.00 payable on 11 lots. iii) Proposed Variances: The applicant has not applied for any variances to facilitate the proposed subdivision layout. Any variances that maybe required to the RS-1d (One Family Urban (Half Acre) Residential) zone will be subject of a future Council report. With the Density Bonus provision of the to RS -1d (One Family Urban (Half Acre) Residential) zone, the RS-1b One Family Urban (Medium Density) zone siting requirements apply. iv) Development Permits: 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”;  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. v) Development Information Meeting: A Development Information Meeting was held at Albion Elementary School Gym on November 28, 2019. There were 17 people in attendance. A summary of the main comments and discussions with the attendees was provided by the applicant as shown below in italics:  "The future road extension of Cameron Court to meet 112th Avenue will pass through rough terrain and will not be able to maintain the 30m setback from top of bank on Dunlop Creek.  Want the City require you to complete the road and upgrade services between lots 4 and 5 to your north property line? Currently you are showing services ending on Road A. A w/m loops in addition to the one from 112th Ave will be required on the old guide plan. " The applicant has not provided any response to the comments from the Developer Information Meeting. 2018-160-RZ Page 6 of 7 vi) Parkland Requirement: As there are more than two additional lots proposed to be created, the developer will be required to comply with the park dedication requirements of Section 510 of the Local Government Act prior to subdivision approval. For this project, there is sufficient land that is proposed to be dedicated as park on the subject property and this land will be required to be dedicated as a condition of Final Reading. 4) Environmental Implications: The subject property is influenced by slopes; trees; and a water course. The applicant’s Professional Environmental Professional has worked with the City’s Environmental Section with respect to setbacks from Dunlop Creek and a habitat balance for the subject properties. 5) Interdepartmental Implications: i) Engineering Department: In order for the proposed development to be serviced by sanitary sewer, a sanitary pump station and forcemain are required to be constructed in addition to the gravity sewer main. The pump station will be constructed in a dedicated road ROW along the north side of 110 Avenue at the east end. The acquisition of the dedicated road and security for the construction of the pump station and the associated piping will a requirement of the applicant before adoption of Zone Amending Bylaw No. 7464-2018. At this current time there are several applications along the 110th Avenue corridor which require the pump station and associated sewer mains and, as a condition of zoning, the full cost of these works is being secured by each of these applicants individually. Once constructed the pump station and required sewer mains will be reviewed under the City’s Excess or Extended Service and Latecomer Payments Policy (Policy No.: 9.11). ii) Parks & Leisure Services Department: The Long Term Multipurpose Trail Plan Figure 5 of the OCP, identifies a trail through the subject property as identified iii) Fire Department: The applicant will be required to install City fire hydrants on the proposed street to service these properties. The number and location of these fire hydrants will be reviewed through the civil design submission to the Engineering Department. 6) School District No. 42 Comments: Pursuant to Section 476 of the Local Government Act, consultation with School District No. 42 is required at the time of preparing or amending the OCP. A referral was sent to School District No. 42 a copy of the response is attached as Appendix G. 2018-160-RZ Page 7 of 7 7) 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, a revision of the Conservation boundary, 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 Was te Management Plan of the Greater Vancouver Regional District and determined to have no impact. CONCLUSION: It is recommended that first and second reading be given to OCP Amending Bylaw No 7625-2020, that second reading be given to Zone Amending Bylaw No. 7464-2018 and that application 2018- 160-RZ be forwarded to Public Hearing. “Original signed by Wendy Cooper” _______________________________________________ Prepared by: Wendy Cooper, M.Sc., MCIP,RPP Planner “Original signed by Chuck Goddard” _______________________________________________ Reviewed by: Charles R. Goddard, BA, MA Director of Planning “Original signed by Christine Carter” _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP GM Planning & Development Services “Original signed by Al Horsman” _______________________________________________ Concurrence: Al Horsman Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Ortho Map Appendix C – OCP Amending Bylaw No. 7625-2020 Appendix D – Zone Amending Bylaw No. 7464-2018 Appendix E – Subdivision Plan Appendix F – Park Trail Appendix G– School District #42 DATE: May 22, 2018 FILE: 2018-160 24387 110 AVENUE PLANNING DEPARTMENT 2017-434-RZ/SD/DP 2017-262-RZ/DP 2018-182-RZ/SD 2016-238-RZ/SD/DP 2017-203-DP 2018-105-RZ 2018-159-RZ/SD SUBJECT PROPERTY ´ Scale: 1:4,740 BY: LP Legend Stream Ditch Centreline Edge of River Edge of Marsh Indefinite Creek River Centreline Lake or Reservoir Marsh River Major Rivers & Lakes DATE: Apr 20, 2018 2018-160-RZ 24387 110 Avenue PLANNING DEPARTMENT SUBJECT PROPERTY 110 Ave Aerial Imagery from the Spring of 2016´ Scale: 1:2,500 BY: JV Legend Stream Indefinite Creek Marsh River Major Rivers & Lakes CITY OF MAPLE RIDGE BYLAW NO. 7625-2020 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 _______________________________________________________________________________ WHEREAS Section 477 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed expedient to amend 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. 7625-2020 2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and described as: Lot 3 Section 10 Township 12 New Westminster District Plan 7408 and outlined in heavy black line on Map No. 1020, 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 3 Section 10 Township 12 New Westminster District Plan 7408 and outlined in heavy black line on Map No. 1021, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding Conservation. 4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly. READ a first time the 31st day of March, 2020. READ a second time the 31st day of March, 2020. PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 ADOPTED, the day of ,20 . ___________________________________ _____________________________ PRESIDING MEMBER CORPORATE OFFICER CAMERON CRT.110 AVE.2429624495242682432624271244812428111011 2438724302243312444211045 11040 24369243152436411060243722438624440244542440824426RW 61287EPP 94571BCP 49216RW 67471 RW 66747 RW 67470 ´ SCALE 1:2,500 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:From: To: 7625-20201020To Amend Albion Area Plan Schedule 1 Low Density Residential Conservation CAMERON CRT.110 AVE.2429624495242682432624271244812428111011 2438724302243312444211045 11040 24369243152436411060243722438624440244542440824426RW 61287EPP 94571BCP 49216RW 67471 RW 66747 RW 67470 ´ SCALE 1:2,500 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:To Amend Schedule C As Shown To Add To Conservation 7625-20201021 CITY OF MAPLE RIDGE BYLAW NO. 7464-2018 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended ______________________________________________________________________________ WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7464-2018." 2. That parcel or tract of land and premises known and described as: Lot 3 Section 10 Township 12 New Westminster District Plan 7408 and outlined in heavy black line on Map No. 1763 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS-1d (One Family Urban (Half Acre) Residential). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 26th day of June, 2018. READ a second time the 31st day of March, 2020. PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 ADOPTED, the day of , 20 _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER CAMERON CRT.110 AVE.2429624495242682432624271244812428111011 2438724302243312444211045 11040 24369243152436411060243722438624440244542440824426PARK Rem A 3 41 33 6 27 45 1 32 5 3 4 6 7 4 2 A Rem 1 5 34 33 21Rem 1 26 EP 30021 P 7408 EPP 94570 P 66748 P 13199 P 7759 P 43223 P 55335 P 13199 P 7759 P 61001 P 7408 P 62092 EP 15693 P 61001 P 61001 P 66748 P 70647 P 68852RW 61287EPP 94571BCP 49216RW 67471 RW 66747 RW 67470 ´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: RS-3 (One Family Rural Residential) RS-1d (One Family Urban (Half Acre) Residential) 7464-20181763 TRAIL REQUIREMENT SUBJECT PROPERTY DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2019-067-RZ File Manager: Michelle Baski Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED 1. A completed Application Form (Schedule “A” – Development Procedures Bylaw No. 5879-1999) 2. An application fee, payable to the City of Maple Ridge, in accordance with Development Application Fee Bylaw no. 5949-2001. 3. A Certificate of Title and Consent Form if the applicant is different from the owner shown on the Certificate of Title. 4. A legal survey of the property(ies) 5. Subdivision plan layout 6. Neighbourhood context plan 7. Lot grading plan 8. Landscape plan*+ 9. Preliminary architectural plans including site plan, building elevations, accessory off-street parking and general bylaw compliance reconciliation*+. * These items may not be required for single-family residential applications + These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01 Additional reports provided: Tree Evaluation Report, dated January 27, 2020, prepared by Mike Fadum and Associates Ltd. 2019-067-RZ Page 1 of 6 City of Maple Ridge TO: His Worship Mayor Michael Morden MEETING DATE: March 24, 2020 and Members of Council FILE NO: 2019-067-RZ FROM: Chief Administrative Officer MEETING: C o W SUBJECT: First and Second Reading Official Community Plan Amending Bylaw No. 7554-2019; Second Reading Zone Amending Bylaw No. 7547-2019; 23250 Silver Valley Road and 23267 137 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject properties, located at 23250 Silver Valley Road and 23267 137 Avenue, from RS-3 (One Family Rural Residential) to R-1 (Residential District), to permit a future subdivision of approximately six single family lots. Council granted first reading to Zone Amending Bylaw No. 7547-2019 and considered the early consultation requirements for the Official Community Plan (OCP) amendment on June 11, 2019. This application requires an amendment to the Official Community Plan (OCP) to re-designate the land uses from Low/Medium Density Residential, Medium Density Residential, and Medium/High Density Residential to Medium Density Residential, to allow the proposed R-1 (Residential District) zoning. 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 created, for an estimated amount of $30,600.00. There is not sufficient suitable land for park dedication on the subject properties and it is recommended that Council require the developer to pay to the City an amount that equals 5% of the market value of the land required for parkland purposes, as determined by an independent appraisal. RECOMMENDATIONS: 1) That, in accordance with Section 475 of the Local Government Act, opportunity for early and on- going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 7554-2019 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. 7554-2019 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. 7554-2019 is consistent with the Capital Expenditure Plan and Waste Management Plan; 2019-067-RZ Page 2 of 6 4) That Official Community Plan Amending Bylaw No. 7554-2019 be given first and second readings and be forwarded to Public Hearing; 5) That Zone Amending Bylaw No. 7547-2019 be given second reading, and be forwarded to Public Hearing; 6) That Council require, as a condition of subdivision approval, the developer to pay to the City an amount that equals 5% of the market value of the land, as determined by an independent appraisal, in lieu of parkland dedication in accordance with Section 510 of the Local Government Act; and, 7) That the following terms and conditions be met prior to final reading: i) Amendment to Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan and Figure 3A - Blaney Hamlet; ii) Registration of a Restrictive Covenant for Stormwater Management; iii) Removal of existing buildings; iv) In addition to the site profile, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject properties. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site; and v) That a voluntary contribution, in the amount of $30,600.00 ($5,100.00/lot) be provided in keeping with the Council Policy with regard to Community Amenity Contributions. DISCUSSION: 1) Background Context: Applicant: SV 232 Street Development Ltd. Legal Description: Lot 2, Section 33, Township 12, New Westminster District Plan 20132; and Lot 59, Section 33, Township 12, New Westminster District Plan EPP60118 OCP: Existing: Low/Medium Density Residential, Medium Density Residential, and Medium/High Density Residential Proposed: Medium Density Residential Zoning: Existing: RS-3 (One Family Rural Residential) and R-1 (Residential District) Proposed: R-1 (Residential District) Surrounding Uses: North: Use: Single Family Residential Zone: RS-1b (One Family Urban (Medium Density) Residential) Designation: Low/Medium Density Residential 2019-067-RZ Page 3 of 6 South: Use: Vacant Zone: R-1 (Residential District) Designation: Medium Density Residential East: Use: Single Family Residential and Vacant Zone: RS-1b (One Family Urban (Medium Density) Residential) and R-1 (Residential District) Designation: Medium Density Residential West: Use: Vacant Zone: R-3 (Special Amenity Residential District) Designation: Medium/High Density Residential Existing Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential Site Area: 0.28 ha (0.7 acres) Access: 232A Street and 137 Avenue Servicing requirement: Urban Standard 2) Site Characteristics: The subject properties, located at 23250 Silver Valley Road and 23267 137 Avenue, are located on the south-east corner of the intersection of Silver Valley Road and 232A Street (see Appendices A and B). There is an existing home on 23250 Silver Valley Road that will be removed as a condition of final reading. The property located at 23267 137 Avenue is a newly created single family lot that is vacant, and has a strip of land fronting Silver Valley Road that is intended to be consolidated with the 23250 Silver Valley Road property for future subdivision potential. The subject properties slope gradually to the south-west. 3) Project Description: The applicant is proposing to rezone and subdivide the subject properties from RS-3 (One Family Rural Residential) and R-1 (Residential District) to R-1 (Residential District) to allow for approximately six single family lots; five fronting 232A Street and one fronting 137 Avenue. 4) Planning Analysis: i) Official Community Plan: The subject properties are located within the Silver Valley Area Plan, in the Blaney Hamlet, and are currently designated Low/Medium Density Residential, Medium Density Residential, and Medium/High Density Residential. For the proposed development an OCP amendment will be required to re-designate the subject properties to Medium Density Residential to allow the proposed R-1 (Residential District) zoning (see Appendix C). When the Silver Valley Area Plan was adopted, it envisioned a road network that has been refined as development has occurred. As a result, the original land use designations in the Plan do not align with the current road patterns and are not reflective of the single family housing form in the area. The current OCP designations for the properties would allow from four to nine units in total, and the proposed development is for approximately six units, therefore the OCP amendment does not result in an increase in density from the original area plan. Furthermore, the form of the proposed development is similar to the recent development to the south. 2019-067-RZ Page 4 of 6 ii) Zoning Bylaw: The current application proposes to rezone the subject properties from RS-3 (One Family Rural Residential) and R-1 (Residential District) to R-1 (Residential District) (see Appendix D) to permit a future six lot subdivision (see Appendix E). The minimum lot size for the proposed R-1 (Residential District) zone is 371 m2 (3,993 ft²). Any variations from the requirements of the proposed zone will require a Development Variance Permit application. There are no proposed variances at this time. iii) Off-Street Parking And Loading Bylaw: The applicant will need to provide two parking spaces per dwelling unit, as per the Off-Street Parking and Loading Bylaw No. 4350–1990, and will need to comply with Section 403 (7) of the Zoning Bylaw, which states that there needs to be 7.5 m (24.6 ft.) of visual clearance at an intersection with a street, preventing the construction of any fence, wall, or structure within that distance. Section 401 (3) of the Zoning Bylaw also prohibits a driveway that is within 7.5 m (24.6 ft.) of the point of intersection of an exterior side lot line with a front lot line or rear lot line. iv) Development Permits: Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application is required for all development identified in wildfire risk areas. The purpose of the Wildfire Development Permit is for the protection of life and property in designated areas that could be at risk for wildland fire; and where this risk may be reasonably abated through implementation of appropriate precautionary measures. An application for the Wildfire Development Permit has been received. Adherence of this project to the guidelines will be the subject of a future report to the Director of Planning and a security will be taken as a condition of the issuance of the Development Permit to ensure that the Wildfire Development Permit Area guidelines are met. v) Advisory Design Panel: A Form and Character Development Permit is not required as this is for a single family development; therefore, this application does not need to be reviewed by the Advisory Design Panel. vi) Development Information Meeting: A Development Information Meeting was held at Yennadon Elementary School on February 13, 2020. Nobody attended the Development Information Meeting and the applicant has not received any correspondence from the public with concerns regarding the proposed subdivision. vii) Parkland Requirement: As there are more than two additional lots proposed to be created, the developer will be required to comply with the park dedication requirements of Section 510 of the Local Government Act prior to subdivision approval. For this project, there is no suitable land for park dedication on the subject properties and it is therefore recommended that Council require the developer to to pay to the City an amount that equals the market value of 5% of the land required for parkland purposes. The amount payable to the City in lieu of park dedication must be derived by an independent appraisal at the developer’s 2019-067-RZ Page 5 of 6 expense. Council consideration of the cash-in-lieu amount will be the subject of a future Council report. viii) Environmental Implications: The Arborist Report, the Wildfire Hazard Assessment, and the Stormwater Management Plan have been reviewed. The Registered Professional Forester will be coordinating their recommendations with the environmental consultant, civil engineer, and arborist to ensure the environmental objectives are achieved. 6) Interdepartmental Implications: i) Engineering Department: The Engineering Department has identified that all the services required in support of this development, including road dedication, will be taken as a condition of subdivision. Some road works have been completed under the previous larger development application in the area, but portions of the sidewalk are missing along the perimeter of the subject properties and will be completed as a result of the proposed subdivision. The subject properties have been pre-serviced with sanitary, storm, and water service connections. A street light is required at the north-west corner of the subject properties. ii) Fire Department: The Fire Department reviewed the Wildfire Hazard Assessment and found it acceptable. 7) School District No. 42 Comments: Pursuant to Section 476 of the Local Government Act, consultation with School District No. 42 is required at the time of preparing or amending the OCP. A referral was sent to School District No. 42 on September 24, 2019 and a response was received on October 30, 2019, with the following information: “The proposed application would affect the student population for the catchment areas currently served by Yennadon Elementary and Garibaldi Secondary. Yennadon Elementary has an operating capacity of 628 students. For the 2018-19 school year, the student enrolment at Yennadon Elementary was 585 students (93% utilization) including 130 students from out of catchment. Garibaldi Secondary School has an operating capacity of 1050 students. For the 2018-19 school year, the student enrolment at Garibaldi Secondary School was 795 students (76% utilization) including 259 students from out of catchment.” 8) 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 2019-067-RZ Page 6 of 6 Government Act. The amendment required for this application, to amend the land use designation from Low/Medium Density Residential, Medium Density Residential, and Medium/High Density Residential to Medium Density Residential, is considered to be minor in nature as the OCP amendment does not result in an increase in density from the original area plan. 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. CONCLUSION: It is recommended that first and second reading be given to OCP Amending Bylaw No. 7554 -2019, that second reading be given to Zone Amending Bylaw No. 7547-2019 and that application 2019- 067-RZ be forwarded to Public Hearing. It is further recommended that Council require, as a condition of subdivision approval, the developer to pay to the City an amount that equals 5% of the market value of the land, as determined by an independent appraisal, in lieu of parkland dedication. “Original signed by Michelle Baski” _______________________________________________ Prepared by: Michelle Baski, AScT, MA Planner “Original signed by Chuck Goddard” _______________________________________________ Reviewed by: Charles R. Goddard, BA, MA Director of Planning “Original signed by Christine Carter” _______________________________________________ Approved by: Christine Carter, M.PL, MCIP, RPP GM Planning & Development Services “Original signed by Al Horsman” _______________________________________________ Concurrence: Al Horsman Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Ortho Map Appendix C – OCP Amending Bylaw No. 7554-2019 Appendix D – Zone Amending Bylaw No. 7547-2019 Appendix E – Subdivision Plan DATE: Feb 26, 2019 FILE: 2019-067-RZ 23250/67 SILVER VALLEY ROAD PID: 002-606-160 & 030-522-633 PLANNING DEPARTMENT SUBJECT PROPERTIES 2017-473-VP2018-327-DP 2018-326-DP2017-473-DP 2017-473-SD2017-473-RZ2016-055-RZ 2016-055-VP 2016-410-DP 2016-055-DP 2016-326-DP ´ Scale: 1:2,000 BY: PC Legend Active Applications (RZ/SD/DP/VP) DATE: Feb 26, 2019 FILE: 2019-067-RZ 23250/67 SILVER VALLEY ROAD PID: 002-606-160 & 030-522-633 City of PittMeadows District ofLangley District of MissionFRASER R. ^ PLANNING DEPARTMENT SUBJECT PROPERTIES Aerial Imagery from the Spring of 2018´ Scale: 1:2,000 BY: PC CITY OF MAPLE RIDGE BYLAW NO. 7554-2019 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 _______________________________________________________________________________ WHEREAS Section 477 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed expedient to amend Schedule "A" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 7554-2019." 2. Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan and Figure 3A - Blaney Hamlet, are hereby amended for the parcel or tract of land and premises known and described as: Lot 2 Block A, Section 33 Township 12 New Westminster District Plan 20132 Lot 59 Section 33 Township 12 New Westminster District Plan EPP60118 and outlined in heavy black line on Map No. 1004, a copy of which is attached hereto and forms part of this bylaw, is hereby designated as shown. 3. Maple Ridge Official Community Plan Bylaw No.7060-2014 as amended is hereby amended accordingly. READ a first time the 31st day of March, 2020. READ a second time the 31st day of March, 2020. PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 ADOPTED, the day of , 20 . ___________________________________ _____________________________ PRESIDING MEMBER CORPORATE OFFICER SILVER VALLEY RD232 ST.SILVER VALLEY RDBLANEY RD232 ST.232A ST.137 AVE.232A ST.137 AVE.BLANEY RD13668 13699 13841 13720 136791368723150 13662 13662231352 3 1 5 6 13701 13822 13802 13782 13667 13671 13747 13672 1368823185 23288232731367923140 13792 13811 13724 13695 13692 13859 23216136842314223190 13831 137762319623148 23250137 5 7 13678 13861 13793 1370923226 13700 2 3 2 8 0 13772 13716 13704 2326213812 13706 13750 13859 13708 2330313848 13717 13765 13819 1382813683 13712 13705 13658 13713 13743 13842 13688 13773 13772 13686 13671 13752 13762 1 3 7 5 1 13675 13802 13863 1369123145 136802318613692 13781 13852 137832316 5 13685 13869 13746 2328513868 2329113716 13762 13698 13855 2322013868 13771 13857 2 3 1 5 5 136802323213696 13805 13825 13796 13795 2327213782 137302314613851 13855 231752327913753 13676 13867 13862 13721 13762 13866 13870 2 3 1 6 6 2 3 1 6 0 23297232382 3 1 7 0 13672 13763 13782 2326713856 428 23 58 12 51 8 59 46 14 13 58 18 8 A 2 32 60 2 11 7 19 49 26 9 47 11 10 6 9 22 19 PARK PARK 1 13 50 PARK 19 7 15 55 4 6 15 PARK 12 39 61 PARK 54 30 48 PARK 54 6 PARK 53 5 Rem 2 3 59 17 S PART 9 17 5 27 43 18 10 7 12 37 2 44 35 9 7 21 3 40 6 2 A 50 11 45 10 1 PARK 20 12 PARK 64 12 52 4 10 1 11 18 53 16 13 9 13 1 31 2 28 41 3 2 56 PARK 55 52 57 21 38 13 2 14 14 51 34 4 56 4 14 14 5 25 16 B 15 3 63 PARK 6 24 57 4 36 29 A 3 62 5 33 Rem 5 20 BCP 42873EPP 60118EPP 44846 EPP 60118 BCP 42873RP 17267 EPP 34552 P 2409 RP 10274 EPP 60071 BCP 42823 EPP 60118BCP 33856 BCP 44122 BCP 43235 BCP 46698EPP 34551BCP 46658P 20132 EPP 60071 EPP 25 3 2 3 EPP 60071 EPP 60118EPP 25323EPP 70286 EPP 29463EPP 60118BCS 3895 BCP 41713 EPP 60071 EPP 60071EPP 60118BCS 3588 EPP 34552EPP 91845EPP 61697EPP 91845BCP 44127 EPP 61272EPP 6 0 8 9 2 EPP 91845EPP 83548EPP 83548EPP 3 8 1 2 5 BCP 44128 BCP 33248 EPP 83548EPP 61215EPP 92076EPP 61697EPP 76072EPP 61272EPP 34551 BCP 42876BCP 42874BCP 46699EPP 49148 EPP 83548EPP 61697EPP 25570EPP 25732EPP 83548EPP 26594EPP 92076BCP 33245EPP 92076EPP 91845BCP 33246BCP 33246 EPP 61697EPP 61697BCP 33247BCP 4 2 8 7 4 EPP 92076BCP 42 8 2 9 EPP 61805EPP 60892BCP 41108EPP 35006 EPP 61805EPP 61805´ SCALE 1:2,500 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:From: To: To Amend Silver Valley Area Plan Figure 2 and Figure 3aLow/Medium Density Residential and Medium/High Density ResidentialMedium Density Residential 7554-20191004 CITY OF MAPLE RIDGE BYLAW NO. 7547-2019 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. 7547-2019." 2. Those parcels or tracts of land and premises known and described as: Lot 2 Block A, Section 33 Township 12 New Westminster District Plan 20132 Lot 59 Section 33 Township 12 New Westminster District Plan EPP60118 and outlined in heavy black line on Map No. 1796 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to R-1 (Residential District). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 11th day of June, 2019. READ a second time the 31st day of March, 2020. PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 ADOPTED, the day of , 20 _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER 232A ST.137 AVE. SILVER VALLEY RD232 ST.SILVER VALLEY RDBLANEY RD232 ST.232A ST.137 AVE.BLANEY RD13667 13841 13709 2330313671 136792321623150 13662 13708231352 3 1 5 6 13822 13802 13675 1367123226 13747 136722318523288136912314013792 13811 13684 13696 13680231422319013831 1377623196 232912314823250137 5 7 13699 2328513861 13795 13793 2 3 2 8 0 13772 13716 1370623297 13750 13848 13688 13819 13859 13730 1382813857 13658 13683 13743 13842 13688 13773 13752 13762 1 3 7 5 1 1376523165 13863 13716 13705 13672 136682314523186 13781 13852 13720 13783 13772 13685 13859 13746 13868 13762 13698 13855 13868 13679 13713 2323813676 13771 13692 13869 2327313680 13687 13686 13805 13825 13796 23272137822314613851 2 3 1 5 5 13724 13855 231751369513700 13753 13802 13812 13721 13867 13862 2323213762 2327913678 13866 13870 232622 3 1 6 6 13662 13692 232202 3 1 6 0 13704 2326713782 13701 2 3 1 7 0 13763 13782 13712 13717 13856 12 51 59 14 28 13 58 8 A 2 60 4 15 32 11 7 19 30 9 PARK 45 10 40 18 6 9 266 7 PARK 1 2 PARK Rem 5 14 19 PARK 56 15 4 17 12 25 15 PARK 12 44 22 54 37 8 PARK 58 47 6 59 Rem 2 29 2 3 S PART 9 5 10 46 18 31 10 7 8 3 14 5 51 34 7 21 3 42 6 2 A 50 36 43 17 11 PARK 33 27 10 1 PARK 12 5 64 12 52 4 54 1 11 18 4 50 16 13 41 9 PARK 23 13 61 3 2 3 2 PARK 55 5557 20 16 13 2 14 21 1 35 14 53 11 48 56 4 13 53 B 52 63 49 38 19 6 3924 PARK 57 A 62 5 9 20 EPP 60118BCP 42873EPP 60118EPP 44846 EPP 60118 RP 17267 BCP 41713 BCP 42873EPP 34552 RP 10274BCP 46658EPP 60071 BCP 42823 BCP 44122 BCP 43235 EPP 60118BCP 46698EPP 34551 P 20132 EPP 60071 BCP 33856 EPP 60118EPP 60071 EPP 60118EPP 25323EPP 70286 P 2409 EPP 25 3 2 3 EPP 29463BCS 3895 EPP 60071 EPP 60071 BCS 3588 EPP 34552EPP 61697BCP 44127 EPP 61272EPP 61215EPP 83548EPP 83548BCP 44128 BCP 33248 EPP 83548EPP 3 8 1 2 5 EPP 61697EPP 61272EPP 34551 BCP 42876BCP 42874 EPP 35006EPP 60892BCP 46699EPP 49148 BCP 33245EPP 83548EPP 61697EPP 25570EPP 25732EPP 83548EPP 26594EPP 6 0 8 9 2BCP 33246BCP 33246 EPP 61697EPP 61697BCP 33247BCP 4 2 8 7 4 BCP 42 8 2 9 EPP 61805BCP 41108EPP 76072EPP 61805EPP 61805´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: RS-3 (One Family Rural Residential) R-1 (Residential District) 7547-20191796