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HomeMy WebLinkAbout2023-01-24 Public Hearing Agenda and Reports.pdf    Page 1 of 2  CITY OF MAPLE RIDGE 1) CALL TO ORDER 2) BUSINESS 2.1 Application 2021-104-RZ 22337 St. Anne Avenue Lot 12 Block 5 District Lot 398 Group 1 New Westminster District Plan 155 The subject application is to permit the rezoning to allow the future construction of a five-storey apartment building with 20 residential units. a) Maple Ridge Official Community Plan Amending Bylaw No. 7896-2022 First Reading: December 13, 2022 Second Reading: December 13, 2022 Purpose: To amend Policy 3-38 to allow a maximum six (6) storey building height for Low-Rise Multi-Family Apartment, Commercial and Mixed-Use in Port Haney. b) Maple Ridge Zone Amending Bylaw No. 7720-2021 First Reading: May 11, 2021 Second Reading as amended: December 13, 2022 Purpose: To amend the RM-2 (Medium Density Apartment Residential) zone to allow a maximum building height for principal building and principal structures of 22.0 metres or six (6) storeys in the Port PUBLIC HEARING AGENDA January 24, 2023 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 cities of residence 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://mapleridge.primegov.com/public/portal and using the microphone icon in the Option column. For in-person public participation register by emailing the Corporate Officer at clerks@mapleridge.ca no later than 4:00 pm Tuesday, January 24, 2023 (please provide your name, city of residence, and nature of interest in the item you would like to speak to). Attendance by the public in Council Chambers will be limited to 33 members, on a first-come-first-served basis, therefore members of the public are encouraged to pre-register with the Corporate Officer if they wish to speak at the Public Hearing. This Agenda is also posted on the City’s Website at: https://mapleridge.primegov.com/public/portal City of Maple Ridge Public Hearing Agenda January 24, 2023   Page 2 of 2  Haney and Fraser River Waterfront Area; and to rezone the subject property from RS-1 (Single Detached Residential) to RM-2 (Medium Density Apartment Residential). 2.2 Application 2022-304-RZ 20644 Dewdney Trunk Road Lot A District Lot 278 Group 1 New Westminster District Plan 76445 The subject application is to permit a Group Child Care Centre at the subject property. a) Maple Ridge Zone Amending Bylaw No. 7898-2022 First Reading: December 13, 2022 Second Reading: December 13, 2022 Purpose: To allow a Group Child Care Centre use at the subject property. 2.3 Application 2016-202-RZ 20556 Dewdney Trunk Road Lot 1 District Lot 222 Group 1 New Westminster District Plan BCP1643 The subject application is to permit the rezoning to allow the future construction of four mixed- use buildings with approximately 296 rental residential units and 280 market residential units. a) Maple Ridge Zone Amending Bylaw No. 7309-2017 First Reading: February 28, 2017 Second Reading: December 13, 2022 Purpose: To introduce the CD-2-21 (Comprehensive Development) zone; and to rezone the subject property from RS-1 (One Family Urban Residential) to CD-2-21 (Comprehensive Development). 2.4 Application 2021-233-RZ 20383 Ospring Street Lot A District Lot 279 Group 1 New Westminster District Plan 8878 The subject application is to permit the rezoning to allow a future two lot subdivision. a) Maple Ridge Zone Amending Bylaw No. 7785-2021 First Reading: November 9, 2021 Second Reading: December 13, 2022 Purpose: To rezone the subject property from RS-1 (Single Detached Residential) to R-1 (Single Detached (Low Density) Urban Residential). CITY OF MAPLE RIDGE NOTICE OF VIRTUAL ONLINE PUBLIC HEARING INCLUDING COUNCIL CHAMBERS TAKE NOTICE THAT A PUBLIC HEARING is scheduled for Tuesday, January 24, 2023, at 7:00pm. This meeting is an online virtual meeting to be hosted in Council Chambers at City Hall, 11995 Haney Place, Maple Ridge. Persons wishing to speak on a Public Hearing item will be required to pre-register for the meeting by accessing the link at: https://mapleridge.primegov.com/public/portal and using the microphone icon in the Option column of the selected meeting and then by joining the Zoom meeting at the appropriate time using the camera icon. For attendance in person, please pre-register with the Corporate Officer at clerks@mapleridge.ca by 4:00pm on Tuesday, January 24, 2023. For viewing only and access to the agenda and full reports, access the link at https://mapleridge.primegov.com/public/portal and click on the January 24, 2023, Public Hearing meeting, This Public Hearing is being held to consider the following bylaws: 1) Application 2021-104-RZ 22337 St. Anne Avenue Lot 12 Block 5 District Lot 398 Group 1 New Westminster District Plan 155 The subject application is to permit the rezoning to allow the future construction of a five-storey apartment building with 20 residential units. 1a) Maple Ridge Official Community Plan Amending Bylaw No. 7896-2022 First Reading: December 13, 2022 Second Reading: December 13, 2022 Purpose: To amend Policy 3-38 to allow a maximum six (6) storey building height for Low-Rise Multi-Family Apartment, Commercial, and Mixed-Use in Port Haney. 1b) Maple Ridge Zone Amending Bylaw No. 7720-2021 First Reading: May 11, 2021 Second Reading as amended: December 13, 2022 Purpose: To amend the RM-2 (Medium Density Apartment Residential) zone to allow a maximum building height for principal building and principal structures of 22.0 metres or six (6) storeys in the Port Haney and Fraser River Waterfront Area; and to rezone the subject property from RS-1 (Single Detached Residential) to RM-2 (Medium Density Apartment Residential). 2) Application 2022-304-RZ 20644 Dewdney Trunk Road Lot A District Lot 278 Group 1 New Westminster District Plan 76445 The subject application is to permit a Group Child Care Centre at the subject property. 2a) Maple Ridge Zone Amending Bylaw No. 7898-2022 First Reading: December 13, 2022 Second Reading: December 13, 2022 Purpose: To allow a Group Child Care Centre use at the subject property. 3) Application 2016-202-RZ 20556 Dewdney Trunk Road Lot 1 District Lot 222 Group 1 New Westminster District Plan BCP1643 The subject application is to permit the rezoning to allow the future construction of four mixed-use buildings with approximately 296 rental residential units and 280 market residential units. 3a) Maple Ridge Zone Amending Bylaw No. 7309-2017 First Reading: February 28, 2017 Second Reading: December 13, 2022 Purpose: To introduce the CD-2-21 (Comprehensive Development) zone; and to rezone the subject property from RS-1 (One Family Urban Residential) to CD-2-21 (Comprehensive Development). 4) Application 2021-233-RZ 20383 Ospring Street Lot A District Lot 279 Group 1 New Westminster District Plan 8878 The subject application is to permit the rezoning to allow a future two lot subdivision. 4a) Maple Ridge Zone Amending Bylaw No. 7785-2021 First Reading: November 9, 2021 Second Reading: December 13, 2022 Purpose: To rezone the subject property from RS-1 (Single Detached Residential) to R-1 (Single Detached (Low Density) Urban Residential). 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. For further information on how to participate, we encourage checking our website for updates at https://www.mapleridge.ca/2408/Covid-19-Information. If you wish to participate virtually, please use the links 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. These are the following ways to participate:  Virtually, by pre-registering at: https://mapleridge.primegov.com/public/portal and using the microphone icon in the Option column. 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. Join at the appropriate time via Zoom using the camera icon. We ask that you have your camera on as you make your comments during the Public Hearing;  For viewing only, access the link at https://mapleridge.primegov.com/public/portal and click on the January 24, 2023, Public Hearing meeting;  Attendance in person by pre-registering with the Corporate Officer at clerks@mapleridge.ca by 4:00pm on Tuesday, January 24, 2023. Please provide your name, address, and phone number, as well as the item you wish to speak to. In- person attendance will be limited, and up to 33 members will be allowed physical access to Council Chambers on a first come, first served basis; therefore, members of the public are encouraged to pre-register with the Corporate Officer if they wish to speak at the Public Hearing;  To submit correspondence prior to the Public Hearing, provide written submissions to the Corporate Officer by 12:00 Noon, Tuesday, January 24, 2023, (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, January 24, 2023, (quoting file number). Dated this 11th day of January, 2023. Tracey Takahashi Corporate Officer DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2021-104-RZ File Manager: Wendy Cooper Official Community Plan or Zoning Bylaw Amendments: 1. A completed Application Form (Schedule "A" -Development Procedures Bylaw No. 5879-1999) 2. An application fee, payable to the City of Maple Ridge, in accordance with Development Application Fee Bylaw no. 5949-2001. 3. A Certificate of Title and Consent Form if the applicant is different from the owner shown on the Certificate of Title. 4. A legal survey of the property(ies) 5. Subdivision plan layout 6. Neighbourhood context plan 7. Lot grading plan 8. Landscape plan*+ 9. Preliminary architectural plans including site plan, building elevations, accessory off-street parking and general bylaw compliance reconciliation*+. * These items may not be required for single-family residential applications RECEIVED + These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01 Additional reports provided: NOT REQUIRED D D D D ~ D D D D ,~ MAPLE RIDGE British Columbia mapleridge.ca City of Maple Ridge TO: His Worship Mayor Dan Ruimy and Members of Council MEETING DATE: December 6, 2022 FROM: SUBJECT: FILE NO: 2021-104-RZ Chief Administrative Officer MEETING: Co W First and Second Reading Official Community Plan Amending Bylaw No. 7896-2022 Second Reading Zone Amending Bylaw No. 7720-2021 22337 St. Anne Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property located at 22337 St. Anne Avenue from RS-1 (Single Detached Residential) to RM-2 (Medium Density Apartment Residential), to permit the future construction of a market-oriented, apartment building consisting of approximately 20 units. The Council granted first reading to Zone Amending Bylaw No. 7720-2021 and considered the early consultation requirements for the Official Community Plan (OCP) amendment on May 11, 2021. The proposed RM-2 (Medium Density Apartment Residential) zoning complies with the policies of the Official Community Plan (OCP). However, an amendment to the OCP to change the Port Haney Multi-family, Commercial and Mixed-Used land use designation within the Town Centre Area Plan height policy to permit a five-storey, 22 metre high structure is needed. In addition, a text amendment is required to the RM-2 (Medium Density Apartment Residential) zone within the Port Haney and Fraser River Water Front Area to permit the proposed five-storey, 22 metre high structure. Pursuant to Council Policy 6.31, this application is subject to the Community Amenity Contribution (CAC) Program at a rate of $4,300 per apartment dwelling unit, for an estimated total amount of $86,000, or such rate applicable at third reading of this application. RECOMMENDATIONS: 1. That, in accordance with Section 4 75 of the Local Government Act, opportunity for early and on-going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 7896-2022 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. 7896-2022 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. 7896-2022 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Official Community Plan Amending Bylaw No. 7896-2022 be given first and second reading and forwarded to Public Hearing; 2021-104-RZ Page 1 of 9 5. That Zone Amending Bylaw No. 7720-2021 be given second reading as amended, and forwarded to Public Hearing; 6. That voluntary payment of $220,000 ($20,000 for 11 spaces) and receipt upon payment in accordance with Maple Ridge Off-Street Parking and Loading Bylaw No. 4350 -1990 as cash-in-lieu for the eleven (11) off street parking space provided for residential use respecting the property located at 22337 St. Anne Street; 7. 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, Section 10.3 Town Centre Area Plan, Section 3.3 Land Use Designations, Flexible Mixed Use, Policy 3-38 to permit a six (6) storey apartment building; iv) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject property for the proposed development; v) Registration of a Restrictive Covenant for protecting the Visitor Parking; vi) Registration of a Restrictive Covenant for Stormwater Management; vii) Removal of existing building(s); viii) In addition to the Ministry of Environment Site Disclosure Statement, 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; ix) That a voluntary contribution, in the amount of $82,000 ($4,100 for 20 units), or such rate applicable at third reading of this application, be provided In keeping with the Council Policy 6.31 with regard to Community Amenity Contributions; and further x) That a voluntary contribution, in the amount of $78,353.31 based on a rate of $161.46 per square metre ($15.00 per square foot) for the additional FSR being sought in accordance with Section 618.5 Density 2.a.) of the RM-2 zone. 2021-104-RZ Page 2 of 9 DISCUSSION: 1. Background Context: Applicant: Legal Description: OCP: Existing: Proposed: Within Urban Area Boundary: Area Plan: OCP Major Corridor: OCP: Existing: Proposed: Surrounding Uses: North: South: East: West: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing Requirement: Flood Plain: Fraser Sewer Area: 2021-104-RZ Focus West Developments 2020 ltd. (Colin Lacey) Lot 12 Block 5 District Lot 398 Group 1 New Westminster District Plan 155 Port Haney Multi-Family, Commercial and Mixed-Use Port Haney Mu/ti-Family, Commercial and Mixed-Use Yes Town Centre Area Plan No RS-1 (Single Detached Residential) RM-2 (Medium Density Apartment Residential) Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Commercial on first floor with Apartments above C-3 (Town Centre Commercial) Port Haney Multi-Family, Commercial and Mixed-Use Single-Family Residential Port Haney Multi-Family, Commercial and Mixed-Use Port Haney Multi-Family, Commercial and Mixed-Use Commercial on first floor with Apartments above C-3 {Town Centre Commercial) Port Haney Mu/ti-Family, Commercial and Mixed-Use Apartment Residential RS-1 (Single Detached Residential) -Heritage Revitalization Agreement Port Haney Mu/ti-Family, Commercial and Mixed-Use Single-Family Residential Multi-Family Apartment Residential 806m2 (8,675.71 square feet) Vehicle access from the lane. Pedestrian access from St. Anne Avenue Urban Standard No Yes Page 3 of 9 2. Project Description: The application is to rezone the subject property from RS-1 (Single Detached Residential) to RM-2 (Medium Density Apartment Residential) zone to permit the future construction of a five-storey apartment building, with approximately 20 residential units. The current concept for the project includes a mixture of one, one plus a den and two-bedroom units. The parking concept is a one and half levels of parking. The RM-2 zone allows for a 1.8 Floor Space Ratio (FSR), the applicant is seeking additional density through the Amenity Bonus Contribution permitted in the RM-2 zone increase the FSR to the maximum 2.5. The concept design includes a roof garden located on top of this five-storey, wood frame building that is situated over a concrete podium. 3. Planning Analysis: I) Official Community Plan: The development site is located within the Port Haney and Fraser River Waterfront Area of the Town Centre Area Plan. The site is designated Port Haney Multi-Family, Commercial and Mixed-Use and the proposed use and density is complying with this designation. The proposed development is in general compliance with Land Use Designations Policy 3-38 of the Port Haney Mu/ti-Family, Commercial and Mixed-Use designation. Policy 3-38 states the following: "3-38 Low-rise Multi-Family Apartment, Commercial, and Mixed-Use in Port Haney should be a minimum of three (3) storeys and a maximum of four (4) storeys in height, with at least 90% of required parking provided underground." In order to permit the proposed taller building an amendment is required to permit the proposed five-storey building. The necessary OCP Amending Bylaw is accompanying this report as Attachment C. There are two other rezoning applications in the Port Haney Mu/ti-Family, Commercial and Mixed-Use designation, applications 2019-268-RZ (22340 and 22328 St. Anne Avenue, and 11654 and 11664 223 Street) and 2020-065-RZ (22323, 22335 and 22345 Callaghan Avenue), that are also proposing an amendment to the OCP to allow an increase in height to six-storeys. Both of these rezoning applications have received first reading of their respective zone amending bylaws. This application is the first to proceed to second reading; therefore, the OCP amendment is being forwarded with this application as outlined in the first reading report that was supported by Council on May 11, 2021. The OCP is a living document that reflects the changing and evolving nature of communities. It is not a static document that is rigid and inflexible. The proposed change to the OCP reflects the changing faces of Maple Ridge since, the OCP initial adoption in February 2014 and the growing need to place more density on less land within the Town Centre. The applicant held a Developer Information Meeting via a Public Comment Opportunity Period from July 25 to August 3, 2022, which provided the public an opportunity to review the proposed application and provide comments on the development which included the proposed change to the OCP. There was only one comment received from the Public, which was specific to the height; that the height should be higher to accommodate more units (see Appendix J). 2021-104-RZ Page 4 of 9 ii) Housing Action Plan: The City's Housing Action Plan (HAP) was endorsed by Council in 2014. It seeks to increase access to "safe, affordable, and appropriate housing that meets the diverse and changing needs of the community". The HAP also speaks of the need to provide a range of non-market, affordable and special needs housing. This was reaffirmed with the endorsement of the Housing Action Plan Implementation Framework in September, 2015. The subject application does provide a mix of unit sizes to help in achieving housing diversity. This includes the following breakdown: • 1-one bedroom suite (5%); • 12 -one bedroom with a den suites (60%); and • 7 -two-bedroom suites (35%). ill) Zoning Bylaw: The current application proposes to rezone the subject property from RS-1 (Single Detached Residential) to RM-2 (Medium Density Apartment Residential) zone to facilitate a five-storey, 20-unit apartment building with one and a half levels of parking. The height proposed for the building is five-storeys, which is one floor higher than the permitted maximum of four-storeys within the RM-2 (Medium Density Apartment Residential) zone for properties located within the Port Haney and Fraser River Waterfront Area. The proposed height of the structure is also 22 metres, while the maximum height permitted is 15 metres within the RM-2 (Medium Density Apartment Residential) zone for properties located within the Port Haney and Fraser River Waterfront Area. The increase in height has contributed to the additional density being sought through the Additional Density provision of the RM-2 (Medium Density Apartment Residential) zone from a base density of 1.8 Floor Space Ratio (FSR) of to 2.5 FSR. The additional FSR would equate to approximately 566.16m2 {6,094.09ft2). The Density Bonus contribution would be $78,353.31 based on the $161.46 per square metre rate within the Zoning Bylaw. In order to facilitate the increase in height a text amendment to the RM-2 (Medium Density Apartment Residential) zone is required and has been included in Zone Amending Bylaw No. 7720-2021 (see Appendix D). At first reading Zone Amending Bylaw No. 7720-2021 did not contain the text amendment regarding building height; therefore, the Bylaw is being presented for second reading as amended. iv) Off-Street Parking and Loading Bylaw: Jvoe of ·Rarl<in2Stan Required Parking Stalls . ·.·. Proposed Parkim! Stalls ·.· Deficient ' , .. Residential 1.5 X 20 = 30 1x20 = 20 10 Stalls Visitor 0.2x20=4 3 1Stall The residential parking stalls, that have been provided, are enclosed within the building which fulfill OCP policy 3-38 that is contained within the Flexible Mixed-Use land use designation of the Town Centre Area Plan, Policy 3-38 states that at least 90% of the parking provided is underground. The proposed OCP amendment with respect to the 90% of parking provided is underground has been clarified to exclude visitor parking. 2021-104-RZ Page 5 of 9 The applicant is proposing a variance to the parking regulations. Staff does not support a variance to reduce the required parking by 11 stalls as the applicant can elected to make the prescribed $20,000 payment-in-lieu of providing parking in accordance with the Off-Street Parking and Loading Bylaw 4350-1990. The reduction of 11 parking space on the property can be justified because: • The cash-in lieu payment will contribute to a future parking spaces in a municipal facility; and • The effect of this reduction is minimal because the site is located in the Town Centre Area, where residents can walk or cycle to stores, offices and recreation, and the transit along the Lougheed Corridor is within a convenient walking distance. The Off Street Parking and Loading Bylaw requires the following action to be taken by Council: Where an owner has paid money to the City of Maple Ridge in lieu of providing off street parking spaces, Council shall by resolution acknowledge receipt of such payment and the resolution shall set out the real property and the number of off-street parking spaces in respect of which the payment was received. The necessary resolution has been included in the Recommendation section of this report to fulfill this requirement. v) Proposed Variances: A Development Variance Permit application has been received for this project and involves the following relaxations: Maple Ridge Zoning Bvlaw No. 7600-2019 Setbacks Requirement Principal Building Required Setbacks Front Lot Line 7.5m Rear Lot Line 7.5m Interior Lot Line (east) 7.5m Interior Lot Line (west) 7.5m Parking and Loading Maximum structure height for concealed parking above average finished grade from the front, rear, and interior lot line. 2021-104-RZ Proposed O.Om (including decks and underground parking structure) 5.3m (including underground parking structure) O.Om (including underground parking strucure) O.Om (including underground parking structure) Maxirnurn Height 0.8m Proposed· 2.5m Page 6 of 9 A summary of the main comments and discussions with one comment received at the Comment Opportunity was provided by the applicant and include the following main points: • A resident that has lived in the area for 30 years provided the only comments received. The resident was pleased with the five-storey height, but inquired why it wasn't six-storeys as he supports new developments with more units in the area. This resident added that they are looking forward to the lot being re-developed and built as soon as possible to help revitalize the area. 4. Traffic Impact: As the subject property is located within 800 metres of the Lougheed Highway, a referral has been sent to the Ministry of Transportation and Infrastructure. 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 rezoning application. 5. Interdepartmental Implications: i) Engineering Department: The Engineering Department has indicated that the following servicing upgrades will be required through the Rezoning Servicing Agreement: • Road dedication as required to meet the design criteria of the Subdivision and Development Bylaw No. 4800-1993; • Utility servicing as required to meet the design criteria of the Subdivision and Development Bylaw No. 4800-1993; and • Frontage upgrades to the applicable road standard. 6. School District No. 42 Comments: Pursuant to Section 476 of the Local Government Act, consultation with School District No. 42 is required at the time of preparing or amending the OCP. A referral was sent to School District No. 42 and their response can be seen in Appendix I. 7. Intergovernmental Issues: I) Local Government Act: An amendment to the OCP requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 477 of the Local Government Act. The amendment required for this application is as follows" Schedule "A", Chapter 10 Area Planning, Section 10.3 Town Centre Area Plan, section 3.3 Land Use Designations, Flexible Mixed Use, Is hereby amended by deleting policy 3-38 and replacing it with the following: 2021-104-RZ Page 8 of 9 "3-38 Low-Rise Multi-Family apartment, Commercial, and Mixed-Use in Port Haney should be a minimum of three (3) storeys and a maximum of six (6) storeys in height, with a least 90% of required parking provided underground excluding visitor parking." This amendment is considered to be minor in nature. It has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. CONCLUSION: It is recommended that first and second reading be given to Official Community Plan Amending Bylaw No. 7896-2022, that second reading as amended be given to Zone Amending Bylaw No. 7720-2021, and that application 2021-104-RZ be forwarded to Public Hearing. "Original signed by Wendy Cooper" Prepared by: Wendy Cooper, M.Sc., MCIP, RPP Planner 2 "Original signed by Charles Goddard" for Approved by: Christine Carter, M.PL, MCIP, RPP GM Planning & Development Services The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Ortho Map "Original signed by Charles Goddard" Reviewed by: Charles R. Goddard, BA, MA Director of Planning "Original signed by Scott Hartman" Concurrence: Scott Hartman Chief Administrative Officer Appendix C -Official Community Plan Amending Bylaw No. 7896-2022 Appendix D -Zone Amending Bylaw No. 7720-2021 Appendix E -Site Plan Appendix F -Building Elevation Plans Appendix G -Landscape Plan Appendix H -ADP Design Comments Appendix I -SD42 Referral Response Appendix J -DIM Summary 2021-104-RZ Page 9 of 9 CITY OF MAPLE RIDGE BYLAW NO. 7896-2022 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 11A" 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. 7896-2022". 2. Schedule 11A11, Chapter 10 Area Planning, Section 10.3 Town Centre Area Plan, section 3.3 Land Use Designations, Flexible Mixed Use, is hereby amended by deleting policy 3-38 and replacing it with the following: 3-38 Low-Rise Multi-Family apartment, Commercial, and Mixed-Use in Port Haney should be a minimum of three (3) storeys and a maximum of six (6) storeys in height, with a least 90% of required parking provided underground excluding visitor parking. 3. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly. READ a first time the day of , 20 READ a second time the day of I 20 PUBLIC HEARING held the day of ,20 READ a third time the day of , 20 ADOPTED, the day of ,20 . PRESIDING MEMBER CORPORATE OFFICER CITY OF MAPLE RIDGE BYLAW NO. 7720-2021 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. 7720-2021." APPENDIX D 2. Maple Ridge Zoning Bylaw No. 7600-2019 is hereby amended to revise Part 6 -Residential Zones, 618 Zone: RM-2 Medium Density Apartment Residential as follows: a) 618.8.1 is amended by deleting "excluding the Port Haney and Fraser River Waterfront Area"; and b) 618.8.2, is amended by deleting the clause in its entirety. 3. That parcel or tract of land and premises known and described as: Lot 12 Block 5 District Lot 398 Group 1 New Westminster District Plan 155 and outlined in heavy black line on Map No. 1875 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RM-2 (Medium Density Apartment 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 11th day of May, 2021. READ a second time as amended the PUBLIC HEARING held the day of READ a third time the 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 APPENDIX H April 13, 2022 Regular Meeting of the Advisory Design Panel (ADP) Resolution The following resolution was passed regarding 2021-104-RZ/DP at the April 13, 2022 Regular Meeting of the Advisory Design Panel (ADP). R/2021-045 It was moved and seconded That the Advisory Design Panel has reviewed application 2021-104-RZ/DP and recommends the application be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow-up: Architectural Comments: • Confirm the E3 is not a muted mustard colour but a complementary colour to the wood-toned product • Consider integration of planting onto metal screens through vines and climbers • Consider extending red metal screen into stairwell and mechanical room openings • Consider making west wall more of a cohesive material palette to tie together the front base material with the side wall material by wrapping around Landscape Comments: • Ensure columnar trees are integrated with the architectural fa~ade design ADP Comments and Responses bv Architect and Landscape Architect Architectural Comments: • Confirm the E3 is not a muted mustard colour but a complementary colour to the wood-toned product • The IXL Goldenrod colour is a complementary colour to the wood·tone product (and the red &gray accents on the building). • Consider integration of planting onto metal screens through vines and climbers • For long·term maintenance purposes, we would prefer to keep landscaping away from the fafade of the building. There is no guarantee that planting stays put on the screen, and we want to mitigate any potential/or landscaping to creep onto the building face and create moisture issues. • Consider extending red metal screen into stairwell and mechanical room openings • We have extended the red metal screening into the mechanical room openings. • Consider making west wall more of a cohesive material palette to tie together the front base material with the side wall material by wrapping around • Front base material (brick) has been wrapped around the entire main level of the building. Landscape Comments: • Ensure columnar trees are integrated with the architectural fa~ade design • Columnar trees have been integrated into the architecturalfafade design·see revised landscape drawings DEVELOPMENT APPLICATION CHECKLIST FOR Fl LE 2022-304-RZ File Manager: April Crockett Officiat Community Plan or Zoning Bylaw Amendmen~: r:i RECEIVED 1. A completed Application Form (Schedule "A" -Development Procedures Bylaw No. 5879-1999) 2. An application fee, payable to the City of Maple Ridge, in accordance with Development Application Fee Bylaw no. 5949-2001. 3. A Certificate of Title and Consent Form if the applicant is different from the owner shown on the Certificate of Title. 4. A legal survey of the property(ies) 5. Subdivision plan layout 6. Neighbourhood context plan 7. Lot grading plan 8. Landscape plan*+ 9. Preliminary architectural plans including site plan, building elevations, accessory off-street parking and general bylaw compliance reconciliation*+. * These items may not be required for single-family residential applications D D D D D D + These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01 Additional reports provided: NOT'REQUIRED D D D TO: FROM: SUBJECT: City of Maple Ridge His Worship Mayor Dan Ruimy and Members of Council Chief Administrative Officer First and Second Reading Zone Amending Bylaw No. 7898-2022 20644 Dewdney Trunk Road EXECUTIVE SUMMARY: MEETING DATE: December 6, 2022 FILE NO: 2022-304-RZ MEETING: C o W An application has been received for a site-specific text amendment to the CS-1 (Service Commercial) zone for the subject property located at 20644 Dewdney Trunk Road, to allow for Group Child Care Centre. For this site, there have been no matters identified by a preliminary review by City Departments to trigger further applications or terms and conditions to be satisfied before final reading. Therefore, this Zoning Bylaw text amendment may proceed to first and second reading, be forwarded to Public Hearing, and then followed by Council consideration of third reading and adoption. RECOMMENDATION: That Zone Amending Bylaw No. 7898-2022 be given first and second reading and forwarded to Public Hearing. DISCUSSION: a) Background Context: Applicant: Legal Description: Ryan Van Baal Lot 11A" District Lot 278 Group 1 New Westminster District Plan 76445 Official Community Plan (OCP): Existing: Commercial Zoning: Existing: CS-1 (Service Commercial) Surrounding Uses: North: Use: Residential Zone: RS-1 (Single Detached Residential) Designation: Urban Residential 2022-304-RZ Page 1 of 4 South: Use: Zone: Designation: East: Use: Zone: Designation: West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Previous Applications: b) Site Characteristics: Commercial C-2 (Community Commercial) and CS-1 (Service Commercial) Commercial Commercial C-2 (Community Commercial) and CS-1 (Service Commercial) Commercial Single Family Dwelling RS-1 (Single Detached Residential) Commercial Commercial Commercial 1.3 ha. (3.2 acres) Dewdney Trunk Road and 119 Street Urban Standard 2019-350-RZ, 2020-402-RZ The subject property consists of an existing commercial building and accessory parking that has two accesses along both Dewdney Trunk Road and 119 Avenue (see Appendix A and B). The site is relatively flat with few trees and a landscaped strip fronting Dewdney Trunk Road. The site was previously a restaurant (liquor primary establishment) and the rest of building is occupied by other commercial uses (including a restaurant, fitness centre, physiotherapy clinic). c) Project Description: The applicant is applying for a site specific text amendment to allow for Group Child Care Centre. This site was the subject of two previous rezoning text amendment applications (2019-350-RZ and 2020-402-RZ) to allow for the operation of physiotherapy and massage therapy clinic. Subsequently, the business owner applied to expand the clinic to include chiropractic services, resulting in the second rezoning application. d) Planning Analysis: Official Community Plan (OCP): The site is currently designated Commercial in the OCP. This proposal aligns with the General Commercial land use designation and policies. Additionally, the subject property is located in the Lougheed Transit Corridor Study area. Under the proposed area plan, the property is designated as Flexible Employment. The proposed use would align in promoting local jobs along established transportation routes. 2022-304-RZ Page 2 of 4 Zoning Bylaw: The proposal is to amend the CS-1 (Service Commercial) zone by removing the following clause from Section 708 Service Commercial CS-1, 1) Permitted Principal Uses: a. Assembly, limited to public transportation depots, private Schools, and cinemas; Replacing it with the following clause to allow for the site specific use on site: a. Assembly; (i) limited to public transportation depots, private Schools, and cinemas; and (ii) limited to Group Child Care Centre, specific to the following lot: (a) Lot A District Lot 278 Group 1 New Westminster District Plan 76445, 20644 Dewdney Trunk Road As this application is limited to a site specific zoning bylaw text amendment on a developed site, and the new uses relate well to commercial uses on-site, it can be supported. Development Permits: A Development Permit may be required depending on the amount of the alterations to the exterior of the building that are being proposed by the applicant. Advisory Design Panel: Given no Development Permit is required at this time, a submission to the ADP is not necessary for this proposal. Development Information Meeting: A Development Information Meeting is not required for this application. e) Interdepartmental Implications: City Departments, including the Licences and Bylaws Department, were consulted about this application. For this particular site, this rezoning application for a site specific text amendment does not require other referrals or trigger requirements to be satisfied before final adoption of the rezoning. 2022-304-RZ Page 3 of 4 CONCLUSION: Zone Amending Bylaw No. 7898-2022 for a site specific text amendment is in compliance with the OCP and is minor in nature; therefore, It is recommended that the Bylaw be granted first and second reading and forwarded to Public Hearing. "Origina I signed by April Crockett" Prepared by: April Crockett Planning Technician "Original signed by Charles Goddard" for Approved by: Christine Carter, M.PL, MCIP, RPP GM Planning & Development Services The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Ortho Map Appendix C -Zone Amending Bylaw No. 7898-2022 2022-304-RZ "Original signed by Charles Goddard" Reviewed by: Charles R. Goddard, BA, MA Director of Planning "Original signed by Scott Hartman" Concurrence: Scott Hartman Chief Administrative Officer Page 4 of 4 B AVE 1208 AVE 12091 12052 t,.) 0 u, 12074 )> 12073 /: ' C) ~ fil "' 12040 "' I-C/) 12030 -(/J 12065 It) ~ 12020 12010 12031 N Scale: 1:2,500 -I 12038 120W 12012 ~ ~ I-rn ~I I I \ \ I-(/) ID 0 N Legend -Stream \ 12019 «o ~ "' ... , ---Ditch Centreline - -Indefinite Creek I-(/) 12068 U) 0 N 12058 12040 12030 12010 .. ~ "' m Active Applications (RZ/SD/DPNP) &l C) "' 12067 12061 12055 12051 12045 12041 12037 12033 12029 12025 "' ~ "' 1208 AVE~ APPENDIX A 121 N bl\. to ~ 1 i «o ~ ~ ~ " C) ~ "' I-12075 (/) ca ID 0 12070 N I-rn ~ 0 N I-12025 (/) ca 1202 U) 0 N 12010 12004 ~ :ii :<: ~ DEWDNEY TRUNK RD DEWDNEY TRU"1EWDNEY TR C) ~ "' 11973 I-(/) "'" 0 N 11955 11910/50/98 11935 119 AVE I-(/) "'" 0 N 119 AVE 20644 DEWDNEY TRUNK ROAD PIO 009-224-289 PLANNING DEPARTMENT FILE: 2022-304-RZ DATE: Aug 31, 2022 BY:AH Scale: 1 :2,500 APPENDIX B 20644 DEWDNEY TRUNK ROAD PIO 009-224-289 FILE: 2022-304-RZ DATE: Aug 31, 2022 BY:AH CITY OF MAPLE RIDGE BYLAW NO. 7898-2022 APPENDIXC A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 7600-2019 as amended WHEREAS, it is deemed expedient to amend the 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. 7898-2022". 2. Maple Ridge Zoning Bylaw No. 7600-2019 is hereby amended as follows: Section 708 Service Commercial CS-1, 1) Permitted Principal Uses is amended by removing the following clause: a. Assembly, limited to public transportation depots, private Schools, and cinemas; Replacing it with the following clause: a. Assembly; (i) limited to public transportation depots, private Schools, and cinemas; and (Ii) limited to Group Child Care Centre specific to the following lot: (a) Lot A District Lot 278 Group 1 New Westminster District Plan 76445, 20644 Dewdney Trunk Road 3. Maple Ridge Zoning Bylaw No. 7600-2019 as amended is hereby amended accordingly. READ a first time the day of , 20 READ a second time the day of , 20 READ a third time the day of , 20 ADOPTED the day of ,20 PRESIDING MEMBER CORPORATE OFFICER DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2016-202-RZ File Manager: Wendy Cooper Official Community Plan or Zoning Bylaw Amendments: 1. A completed Application Form (Schedule "A" -Development Procedures Bylaw No. 5879-1999) 2. An application fee, payable to the City of Maple Ridge, in accordance with Development Application Fee Bylaw no. 5949-2001. 3. A Certificate of Title and Consent Form if the applicant is different from the owner shown on the Certificate of Title. 4. A legal survey of the property(ies) 5. Subdivision plan layout 6. Neighbourhood context plan 7. Lot grading plan 8. Landscape plan*+ 9. Preliminary architectural plans including site plan, building elevations, accessory off-street parking and general bylaw compliance reconciliation*+. * These items may not be required for single-family residential applications RECEIVED + These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01 Additional reports provided: NOT REQUIRED D D D D [g] D D D D 1~•-mapleridge.ca City of Maple Ridge TO: FROM: SUBJECT: His Worship Mayor Dan Ruimy and Members of Council Chief Administrative Officer Second Reading Zone Amending Bylaw No. 7309-2017 20556 Dewdney Trunk Road EXECUTIVE SUMMARY: MEETING DATE: FILE NO: MEETING: December 6, 2022 2016-202-RZ cow An application has been received to rezone the subject property located at 20556 Dewdney Trunk Road, from RS-1 (Single Detached Residential) to CD-2-21 (Comprehensive Development), allowing for the development of four mixed-use buildings with approximately 576 units in total; two buildings that are rental with 296 units and two that are market strata housing with 280 units. Each of the four buildings will contain commercial space on the ground floor. Parking for the proposed development will be provided underground with some on grade parking for the commercial units. The subject property is 1.80 ha (4.45 acres) in size, while the proposed portion of the development site is 0.85 ha (2.12 acres). This application is in compliance with the Official Community Plan (OCP). Pursuant to Council Policy 6.31, this application is subject to the Community Amenity Contribution (CAC) Program at a rate of $4,300 per apartment dwelling unit for an estimated total amount of $1,204,000, or such rate applicable at third reading of this application. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 7309-2017 be given second reading as amended, and forwarded to Public Hearing; and further 2. 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 11811; Iv) Road dedication as required; v) Registration of a Statutory Right-of-Way plan and agreement If required for City Infrastructure; 2016-202-RZ Page 1 of 8 South: East: West: Existing Use of Property: Proposed Use of Property: Property Site Area: Development Area: Access: Servicing Requirement: Flood Plain: Fraser Sewer Area: 2. Background: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Vacant Nursery CS-1(Service Commercial) Commercial Single-Family Residential RS-1 (Single Detached Residential) Commercial Maple Ridge Bottle Depot CS-1 (Service commercial) Commercial Mixed Use -Residential/Commercial 1.08 ha 0.85 ha 119 Avenue Urban Standard No Yes In 2016, the City received the subject application for a mixed used commercial/residential project for 20542 and 20556 Dewdney Trunk Road. Council granted first reading to this application on February 28, 2017. This initial application included a banquet facility and commercial units along Dewdney Trunk Road on the north portion of the site. The current proposed development plan has been modified to include only the portion of 20556 Dewdney Trunk Road laying south of 119 Avenue (see Appendix A). 3. Project Description: This application now includes four mixed-use commercial/residential buildings, consisting of approximately 296 rental and 280 residential units. In addition, a total of 1,999m2 (21,521 sq. ft.) of commercial space located on the ground floor facing into a central courtyard. The design of the development includes underground parking with some surface parking for commercial tenants and customers. 4. Planning Analysis:, I) Official Community Plan: The proposal will contribute to the OCP objectives to create a compact community which includes commercial areas; mixed uses and multi-family residential uses. The proposed development complies with the Commercial Designation policy as follows. 6-18 Maple Ridge will work with the business community, investors and the public to encourage more compact forms of commercial development and to explore mechanisms that improve the urban environment and "fit" with the surround neighbourhood Under the Commercial Designation there are five commercial categories in which 20556 Dewdney Trunk Road falls under the General Commercial category. The objective of the General Commercial 2016-202-RZ Page 3 of 8 category is to respond to emerging market trends and shopping preferences of Maple Ridge citizens, and to permit great flexibility in the range of permitted commercial uses. The proposed development complies with the following General Commercial category policies: 6-23 General Commercial lands are lands designated Commercial on Schedule B of the Official Community Plan that are: a) located on Dewdney Trunk Road, west of the Town Centre, but excluding property within a Community Commercial Node. 6-24 Maple Ridge will review bylaws and regulations aligning with the General Commercial land use designation to respond to market demands and differentiate those uses from retail uses typically found in the Town Centre. Lougheed Transit Corridor Concept Plan The Lougheed Transit Corridor Concept Plan designates the subject property to be located within the proposed Flexible Employment land use designation. The purpose of this designation is to promote local jobs in proximity to an established transportation network and existing residential neighbourhoods. A business park form of development is encouraged, with a consistent architectural standard, pedestrian focused design. Building heights are a minimum of two-storeys and a maximum of six-storeys. Typical highway commercial uses are also permitted and opportunities to incorporate this use within a business park format is encouraged as the application has been instream before the Lougheed Transit Corridor Plan was developed it is supported by staff to move forward under the existing OCP land use designation and policies. Neighbourhoods and Housing The proposed rental units help in improving the housing stock diversity in Maple Ridge. The following OCP policies support the rental housing: 3-31 Maple Ridge supports the provision of rental accommodation. 3-33 Maple Ridge supports the provisions of affordable, rental and special needs housing throughout the City. Housing Action Plan The Housing Action Plan, endorsed by Council on September 15, 2014, identifies rental housing as a priority. Strategy 4 of the Housing Action Plan is to Create New Rental Housing Opportunities. Strategy 4 notes that Municipalities can support the development of new rental housing through a set of incentives, such as a reduction in parking requirements or waiving permitting fees. The units could be "secured" as market rental housing, through a Housing Agreement and with a covenant on title. A total of 296 rental apartments are planned in two buildings for the site. A total of 280 additional strata market apartment units in two buildings will also be considered. OCP -Zoning Matrix The OCP's Schedule C -Zoning states that a "Comprehensive Development Zones may be considered within Official Community Plan Land Use Designations and Categories based on 2016-202-RZ Page 4 of 8 compliance with Official Community Plan policies". Since, the proposed CD-2-21 (Comprehensive Development) zone is in compliance with the OCP plan use policies, an amendment to the OCP is not required. ii) Zoning Bylaw: Since first reading, the applicant has worked with staff and the CD-2-21 (Comprehensive Development) zone has been created and contains suitable regulations to accommodate C-2 (Community Commercial) type uses and the intended building design and which supports the policies of the OCP (see Appendix C). The CD-2-21 (Comprehensive Development) zone allows Apartment Residential as a principal use, not an accessory use, which is the case in the C-2 (Community Commercial) zone. In addition, the CD-2-21 (Comprehensive Development) zone does not permit Big Box Retail; Cannabis Retail; Indoor Commercial Recreation; Refund Container Recycling Depot; Drive-Through or Pharmacy Use. The CD-2-21 (Comprehensive Development) zone includes a density of 2.36 floor space ratio (FSR) and a maximum building height for buildings and structure of 20.5m and six-storeys; the maximum building height is an increase in height from the requirements of the C-2 (Community Commercial) zone. The setbacks for the CD-2-21 (Comprehensive Development) zone have been tailored to support the proposed development. iii) Off-Street Parking and Loading Bylaw: The parking requirements included in the CD-2-21 (Comprehensive Development) zone are consistent with the C-2 (Community Commercial) zone and include 1.0 concealed space per dwelling unit plus 0.2 concealed spaces per dwelling unit designated for visitors. These parking requirements are similar to the standards for the Town Centre. The proposed development is located on major transit route, which includes the R2 Rapid Bus, so it is anticipated a large number of the residents can utilize transit both on Lougheed Highway and Dewdney Trunk Road. The proposed parking requirements are similar to approved developments that include rental units that are located within easy distance to major transit routes. One of these approved applications is 2016-052-RZ located at 22260 and 22292 122 Avenue, and 12159 and 12167 223 Street that provided a parking reduction study entitled Sunrise Re-Development Parking Variance Study, Bunt & Associated, November 2016 that states: "A key finding in the MVAPS (Metro Vancouver Apartment Parking Study) was that residents of rental apartment units (both market and non-market units combined) had average auto ownership levels of 0.82 vehicles per household, approximately 65% of that of strata unlts .. .1' The proposed parking requirements for this project are greater than the auto ownership findings indicated in the Bunt and Associates report. The visitor parking spaces will be identified in parking layout plans and subject to a Visitor Parking Covenant to ensure that these spaces are exclusively available for visitors to use. The full parking assessment will be outlined at the future Development Permit stage. 2016-202-RZ Page 5 of 8 iv) Proposed Variances: Compliance with CD-2-21 Bylaw will be assessed as part of a Development Permit application for the development. If a variance is required, the necessary application will need to be made to the City and forwarded to Council for approval and permit issuance. v) Development Permits: Pursuant to Section 8.5 of the OCP, a Commercial Development Permit application is required to address the current proposal's compatibility with adjacent development, and to enhance the unique character of the community. vi) Advisory Design Panel: The application was reviewed by the Advisory Design Panel at the February 21, 2018 meeting and their comments and the applicant's response 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. vii) Development Information Meeting: A Development Information Meeting was held at Maple Ridge Community Church at 20450 Dewdney Trunk Road on July 11, 2018 (Appendix H). Thirty people attended the meeting. A summary of the main comments and discussions with the attendees was provided by the applicant and include the following main points: • About eight people attended to enquire about purchasing apartments. • At least two attendees were interested in purchasing a commercial unit. • Most of the comments received were positive with many people pleased to see that the long empty properties better utilized. • Some commented that they have had difficulties with individuals using the vacant site for nuisance and illegal activities. • Some enquired about the number of parking stalls and were satisfied with the amount proposed. The applicant advised that in general there seemed to be an overall positive interest in the project with a few people voicing their opposition to it. viii) Parkland Requirement: There are no parkland requirements for this project. 5. Traffic Impact: As the subject property is located within 800 metres of the Lougheed Highway, a referral has been sent to the Ministry of Transportation and Infrastructure. Final Ministry approval of Zone Amending Bylaw No. 7309-2017 will be required as a condition of final reading. The applicant's traffic consultant has been working with the City Engineering Department and the Ministry of Transportation with respect to the Traffic Impact Assessment report. 2016-202-RZ Page 6 of 8 CONCLUSION: This application can be considered a very positive addition to west Maple Ridge, offering both new commercial/employment opportunities, rental and market strata apartment housing that is not currently available in large numbers in this area. The new residential density with 576 units and new commercial space will offer new shopping opportunities and customers for existing commercial businesses nearby. The strategic location of this application will be the first physical expression of policies recently set in the new Lougheed Corridor Concept Plan, that's primary goal is to density the Lougheed-Dewdney Trunk Road corridor. Therefore, it is recommended that second reading as amended, be given to Zone Amending Bylaw No. 7309-2017, and that application 2016-202-RZ be forwarded to Public Hearing. "Original signed by Wendy Cooper" Prepared by: Wendy Cooper, M.Sc., MCIP, RPP Planner 2 "Original signed by Charles Goddard" for Approved by: Christine Carter, M.PL, MCIP, RPP GM Planning & Development Services The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Ortho Map Appendix C -Zone Amending Bylaw No. 7309-2017 Appendix D -Site Plan Appendix E -Building Elevation Plans Appendix F -Landscape Plan Appendix G -ADP Design Comments Appendix H -DIM Summary Appendix I -School District No. 42 Comments 2016-202-RZ "Original signed by Charles Goddard" Reviewed by: Charles R. Goddard, BA, MA Director of Planning "Original signed by Scott Hartman" Concurrence: Scott Hartman Chief Administrative Officer Page 8 of 8 CllYOF MAPLE RIDGE BYLAW NO. 7309-2017 APPENDIXC A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 7600-2019 as amended WHEREAS, it is deemed expedient to amend the 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. 7309-2017". 2. PART 10, COMPREHENSIVE DEVELOPMENT ZONES, is amended by adding the following section in the correct sequential order: 1037 1037.1 CD-2-21 PURPOSE This zone is intended to accommodate and regulate the development of a medium to high density comprehensively-planned mixed use development. 1037.2 PRINCIPAL USES 1. The following Principal Uses shall be permitted in this zone: a) Apartment Residential; b) Business Services; c) Civic; d) Convenience Store; e) Financial Services: f) Licensee Retail Store; g) Liquor Primary establishment; h) Personal services; i) Professional Services; j) Restaurant; and k) Retail, excluding Highway Commercial. e. where a building is used for apartment use above the second storey, the distance from the front and rear lot lines above the second storey shall be not less than 4.5 metres. 2. Minimum Setbacks for all Buildings and Structures shall meet the requirements of Section 403 (Visual Clearance at Intersections} of this Bylaw. 1037.8 HEIGHT: 1. Building Height for Buildings and Structures shall not exceed 25.55 meters nor 6 storeys. 1037.9 LANDSCAPING and SCREENING: 1. Landscaping and screening shall be provided in accordance with Section 405 (Landscaping, Screening and Fencing Requirements} of this Bylaw. 1037.10 PARKING and LOADING: 1. The C-2 (Community Commercial} parking requirement contained in the Off Street Parking and Loading Bylaw No. 4350-1990, as amended, shall apply to this zone. 1037.11 OTHER REQUIREMENTS: 1. A Residential Use shall: a. be the only Use in a Storey so used above the first Storey; b. provide a separate and independent access from the ground floor front elevation if located together in a Building or Structure with other Uses; c. be permitted only where all parking for such Use is Concealed Parking; d. provide Common Open Area(s} on the Lot for Apartment Residential Use at a minimum of 5.0% of the Lot Area and which may be provided as balconies, terraces, patios, Rear Yards, courtyards or roof decks; and e. provide Indoor Amenity Area(s} based on the following ratio of 1.0 square metre per apartment dwelling unit. 2. An Off-Street Parking Structure occupying the rear 6.0 metres of the Lot shall be entirely covered by a landscaped recreation or amenity deck. 3. Every Use, except Outdoor Display or sales area and Commercial Off-Street Parking and Off-Street Loading Uses shall be located and undertaken wholly within an enclosed Building. 3. The parcels and tracts of land and premises known and described as: Lot 1 District Lot 222 Group 1 New Westminster District Plan BCP1643 and outlined in heavy black line on Map No. 1702 as amended, a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to CD-2-21 (Comprehensive Development) Zone. 4. Maple Ridge Zoning Bylaw No. 7600-2019 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 28th day of February, 2017. READ a second time as amended the day of ,20 PUBLIC HEARING held the day of ,20 READ a third time the day of ,20 ADOPTED the day of ,20 PRESIDING MEMBER CORPORATE OFFICER Question Answer How do you gain access to the Access to the parking is from 119th, parking? What are the materials on the Hardi-panel and brick are proposed for the exterior materials. You may see these on the building? drawings provided. Is there new landscaping provided? Yes, the development will be fully landscaped according to Landscape drawings are here for you to see. the drawings provided. Where can I get further information? You may ask additional questions at this meeting, or at the Maple Ridge Planning department. Kindly reference the municipal rezoning reference number at the top of the sheet. DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2021-233-RZ File Manager: Diana Hall Official Community Plan or Zoning Bylaw Amendments: 1. A completed Application Form (Schedule 11A" -Development Procedures Bylaw No. 5879-1999) 2. An application fee, payable to the City of Maple Ridge, in accordance with Development Application Fee Bylaw no. 5949-2001. 3. A Certificate of Title and Consent Form if the applicant is different from the owner shown on the Certificate of Title. 4. A legal survey of the property(ies) 5. Subdivision plan layout 6. Neighbourhood context plan 7. Lot grading plan 8. Landscape plan*+ 9. Preliminary architectural plans including site plan, building elevations, accessory off-street parking and general bylaw compliance reconciliation*+. * These items may not be required for single-family residential applications RECEIVED + These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01 Additional reports provided: Geotechnical Report Acoustic report for sound attenuation. NOT REQUIRED D D D Property records indicate that a portion of the site is within floodplain, and the portion of the site that is designated floodplain is within the front yard setback of the site. The applicant has provided a geotechnical report that addresses floodplain concerns. This report will need to be registered on title. Lane dedication will be required, but the property has sufficient lot area for a two lot subdivision. 3. Planning Analysis: i) Official Community Plan: The development site is located within the Hammond Area Plan and is currently designated Single Fam fly and Compact Residential (SFCR). The SFCR designation supports the proposed lots under the R-1 (Single Detached (Low Density) Urban Residential) zone. ii) Zoning Bylaw: Zone Amending Bylaw No. 7785-2021 rezones the subject property from RS-1 (Single Detached Residential) to R-1 (Single Detached (Low Density) Urban Residential) to permit the subdivision of two lots (see Appendix C). At 420.6 m2 each, the two proposed R-1 lots are larger than the 371m2 minimum required size for the R-1 (Single Detached (Low Density) Urban Residential) zone (see Appendix D). Iii) Off-Street Parking and Loading Bylaw: The Off-Street Parking and Loading Bylaw requires 2.0 parking spaces per one family dwelling unit. Secondary suites must provide 1.0 parking spaces per suite. All required parking can be readily accommodated as on-site parking. iv) Proposed Variances: A Development Variance Permit application has been received for this project and involves the following relaxation: Maple Ridge Zoning Bylaw No. 7600-2019. Part 6. Section 601.4c} 1. To reduce the lot depth from the required 24.0 metres to 23.0 metres in order to accommodate the required lane dedication The requested variances to the R-1 zone will be the subject of a future Council report. 4. Interdepartmental Implications: i) Engineering Department: The Engineering Department has indicated that the following servicing upgrades will be required through the Rezoning Servicing Agreement: 2021-233-RZ Page 3 of 4 • Road dedication as required to meet the design criteria of the Subdivision and Development Bylaw No. 4800-1993 for the lane; • Utility servicing as required to meet the design criteria of the Subdivision and Development Bylaw No. 4800-1993; and • Frontage upgrades to the applicable road standard. ii) Building Services Department: The Building Department will require a floodplain report due to portion of the site that is within the floodplain. iii) Fire Department: The Fire Department notes that each new lot will need its own address. 5. Citizen/Customer Implications: Opportunities for public input will be available through the required Public Hearing and through the public notification process related to the required Development Variance Permit. CONCLUSION: It is recommended that second reading be given to Zone Amending Bylaw No. 7785-2021, and that application 2021-233-RZ be forwarded to Public Hearing. "Original signed by Mark McMullen" for Prepared by: Diana Hall, MA, MCIP, RPP Planner 2 "Original signed by Charles Goddard" for Approved by: Christine Carter, M.PL, MCIP, RPP GM Planning & Development Services The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Ortho Map Appendix C -Zone Amending Bylaw No. 7785-2021 Appendix D -Subdivision Plan 2021-233-RZ "Original signed by Charles Goddard" Reviewed by: Charles R. Goddard, BA, MA Director of Planning "Original signed by Scott Hartman" Concurrence: Scott Hartman Chief Administrative Officer Page 4 of 4 CITY OF MAPLE RIDGE BYLAW NO. 7785-2021 A Bylaw to amend Schedule "A" Zoning Bylaw Map forming part of Zoning Bylaw No. 7600-2019 as amended APPENDIXC 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. 7785-202111• 2. That parcel or tract of land and premises known and described as: Lot A Group 1 District Lot 279 New Westminster District Plan 8878 and outlined in heavy black line on Map No. 1904 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-1 (Single Detached (Low 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 November, 2021. READ a second time the day of , 20 PUBLIC HEARING held the day of ,20 READ a third time the day of ,20 ADOPTED, the day of ,20 PRESIDING MEMBER CORPORATE OFFICER