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2021-11-16 Public Hearing Agenda and Reports.pdf
City of Maple Ridge PUBLIC HEARING November 16, 2021 CITY OF MAPLE RIDGE 1a) 2016-238-RZ 24212 112 Avenue Lot 45 Section 10 Township 12 New Westminster District Plan 43601 Maple Ridge Official Community Amending Bylaw No. 7265-2016 To redesignate the subject property from Institutional, Low Density Residential, Low/Medium Density Residential and Conservation, to Park, Low/Medium Density Residential and Conservation, and add to Conservation and remove from Conservation. 1b) 2016-238-RZ 24212 112 Avenue Lot 45 Section 10 Township 12 New Westminster District Plan 43601 Maple Ridge Zone Amending Bylaw No. 7266-2016 To rezone from RS-3 (Single Detached Rural Residential) to RS-1b (Single Detached [Medium Density] Residential. The current application is to permit the future subdivision of approximately 10 single-family lots. 2) 2019-331-RZ 25597 130 Avenue East Half Lot 20 Section 26 Township 12 New Westminster District Plan 7639 Maple Ridge Zone Amending Bylaw No. 7586-2019 To rezone from RS-3 (Single Detached Rural Residential) to RS-2 (Single Detached Suburban Residential). The current application is to permit the future subdivision of two lots. PUBLIC HEARING AGENDA November 16, 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 Public Hearing Agenda November 16, 2021 Page 2 of 2 3a) 2020-062-RZ 22347 117 Avenue, 22349 North Avenue and Unaddressed Lot (PID 008-130-493) Lot 47 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 New Westminster District Plan 155; Lot 48 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 New Westminster District Plan 155; and Lot 49 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 New Westminster District Plan 155. Maple Ridge Official Community Amending Bylaw No. 7794-2021 To redesignate the subject properties from Low-Rise Apartment to Town Centre Commercial. 3b) 2020-062-RZ 22347 117 Avenue and 22349 North Avenue Lot 48 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 New Westminster District Plan 155; and Lot 49 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 New Westminster District Plan 155 Maple Ridge Zone Amending Bylaw No. 7649-2020 To rezone from RT-1 (Two Family Urban Residential) and RM-3 (High Density Apartment Residential) to C-3 (Town Centre Commercial). The current application is to permit the future construction of a six-storey building with ground-level commercial space and approximately 67 apartment units. CITY OF MAPLE RIDGE NOTICE OF VIRTUAL ONLINE PUBLIC HEARING TAKE NOTICE THAT A PUBLIC HEARING is scheduled for Tuesday, November 16, 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 November 16, 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: 1a) 2016-238-RZ 24212 112 Avenue Lot 45 Section 10 Township 12 New Westminster District Plan 43601 Maple Ridge Official Community Amending Bylaw No. 7265-2016 To redesignate the subject property from Institutional, Low Density Residential, Low/Medium Density Residential and Conservation, to Park, Low/Medium Density Residential and Conservation (Map No. 928) below; and To add to Conservation and remove from Conservation (Map No. 929) below. Map No. 928 Map No. 929 1b) 2016-238-RZ 24212 112 Avenue Lot 45 Section 10 Township 12 New Westminster District Plan 43601 Maple Ridge Zone Amending Bylaw No. 7266-2016 To rezone from RS-3 (Single Detached Rural Residential) to RS-1b (Single Detached [Medium Density] Residential. The current application is to permit the future subdivision of approximately 10 single-family lots. 2) 2019-331-RZ 25597 130 Avenue East Half Lot 20 Section 26 Township 12 New Westminster District Plan 7639 Maple Ridge Zone Amending Bylaw No. 7586-2019 To rezone from RS-3 (Single Detached Rural Residential) to RS-2 (Single Detached Suburban Residential). The current application is to permit the future subdivision of two lots. 3a) 2020-062-RZ 22347 117 Avenue, 22349 North Avenue and Unaddressed Lot (PID 008-130-493) Lot 47 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 New Westminster District Plan 155; Lot 48 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 New Westminster District Plan 155; and Lot 49 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 New Westminster District Plan 155. Maple Ridge Official Community Amending Bylaw No. 7794-2021 To redesignate the subject properties from Low-Rise Apartment to Town Centre Commercial. 3b) 2020-062-RZ 22347 117 Avenue and 22349 North Avenue Lot 48 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 New Westminster District Plan 155; and Lot 49 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 New Westminster District Plan 155 Maple Ridge Zone Amending Bylaw No. 7649-2020 To rezone from RT-1 (Two Family Urban Residential) and RM-3 (High Density Apartment Residential) to C-3 (Town Centre Commercial). The current application is to permit the future construction of a six-storey building with ground-level commercial space and approximately 67 apartment units. 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 November 16, 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, November 16, 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, November 16, 2021 (quoting file number). Dated this 2nd day of November, 2021. Stephanie Nichols Corporate Officer 1~•-TO: mapleridge.ca City of Maple Ridge His Worship Mayor Michael Morden and Members of Council MEETING DATE: FILE NO: FROM: Chief Administrative Officer MEETING: October 5, 2021 2019-331-RZ cow SUBJECT: Second Reading Zone Amending Bylaw No. 7586-2019 25597 130 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property located at 25597 130 Avenue from RS-3 (Single Detached Rural Residential) to RS-2 (Single Detached Suburban Residential) to permit a future subdivision of two (2) lots. This application is in compliance with the Suburban Residential designation and the policies of the Official Community Plan (OCP). Council granted first reading to Zone Amending Bylaw No. 7586-2019 on November 26, 2019. Pursuant to Council Policy 6.31, this application is subject to the Community Amenity Contribution Program at a rate of $5,100.00,per single family lot, for an estimated total of $5,100.00; as per the Policy the original lot is exempt for developments proposing the creation of less than three (3) lots. RECOMMENDATIONS: 1) That Zone Amending Bylaw No. 7586-2019 as amended 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 properties for the proposed development; ii) Registration of a Restrictive Covenant for the protection of the Environmentally Sensitive areas (wetlands) on the subject properties; iii) Registration of a Restrictive Covenant for Stormwater Management; iv) Registration of an Enhancement & Maintenance Agreement; v) Registration of on-site septic fields with Fraser Health for septic disposal and registration of a Restrictive Covenant for the protection of the septic field areas; vi) 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. 2019-331-RZ Page 1 of 4 2019331RZ Page 2 of 4 vii)vii)vii)vii) That a contribution, in the amount of $That a contribution, in the amount of $That a contribution, in the amount of $That a contribution, in the amount of $5,100.00 5,100.00 5,100.00 5,100.00 ($($($($5,100.005,100.005,100.005,100.00/lot/lot/lot/lot) ) ) ) be provided in kebe provided in kebe provided in kebe provided in keeping eping eping eping with the Council Policywith the Council Policywith the Council Policywith the Council Policy 6.316.316.316.31 with regard to Community Amenity Contributions.with regard to Community Amenity Contributions.with regard to Community Amenity Contributions.with regard to Community Amenity Contributions. DISCUSSION:DISCUSSION:DISCUSSION:DISCUSSION: 1)1)1)1) Background Context:Background Context:Background Context:Background Context: Applicant: Silver Valley Homes Ltd. Legal Description: East Half Lot 20 Section 26 Township 12 New Westminster District Plan 7639 OCP: Existing: Suburban Residential Proposed: Suburban Residential Within Urban Area Boundary: No Area Plan: General Land Use Area Plan OCP Major Corridor: Yes Zoning: Existing: RS3 (Single Detached Rural Residential) Proposed: RS2 (Single Detached Suburban Residential) Surrounding Uses: North: Use: SingleFamily Residential Zone: RS2 (Single Detached Suburban Residential) Designation: Suburban Residential South: Use: SingleFamily Residential Zone: RS3 (Single Detached Rural Residential) Designation: Agriculture East: Use: SingleFamily Residential Zone: A1 (Small Holding Agricultural) Designation: Industrial Reserve West: Use: SingleFamily Residential Zone: RS3 (Single Detached Rural Residential) Designation: Suburban Residential Existing Use of Property: SingleFamily Residential Proposed Use of Property: SingleFamily Residential Site Area: 1.0 ha (2.5 acres) Access: 256 Street Servicing: Rural Standard Previous OR Companion Applications: 2019331DP 2019331SD 2) Project Description: The subject property, located at 25597 130 Avenue, is located outside of the Urban Area Boundary, on the northwest corner of the intersection of 130 Avenue and 256 Street (see Appendices A and B). There is a watercourse, Webster's Creek, located just west of the subject property, which will require a Watercourse Protection Development Permit. There are some grade changes located on-site near the watercourse; however, the remainder of the subject property is relatively flat. Trees are located along the west, south, and east property lines. The current application proposes to rezone the subject property from RS-3 (Single Detached Rural Residential) to RS-2 (Single Detached Suburban Residential), to permit the future subdivision into two lots, not less than 0.4 ha (1.0 acre) in area. The existing house, located on the southern portion of the property, will remain. Access for the existing house will continue to be from 130 Avenue and access for the new proposed lot will be from 256 Street. 3) Planning Analysis: i) Official Community Plan: The subject property is designated Suburban Residential in the Official Community Plan, which permits a single detached housing form located outside of the Urban Area Boundary. Additionally, the designation supports the creation of new lots not less than 0.4 ha (1.0 acre) in size. The RS-2 (Single Detached Suburban Residential) zone is in compliance with this designation, and requires city water and private sewage disposal system. ii) Zoning Bylaw: The current application proposes to rezone the subject property from RS-3 (Single Detached Rural Residential) to RS-2 (Single Detached Suburban Residential) (see Appendix C) to permit future subdivision into two lots (see Appendix D). The minimum lot size for the current RS-3 (Single Detached Rural Residential) zone is 0.8 ha (2.0 acres), and the minimum lot size for the proposed RS-2 (Single Detached Suburban Residential) zone is 0.4 ha (1.0 acre). The new lots are proposed to be 0.5 ha in area. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. iii) Development Permits: 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. 4) Environmental Implications: The proposed development has minimal environmental implications. The on-site sewage disposal system must be installed outside of the environmental setback of 22.0 metres from top of the bank of Webster's Creek. Furthermore, a Habitat Covenant must be registered to protect all lands within the environmental setback of Webster's Creek. An Enhancement and Maintenance Agreement will be required to enhance and maintain vegetation within Webster's Creek setbacks. These will be conditions of final reading. 2019-331-RZ Page 3 of 4 5) Interdepartmental Implications: i) Engineering Department: The property is serviced by municipal water and the existing roads meet current standards. Drainage and wastewater will be handled on site as a condition of subdivision. The applicant has submitted a Geotechnical Report to analyze the slope located on the western portion of the subject property in support of the proposed development. CONCLUSION: It is recommended that second reading be given to Zone Amending Bylaw No. 7586-2019, and that application number 2019-331-RZ be forwarded to Public Hearing. "Original signed by Tyson Baker" Prepared by: Tyson Baker, B.PI. 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 Al Horsman" 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. 7586-2019 Appendix D -Subdivision Plan 2019-331-RZ Page 4 of 4 ----I I I I I I I I I I I I I I 13089 I I 13015 I APPENDIX A ...... _____ __ ' \ \ 13120 \ " 1 13070 : i' ___________ _J , I "------------------~ ~ .... --------·--C\J 130 AVENUE Legend --Stream ---Ditch Centreline N - -Indefinite Creek -Lake or Reservoir m Active Applications (RZ/SD/DP/VP) Scale: 1 :2,500 ---12985 12955 25597 130 AVENUE P.I.D: 011-213-442 PLANNING DEPARTMENT mapleridge.ca FILE: 2019-331-RZ DATE: Sep 20, 2019 BY: AA Scale: 1 :2,500 APPENDIX 8 25597 130 AVENUE P.I.D: 011-213-442 PLANNING DEPARTMENT [· ~ .••• FILE: 2019-331-RZ DATE: Sep 20, 2019 mapleridge.ca BY:AA CITY OF MAPLE RIDGE BYLAW NO. 7586-2019 APPENDIX C 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. 7586-2019." 2. That parcel or tract of land and premises known and described as: East Half Lot 20 Section 26 Township 12 New Westminster District Plan 7639 and outlined in heavy black line on Map No. 1813 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS-2 (Single Detached Suburban 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 26th day of November, 2019. READ a second time the PUBLIC HEARING held the READ a third time the ADOPTED, the day of PRESIDING MEMBER day of day of day of , 20 ,20 ,20 , 20 CORPORATE OFFICER ROAD '--- -~, ~ --------:<v ,_ -2 I/-* P82 45 ;I " LMP2166 '0 11 3 1, 2 LMP21i \ W1/220 ~ ~ ~ ... "' " 130 AVE. I() "' 0, ... ~ "' " N P21 s E 8! P7639 N 1/24 S1/24 P7639 3 LMP 2168 \ " &l "' " 60 /i "0 ,) 9.'\, /' ~"-I LMP 2166 13089 / 13075 13063 / 13051 4 LMP2166 639 E 1/2 20 12985 2 12955 12939 13120 13070 13030 12990 MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: To: MAPLE RIDGE British Columbia 7586-2019 1813 RS-3 (Single Detached Rural Residential) RS-2 (Single Detached Suburban Residential) 4 P 41107 2 3 P70124 2 6 N SCALE 1:2,500 DRAFT PLAN OF PROPOSED SUBDIVISION OF EAST HALF LOT 20 SECTION 26 TOWNSHIP 12 NEW WESTMINSTER DISTRICT PLAN 7639 SCALE 1 : 400 )LL DiSTNKES A'/£ N llETRES IMJ DECIW.LS Tll!REOF I.WUSS OTHDOOSC ~ITD. 5 2.5 0 IO 15 """w I I CMC ADDRESS: 25597 1JOTH STREIT, MAPLE RIDGE PARCEL JDENnFIER: Olt-21J-442 3 Plan lMP2166 \'& \~ \~ ,~ ,, ,• ,.,,,+ /~t,. ,.,.,~ , , ·I ' ' ,, · ... ~ ... , SYIIBOLS -< @ IS) . Bl ;., D£SCRIP110/I CULVERT West 1/2 20 Plan 7639 /Ml/HOLE -ORNN/STORM I.WIHOLE -S'J/ffNIY POWERjlmlITY POLE WA/ER SDMCE/J.1£/ER GAS VAL\lf LOT 0/J./EI/SiiJNS DERIVED FROM PW/ 7639 /oJ/0 FIELD 11£5 ELEVATIONS NIE IN I.IE.Tl/ES (GEOOE11C) ELEVATIONS REFEREIICED TO 1.10//Ul/EI/T: OCMB5H0705 ELEVATION: t11.603m CVG02018GVRO ,..,{:,f' •'' ,,9 \,# ' ~ /i,.,~ /' ./,<9>t WADE k ASSOCI\ITS W/0 SUIMY/1/G LID. BC WID SURVD'ORS 11/SSiiJN k WPLE RIDGE PREPNIED FOR: PRESBER PHO/IE: (604) 826-9561 OR 463-4753 FILE: H3034-02 Pion lMP2166 130 AVENUE CWR:GE(S) O!i rm£ MfmOI.IT RfJTJimCE TO SlJii'.D' PW6 mlf MAY mu;T IMPR(Y,flll}(1S; N/A APPENDIXD S.P. WADE, BCLS OAT[ OF SURVEY: APRIL 6, 2016 APRIL 2, 2019 1~•-mapleridge.ca City of Maple Ridge TO: His Worship Mayor Michael Morden and Members of Council MEETING DATE: October 19, 2021 FILE NO: 2020-062-RZ FROM: SUBJECT: Chief Administrative Officer MEETING: C o W First and Second Reading Official Community Plan Amending Bylaw No. 7794-2021 22347 117 Avenue, 22349 North Avenue and PIO 008-130-493 Second Reading Zone Amending Bylaw No. 7649-2020 22347 117 Avenue and 22349 North Avenue EXECUTIVE SUMMARY: This development proposal consists of three properties (Appendices A and B); two of these properties, 22347 117 Avenue, which is zoned RT-1 (Two Family Urban Residential), and 22349 North Avenue, which is zoned RM-3 (High Density Apartment Residential), are proposed to be rezoned to C-3 (Town Centre Commercial). The proposed rezoning will allow these two properties to be consolidated with the vacant, unaddressed property immediately to the west (PID 008-130-493), which is already zoned C-3 (Town Centre Commercial) and together these three properties will form a single mixed-use commercial residential development site. All three properties are also proposed to be redesignated from Low-Rise Apartment to Town Centre Commercial to facilitate the rezoning for the project by way of an OCP Amendment. The three-property development site located at 2234 7 117 Avenue, 22349 North Avenue and the unaddressed lot (PID 008-130-493) will be subject to a Development Permit application. This permit will allow for a project consisting of approximately 768 square meters (8,268 square feet) of ground-level commercial space along North Avenue and approximately 67 apartment units (one less than proposed at first reading) within a six-storey structure. All required commercial and residential parking will be underground or concealed. Pursuant to Council policy, this application is subject to the Community Amenity Contribution Program at a rate of ($3,100 per apartment dwelling unit), for an estimated amount of $207,700. 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. 7794-2021 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. 7794-2021 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. 7794-2021 is consistent with the Capital Expenditure Plan and Waste Management Plan; 2020-062-RZ Page 1 of 9 4. That Official Community Plan Amending Bylaw No. 7794-2021 be given first and second readings and be forwarded to Public Hearing; 5. That Zone Amending Bylaw No. 7649-2020 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) Approval from the Ministry of Transportation and Infrastructure; iii) Amendment to Official Community Plan Schedule "A", Chapter 10.4 Town Centre Area Plan, Schedule 1 -Town Centre Area Land-Use Designation Map; iv) Consolidation of the subject properties; v) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject properties for the proposed development; vi) Registration of a Restrictive Covenant for protecting the Visitor Parking on the subject properties; vii) Registration of a Restrictive Covenant for Stormwater Management, including maintenance guidelines for stormwater/rainwater concepts incorporated on site; viii) Removal of existing building; 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 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; x) Payment for approximately five residential parking spaces through the Payment in-lieu Option in the Off Street Parking and Loading Bylaw; xi} Payment of a bonus density contribution for 28.1m2 of residential floor area (at a rate of $161.46 per m2) totaling approximately $4,537.03; and xii) That a voluntary contribution, in the amount of $207,700.00 (67 units x $3,100/unit) be provided in keeping with the Council Policy with regard to Community Amenity Contributions. 2020-062-RZ Page 2 of9 DISCUSSION: 1) Background Context: Applicant: Falcon Homes (Nadine Frisen) Legal Description: For rezoning: For OCP: OCP: Existing: Proposed: Lot 48 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 New Westminster District Plan 155; and Lot 49 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 New Westminster District Plan 155. Lot 47 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 New Westminster District Plan 155; Lot 48 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 New Westminster District Plan 155; and Lot 49 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 New Westminster District Plan 155. Low-Rise Apartment Town Centre Commercial Within Urban Area Boundary: Yes Area Plan: Town Centre Area OCP Major Corridor: Yes (North Avenue) Zoning: Existing: Proposed: Surrounding Uses: North: Use: Zone: Designation: South: Use: Zone: Designation: East: Use: Zone: Designation: West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: 2020-062-RZ RM-3 (High Density Apartment Residential) and RT-1 (Two Family Urban Residential) C-3 (Town Centre Commercial) Commercial C-3 (Town Centre Commercial) Town Centre Commercial Mixed Use Commercial/Residential and Residential C-3 (Town Centre Commercial) and RS-1 (One Family Urban Residential) Port Haney Multi-Family, Commercial and Mixed-Use Vacant -recently rezoned for mixed-use building (2017-078-RZ) C-3 (Town Centre Commercial) Town Centre Commercial Institutional and Commercial (forms part of the development permit application for this development site) C-3 (Town Centre Commercial) Low-Rise Apartment Residential and Vacant Mixed use Commercial/Residential Page 3 of 9 Site Area: Access: Servicing requirement: Companion Applications: 2) Project Description: 1,436m2 (15,457ft2) (total of three lots) 117 Avenue Urban Standard 2020-062-DP and 2020-062-VP The two lots subject to rezoning are part of a three-lot site proposed to be developed with a mixed-use building containing approximately 768 square meters (8,268 square feet) of retail or office space on the ground floor with approximately 67 apartment units above in a building totaling six-storeys (Appendices E, F and G). The main pedestrian entry will be from North Avenue, with a secondary staircase from 117 Avenue. Vehicle entry will be from 117 Avenue into a two-level underground parking structure. The proposed unit mix is: • Bachelor Units 8 (11.9%) • One Bedroom Units 15 (23.4%) • One Bedroom plus Den 40 (59.7%) • Two Bedroom Units 4 (5.9%) This provides a good mix of unit types and sizes. The developer's goal is to propose a mix of unit types to accommodate community needs as well as addressing family housing needs in the area. Although setting aside some units for aging in place has not occurred, the owner's preferred focus is to allow all units to have selected features to improve livability, including the following for all 67 units: • Ensuring doors and plumbing fixtures have lever type hardware; • Installing electrical receptacle boxes to be 18" high from the finished floor; • Installing electrical switches to be 42" from finished floor; • Providing fourplex electrical receptacle beside master bedroom beds; and • Providing for future grab bar installation at toilets and showers. The portion of the development along 117 Avenue, consisting of structured parking, will be designed to incorporate architectural features similar to the form and character of the project's storefront fagade along North Avenue. The building elevations along North Avenue and 117 Avenue are shown in Appendix E. The pedestrian environment along 117 Avenue will be considered, in detail, as part of a future Development Permit to ensure a safe and attractive interface with the street. Building design details will be fully examined at the DP stage and will include additional building design elements, landscaping, lighting and public-art inspired screening/grating for the openings to the exposed underground parking area along the public realm (Appendix G). The northern portion of the parking structure is fully contained underground and concealed by the mixed use commercial and residential building above it. A portion of the parking structure roof south of the building and toward 117 Avenue will be a landscaped passive and active recreational space for residents. In addition to building access from North Avenue, there will be resident-only pedestrian access from grade along 117 Avenue. It will consist of an attractive design to further enhance the public realm and provide convenient and safe access for residents wishing to access this space from 117 Avenue. 2020-062-RZ Page 4 of 9 3) Planning Analysis: i) Official Community Plan: The development site is located within the Town Centre Area Plan and is currently designated Low-Rise Apartment. All three lots within the site are proposed to be re-designated to Town Centre Commercial to accommodate the proposal and the zoning. This redesignation will take place through Official Community Plan Amending Bylaw No. 7794-2021, which is recommended to be granted first and second reading and forwarded to Public Hearing with the associated rezoning. This project will achieve a number of Town Centre Plan policies including: • Policy 3-1 An increase in residential and commercial density is encouraged in the Town Centre, particularly within the Central Business District. Land use should include a mix of housing types catering to various demographics ... The ground level office or retail space will add to the commercial floor space within the Central Business District. The project will provide an appropriate mix of housing, with the intension of delivering a product suitable for families. The project's uses and the density will bolster this Town Centre Area policy. • Policy 3-10 Land assembly or lot configuration in conjunction with development... should meet conditions (that) ... remaining land parcels are left in a configuration and Jot area which are suitable for future development... The lot to the east of the site has been rezoned to allow for an independent project and the lands to the west may be consolidated for a separate developable site in the future. This project effectively fits in and does not adversely impact future land assembly for development encouraged by this policy. • Policy 3-15 Concealed parking structures are encouraged in all commercial, mixed-uses ... in the Town Centre. Above-grade concealed parking structures should be designed in such a manner that the pedestrian realm, streetscape fa<;ade ... is not impaired. The exposed parking structure along 117 Avenue will be designed to be sensitive to the streetscape incorporating appropriate architecture, finishing materials and details, lighting, public-art inspired elements and landscaping, and thus the objective of this policy is achieved. ii) Zoning Bylaw: The current application proposes to rezone the two subject properties, located at 2234 7 117 Avenue from RT-1 (Two Family Urban Residential) and 22349 North Avenue from RM-3 (High Density Apartment Residential) both to C-3 (Town Centre Commercial) to allow the properties to be consolidated with the third vacant lot immediately to the west (PIO 008-130-493), already zoned C-3 (Town Centre Commercial), for the development of the subject proposed mixed-use commercial residential project. 2020-062-RZ Page 5 of 9 The density of the proposed development complies with the C-3 (Town Centre Commercial) regulations respecting residential floor space as follows: Regulation Permitted Proposed (Floor Space Ratio) (Floor Space Ratio) Base Density 1.0 1.0 0.25 Density for underground residential parking (Minimum 90% 0.25 (all concealed) underground residential parking) Density for all underground parking, 0.25 0.25 (all is underground) including Commercial parking. Density for height 0.25 each storey above 0.50 (for 4th & 5th 3rd storey storeys) Density through Bonus 0.013 (28.1 m2) Density Total 2.013 The residential density to be secured through the bonus density contribution appears to be for about 28.1 m2, which is approximately $4,537.03, payable prior to final reading. This is separate from the Community Amenity Contribution payment (CAC). For mixed use projects such as the subject development, residential and commercial activities need to be separated. This is a safety and security consideration established in the Zoning Bylaw regulations and augmented thought development permit guidelines, such a CPTED (Crime Prevention Through Environmental Design). Currently, the same elevator is to be used to the commercial and residential levels and the same lobby provides access for residents and their guests, as well as commercial service corridors. In the final development permit plans, this will need to be addressed through interior changes, a security fob system or a combination of both. This does not have a bearing on form, character and landscaping. iii) Off-Street Parking and Loading Bylaw: The underground parking structure provides parking spaces for both the residential and non-residential uses proposed on the subject development properties. The parking breakdown is as follows: 67 spaces required (1.0 space per residential unit). Residential A total of 62 spaces are provided and the applicant wishes to utilize the Payment-in-lieu Option for five parking spaces. Visitor 14 spaces required and provided (67 units x 0.2 spaces per residential unit). Commercial 26 spaces required and provided (1 space per 30m2 offloor space). TOTAL 107 parking spaces required 102 parking spaces provided 2020-062-RZ Page 6 of9 As noted in the above table, the applicant is seeking to employ the Payment-in-lieu Option in Section 3.4 of the Off-Street Parking and Loading Bylaw. This option applies to the five parking spaces required to meet the 67 resident space parking requirement. The current amount would be: • 5 spaces x $8,000 per space equaling $40,000. Council has directed staff to undertake a review of the payment-in-lieu provisions found within the Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990. This report will be presented to Council at the October 19, 2021 Council Workshop meeting and is recommending an increase in fees from $8,000 to $20,000 per stall. iv) Proposed Variances: A Development Variance Permit application has been received for this project and involves the following relaxations to the Maple Ridge Zoning Bylaw No. 7600-2019: • The rear lot line (North Avenue) is to be varied from 6.0 metres to 0.0 metres for the ground level floor and to 5.7 metres for second floor, with projections for the thrid floor deck elements; and • The provision respecting separate and independent access from the ground floor front elevation for the residential and non-residential (commercial) units, is to be varied in lieu of the security measures to be provided as described earlier in this report. The requested variances will be the subject of a future Council report. v) Development Permits: Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application is required for all multifamily residential, flexible mixed use and commercial development located in the Town Centre. With this site facing two streets, North Avenue and 117 Avenue, there are effectively two front facades. This provided the opportunity to have one front access to the commercial units and lobby for the apartments to North Avenue and the facade along 117 Avenue, which is the partially exposed parking level, to read like a front fagade. The facade toward 117 Avenue has been effectively and sensitively designed, including public art-like element in the stairs leading to the open space on the parking roof top and landscaping along the sidewalk, to read as a front fagade. As a result, the design of this project contributes to the creation of a stronger urban form, character and pedestrian environment at both street levels. Landscaping plans forming part of the Development Permit will need to incorporate on-site stormwater collection and the three-tier stormwater/rainwater concepts in accordance with the requirements of the site being located in the Fraser River Escarpment Area. This Development Permit has been made and will be the subject of a future development permit report to Council. 2020-062-RZ Page 7 of 9 vi) Advisory Design Panel: The application was reviewed by the ADP at a meeting held on February 17, 2021 and their comments and the architect's responses to the Architectural and the landscaping suggestions made by the ADP can be seen in Appendix H. A detailed description of the project's form and character will be included in the same above-mentioned future Development Permit report to Council. vii) Development Information Meeting: A Development Information Meeting (DIM) was held remotely on July 21, 2021 incorporating the usual 10-day Public Comment Opportunity period. A total of four inquiries were received by the developer. A summary of the main comments and discussions and the manner in which they were resolved are described in the report from the developer attached as Appendix I. 4) Traffic Impact: As the subject properties are located within 800 metres of the Lougheed Highway, a referral has been sent to the Ministry of Transportation and Infrastructure. Ministry approval of the Zone Amending Bylaw will be required as a condition of final reading. At this time, the Ministry has granted preliminary approval of the development application. 5) Interdepartmental Implications: i) Engineering Department: Engineering advised about the usual utility and servicing upgrading necessary, including sanitary, storm, sidewalk and curbs, street trees and lighting, to support the project. Neither North Avenue or 117 Avenue meet the current collector road standard cross section. The applicant's engineer will need to present a non-standard road cross section to accommodate the upgrading. Though not identified as currently being required, this may impact the road dedication requirements and will need to be addressed prior to the completion of the Development Permit. The site is also located in the Fraser River Escarpment Area. This will need to be taken into consideration developing the on-site stormwater collection and the three-tier stormwater/rainwater concepts. ii) License. Permits and Bylaws Department: Advanced notice on usual matters that are to be addressed through the Building Permit process, like unit numbering, exiting distances, footings and drainage at zero lot lines, and ratings of appliances and outlets to be installed, were outlined for the applicant. With respect to comments about solid waste and recycling facilities, the applicant has advised the design is compliant with City Guidelines for all necessary clearances for collection vehicles on site. 2020-062-RZ Page 8 of 9 6) Intergovernmental Issues: i) Local Government Act: An amendment to the OCP requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 477 of the Local Government Act. The amendment required for this application, (redesignation from Low-Rise Apartment to Town Centre Commercial), is considered to be minor in nature. It has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. 7) Citizen/Customer Implications: The developer held a Development Information Meeting as described earlier in this report. CONCLUSION: It is recommended that first and second reading be given to OCP Amending Bylaw No. 7794-2021, that second reading be given to Zone Amending Bylaw No. 7649-2020, and that application 2020-062-RZ be forwarded to Public Hearing. "Original signed by Charles Goddard" for Prepared by: Adrian Kopystynski MSc, MCIP, RPP, MCAHP Planner II "Original signed by Charles 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 Christine Carter" 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. 7794-2021 Appendix D -Zone Amending Bylaw No. 7649-2020 Appendix E -Site and Parking Plan Appendix F -Elevation Plans and Sections Appendix G -Landscape Plan Appendix H -ADP design comments Appendix I -DIM Notes 2020-062-RZ Page 9 of 9 ~ ~ 0 ~ 11665/11667 N Scale: 1 :2,500 ~ "' "' C ..... ~ ----11857 ~ 0, <o ~ ;;:; ..... ~ ij "' 11841 ~ ~ ~ "' SELKIRK AVE. <O <O .... re ~t----~~"-i C .... ij ~ "' 11830 " ;is "' ~ Sl ..... C ~ <o ~ ~~ "' .... "'"' C o~ ~ <o ~ ~~ "' ~ ~ "' THIRD LOT TO BE INCLUDED IN DEVELOPMENT C 0, ~ "' ----~ ~ 11768 11746 ~ ~ 11740 ~ "' ..... r <o <o ;:i; <O ~ "' ~ "' "' "' <O "' ~ "' ~ ~ "' <o ij ~ ~ "' " ~ ;:i; gi <O "' ~ ~ "' ..... ~ ~ ~ ;:s,.777' 1181 APPENDIX A 11863 118 I 11841 11841 I 1181!..) \0 Westminster Savings t Credit Union NORTH AVENUE 117 AVE. .... ~ <o ~ <O ~ "' "' "' 11739 CALLAGHAN AVE. Legend Stream I I 11710 11664 11654 ---Ditch Centreline Indefinite Creek "' "' ij ~ "' "' " "' ij ~ "' ST.ANNE AVE. "' 0 "' ~ ~ .... <o ~ "' "' <o ~ 11715/ ~ <O ~ ~ "' "' 11697/ ..... ~ 7 ~ ~ <o <o "' ~ "' "' "' ,,) ~ "' ..... ~ ~ "' "' 116s1 I 11641 CALLAGHAN AVE. 22347 117 AVENUE, 22349 NORTH AVENUE PID'S 000-660-612, 011-539-534 FILE: 2020-062-RZ DATE: Jun 1, 2020 BY: PC I ~-f f I- Scale: 1 :2,500 APPENDIX B 22347 117 AVENUE, 22349 NORTH AVENUE PID'S 000-660-612, 011-539-534 FILE: 2020-062-RZ DATE: Jun 1, 2020 BY: PC I L I - CITY OF MAPLE RIDGE BYLAW NO. No. 7794-2021 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 APPENDIXC WHEREAS Section 4 77 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed expedient to amend Schedule "B" 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. 7794-2021; 2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and described as: Lot 47 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 NWD Plan 155; Lot 48 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 NWD Plan 155; and Lot 49 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 NWD Plan 155. and outlined in heavy black line on Map No. 1048 a copy of which is attached hereto and forms part of this Bylaw, is hereby designated/amended as shown. 3. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly. READ a first time the day of READ a second time the day of PUBLIC HEARING held the day of READ a third time the day of ADOPTED, the day of PRESIDING MEMBER , 20 . , 20 , 20 , 20 , 20 CORPORATE OFFICER ... oO "' <O 17 <O ~ ~ 1/j 1/j ~ 22f:j 21f:j 20f:j 19~ ~ P6818 18 61 p 08 O> 0, "' 29_ 30 31 32 °' I;; ~ P25783 RemA P9388 ~ 1/j ~ f:j ~ A LMP39631 LMS3814 1;,. 1,s<',1-83 (lease)~ 04 ~ ~o 11665/11667 50 17221 h // (' - --d ~--. "1" 782 (lease) ~4 / fill1 ~ ... ~ ~ ~ ~ ~ oe I LMP 52635 " tf-;;RP 67305 ... f'-1 ~ I I ~ a. I ) ~ ,/ I 0 gi ~ BCS3442 RP 83100 1 ~ ~ f:j f:j Rem 30 29 28 P155 11739 ;Rem5 Re 6 Rem 7 8 P155 11683 P11527 ~~Rem '<I 2 'O 'a>_,. a.11 g P155 (.)\ CX) al ~ ... a. 4 5 :. A SELKIRK AVE. 0 ... T"" <O ~ Pd.D~ I'-"' 0 l!l 29 Pd.1 ~ ~~ 25~ 26~ 27 28 11841 RP 61574 a. i:i ~ 11841 . "' P2899) 24"' P289\ 30 11830 I ~ __E :-,.· nr :'1:'1 LMP45732(1ease ;Q~ P2-99 T"" RP7636 s B 380> ~ ~ 35 34 ~& P79776 42~ (P2899) <:1 O> 'A' M"" ll) A ~ LP77916 ~ .... co .... Cf) a. ~ ~ a. r-.. "' BCP36032 *PP081 ~ [:! N <\I; j =5 l!l !El ~ l!l !:; (lease)11811 ~ a. f:j "' f:j ~ -"' -··············---~~ BCP49260 O> ~ Ren!tl 57 a. 11768 BCP 14056 N 44 11746 s 44 45 11740 ~ oO oO .; i:i ~ ~ 27 26 25 P 155 11710 EPP52747 A ~EPP 521 ~ C EPP 52746 ST.ANNE AVE. 4886 Rem ., C !8 ~ 11664 "' 11654 22 B a. 11 ... i:i ~ 12 ~ ~ 0 ... <') "' "' 117 AVE. st <O <o ... T"" l!l <o !:; 19 / <') ~ f:j f:j f:j 11715 1 22 21 20 a. 11697/ j F 155 18 P155 T"" 7 13 ~ T"" co 14 ~~ 16 17 ~ C/)" ~ j~ ~J ~ RP53523 ..I "' "' l!l <o <') ~ ~ 20 19 14 11774ll8 94 P44960 -... f:j a. w, ._ ........ ,-_ ...., RW 61238 co ~ a. NORTH AVENUE "' "' ... "' "'53 64 p 800 11703 A 11703 EPP88989 11695 !?l 3 11685 a. 4 A LMP1864 LMS683 11671 2 11655 P4 6 .; ... ~ LMP 9 ,, ;o )> en m ;o ~ MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. Map No. From: To: MAPLE RIDGE British Columbia 7794-2021 1048 Low-Rise Apartment Town Centre Commercial ~ N SCALE 1 :2 ,500 r CITY OF MAPLE RIDGE BYLAW NO. 7649-2020 APPENDIX D A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -1985 as amended; NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7649-2020." 2. Those parcels or tracts of land and premises known and described as: Lot 48 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 NWD Plan 155; and Lot 49 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 NWD Plan 155 and outlined in heavy black line on Map No. 1841 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to C-3 (Town Centre 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 June, 2020. READ a second time the PUBLIC HEARING held the READ a third time the day of day of day of ,20 , 20 ,20 APPROVED by the Ministry of Transportation and Infrastructure this day of ,20 ADOPTED, the day of ,20 PRESIDING MEMBER CORPORATE OFFICER " "' N <O ~ "' ~ ~ N 17 22g: 21g: 20g: 19g: P68 8 18 61 p 808 O> O> "' ;;, 29~ 30 31 32"' ~ g: "' N N N N N P25783 RemA P9388 0 ~ " N N N g: A LMP39631 LMS3814 'S:.;, "I-"' <. J.-83 (lease) ~ 04 _;;, ~o 11665/11667 2550 ~ N N ~ I LMP52635 "'._I/RP 67305 ..-I 1 ~ I "' I N b I// "' II 0 " N g: 41 <O <O N N N 30 BCS3442 RP 83100 1 " " N N Rem N 29 28 P 155 11739 ;Rem5 Rem 7 8 " " ~ P 155 11683 ,.: (/) "' g: '17221 ~-"1" f f P11527 782 (lease) ', / P 155 5 A <~tl~m -'O~ '3>,,. L I AVE. Pd.1 RP 61574 11830 LMP45732(lease " B 38 42~ (P 2899) ~ 8l ~ LP 77916 ~ ~ %l g (\') "" g: *PP081 ~ g: 0.. BCP49260 Ol Ol co Rerji',J 570.. "' 11768 " "' N N BCP 14056 N 44 <O N 11746 45 ~Re s "'45 44 ;;; 11740 N N 117 AVE. "' "' " ;;; N ~ N "' g: g: N 27 26 25 P h55 11710 EPP52747 A "' 12 ~EPP 52 ~ N r N g: EPP 52746 ST.ANNE AVE. 4886 Rem "' 0 C N " <D "' "' 11664 <D N N N N 11654 <D 22 21 B 0.. P1 P82887 p ~ RemA 11 ·~12 (9 I~ I'-1 . <O 0 "' 29 "' "' 25~ 26g: 27 ~ 28 1----1:..:1.::.84'-'1~ 11841 g: P289! P506 0 2362/64 2356/58 99 30 53 11765 52 P2899 NORTH AVE. "SI" <O ..--"' N "' N Ol N ~ "' N N Re 50 (') 22 21 0.. 2 F 155 ...J P 155 BCP 17933 P51411 11743 Rem 105 117 AVE. " " 19 / "' g: 11715 20 11697/ 18 Ol ..--13 ~ cxi "' ..--14 11 16 17 (/J" ~ 2~ g: ..Jg: N RP 53523 N N ~ *P ~ :ll "' g: N N N N 20 19 18 5 55 13 14 MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: To: MAPLE RIDGE British Columbia 7649-2020 1841 RT-1 (Two Family Urban Residential) RM-3 (High Density Apartment Residential) C-3 (Town Centre Commercial) I fu1 l -L I ...... 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"""""" UNIT PA YERS l9-<170 OF 6 -~~~0~nnn~0n~D:nn:~:1::~;;:nmrrrrrrITTBrr0~~i8~~~~~~~~~~~M1ii::::'11~1~1:,:~~~tt1iiillmillirtH~~JTittilTIIIDUnnnttnnmmmrrn~mmmmmmmmmmrrnnmmnn~nnnnmmmmnnnnnm;mrrm1;1nrr~~~~~~~n~~~~~Vi~~~~~~~:fi11!di:::~;1:1: ... ·:~8ffiS:Bi~~~~~~~7lITITTI~~~~r~~~~~~0nnr· -.-;;-.,:- ,. ,. ~ii station 01,e architects alvin ba:rtd, ,,rdtlt1<cl justin dyd;, <1.n'l'ut;;ct ai!x· May 31, 2021 Adrian Kopystynski Planning Department, City of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X 6A9 Re: ADP Response Letter Lougheed & North Avenue Residences, Building A 22347 to 22351 North Avenue Dear Adrian, APPENDIX H This is a response letter to your February 25, 2021 email containing ADP comments. Please refer to the enclosed drawing submission. Our responses to your comments are in text below. Please feel free to contact us if you have any questions or comments. We are excited to bring this development to Maple Ridge. Thank you Architectural Comments: -Consider further articulation of south fac;:ade; The southern deck sizes h2ve been substanti increased and morn attention to detaili has been added to deck includ cornices, dentils, decorative trin,s, timber columns. As a result, the southern has much rnore than An of how this will look can found on sheet DPO.la. -Explore solar shading options for large windows on upper levels of south elevation; Larger southern decks additional solar shadows are illustrated on South Elevation, sheet DP3.2r1. -Provide larger private outdoor decks above level 2, especially on south elevation; The south roof deck's have been substanti increased. All decks meet minirnurn aw sizes. exceed minin,ums, -Provide larger communal outdoor space. Ensure this space is easily accessed from; inside the building without using the stairs so that individuals with mobility concerns can use this space; An accessible and comrnunal outdoor space has been added to the 11orth roof deck on Level 2. The cornmon sitting EH0E1, on the south roof deck, has been converted to lmger spcice to address the above comment. -Further articulate/architectural express the blank concrete block walls at east and west property lines. Carry red brick around the corner; CH!LUWACJ< J\BBOTSFORO 93S5 YOUNG ROAD 203·21M W RAILWAY ST CHILllWACK BC V2P 4$3 ABBOTSFORD BC V2S 2E2 604 793 $44S soarohitects.com Page 2 of 3 reveals we are public. it will never finish the Ii II p between cl around the corner. -Increase size of indoor and common outdoor space for private and public to better reflect zoning bylaw requirements; rninimurn indoor common the is variance. -Provide architectural definition/focus of condo entry and ground plane. to sheets DPODa and DP3.1a. Landscape Comments: -Provide landscape definition/focus of condo entry and ground plane; Given that the lot line with the is achieved archi different brick colours ond detail to entry. rnfer to sheets DPO.Oa and DP3.1a. -Consider providing a pedestrian entrance closer to the bike rack location; Please refer to sheet DP2.1a. our 1\DP meeting discussion, the bike reek is within 14m of the distance !i has been illustrated on the drawi There is We'·Je also i the ng -Revise south foundation planting to include more than one species and more structure i.e. evergreen planting; Please refer to the revised plant I ist. -Consider raising the proposed artwork on the south parkade wall and provide more planting height at the foundation; It is not possible to raise the artwork for structural reasons; the concrete band above the artwork is the parkado slab band. -Add more programing to make use of the south side patio, refer to all comments regarding amenity space above in architectural comments. Page 3 of 3 on he south ,oo1 deck; II APPENDIX I Summary -Development Information Meeting -North Avenue; 2020-062-RZ Development Meeting was held on July 21 s1; at 5pm as a virtual zoom meeting. Newspaper ads placed on July 9th and 15th. Mailer sent out on Thursday, July 8, 2021. 458 letters sent with labels received from the City of Maple Ridge, 59 letters returned as moved or no such address. Sign updated with information on July 4th. Photograph email to file manager on July 12. Enquires received by email: Enquiry 1 -Enquiry 2 Enquiry 3 Enquiry 4 This person was looking for a brochure, as they were interested in commercial space The dropbox link for the plan package was emailed with an invitation to attend the meeting A zoom meeting link was emailed two days prior to the meeting. They did not attend the meeting; we waited until 5:1 Opm before starting the meeting to see if they would join in late. They did not. Homeowner in the area Concerned with effects the project will have on local homeowners and current residents. This was addressed in the meeting as the proposed project is on three lots, two are vacant and one has an abandoned house. They participated in the zoom meeting and were the only person from the public to attend. During the meeting they asked about the artwork panels as they work in the art and culture field in Maple Ridge. It was questioned whether Falcon would consider working toward cultural appropriation for the panels and include a more diverse design that would include Indigenous, Sikh, & Asian communities who have a significant history in Maple Ridge. We agreed this design Was in the very early stage and what was shown on the plans was a concept idea for ADP. Developer response: A meeting with the developer has been planned for late September to discuss further. Received application mailer They expressed concern with the impact the building will have on the view from his office but did not mention where that was. The dropbox link to the plans and invitation to the meeting were provided. No further response was received and they did not attend the meeting. Received email July 28, 2021 with several questions. The plans link was sent as this was after the virtual meeting. Question: Location of project? o Developer's response: 3 vacant lots on North Avenue between 223rd and 224th Street. Shown on map in plan package. Question: Types of commercial businesses expected to use the building? o Developer's response: The ground floor commercial is indicated on the plans as office space. Confirmation from the architect would be needed to see what restrictions there are within this designation. Question: How many stories will the building have? Will the building have a residential component? o Developer's response: There will be four floors of residential units above the ground floor commercial, so five stories total. A variety of residential units have been designed to fit all price points from bachelor suites up to 2 bedroom units, with 67 suites proposed. There is also a proposed indoor amenity/ common room as well as outdoor amenity deck. Question: Will the project involve an application for a density bonus? o Developer's response: The allowable density is 2.0 FSR and our proposal is for 2.013 FSR, meaning there will be a cash contribution for the amount over 2.0 Question/ Comment: To consider bike storage and infrastructure to accommodate alternate transportation. o Developer's response: There is a secure long term bicycle room that is slotted for 20 spaces and this meets the requirements for bike parking in the city bylaw (Page DP1 .3a). We have found in past projects that we are in fact able to provide more parking than indicated with a wall mount rack as opposed to a floor rack or a combination of the two. There is a short term bike parking area next to the PMT off 11 ]1h Avenue. They thought the project would be a great addition to the neighbourhood and supported the application. No phone calls received. No mail in comments received prior to or after Information meeting.