HomeMy WebLinkAbout2021-10-19 Public Hearing Agenda and Reports.pdf
City of Maple Ridge
PUBLIC
HEARING
October 19, 2021
CITY OF MAPLE RIDGE
1) 2019-216-RZ
24392 104 Avenue
Lot B Section 3 Township 12 Group 1 New Westminster District Plan 8852
Maple Ridge Zone Amending Bylaw No. 7628-2020
To rezone from RS-3 (Single Detached Rural Residential) to RM-1 (Low Density Townhouse
Residential) Zone.
The current application is to permit the future construction of approximately 21 strata
townhouse units.
2) 2020-409-RZ
11089 240 Street, 11101 239 Street and 11094 Buckerfield Drive
Lot 3 District Lot 404 Group 1 New Westminster District Plan BCP46902
Lot 62 District Lot 404 Group 1 New Westminster District Plan EPP32520
Lot A District Lot 404 Group 1 New Westminster District Plan EPP48959
Maple Ridge Zone Amending Bylaw No. 7701-2021
To rezone from RS-3 (Single Detached Rural Residential), R-1 (Single Detached (Low Density)
Urban Residential) and R-2 (Single Detached (Medium Density) Urban Residential) to
R-1 (Single Detached (Low Density) Urban Residential) and R-2 (Single Detached (Medium
Density) Urban Residential).
The current application is to permit the future subdivision of approximately 19 single-family
lots.
PUBLIC HEARING AGENDA
October 19, 2021
7:00 pm
Virtual Online Meeting including Council Chambers
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.
For virtual public participation register by going to https://www.mapleridge.ca/640/Council-Meetings
and clicking on the meeting date.
This Agenda is also posted on the City’s Website at: www.mapleridge.ca/AgendaCenter
CITY OF MAPLE RIDGE
NOTICE OF VIRTUAL ONLINE PUBLIC HEARING
TAKE NOTICE THAT A PUBLIC HEARING is scheduled for Tuesday, October 19, 2021 at 7:00 p.m.
This meeting is an online virtual meeting to be hosted in Council Chambers at City Hall, 11995 Haney
Place, Maple Ridge.
For virtual online participation, access the link at: www.mapleridge.ca/640/Council-Meetings and
click on the meeting date to register.
For viewing only, access the link at http://media.mapleridge.ca/Mediasite/Showcase and click on the
October 19, 2021 Public Hearing presentation video;
The Public Hearing Agenda and full reports are posted on the City’s Website at
www.mapleridge.ca/AgendaCenter (see: Public Hearing).
This Public Hearing is held in order to consider the following bylaws:
1) 2019-216-RZ
24392 104 Avenue
Lot B Section 3 Township 12 Group 1 New Westminster District Plan 8852
Maple Ridge Zone Amending Bylaw No. 7628-2020
To rezone from RS-3 (Single Detached Rural Residential) to RM-1 (Low Density Townhouse
Residential) Zone.
The current application is to permit the future construction of approximately 21 strata
townhouse units.
2) 2020-409-RZ
11089 240 Street, 11101 239 Street and 11094 Buckerfield Drive
Lot 3 District Lot 404 Group 1 New Westminster District Plan BCP46902
Lot 62 District Lot 404 Group 1 New Westminster District Plan EPP32520
Lot A District Lot 404 Group 1 New Westminster District Plan EPP48959
Maple Ridge Zone Amending Bylaw No. 7701-2021
To rezone from RS-3 (Single Detached Rural Residential), R-1 (Single Detached (Low Density)
Urban Residential) and R-2 (Single Detached (Medium Density) Urban Residential) to
R-1 (Single Detached (Low Density) Urban Residential) and
R-2 (Single Detached (Medium Density) Urban Residential).
The current application is to permit the future subdivision of approximately 19 single-family
lots.
AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaws and copies of staff reports and other
information considered by Council to be relevant to the matters contained in the bylaws are available
for viewing on the City’s Land Development Viewer site at:
https://gis.mapleridge.ca/LandDevelopmentViewer/LandDevelopmentViewer.html
It is important to ensure that our democratic processes continue to function and that the work of the
City remains transparent for all citizens while mitigating risks posed by COVID-19. This Public Hearing
pertaining to the aforesaid bylaws will be conducted virtually using the links set out below.
ALL PERSONS who believe themselves affected by the above-mentioned bylaws shall be afforded a
reasonable opportunity to be heard at the Public Hearing before Council on the matters contained in
the bylaws. Please note that all written submissions provided in response to this notice will become
part of the public record which includes the submissions being made available for public inspection.
• For virtual online participation, access the link at: www.mapleridge.ca/640/Council-Meetings and
click on the meeting date to register. When registering you will be asked to give your name and
address, to give Council your proximity to the land that is the subject of the application. We ask
that you have your camera on during the Public Hearing;
• For viewing only, access the link at http://media.mapleridge.ca/Mediasite/Showcase and click
on the October 19, 2021 Public Hearing presentation video;
• To submit correspondence prior to the Public Hearing, provide written submissions to the
Corporate Officer by 12:00 Noon, Tuesday, October 19, 2021 (quoting file number) via drop-box
at City Hall or by mail to 11995 Haney Place, Maple Ridge, V2X 6A9; or,
• To email correspondence, forward written submissions to clerks@mapleridge.ca to the attention
of the Corporate Officer, by 12:00 Noon, Tuesday, October 19, 2021 (quoting file number).
Dated this 5th day of October, 2021.
Stephanie Nichols
Corporate Officer
[~·-· mapleridge.ca City of Maple Ridge TO: His Worship Mayor Michael Morden and Members of Council MEETING DATE: September 7, 2021 FILE NO: 2019-216-RZ FROM: SUBJECT: Chief Administrative Officer Second Reading Zone Amending Bylaw No. 7628-2020; 24392 104 Avenue EXECUTIVE SUMMARY: MEETING: C o W An application has been received to rezone the subject property located at 24392 104 Avenue from RS-3 (Single Detached Rural Residential) to RM-1 (Low Density Townhouse Residential), to permit a future construction of approximately 21 strata townhouse units. The subject property is located in the Albion Area, adjacent to Albion Park, and southwest of Samuel Robertson Technical Secondary School. The subject property is approximately 6,120 m2 (1.5 acres) and the minimum lot size for the proposed zone is 1,000m2 (0.25 acres). Environmental protection through a covenant is required on the sloped western area of the subject site. Pursuant to Council policy, this application is subject to the Community Amenity Contribution Program at a rate of $4,100.00 per townhouse dwelling unit; for an estimated amount of $86,100.00 RECOMMENDATIONS: 1) That Zone Amending Bylaw No. 7628-2020 be given second reading, and be forwarded to Public Hearing; 2) That the following terms and conditions be met prior to final reading: i) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject property for the proposed development; ii) Registration of a Restrictive Covenant for the protection of the Environmentally Sensitive areas on the subject property; iii) Registration of a Restrictive Covenant for Stormwater Management; iv) Removal of existing buildings; v) 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. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site. vi) That a voluntary contribution, in the amount of $86,100.00 ($4,100/unit) be provided in keeping with the Council Policy with regard to Community Amenity Contributions. 2019-216-RZ Page 1 of 5
DISCUSSION: 1) Background Context: Applicant: Owner: 1154915 BC LTD. 1154915 BC LTD. Legal Description: Lot B; Section 3; Township 12; Group 1, New Westminster District Plan 8852 OCP: Existing: Proposed: Medium Density Residential, Conservation Medium Density Residential, Conservation Within Urban Area Boundary: Area Plan: OCP Major Corridor: Zoning: Yes Albion Area Plan Yes Existing: Proposed: RS-3 (Single Detached Rural Residential) RM-1 (Low Density Townhouse Residential) Surrounding Uses: North: Use: Zone: Designation: South: Use: Zone: Designation: East: Use: Zone Designation: West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Companion Applications: 2) Project Description: Single Family Residential RS-3 (Single Detached Rural Residential) Medium Density Residential, Conservation Park RS-3 (Single Detached Rural Residential) Conservation Park P-1 (Park and School) Park, Conservation Single Family Residential R-3 (Single Detached (Intensive) Urban Residential Medium Density Residential Single Family Residential Multi Family Residential 6,120 m2 (1.5 acres) 104 Avenue Urban Multi Family DP and DVP The subject property located at 24392 104 Avenue is approximately 1.5 acres in area is treed, partially flat and partly sloped due to a natural ridge running north-south through the site which then runs onto the adjacent Albion Park to the south and east (see Appendix A and B). The subject property is bounded by single family residential properties to the west, Albion Park to the east and south, and 104 Avenue to the north. There are no development applications in process in the direct vicinity within 250 metres. The existing slopes pose constraints related to geotechnical 2019-216-RZ Page 2 of 5
impact and will require steep slope protection. All disturbance and alterations on site need to be outside of the geotechnical and environmental setbacks. It is expected that all construction related disturbance, including long term maintenance areas associated with the strata access road do not occur within the steep slope areas of the site. More than 25% of the subject property is proposed to be protected for environmental and slope stability purposes. There are 21 townhouse units proposed within four blocks. 3) Planning Analysis: i) Official Community Plan: The subject site is designated Medium Density Residential and Conservation in the Albion Area Plan. This designation allows for a range of housing styles and densities, including smaller lot single detached housing, townhouse and duplex dwelling units. The subject proposal for townhouse development complies with the designations. The proposed appears to follow the current Conservation designation boundary. ii) Zoning, and Parking and Loading Bylaws: The proposed zone for the subject site is RM-1 Townhouse Residential. The proposal is comprised of 25% buildings/structures, 4 7% landscaping and 28% paved/hard surfaces; a net FSR of 0.59, where a 0.60 FSR is allowed (see Appendix C). The project includes the required 42 resident parking spaces for the 21 units. Of the 42 spaces, 30 spaces (61%) are in side-by-side garages and 12 spaces (29%) are in tandem garages, in compliance to the Tandem Parking Garage Units within Townhouses Policy, adopted June 22, 2021. No aprons are required to meet parking stall standards. There are also six visitor parking spaces, in excess of the five required spaces. iii) Proposed Variances: A Development Variance Permit application has been received for this project and involves the following relaxations (see Appendix D), to vary Maple Ridge Zoning Bylaw No. 7600-2019 to reduce the: • Setback from the front property line, from 7.5 m to 4.5 m • Setback from the side property lines (E and W), from 6.0 m to 4.8 m • Useable Open Space, from 945 m2 to 893 m2 The requested variances will be the subject of a future Council report. iv) Development Permits: Pursuant to Section 8. 7 of the OCP, a Multi-Family Development Permit application is required to ensure the current proposal enhances existing neighbourhoods with compatible housing styles that meet diverse needs, and minimize potential conflicts with neighbouring land uses. 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" 2019-216-RZ Page 3 of 5
v) Advisory Design Panel: The application was reviewed by the ADP at a meeting held on November 18, 2020 and their comments and the applicants responses can be seen in Appendix G. A detailed description of the projects form and character will be included in a future development permit report to Council. vi) Development Information Meeting: Taking into consideration health and safety precautions during the Covid-19 pandemic, a Development Information Meeting (DIM) was arranged virtually, with the opportunity to provide feedback between May 9 -28, 2021. Nine neighbours made use of that opportunity. A summary of the main comments and discussions with the attendees was provided by the applicant (see Appendix H), and includes the following topics: • Concerns about the steepness of the existing western slope and the potential negative impacts of new works to this area. • Instances of existing fencing and overgrowth is reported to be encroaching on neighboring land. Clarification requested on how this will be managed and by whom. • Management of rainwater draining down the slope. • Clarification on scope of tree removal and retention. • Concerns of negative environmental effects due to tree removal & construction activity. • Residents report being informed by other parties that there were limits to the extent which the subject property could be developed. • Concerns over potential encroachment into -or development of-adjacent park lands. • Concerns over the proximity and visibility between new buildings and the western property line. • Clarity on safeguard measures proposed between the subject lot and neighboring lots. • Concerns over the proposed density in relation to the subject lot and neighborhood. • Concerns on potential impacts to neighborhood traffic and street parking conditions. 4) Traffic Impact: The Engineering Department reviewed the subject proposal and found the proposed access is on a crest of a hill in the Albion Area, on a road classified as Major Corridor. Sight lines and stopping distances must be analyzed to ensure that the proposed access meets the Transportation Association of Canada Guidelines. If it does not, recommendations must be provided to address safe access before final acceptance of the engineering plans can be provided. 5) Interdepartmental Implications: i) Engineering Department: Preliminary indications show that there are geotechnical concerns on this site related to the slope. A geotechnical report will be required to determine if a geotechnical setback is needed from that slope and that reviews and comments on any storm water management plan. Depending on the outcome of that report, it may need to be registered on title as a restrictive covenant in addition to any requirements per the Building Department. The majority of the south side of 104 Avenue has already been developed and constructed under the previous 20 m Right of Way (ROW) requirement. However, the road is considered a Collector Road 2019-216-RZ Page 4 of 5
with a bike lane, which requires 24m. Therefore, Engineering can support a Development Variance Permit to waive the additional 2m dedication to each side of the ROW. An erosion and sediment control (ESC) plan for the off-site works must be included in the off-site design package. An ESC plan for the on-site works is to be submitted with the future building permit and should not be included with the off-site package. ii) Parks. Recreation and Culture Department: The soccer field area in Albion Park is elevated above the subject property. Careful consideration of some significant screening at the backs of the townhouses through the Development Permit, to limit future complaints is advised. Currently, there are no major plans for Albion Park, along its north west edge where the subject property is located. No Park dedication is therefore required. CONCLUSION: That Zone Amending Bylaw No. 7628-2020 be given second reading, and be forwarded to Public Hearing; "Original signed by Mark McMullen" Prepared by: Therese Melser Planning Technician "Original signed by Mark McMullen" 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 Christina Crabtree" Concurrence: Al Horsman Chief Administrative Officer The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Ortho Map Appendix C -Zone Amending Bylaw No. 7628-2020 Appendix D -Site Plan Appendix E -Building Elevation Plans Appendix F -Landscape Plan Appendix G -ADP design comments Appendix H -DIM responses 2019-216-RZ Page 5 of 5
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Scale: 1 :2,500 APPENDIX B 24392 104 AVEUE FILE: 2019-216-RZ DATE: Jun 17, 2019 PLANNING DEPARTMENT BY: PC
CITY OF MAPLE RIDGE
BYLAW NO. 7628-2020
A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 7600-2019 as amended
______________________________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600-2019 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. 7628-2020."
2. That parcel or tract of land and premises known and described as:
East 133 Feet Lot B Section 3 Township 12 New Westminster District Plan 8852
and outlined in heavy black line on Map No. 1834 a copy of which is attached hereto and
forms part of this Bylaw, is hereby rezoned to RM-1 (Low Density Townhouse
Residential).
3. Maple Ridge Zoning Bylaw No. 7600-2019 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the 31st day of March, 2020.
READ a second time the 14th day of September, 2021.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
PARK 11 12 13 14 "' "' "' "' g ;;; ~ ::i ~ ~ ~ ~ 104A AVE. <o 0 ., <o ;;; "' "' "' "' "' "' ~ ~ ~ ~ 4 23 22 .2_1 10426 25 405 10408 26 P31591 15 "-"-::i ~ 10 ~ ~ P 12923 Rem6 7 BCP5562 PARK '-EPP45691 104 AVE. 1028 AVE. 00 ~ Cl) MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: To: MAPLE RIDGE British Columbia 7628-2020 1834 RS-3 (Single Detached Rural Residential) RM-1 (Low Density Townhouse Residential) --R;!! 7~10~ __ -10445 104 AVE. Rem N 1/2 of NE 1/4 Section 3 Township 12 D N SCALE 1 :2,500
APPENDIX G AFFIRMATIVE RESPONSE RE: PROJECT NAME: PROJECT NUMBER: ATTENTION: Name ATTACHED DOCUMENTS No. 2019-216-RZ ADP Comments 24392 104 Ave. 2019-216-RZ VDZ: DP2019-14 Sabina Chand City of Maple Ridge Planning and Development 2 December 2020 QUANTITIES DESCRIPTION DATE ON TITLEBLOCK 1__ _ ______ j_ Landscape DP _drawings ____________________________ 1_30-11-2020 ________________ __) This letter is in response to comments received for the Advisory Design Panel of this project. LANDSCAPE COMMENTS: i Item# I COMMENT ! RESPONSE 1. Consider adding tree protection fencing Done. See Drawing L-03A & L-03B 2. Consider Coordinating with civil engineer and I\Joted. architect to provide surface drainage to detention pond 3. Consider planting additional trees to the east of the Added. See Drawing L-03A central amenity area 4. Consider providing return to retaining wall in north Noted. east corner of block 2 to capture grade differential s,, Ensure adequate soil volumes for all trees on site Structural soil has been pmvided to ensure adequate soil volumes for tree plantings along the driveway. See Drawing L-03A. 6. Review fencing plan and details per appropriate Fencing detail has been updated. See Detail l /LD-04 picket fencing in internal yards Please let me know if you have any further questions. Phoenix Chan Landscape Designer 604 882 0024 FORTLANGLEY I MOUNT PLEASANT 102 -9181 Church St. 102 -355 Kingsway Fort Langley, BC, VlM 2R8 Vancouver, BC, VST 3J7 www.vdz.ca
atelier •· architecture inc. January 5/2021 Attention: Therese Melser Planning Technician City of Maple Ridge 11995 Haney Place, Maple Ridge, BC, V2X 6A9 Re: 6.3 ADP November 18/2020 -2019-216-DP/ 24392 104 Ave Townhome Development The following is a response to address the Resolution and comments provided after Advisory Design Panel Review on November 18/2020. Please also refer to the attached drawing updates. Architectural Comments: To further celebrate the site entry way, a feature sign wall has been provided. Refer to attached Landscape Plans and Details The base and second level dormer of Block 1 have been extended to align the street-facing walls of Blocks 1 and 2. As a result, this both improves the overall street presence and creates further articulation thereby creating a more appropriate pedestrian scale. Parking has been adjusted to suit -as per the attached Architectural Plans and Elevation. The exterior material colour palette has been softened to be more in line with the submitted precedent photos. Landscape Comments: Refer to attached Memo from VDZ Landscape Architects Yours very truly, Brian Shigetomi Senior Associate Atelier Pacific Architecture Inc. E-mail: bshigetomi@atelierpacific.com #111-3823 henning drive burnaby, be canada vSc 6p3 t 604.662.8689 I f 604.662.8655 info@atelierpacific.com I www.atelierpaclfic.com I architect albc saa aaa mralc ra oaa maa
APPENDIX H Jun 02/2021 atelier p architecture inc. Public Commenting Opportunity DATE OF PCO: PROJECT: Agenda: Location: Attention: Representatives: Copy: May 19th through 28th, 2021 24392 -104th Ave, Maple Ridge BC {#2019-216RZ) Area Resident Comments for Proposed Development Via e-Mail and Call-in Therese Melser City of Maple Ridge 11995 Haney Place, Maple Ridge, BC V2X 6A9 604-467-7395 Makoto Tsukishima, Atelier Pacific Architecture Brian Shigetomi, Atelier Pacific Architecture James Isherwood, Royal Lepage Nadine Strampe, Atelier Pacific Architecture "Please note that all comment and attendance sheets produced as a result of this Public Comment Opportunity will be provided to the City of Maple Ridge and form part of the public record that is available for viewing by the public upon request." PROJECT PROFILE Current Zone Proposed Zone Neighbourhood: OCP Land Use Gross Site Area: Net Site Area: Proposed Density (FSR): Number of Units: Proposed Unit Size: Proposed Height: Construction: Proposed Parking: RS-3 RM-1 Albion Area Medium Density Residential (Conservation) 1.51 Acres (of currently vacant land) 1.11 Acres (accounting for a Western Environmental Protection Area) 0.6 21 units divided into 4 blocks Between 1,270 to 1,511 sq.feet for a combined total of 28,500 sq.feet) 3 stories (35ft) Wood frame 48 including 1 accessible #350-10851 Shellbridge Way, Richmond, BC V6X 2W9 T 604.662.8689 F 604.662.8655 info@atelierpacific.com I atelierpacific.com jessie arora architect aibc saa aaa mraic ra oaa maa 1
Jun 02/2021 atelier architecture inc. COMMENTS -Refer also to attached comment forms and correspondence for specific inquiries. Comments which were found to be similar have been grouped, categorized and summarized herein. Responses are provided below summary headers and in italics Item 1.0 .1 Site Drainage / Existing Sloped Grading: Concerns presented about the steepness of the existing western slope and the potential negative impacts of new works to this area. i-ii-The existing western portion of the site has been recognized as having a very steep slope. The intent is to assign this sloped area -which constitutes over 25% of the lot-as a designated 'Environmental Area' {aka 'Conservation Zone' per Landscape Plans) to serve as a "buffer" between the developed eastern portion of the lot and the neighboring lots along 244th St. A Geotechnical engineer was also retained to make recommendations about soil stability/bearing, limits to heavy construction traffic and procedures for excavations. As indicated in the provided drawings, proposed development works would be kept outside of the western 'Environmental Area'. Based on these recommendations, the proposed location/layout of works {including · buildings, rear yard decks and access road) were deemed "feasible and appropriate" and not expected to negatively impact the slopes . . 2 Instances of existing fencing and overgrowth is reported to be encroaching on neighboring land. Clarification requested on how this will be managed and by whom. i-As per discussions between the city and c1,1rrent owner, the intention is that the incumbent Strata Corporation would be responsible for maintenance/protection of their own property which includes said 'Environmental Area.' .3 Management of rainwater draining down the slope i-A Stormwater Management Plan was developed -implementing various strategies to limitthe amount of rainwater draining down the slope, such as: -Sloping exterior grades away from the western sloped area. -Providing a robust storm storage system to directly feed all roof drainage and site catch basin water directly to the city stormwater system. -Designing a Bio-filtration Rain garden #350-10851 Shell bridge Way, Richmond, BC V6X 2W9 T 604.662.8689 F 604.662.8655 info@atelierpacific.com I atelierpacific.com jessie arora architect aibc saa aaa mraic ra oaa maa 2
Jun 02/2021 1.2 1.3 .1 atelier architecture inc. Environmental Impact/ Tree Protection: Clarification on scope of tree removal and retention i-As part of our Application, an arborist was brought on to review the condition of all existing trees and they have identified those which potentially pose a safety hazard, including select trees within the along the west property line and within the 'Environmental Area'. It was recommended that such hazards be removed, however virtually all other existing trees in this 'Environmental Area' be retained, such as rows of healthy cedars and spruces by the northwest corner. Furthermore, a tree preservation strategy has been proposed to increase the total number of trees provided across the entire site as indicated in the application. ii-Within the eastern developed portion of land, trees would be removed where new proposed works occur (i.e. -at building/yard footprints, roadworks etc.) and where otherwise the Arborist deemed them unfeasible to preserve. Refer also to submitted Landscape drawings . . 2 Concerns of negative environmental effects due to tree removal & construction activity .1 i-ii-The City of Maple Ridge has in place a Watercourse Protection Bylaw which regulates matters relating to pollution, obstructing or impeding the flow of waterways and similar bodies. Part of the requirements include implementing Erosion and Sediment Control measures prior to start of construction. In an effort to minimize negative impacts on surrounding natural conditions, the proposed development will follow these measures and construction procedures as well as observing Arborist's Recommendations for protection of existing tree bulbs and their surroundings. Developability / Impact on Park Land: Residents report being informed by other parties that there were limits to the extent which the subject property could be developed. i-ii-Note that as per our comments above, the westerly sloped portion of the site will be retained for Environmental considerations and we are not proposing any development within this area. The proposed development is designed based on the applicable Regulatory Bylaws with additional considerations to the City's greater 'Official Community Plan'. We are unaware of any other agreements or restrictions mandated by the City or other governing bodies which limits development of this lot outside of this application and Regulatory requirements. #350-10851 Shell bridge Way, Richmond, BC V6X 2W9 T 604.662.8689 F 604.662.8655 info@atelierpacific.com I atelierpacific.com jessie arora architect aibc saa aaa mraic ra oaa maa 3
Jun 02/2021 1.4 1.5 atelier architecture inc. .2 Concerns over potential encroachment into -or development of -adjacent Park Lands. .1 i-This application does not propose any encroachments onto adjacent Public Park lands or sports facilities as these are owned/operated by Authorities Having Jurisdiction. Note that works occurring in the future on either this, or neighboring sites (if any) are outside of this scope. We recommend the Maple Ridge Planning Department be contacted for any inquiries on City works. Privacy/ Safety: Concerns over the proximity and visibility between new buildings and the western P.L. i-The westerly 'Environmental Area' lies between the proposed buildings and the properties along 244th St. Within this area, virtually all of the existing trees will remain. The building closest to the northwest corner will be positioned behind a row of existing tall cedars and spruces lining that portion of the lot. In addition to these trees, a variety of new trees which will be added at the top of the bank and around the site perimeter -intended to provide a "buffer" for maintaining privacy between the subject lot and neighboring lots . . 2 Clarity on safeguard measures proposed between the subject lot and neighboring lots. . 1 i-To promote overall safety for those within the site and neighboring it, the developed portion of land will be separated from its surroundings by a mix of retaining walls, fences, curbs and new landscaping along both the east property line and along the top of the western bank. This includes a landscaped community area which will provide both a visual and physical barrier to help deter people/vehicles/bicycles etc. from falling into the steeply sloped zone. Density Planning/ Vehicular Impact: Concerns over the proposed density in relation to the subject lot and neighborhood . i-Project siting was reviewed in relation to the City's Official Community Plan (OCP) for the Albion Area. As per this OCP, the "Albion Area Plan strives to balance new residential development, the protection of environmentally sensitive areas, and the provision of a range of housing styles to meet diverse housing needs. 11 As such, multiple consultants were retained to review aspects such as site layout, construction methodology and access strategy with these considerations in mind. #350-10851 Shellbridge Way, Richmond, BC V6X 2W9 T 604.662.8689 F 604.662.8655 info@atelierpacific.com I atelierpacific.com jessie arora architect aibc saa aaa mraic ra oaa maa 4
Jun 02/2021 Per: atelier ii-archi:ter.tum inc. This application was made under one of the OCP's Land Use designations: 'Medium Density Residential' and includes a Zoning of RM-1. The proposed density (measured in floor area ratio per the summary above) is appropriate for this zone . . 2 Concerns on potential impacts to neighborhood traffic and street parking conditions. i-Overall parking capacity meets and exceeds the City's Parking Bylaw requirements, and includes extra capacity provided for visitors. This both serves the needs of the development and encourages parking on-site rather than on the street. Furthermore, bicycle racks will be provided near the front of the site to promote residents and visitors of the property to utilize alternate forms .of transportation. End of PCO Comments Makoto Tsukishima Atelier Pacific Architecture Inc #350-10851 Shellbridge Way, Richmond, BC V6X 2W9 T 604.662.8689 F 604.662.8655 info@atelierpacific.com J atelierpacific.com jessie arora architect aibc saa aaa mraic ra oaa maa 5
l~·-mapleridge.ca City of Maple Ridge TO: His Worship Mayor Michael Morden and Members of Council MEETING DATE: September 21, 2021 FILE NO: 2020-409-RZ FROM: Chief Administrative Officer MEETING: C o W SUBJECT: Second Reading Zone Amending Bylaw No. 7701-2021 11089 240 Street, 11101 239 Street and 11094 Buckerfield Drive EXECUTIVE SUMMARY: An application has been received to rezone the three subject properties, located at 11089 240 Street, 11101 239 Street and 11094 Buckerfield Drive, from RS-3 (Single Detached Rural Residential), R-1 (Single Detached (Low Density) Urban Residential) and R-2 (Single Detached (Medium Density) Urban Residential) to R-1 (Single Detached (Low Density) Urban Residential) and R-2 (Single Detached (Medium Density) Urban Residential), to permit a future subdivision of approximately 19 single-family lots. The minimum lot size for the R-1 (Single Detached (Low Density) Urban Residential) zone is 371m2 and the minimum lot size for the R-2 (Single Detached (Medium Density) Urban Residential) zone is 315m2. All of the 19 lots being proposed in this subdivision meet the required minimum lot size of Zoning Bylaw No. 7600-2019, as amended. Pursuant to Council Policy 6.31, this application is subject to the Community Amenity Contribution (CAC) Program. The applicant will be requested to pay $5,100.00 per lot, for an estimated amount of $96,900.00 based on the proposed 19 lots. The Parks Department has agreed to accept cash-in-lieu for parkland dedication proposed for this rezoning 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 Zone Amending Bylaw No. 7701-2021 be given second reading and be forwarded to Public Hearing; 2) That Council require, as a condition of subdivision approval, the developer to pay to the City an amount that equals 5% of the market value of the land, as determined by an independent appraisal, in lieu of parkland dedication in accordance with Section 510 of the Local Government Act; and, 3) That the following terms and conditions be met prior to final reading: i} Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; 2020-409-RZ Page 1 of 7
ii) Road dedication on Buckerfield Drive and Harris Drive as required; iii) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject properties for the proposed development; iv) Registration of a Restrictive Covenant for slope protection on proposed Lots 1 and 2; v) Registration of a Restrictive Covenant for Stormwater Management; vi) Discharge of Restrictive Covenant for No Build Area for future subdivision and servicing on the property located at 11101 239 Street; vii) Discharge of Statutory Right-of-Way for temporary turnaround over the property located at 11089 240 Street; viii) In addition to the site profile, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage 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 ix) That a voluntary contribution, in the amount of$ $5,100.00 per lot be provided in keeping with the Council Policy with regard to Community Amenity Contributions. DISCUSSION: 1) Background Context: Applicant: Morningstar Communities Ltd. Legal Descriptions: Lot 3 District Lot 404 Group 1 New Westminster District Plan BCP46902 Lot 62 District Lot 404 Group 1 New Westminster District Plan EPP32520 Lot A District Lot 404 Group 1 New Westminster District Plan EPP48959 OCP: Existing: Proposed: Urban Residential Urban Residential Within Urban Area Boundary: Yes OCP Major Corridor: Yes Zoning: Existing: Proposed: 2020-409-RZ RS-3 (Single Detached Rural Residential), R-1 (Single Detached (Low Density) Urban Residential) and R-2 (Single Detached (Medium Density) Urban Residential) R-1 (Single Detached (Low Density) Urban Residential) and R-2 (Single Detached (Medium Density) Urban Residential) Page 2 of 7
Surrounding Uses: North: Use: Single Family Residential and Street Townhouse Residential South: East: West: Existing Use of Property: Zone: R-2 (Single Detached (Medium Density) Urban Residential) and RST (Street Townhouse Residential) Designation: Urban Residential and Conservation Use: Agricultural Zone: RS-3 (Single Detached Rural Residential) Designation: Urban Residential Use: Single-Family Residential and Townhouse Residential Zone R-3 (Single Detached (Intensive) Urban Residential), RM-1 (Low Density Townhouse Residential) and RS-3 (Single· Detached Rural Residential) Designation: Medium Density Residential, Low/Medium Density Residential and Conservation Use: Single-Family Residential Zone: R-1 (Single Detached (Low Density) Urban Residential) and R-2 (Single Detached (Medium Density) Urban Residential) Designation: Urban Residential and Conservation Proposed Use of Property: Vacant lots and Single-Family Residential Single-Family Residential Site Area: Access: Servicing requirement: Previous Applications: 2) Background: 4.5 ha (11.1 acres) Buckerfield Drive, Harris Drive and 239 Street Urban Standard 2011-084-RZ/DP /SD The subject properties are located at 11089 240 Street, 11101 239 Street and 11094 Buckerfield Drive and total approximately 4.5 hectares (11.1 acres) in size (see Appendices A and B). There are existing homes on 11089 240 Street and on 11101 239 Street, while the property at 11094 Buckerfield Drive is currently a vacant lot. All three lots are currently zoned for single-family use. Rainbow Creek runs to the north of the property at 11101 239 Street. The subject properties slope down to the south-east towards 240 Street. The main lot being subdivided is at 11089 240 Street on which the majority of the 19 lots will be created, along with a large remainder area which is not being rezoned at this time. The small lot at 11101 239 Street is a remnant R-1/R-2 split-zoned lot that was created as part of Subdivision Application 2011-084-SD. At the time of subdivision, a no-build covenant was placed on a portion of the parcel until such time as future subdivision. The subject lot is also adjacent to Rainbow Creek, which was previously addressed as part of Watercourse Protection Development Permit 2011-084-DP. The other small lot at 11094 Buckerfield Drive is a remnant R-2 zoned lot that was created as part of Subdivision Application No. 2014-109-SD. At the time of subdivision, a no-build covenant was placed over the entire lot, until such time as future subdivision. 2020-409-RZ Page 3 of 7
3) Project Description: The applicant is proposing to rezone the three subject properties, located at 11089 240 Street, 11101 239 Street and 11094 Buckerfield Drive, from RS-3 (Single Detached Rural Residential), R-1 (Single Detached (Low Density) Urban Residential) and R-2 (Single Detached (Medium Density) Urban Residential) to R-1 (Single Detached (Low Density) Urban Residential) and R-2 (Single Detached (Medium Density) Urban Residential), to permit a future subdivision of approximately 19 single-family lots. The applicant is proposing to retain the existing farm house on the larger property located at 11089 240 Street, as this house will continue to be used for the foreseeable future. Retaining the existing house will necessitate a variance to the front yard setback. This variance will be described further in this report and will require a future report to Council. The development of this new subdivision will result in the completion of the road pattern established by previous developments, by connecting three roads that currently dead-end: Buckerfield Drive, Harris Drive and 239 Street (see Appendix C). 4) Planning Analysis: i) Official Community Plan: The Official Community Plan (OCP) designates the subject properties as Urban Residential, and development of the properties are subject to the Major Corridor Residential policies of the OCP along 240 Street, and Neighbourhood Residential Infill policies along Buckerfield Drive and Harris Drive. These policies require that development be compatible with the surrounding neighbourhood, with particular attention given to site design, setbacks and lot configuration with the existing pattern of development in the area. The R-1 (Single Detached (Low Density) Urban Residential) and R-2 (Single Detached (Medium Density) Urban Residential) lots will match the existing lots in the immediate area that are also zoned R-1 and R-2. This new development will match the character of the surrounding neighbourhood and will help to complete the existing development pattern by connecting Buckerfield Drive and Harris Drive with 239 Street. Therefore, the proposed rezoning to R-1 (Single Detached (Low Density) Urban Residential) and R-2 (Single Detached (Medium Density) zones along Buckerfield Drive and Harris Drive, complies with the Urban Residential Neighbourhood Residential designation and infill policies. ii) Zoning Bylaw: The proposal is to rezone the three subject properties to approximately 19 single-family lots (see Appendix D). The lots will be rezoned accordingly: • Fifteen R-1 (Single Detached (Low Density) Urban Residential); • Three R-2 (Single Detached (Medium Density) Urban Residential) lots; and • One RS-3 (Single Detached Rural Residential). The minimum lot size for the current R-1 (Single Detached (Low Density) Urban Residential) zone is 371m2, while the minimum lot size for the R-2 (Single Detached (Medium Density) Urban Residential) zone is 315m2 and the minimum lot size for the RS-3 (Single Detached Rural Residential) zone is 0.8 hectares (1.0 acre). All of the 19 lots being proposed in this subdivision meet the required minimums of Zoning Bylaw No. 7600-2019, as amended. 2020-409-RZ Page 4 of 7
iii) Proposed Variances: A Development Variance Permit application has been received for this project and involves the following relaxations (see Appendix C): • Maple Ridge Zoning Bylaw No. 7600-2019, Part 4, Section 611. 7 1. a): To vary the minimum setbacks for buildings and structures for single detached residential from the front lot line from 7.5m to 3.26m. The requested variances to the RS-3 (Single Detached Rural Residential) zone will be the subject of a future Council report. iv) Development Permits: The property at 11101 239 Street was the subject of a previous Watercourse Protection Development Permit under Development Permit 2011-084-DP. No further Development Permit application will be required for this project. v) Advisory Design Panel: As the proposed development is for single family development, a Form and Character Development Permit is not required and the Advisory Design Panel does not need to review the project. vi) Development Information Meeting (Public Comment Opportunity): Due to the COVID-19 pandemic, it was not possible for the developer to host an in-person Development Information Meeting. In lieu of Development Information Meetings, an interim process has been established to allow for a ten day Public Comment Opportunity. The notification requirements are the same as for the Development Information Meeting and include a mail-out, newspaper advertisements, and notice on the development signs that provides the contact information for the developer and the Public Comment period. The Public Comment Opportunity was held between July 5 and July 15, 2021. The developer received a total of 14 responses, six responses were in support, five responses were neutral and three responses were against. A summary of the residents' concerns and the applicant's responses is attached to this report (see Appendix E). 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. It is recommended that Council require the developer to pay to the City an amount that equals the market value of 5% of the land required for parkland purposes. The amount payable to the City in lieu of park dedication must be derived by an independent appraisal at the developer's expense. Council consideration of the cash-in-lieu amount will be the subject of a future Council report. 2020-409-RZ Page 5 of 7
5) Environmental Implications: The property at 1101239 Street was the subject of a previous Watercourse Protection Development Permit under Development Permit 2011-084-DP. No further Development Permit application will be required for this project. 6) Interdepartmental Implications: i) Engineering Department: The Engineering Department will require the developer to construct a temporary pedestrian facility along the 240 Street frontage as a condition of rezoning. Because of this work, a Rezoning Servicing Agreement will be required. The extension of the sanitary, storm and water main to the new proposed lots will be required as a condition of the subdivision. A crosswalk may be required at the 110 Avenue/240 Street intersection, which will need to be reviewed by the applicant's traffic professional. ii) Parks, Recreation and Culture Department: The Parks Planning and Development Section has reviewed the development application and supports accepting 5% cash-in-lieu for the parkland dedication requirement. iii) Fire Department: The Fire Department has no issues in moving this project forward. iv) Building Department: The Building Department has reviewed the development application and will require a Slope Protection covenant on Lots 1 and 2. A Geotechnical and Stormwater covenant will also be required to be registered on title. Previous covenants to be discharged as required. 7) School District No. 42 Comments: Pursuant to Section 4 76 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 April 15, 2021 and the School District responded on April 19, 2021, with the following information: "The proposed application would affect the student population for the catchment areas currently served by Blue Mountain Elementary and Garibaldi Secondary School. Blue Mountain Elementary has an operating capacity of 291 students. For the 2020-21 school year the student enrolment at Blue Mountain Elementary is 305 students (105% utilization) including 93 students from out of catchment. Garibaldi Secondary School has an operating capacity of 1050 students. For the 2020-21 school year the student enrolment at Garibaldi Secondary School is 946 students (90% utilization) including 273 students from out of catchment." 2020-409-RZ Page 6 of 7
CONCLUSION: It is recommended that second reading be given to Zone Amending Bylaw No. 7701-2021 and that application 2020-409-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 Rene Tardif" Prepared by: Rene Tardif, BA, M.PL Planner 1 "Original signed by Chuck Goddard" Reviewed by: Charles R. Goddard, BA, MA Director of Planning "Original signed by Chuck Goddard" 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 -Subdivision Plan Appendix D -Zone Amending Bylaw No. 7701-2021 Appendix E -Development Information Meeting Summary 2020-409-RZ Page 7 of 7
11016 11011 11010 11005 11006 "' 11002 "' ; N Scale: 1 :2,500 .... ~ "' "'"' 0 "' ~~ O> O> O> "' ~ "' ~ ~ "' "' 111AAVE. "' "' "' "' 0 ~ "' gi ~ O> ~ ~ 11132 11135 ..: (I) 11127 ~ 11124 11119 ~ 11118 11115 11112 11111 11108 11107 11102 11103 11013 11012 11007 11008 11003 11004 110AVE. <o ... "' 0 Q) ~ <o " ~ ! l::i ~ ~ SUBJECT PROPERTIES Legend Stream Ditch Centreline Indefinite Creek -~ APPENDIX A 11189 I 11183 11177 I ~'!> I 'I,°'°' 11173 11166 11167 I 11163 I 11156 11159 I 11146 11155 I 11136 11145 I 11130 11137 11133 I 11126 11129 I 11120 11125 I 11116 11121 I 11117 ) 11110 11113 11106 I 11109 I 11102 1110 I I 11062 I~ ·~ I I I 11052 11046 11042 11036 11028 11022 11016 11008 ,;; 0 ... 11002 "' 11089 ~----I-10996 C/) 0 10988 <;f" N 10980 10972 10964 10956 10948 10940 10932 11089 240 ST, 11101 239 ST, 11904 BUCKERFIELD DR. FILE: 2020-409-RZ DA TE: Nov 19, 2020 PLANNING DEPARTMENT BY:BD .: i F-,· ~-r· I i
Legend ---Stream N ---· Ditch Centreline - - -Indefinite Creek Scale: 1 :2,500 APPENDIX B 11089 240 ST, 11101 239 ST, 11904 BUCKERFIELD DR. PLANNING DEPARTMENT ~•1•• FILE: 2020-409-RZ DA TE: Nov 19, 2020 mapleridge.ca BY:BD l I i I I I I-i r 1· I r I !: I I
PRELIMINARY PLAN OF SUBDIVISION OF: PART OF LOT 62, PLAN EPP32520; LOT A, PLAN EPP48959 AND OF PART OF LOT 3, PLAN BCP46902 ALL OF DISTRICT LOT 404, GROUP 2, N. W.D. SCALE: 1:500 10 5 0 10 20 JO All Distances ore in Metres. CIVIC ADDRESS: 11101 239th STREET P LO 029 263 760 11094 BIJCKFREIF\ D DRIVE P I D 029 542 081 11089 240th STREET P I D 028 409 990 PARK PLAN BCP50702 Onderwater Land Surveying Ltd. B.C. Land Surveyors IH04 -5B30 176 'A' Street Cloverdale, B.C. FILE: JMR20-142_PS2 MARCH 22rd 2021 PARK PLAN EPP32520 PARK 65 PLAN EPP32520 64 PLAN EPP32520 63 PLAN EPP32520 8 ROAD ~ LOT 5 567.7 m2 ,, 15.70 18.000 1-w w ~ (/) .r: +' a, O") N 18.00 .. ,•· REM. 3 PLAN BCP46902 59 PLAN EPP32520 60 PLAN EPP32S20 61 PLAN EPP32520 29.88 060pine "' REM. 3 ~ PLAN BCP46902 APPENDIXC 47 PLAN EPP32520 46 PLAN EPP32520 45 PLAN EPP32520 / / /<)~ ,,. / / I / / I-w w ~ (/) ;<I: O> O") N I_: r
CITY OF MAPLE RIDGE
BYLAW NO. 7701-2021
A Bylaw to amend Schedule "A" Zoning Bylaw Map forming part of
Zoning Bylaw No. 7600-2019 as amended
______________________________________________________________________________
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600-2019 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. 7701-2021."
2. Those parcels or tracts of land and premises known and described as:
Lot 3 District Lot 404 Group 1 New Westminster District Plan BCP46902
Lot 62 District Lot 404 Group 1 New Westminster District Plan EPP32520
Lot A District Lot 404 Group 1 New Westminster District Plan EPP48959
and outlined in heavy black line on Map No. 1860 a copy of which is attached hereto and
forms part of this Bylaw, are hereby rezoned to R-1 (Single Detached (Low Density) Urban
Residential) and R-2 (Single Detached (Medium Density) Urban Residential).
3. Maple Ridge Zoning Bylaw No. 7600-2019 as amended and Map "A" attached thereto
are hereby amended accordingly.
READ a first time the 9th day of February, 2021.
READ a second time the 28th day of September, 2021.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
EPP45993 11195 11187 11181 EPP 40844 11062 11052 1_~ ~Pll.110 10988 ~ ! ~ ~ 11089 MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: 7701-2021 1860 RS-3 (Single Detached Rural Residential) R-1 (Single Detached (Low Density) Urban Residential) To: R-2 (Single Detached (Medium Density) Urban Residential) c::J R-1 (Single Detached (Low Density) Urban Residential) ~ R-2 (Single Detached (Medium Density) Urban Residential) MAPLE RIDGE British Columbia 110AV 6 N SCALE 1 :3,000 l~ I
APPENDIX E ~ MORNINGSTAR August 24, 2021 Planning Department City of Maple Ridge 11995 Haney Place, Maple Ridge Attention: Rene Tardif Re: 2020-409-RZ -Subdivision Application: 1089 240 Street, 11101 239 Street, and 11094 Buckerfield Drive, Maple Ridge Summary of PCO Concerns & Responses: Participant 2: Request for stop signs for traffic calming purposes at the proposed 3-way intersection. 580-8621 201 Street Langley, BC V2Y OG9 Head Office: 604-521-0038 Fax: 604-521-0078 www.mstarhomes.com Response: Relayed his concern to the City and noted that the City will ultimately be the ones making this decision as guided by transportation and engineering guidelines set by the province. We will follow-up with this owner as soon as a decision regarding this matter has been made. Participant 6: Concerned about weeds growing on adjacent property that is a part of the subdivision which are impacting their property. Response: We sent our landscaper (GLE) to remove weeds per their request. Participant 6: Concerned about existing drainage issues and the removal of a temporary French drain used on the lot adjacent to them which is a part of the proposed subdivision Response: We recognized that water pools on existing farmland where the proposed subdivision will be developed and noted that the French drain will be removed, but drainage should improve once a pennanent stonnwater management plan is implemented which meets the City's 3 tier principals. Participant 6: Concerned about increased street parking upon the completion of the subdivision Response: There will be additional frontage created in our development which will provide for more on-street parking, and each home will have 4 on lot private parking spaces (two in the garage and two in the driveway). Participant 6: Concerned about constrnction traffic during the build out of the project. Response: The City dete1mines the flow of construction traffic during detailed design, as part of the traffic management plan. We also have internal policies in place to ensure that trncks and machinery move efficiently with as little disrnption to the neighbourhood as possible. Participant 7: General concerns about development, such as connecting existing roads that presently dead-end, removal of greenspace, increase in traffic & noise during and after construction, damage to existing houses caused by construction-related activities (ground-shaking), and overall changes to the neighbourhood feel. Response: We acknowledged that development may not be ideal of everyone, but we will address any concerns raised by neighbours during the construction process in a timely manner. Our development completes two adjacent developments by connecting 3 dead-end roads, which were always intended to connect, so there is limited flexibility in changing the road patterns set by previous developments. Participant 8 & 9: Both owners expressed concerns about weeds and shrubs becoming overgrown where 239 Street dead-ends, as it is often used for parking. Response: We have airnnged for our landscaper (GLE) to clean up this area later this month.