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HomeMy WebLinkAbout2023-04-18 Public Hearing Agenda and Reports.pdfCITY OF MAPLE RIDGE PUBLIC HEARING AGENDA April 18, 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:1/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, April 18, 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 a/so posted on the City's Website at: https:/lmap/eridge.primegov.com/public/portal 1) CALL TO ORDER 1.1 Territory Acknowledgment The City of Maple Ridge carries out its business on the traditional and unceded territory of the Katzie (q'ic'ey') First Nation and the Kwantlen (q'wa:ni'en1 First Nation. 2) BUSINESS 2.1 Application 2020-296-RZ 10420 and 10456 240 Street and 24027 104 Avenue Lot 6 Section 10 Township 12 New Westminster District Plan 10921; Lot 7 Except Part Subdivided by Plan 227 43 Section 10 Township 12 New Westminster District Plan 14 750; and Lot "A" Section 10 Township 12 New Westminster District Plan P227 43 The subject application is to permit the rezoning to allow a future construction of a 64 unit townhouse complex and dedicated conservation area. a) Maple Ridge Official Community Plan Amending Bylaw No. 7916-2023 First Reading: March 7, 2023 Second Reading: March 7, 2023 Purpose: To redesignate the subject properties from Low/Medium Density Residential to Conservation. Page 1 of 2 City of Maple Ridge Public Hearing Agenda April 18, 2023 b)Maple Ridge Zone Amending Bylaw No. 7683-2020 First Reading: November 24, 2020 Second Reading as amended: March 7, 2023 Purpose: To rezone the subject property from RS-2 (Single Detached Suburban Residential) to RM-1 (Low Density Townhouse Residential). 2.2 Application 2019-091-RZ 21585 River Road Lot 27 4 District Lot 24 7 Group 1 New Westminster District Plan 38052 The subject application is to permit the rezoning to allow the future construction of a four (4) unit courtyard residential complex. a)Maple Ridge Zone Amending Bylaw No. 7541-2019 First Reading: May 28, 2019 Second Reading as amended: March 7, 2023 Purpose: To rezone the subject properties from RS-1 (Single Detached Residential) to RT-2 (Ground-Oriented Residential Infill). Page 2 of 2 CITY OF MAPLE RIDGE NOTICE OF VIRTUAL ONLINE PUBLIC HEARING INCLUDING COUNCIL CHAMBERS TAKE NOTICE THAT A PUBLIC HEARING is scheduled for Tuesday, April 18, 2023, at 7:00 pm. 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 4:00 pm on Tuesday, April 18, 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 April 18, 2023, Public Hearing meeting, This Public Hearing is being held to consider the following bylaws: 2.1 Application 2020-296-RZ 10420 and 10456 240 Street and 24027 104 Avenue Lot 6 Section 10 Township 12 New Westminster District Plan 10921; Lot 7 Except Part Subdivided by Plan 22743 Section 10 Township 12 New Westminster District Plan 14750; and Lot “A” Section 10 Township 12 New Westminster District Plan P22743 The subject application is to permit the rezoning to allow a future construction of a 64 unit townhouse complex and dedicated conservation area. a) Maple Ridge Official Community Plan Amending Bylaw No. 7916-2023 First Reading: March 7, 2023 Second Reading: March 7, 2023 Purpose: To redesignate the subject properties from Low/Medium Density Residential to Conservation. b) Maple Ridge Zone Amending Bylaw No. 7683-2020 First Reading: November 24, 2020 Second Reading as amended: March 7, 2023 Purpose: To rezone the subject property from RS-2 (Single Detached Suburban Residential) to RM-1 (Low Density Townhouse Residential). 2.2 Application 2019-091-RZ 21585 River Road Lot 274 District Lot 247 Group 1 New Westminster District Plan 38052 The subject application is to permit the rezoning to allow the future construction of a four (4) unit courtyard residential complex. a) Maple Ridge Zone Amending Bylaw No. 7541-2019 First Reading: May 28, 2019 Second Reading as amended: March 7, 2023 Purpose: To rezone the subject properties from RS-1 (Single Detached Residential) to RT-2 (Ground-Oriented Residential Infill). 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 April 18, 2023, Public Hearing meeting;  Attendance in person by pre-registering with the Corporate Officer at clerks@mapleridge.ca by 4:00 pm on Tuesday, April 18, 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, April 18, 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, April 18, 2023, (quoting file number). Dated this 5th day of April, 2023. Patrick Hlavac-Winsor Corporate Officer DEVELOPMENT APPLICATION CHECKLIST FOR Fl LE 2O2O-296-RZ File Manager: Rene Tardif 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 □ □ □ [~.' I mapleridge.ca City of Maple Ridge TO: FROM: SUBJECT: His Worship Mayor Dan Ruimy and Members of Council Chief Administrative Officer First and Second Reading MEETING DATE: FILE NO: MEETING: Official Community Plan Amending Bylaw No. 7916-2023 Second Reading Zone Amending Bylaw No. 7683-2020 10420 & 10456 240 Street and 24027 104 Avenue EXECUTIVE SUMMARY: March 7, 2023 2020-296-RZ cow An application has been received to rezone the subject properties, located at 10420 and 10456 240 Street, and 24027 104 Avenue, from RS-2 (Single Detached Suburban Residential) to RM-1 (Low Density Townhouse Residential), to permit a future construction of a townhouse complex with approximately 64 units and dedicated conservation area. Council granted first reading to Zone Amending Bylaw No. 7683-2020 on November 24, 2020. The proposed RM-1 zoning complies with the policies of the Official Community Plan (OCP), however, an amendment to the OCP is required to adjust the area designated Conservation around the watercourse by amending the Conservation boundary. The application is proposing a density of 0.75 FSR, which is possible by utilizing the Albion Density Bonus provisions of the RM-1 zone. The applicant is enabled to increase the FSR from 0.60 to 0. 75 in exchange for making a Density Bonus Amenity Contribution in accordance with Section 402.8 of the Zoning. Bylaw. This contribution is $3,100.00 per unit (64 x $3,100.00 per unit) for a total of $198,400.00. Pursuant to Council Policy 6.31, this application is subject to the Community Amenity Contribution (CAC) Program at a rate of $5,700.00 per townhouse dwelling unit, for an estimated total amount of $364,800.00, or such rate applicable at third reading of this application. RECOMMENDATIONS: 1. In respect of Section 4 75 of the Local Government Act, requirement for consultation during the development or amendment of an Official Community Plan, Council must consider whether consultation is required with specifically: i. The Board of the Regional District in which the area covered by the plan is located, in the case of a Municipal Official Community Plan; ii. The Board of any Regional District that is adjacent to the area covered by the plan; iii. The Council of any municipality that is adjacent to the area covered by the plan; iv. First Nations; v. Boards of Education, Greater Boards and Improvements District Boards; and vi. The Provincial and Federal Governments and their agencies. 2020-296-RZ Page 1 of 8 and in that regard it is recommended that no additional consultation be required in respect of this matter beyond the early posting of the proposed Official Community Plan amendments on the City's website, together with an invitation to the public to comment; . 2. That Official Community Plan Amending Bylaw No. 7916-2023 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. 7916-2023 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Official Community Plan Amending Bylaw No. 7916-2023 be given first and second reading and be forwarded to Public Hearing; 5. That Zone Amending Bylaw No. 7683-2020 be given second reading as amended, and forwarded to Public Hearing; and further 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) Road dedication on 240 Street and 104 Avenue as required; iii) Park dedication as required, including construction of multi-purpose trails; and removal of all debris and garbage from park land; 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 Reciprocal Cross Access Easement Agreement for access to the property to the north under PIO No. 025-792-792; vii) Registration of a Restrictive Covenant for Stormwater Management; viii) Removal of existing buildings; ix) 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. x) That a voluntary contribution, in the amount of $364,800.00 ($5, 700.00/unit), 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. xi) That a voluntary contribution under the Albion Density Bonus Program, in the amount of $198,400.00 ($3,100.00 /unit), be provided. 2020-296-RZ Page 2 of 8 DISCUSSION: 1. Background Context: Applicant: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: Use: Zone: Designation: South: Use: Zone: Designation: East: Use: Zone: Designation: West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: 2. Context: Kunwar Bir Singh Lot 6 Section 10 Township 12 NWD Plan 10921; Lot 7 Except Part Subdivided by Plan 227 43, Section 10 Township 12 NWD Plan 14 750; and Lot "A" Section 10 Township 12 NWD Plan P227 43 Medium Density Residential, Conservation Medium Density Residential, Conservation RS-2 (Single Detached Suburban Residential) RM-1 (Low Density Townhouse Residential) Residential RS-1b (Single Detached (Medium Density) Residential) RS-3 (Single Detached Rural Residential) Conservation, Medium Density Residential, Urban Residential Residential RM-1 (Low Density Townhouse Residential) Medium Density Residential Residential and School P-1 (Park and School), RS-2 (Single Detached Suburban Residential) Institutional, Medium Density Residential Vacant RS-1b (Single Detached (Medium Density) Residential) RS-3 (Single Detached Rural Residential) Urban Residential, Conservation, Medium Density Residential Residential Residential and Park 1.373 ha. (3.39 acres) 240 Street and 104 Avenue Urban Standard The site consists of three parcels of land to be consolidated as part of the development application process. The land is highest in the southeast portion of the subject site and gradually slopes down towards the west and northwest. There are a number of tree clusters on the site and a drainage ditch running along 240 Street. The northwest portion of the site is close to Spencer Creek (see Appendix A). 2020-296-RZ Page 3 of 8 3. Project Description: An application has been received to rezone the subject properties, located at 10420 and 10456 240 Street, and 24027 104 Avenue, from RS-2 (Single Detached Suburban Residential) to RM-1 (Low Density Townhouse Residential), to permit a future townhouse development containing 64 units. All of the townhouse units will feature three bedrooms. At the north end of the site is the Spencer Creek watercourse, which is an area that will be dedicated to the City as conservation. The outdoor and indoor amenity areas for this townhouse complex will be adjacent to this conservation area. The proposal also includes a swale along 240 Street, approximately five metres in width, which ties in to the stormwater management system for the subject site. Internal walkways connect the internal units of the development with both 240 Street and 104 Avenue. As part of this development, the applicant will be required to register a reciprocal access easement with the property to the north, which does not have a civic address, but is known as Parcel Identifier Number 025-792-792. This reciprocal access easement will allow for the northerly property to gain access to 240 Street through the subject site, which will allow the future development of the northern lot. 4. Planning Analysis: i) Official Community Plan: The development site is located within the Albion Area Plan and is currently designated Medium Density Residential. The Medium Density Residential designation supports the proposed development under the RM-1 (Low Density Townhouse Residential) zone. The density associated with the approximately 64-unit project being proposed is within the density range permitted in the Area Plan. Below is a list of policies in the Albion Area Plan and an explanation of how this project supports those policies. Policy 10-6 A: That any residual lots or remaining land parcels are left in a configuration and lot area which are suitable for a future development proposal, or can be consolidated with other abutting residual lots or land parcel and would be able to comply with the applicable Land Use Designation(s) and Policies of this Plan. The residual Jot to the north is being provided with a reciprocal access easement that will allow it to develop in the future and will not leave that Jot orphaned. The residual Jot to the east of this development and beside the school is of a sufficient size and will have its own access in order to be able to develop on its own in the future. Policy 10-7: The siting, form, character and massing of multi-family residential development and areas for parking, storage and landscaping should be designed to facilitate orderly development of the area and to be compatible with single family residential developments. The proposed development is surrounded by other townhouse developments and is similar in scale, character and massing to those developments. The layout and design will contribute to the orderly development by completing this vacant part of the neigbhourhood and a/so by facilitating the future development of the Jot to the north. Policy 10-8: Multi-family housing should be provided with appropriate amenities to enhance the character of development. 2020-296-RZ Page 4 of 8 Ample outdoor and indoor amenity areas are provided within the site, all connected by internal walkways that provide pedestrian access. The site will a/so contribute to the development of natural amenities with a trail adjacent Spencer Creek to the north and with the development of a swa/e along the entire frontage of 240 Street. This development will allow for the extension of the Multi-Use Pathway from the along 240 Street to the north, connecting with this Parks trail that will run from the west to east through the conservation area. Policy 10-10: Natural vegetation should be retained where possible to enhance the character of the area. Significant treed slopes or natural vegetation will need to be retained in order to minimize disruption to watercourses and to minimize erosion. Geotechnical assessments may be required. The proposal includes the dedication and enhancement of the watercourse to the north, tree retention along the boundaries of the site and a/so the development of the swa/e along 240 Street. All of these elements include the retention and replanting of trees and vegetation. Policy 10-13: A Density Bonus option will be permitted on lands designated Low Density Residential, Low-Medium Density Residential, and Medium Density Residential in the Albion Area Plan, as well as on the lands designated Single Family, Cluster Residential, Townhouse and Village Commercial in the North East Albion Area Plan. The proposed development seeks to increase the allowable density under the RM-1 (Low Density Townhouse Residential) Zone from 0.6 FSR up to 0. 75 FSR by taking advantage of the Albion Area Density Bonus Amenity Contribution option under Section 402 (Density Bonus for Albion Area) of the Maple Ridge Zoning Bylaw No. 7600-2019. Policy 10-16 requires adherence to form and character guidelines in Section 8 of the OCP, such as: providing street fronting character to townhouse facing 240 Street and 104 Avenue; creating a sense of place through the layout of buildings and open spaces; and giving attention to the landscaping and built form at the southwest corner of the site to create a gateway into the Albion neighbourhood. The form and character and 240 Street elevation fit well with the existing neighbourhood. Between first and second reading, it has been determined that an OCP Amendment (see Appendix C) is now required in order to adjust the area designated Conservation around the watercourse. The adjustment of the conservation boundary is being done through Official Community Plan Amending Bylaw No. 7916-2023. ii) Zoning Bylaw: The subject application seeks to rezone the subject properties, located at 10420 and 10456 240 Street, and 24027 104 Avenue, from RS-2 (Single Detached Suburban Residential) to RM-1 (Low Density Townhouse Residential), to permit a future construction of a townhouse complex with approximately 64 units and dedicated conservation area. The application is also proposing several variances that will be discussed later in this report and will be the subject of a future development variance permit report to Council. The applicant is proposing an increase in base density from 0.60 floor space ratio (FSR) to 0. 75 FSR, in exchange for making a Density Bonus Amenity Contribution in accordance with Section 402.8 of the Zoning Bylaw. This contribution is $3,100.00 per unit (64 x $3,100.00 per unit) for a total of $198,400.00. 2020-296-RZ Page 5 of 8 iii) Off-Street Parking and Loading Bylaw: The Maple Ridge Off-Street Parking and Loading Bylaw No. 4350 -1990 requires that townhouse developments are to provide two off-street parking spaces per dwelling unit and 0.2 spaces per unit for visitors. The proposed development meets these requirements by providing a total of 144 parking spaces, two spaces per unit and 16 visitor parking spaces. Bicycle parking can be accommodated in the accessory detached garage for each unit. The applicant is also proposing that all of the 64 units will feature double car garages. This is in keeping with the 70 percent double garage, 30 percent tandem parking ratio which complies with the Maple Ridge Policy No. 6.35, which desires no greater than 30 percent tandem parking in any RM-1 (Low Density Townhouse Residential) development. iv) Proposed Variances: A Development Variance Permit application has been received for this project and involves the following relaxations: Maple Ridge Zoning Bylaw No. 7600-2019 1) To reduce the interior side (east) setback from 7.5 metres (24.6 feet) to 3.4 metres (11.2 feet); 2) To reduce the frontr side (south) setback from 7.5 metres (24.6 feet) to 5.9 metres (19.4 feet); The requested variances to RM-1 (Low Density Townhouse Residential) zone are still preliminary and may change with further review of the application. Any proposed variance will be the subject of a future Council report for development variance permit. v) Development Permits: Pursuant to Section 8. 7 of the OCP, a Multi-Family Development Permit application is required to ensure the current proposal enhances existing neighbourhoods with compatible housing styles that meet diverse needs, and minimize potential conflicts with neighbouring land uses. Pursuant to Section 8.9 of the 0CP, a Watercourse Protection Development Permit application is required for all developments and building permits within 50 metres of the top of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. Accordingly, prior to final zoning approval, the Development Permits must be reviewed and approved. An application for the Development Permits has been received. Adherence of this project to the guidelines will be the subject of a future report to Council and a security for the landscaping will be taken as a condition of the issuance of the Development Permits to ensure that the Development Permit Area guidelines are met. 2020-296-RZ Page 6 of 8 vi) Advisory Design Panel: The application was reviewed by the Advisory Design Panel at the November 16, 2022 meeting. Their comments and the applicant's responses are included in Appendix H. A detailed description of the project's form and character will be included in a future Development Permit report to Council. vii) Development Information Meeting: A Development Information Meeting hosted by the applicant was held on October 18, 2022. Two people provided a response. The notification requirements for the Development Information Meeting included a mail-out, newspaper advertisements, and notice on the development signs, providing the contact information for the developer and information on the development. A summary of the main comments and discussions with the attendees at the Development Information Meeting was provided by the applicant and attached to this report as Appendix I. 5. i) ii) Interdepartmental Implications: 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. • Frontage upgrades to the applicable road standard. Parks. Recreation and Culture Department: The Parks Department has indicated that the following servicing upgrades will be required through the Rezoning Servicing Agreement: • Incorporate a 2.5m (8.2 ft) wide park trail from 240 Street to the east boundary of the subject site within the park dedication area to be field fit around significant trees and natural features. Incorporate pedestrian connections from the development to the trail network. iii) Environmental Section The applicant will be required to remove the 240 Street drainage in order to provide road dedication. They will need to provide a habitat balance that shows the addition of a swale feature along 240 Street. 2020-296-RZ Page 7 of 8 iv) Fire Department: The applicant was provided with comments from the Fire Department about matters to be addressed through the Building Permit process. 6. School District No. 42 Comments: A referral has been sent to School District No. 42 and the City has requested a response by March 20, 2023. The response will be included in the correspondence with the future Public Hearing for this application should this application receive second reading. CONCLUSION: It is recommended that first and second reading be given to Official Community Plan Amending Bylaw No. 7916-2023, that second reading be given to Zone Amending Bylaw No. 7683-2020, and that application 2020-296-RZ be forwarded to Public Hearing. "Original Signed by Rene Tardif" Prepared by: Rene Tardif Planner 1 "Original Signed by Christine Carter" 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 R. 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. 7916-2023 Appendix D -Zone Amending Bylaw No. 7683-2020 Appendix E -Site Plan Appendix F -Building Elevation Plans Appendix G -Landscape Plan Appendix H -ADP Design Comments Appendix I -Development Information Meeting Summary 2020-296-RZ Page 8 of 8 10416 10410 10406 ~ ,__103_9_0 _ __, ~ _j I o.. I ~ I I 0 I ~ I (/) I I I I I I I I I I I I 10380 N Scale: 1 :2,500 104AVE Legend -stream 10389 ---Ditch Centreline - -Indefinite Creek -River Centreline -Lake or Reservoir I-= Cl) 0 ~ I 10456 ! 10420 APPENDIX A I ~ ~ s1 0 I ~ ~ -------------......:..::..L---------------l.._.j -~-----104AVE. ·---------- i ' 10386 1 1----.J....__J ____ __J,-----jj I 10366 10358 10352 10346 10340 10332 10328 10322 10355 10349 10343 10337 10331 10325 10319 I-= Cl) <l: 0 ~ 10420/56 240 STREET & 24027 104 AVENUE PID'S: 009-247-513, 009-437-070 & 010-040-722 FILE: 2020-296-RZ DATE: Sep 15, 2020 PLANN ING DEPARTMENT BY : PC Scale: 1 :2,500 APPENDIX B 10456/ 20 240 STREET & 24027 104 AVENUE PID'S: 009-247-513, 009-437-070 & 010-040-722 FILE: 2020 -296-RZ DATE : Feb 27, 2023 PLANNING DEPARTMENT BY:AH CITY OF MAPLE RIDGE BYLAW NO. 7916-2023 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 APPENDIXC WHEREAS Section 4 77 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed expedient to amend Schedules "A1' & "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 7916-2023." 2. Schedule "A", Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan and "Figure 1: Northeast Albion" is hereby amended for the parcels or tracts of land and premises known and described as: Lot 6 Section 10 Township 12 Plan NWP10921; Lot 7 Section 10 Township 12 Plan NWP14750; and Lot A Section 10 Township 12 Plan NWP227 43 and outlined in heavy black line on Map No. 107 4, a copy of which is attached hereto and forms part of this bylaw, are hereby designated as shown. 3. Schedule "C" is hereby amended for that parcel or tract of land and premises known and described as: Lot 6 Section 10 Township 12 Plan NWP10921 and outlined in heavy black line on Map No; 1075, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding Conservation. 4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly. READ a first time the day of READ a second time the PUBLIC HEARING held the READ a third time the day of ADOPTED the day of PRESIDING MEMBER day of day of J 20 • ,20 J 20 • J 20 • ,20 CORPORATE OFFICER 3 _j C\l 10390 (0 a. 0 2 (0 0:: "SI" 0 10380 u. 0 ~ 1 10370 Ill Cl) _j 0.. Cl 0:: 0 u.. ~ (/) ,/ ,,,--· / (EPS 2387) , EPP 45287 T! :. -=--=-• ,-_J 1...::1 Rem. Pel. A BCP 8155 / I I I I / I I 01 ~I ~I ~ _j',-- / I / / ---/ / / I / / I / I I f I / I "" _,,, I I "()(),,,-I I <?;JC_,<?/ 1/ / I / / I I / I I / (. \ \ \ \ Cl (0 0) ~4 (EPS 763) 4 10389 i--= Cl) 0 ~ J/ ~7-'?> I -✓ ~b."- t------=~:::-/'-/-1-/,,,,. \-~ BCP 8155 f I I 1 1 ~ Rem. Pel. A -J/ I I I I . I -.!.. ..., I 10456 P 22743 P 14750 A Rem 7 10420 EPP 109213 . " Ir EPPl109212 P 14750 8 a. Cl fu EPP 59457 EPP 80804 BCP 81 ' LMP418 / ✓4> / X. g <"> ___ EP£.8Q§.06_ JI g ~ , ,--- ---,.J 8: ~ w 104 AVE. ,-J-----------1. __ .a------i (EPS 5443) P2 10366 10358 9 10352 8 10346 7 10340 66 A P 13554 1..B 11E,55 00 0 '<t" 17 10349 (0 (') 16 10343 a.. u ro 15 10337 EPP 59458 (EPS 4930) A EPP 49494 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. Map No. Purpose: From: To: MAPLE RIDGE British Columbia 7916-2023 1074 To Amend Albion Area Plan Schedule 1 Low/Medium Density Residential Conservation ~ N SCALE 1 :2,500 3 .J N 10390 (D a. 0 2 (D a:: '<;j- 0 10380 LL 0 ~ 1 10370 en (/) _j 0.. 0 0::: 0 LL ~ (J) / (EPS 2387) ,/ .,,,--· , EPP 45287 T! :. -=--=..., PARK EPP 45286 / I ,-_j I I I L.J 10525 / I Cl) ~I Cl) ~I Rem. Pel. A I ~ I ...Jr BCP 8155 c::, / I §I / / .,.__/ / / 8-/ / OJ/ I / / __, I I / I / I "" / I I "c::ic::i,,,,,, I I <?P<?.,; / / 1/ / / I I / I I / <.. \ \ \ \ 0 (Q 0, ~4 PARK (EPS 763) 4 10389 i--= (/) 0 ~ ✓-- -'/ ~'),'?> f--~.,.....,_/ _ _,.,. --✓~?~ ~I I 1 1/ \; BCP8155 Q[;?/ / / / 3 / I I I I . I -~ _, I 10456 P 22743 P 14750 A Rem 7 10420 EPP 109213 . h fc EPPl109212 A P 13554 10366 10358 9 1..8 1Ql55 CX) 0 "<I' 10352 8 17 10349 <D C") 10346 7 16 10343 0.. 0 ro 10340 66 15 10337 Rem. Pel. A P 14750 8 EPP 59458 a. a. w ' LMP418 EPP 80804 Cl EPP 59457 / ✓/4, 0 EPP 80806 / K. ~ <') ------..// JCX) ~ 11-- - - - -, & ~ w 104 AVE. ' p 2 (EPS 5443) (EPS 4930) A EPP 49494 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. Map No. Purpose: MAPLE RIDGE British Columbia 7916-2023 1075 To Amend Schedule C as Shown c::J Add To Conservation 6 N SCALE 1 :2,500 CITY OF MAPLE RIDGE BYLAW NO. 7683-2020 APPENDIX D A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 7600-2019 as amended WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600-2019 as amended; NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7683-2020." 2. Those parcel (s) or tract (s) of land and premises known and described as: Lot 6 Section 10 Township 12 New Westminster District Plan 10921; Lot 7 Except Part Subdivided by Plan 227 43, Section 10 Township 12 New Westminster District Plan 14 750; and Lot "A" Section 10 Township 12 New Westminster District Plan P227 43 and outlined in heavy black line on Map No. 1851 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RM-1 (Low Density Townhouse Reside nti a I). 3. Maple Ridge Zoning Bylaw No. 7600-2019 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 24th day of November, 2020. 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 3 _j N 10390 <D a.. 0 2 <D 0:: -.;I" 0 10380 IL (.) 1 J (EPS 2387) / ,,,-- I EPP 45287 ,·! :. -=--=-• I i...J I I / I I....J I m Rem. Pel. A BCP 8155 I I ~I ~I ~'r / I / / ....... / / / I I / I I \ C, (0 0) ~4 I / I I ;) I I / "" / I I "<::i\),,,, I I <oc,<? / / I 1/ / / / I / <.. \ \ \ f / / / I' RW66539 J/ ~'],~ 1--~.,...;....' _ _.,. --/ ~<? t:,.\ i I I / I,,,, \: BCP 8155 f I I 1 1 ~ Rem. Pcl :A -if,,, 10456 I . I / ..., I P 22743 P 14750 A Rem 7 10420 EPP 109213 • N r;: EPPl109212 P 14750 8 ..... (0 C, ~ EPP 80804 a.. Cl fu EPP 59457 ~ 10370 (l) PARK (/) ,..1-______ __1_ __ ,l---------t (EPS 5443) _j BCP 45800 a.. A 0 O:'. 0 u. ~ (EPS 763) P 13554 10366 (/) 10358 9 1..8 1~55 <Xl 0 '<t' EPP 59458 10352 8 17 10349 (0 (') 4 i--: 10346 7 16 10343 a.. 0 (/) 0) 10389 0 ~ 10340 66 15 10337 MAPLE RIDGE ZON E AMENDING Bylaw No. Map No. From: To: I MAPLE RIDGE British Columb ia 7683-2020 1851 RS-2 (Single Detached Suburban Residential) RM-1 (Low Density Townhouse Residential) ' LMP 418 104 AVE. 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N :in d ma y oo l bo ro p r o d u c o d o r u:; a d r o ro l h o rp r o j o c i . s v . i l h o u t t h o lr po 1 m ~ l . l 0 n , Su r t o C 1 0 0 - 41 8 5 S t i U C r oak O r i v t - Bu m o 1 b y , Br i U ~ h Cc l u m b l:1 , VS C 6G 9 p: 6 0 4 2 9 4 - 0 0 t t : f : 60 4 2 9 4 - 0 0 2 2 TO W N H O U S E DE V E L O P M E N T 10 4 2 0 , 10 4 5 6 • 24 0 T H ST R E E T , 24 0 2 7 -1 0 4 T H AV E N U E MA P L E RI D G E , BC LA N D S C A P E DE T A I L S L6 APPENDIX H February 24, 2023 ADP comments R/2022-ADP-049 Architectural Comments: Further development needs to happen on architectural fa~ade of buildings, including refinement of additional colour palettes, additional detailing on fa~ade Response: Updated. Please refer to the elevations DP-6.11, DP-6.151, DP-6.11 Ensure all exterior doors have weather protection Response: Revised. Please refer to the elevations. Recommend to check environmental setback on west side of Building 15 Response: The riparian setback for the newly constructed ditch on the west side of the property was determined based on achieving the targeted amount of riparian area to replace that riparian area that was lost along the relocated ditch. We used the SPR setbacks applied to the original channel to determine how much riparian area would be lost when we relocate the ditch. The new ditch was extended much longer than the original relocated ditch in order to have more day-lighted stream (116 m long vs 43 m} and to exceed the total areas needed for aquatic and riparian compensation (more than 1.5 times more area gained than lost}. We lose 207 m2 of riparian habitat when we move the 240th ditch; but we gain 383 m2 of riparian habitat with the new stormwater channel, for a net gain of 176 m2 of riparian area (meeting the 1.5:1 replacement ratio}. As planned, the ditch right-of-way is 4.9 m wide with a meandering channel, so the setback width varies. This is preferred over a straight ditched channel as it provides more habitat complexity and stream structure. There should be a setback of 1.9 m between building 15 and the channel. This is the setback distance that was identified and approved for this newly constructed ditch to compensate for the infilling of the ditch along 240th Street. Recommend reviewing building sides facade to provide interest at building ends Response: Please refer to the elevations. Recommend studying opportunities to provide amenity in a more central location Response: The intent of having amenity building towards northern side of the property is to bind the amenity space with the open environmental area. Also, we explore the opportunity of centralizing the indoor amenity but ended up into losing units which wouldn't be feasible. Landscape Comments: Recommend introducing meander and varied plant material or species into internal roads and pedestrian walkways to increase visual interest and reduce tunnel affect Response: Mews has been modified to not be straight, but with a meander. Tree selections are in uniform blocks to complement the buildings and to offer more distinction for each building block. Ensure Storm Water Management plan is coordinated with landscape plan Response: SWM plan has been co-ordinated. Suggest landscape palette is reflective of and coordinated with architectural palette Response: Plant materials have been adjusted to complement buildings. Recommend reviewing plant schedule; hibiscus are not trees Response: The hibiscus proposed are in tree form; however, they have been reclassified as shrubs. Recommend reviewing Storm Water Management plan and internal road drainage with engineering department to ensure it complies with Tier A Storm Water Guidelines. On-site storm water drainage must be approved by engineering department. Response: The SWM plan complies with Tier A. Noted. Ensure amenity building design is provided in next submission Response: Please see the attached drawings DP-3.151 and DP-6.151 Recommend reviewing access to amenity building and outdoor amenity; provide exterior walkway on internal road side of amenity building to ensure pedestrians don't walk on the road Response: Walkway has now been provided adjacent to roadway. Provide walkway connection from Unit 52 walkway to Unit 14 walkway and further that a potential additional access to 240th Street Response: Walkway with stamped asphalt has now been provided connecting the sidewalks between the units. Recommend reviewing landscape area at firetruck access and providing additional hard surface amenity with lawn to create secondary southern amenity Response: Fire truck access has been finished in grass grid to allow for a permeable finish. This area is large enough for informal badminton or young kids to play soccer. Benches have been provided for seating. Recommend reviewing location of accessible stalls at main entry to ensure safe access to walkway Response: Visitor parking stall 09 has been relocated adjacent to the walkway to the indoor amenity. Ensure adequate light levels at street frontage entry with pop-outs Response: Fixtures and quantity will be specified to meet required lighting levels Recommend providing landscape lighting plans at next submission Response: Lighting plan will be provided by Electrical Consultant based on photometrics. Garages and front doors will all have wall scone lights on a common photocell for the development. Electrical consultant will review the photometrics of these fixtures to determine what additional lighting will be required along the pedestrian pathways. Ensure trees in internal roads comply with required soil volumes and setbacks from overhangs of buildings Response: Structural soil have been added to supplement soil volume in tight areas. Ensure detail sheets are updated to current landscape plan in both amenity area and trellis locations Response: Trellis is shown on plan and corresponds to trellis in detail sheet. APPENDIX~ Memorandum Date: October 19, 2022 To: Subject: Maple Ridge Planning Department -Attention Rene Tardif Development Information Meeting Rezoning Application 2020-296-RZ Dear Rene, we are pleased to provide this report regarding the results of the Development Information Meeting for this project that took place on October 18th 2022. This report is being provided in accordance with the City's policy for a Development Information Meeting. A. Mailouts, Signage and Ads A letter was mailed out to residents surrounding the project as per City policy on October 4th • An ad was placed in the Maple Ridge news which ran in the October 7th and 14th print editions. A decal was placed on the sign in accordance with the City Policy. See Appendix A for copies of the letter, the ad and a photograph of the decal placed on the existing site sign. B. Number of Respondents via email or calls We confirm that a total of 2 inquiries from the public in regards to the project were received. One resident reached out to the City directly on October 17th asking for an update on what the developer is doing with the existing houses on the site. Alvair confirmed back to the City that the houses will be rented until the development permit is received. Upon issuance of the development permit the houses will be demolished. Another resident, Amar Bains requested a copy of the site plan to review and decide if we have any comments. The site plan was sent on October 18th, 2022 to Mr. Bains as per his request. Copies of the original email correspondence received is included in Appendix B to this report. C. Attendees at Development Information Meeting A development information meeting was held at Albion Elementary 10031 240th Street Maple Ridge, BC from 5:00pm to 7:00pm on October 18th . Representatives from Alvair attended as well as the project architect, landscape consultant and traffic consultant. There was 1 attendee from the public that visited the meeting to review the materials on display. The individual declined to fill in a comment sheet, please see Appendix C for a copy of the sign-in sheet and comment sheets that were created for the meeting. D. Summary of Comments received There were no comments received as a result of the meeting. Kunwar Bir Singh Alvair Development Ltd. i~--mapleridge.ca City of Maple Ridge TO: FROM: SUBJECT: His Worship Mayor Dan Ruimy and Members of Council Chief Administrative Officer MEETING DATE: FILE NO: MEETING: ADDENDUM to Second Reading Report dated March 7, 2023 10420 & 10456 240 Street and 24027 104 Avenue EXECUTIVE SUMMARY: April 18, 2023 2020-296-RZ Public Hearing There is a revision to the plans in the second reading report for application 2020-296-RZ, to permit the construction of a townhouse complex with approximately 64 units. This change has been requested by the Engineering Department The previous plans featured the main access from 240 Street and the emergency fire access from 104 Avenue. The updated proposal features the emergency fire access from 240 Street and the main access from 104 Avenue. In summary, the following changes to the plans have been made: 1. The main access for this development has been changed to 104 Avenue. 2. The emergency fire access for this development is now located on 240 Street. CONCLUSION: The modifications to the design of the proposal do not change the overall form and character of the building and do not change the use or density of this application. There are no changes to the Zone Amending Bylaw; therefore, the application can continue from second reading to Public Hearing. The Development Permit for the building is subject to Council approval and will be the subject of a future report to Council. "Original Signed by Rene Tardif" Prepared by: Rene Tardif Planner 1 "Original Signed by Christine Carter" 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 -Updated Site Plan "Original Signed by Charles R. Goddard" Reviewed by: Charles R. Goddard, BA, MA Director of Planning "Original Signed by Scott Hartman" Concurrence: Scott Hartman Chief Administrative Officer Appendix D -Application 2020-296-RZ Second Reading Report dated March 7, 2023 2020-296-RZ Page 1 of 1 10416 10410 10406 g ,__103_9_0 ---< ~ 10380 N Scale: 1 :2,500 I I I I I I I I 10525 I 104AVE Legend -Stream 10389 ---Ditch Centreline - -Indefinite Creek -River Centreline 1111 Lake or Reservoir APPENDIX A 10456 i-: U) 0 ~ I ! 10420 I ~ I ~ i .., C1> ~ __________ ...., ______ -'-'.L_ ______________ ...1.._J 10366 10358 10355 10352 10349 10346 10343 10340 10337 10332 10331 10328 10325 10322 10319 -----104AVE. ·----------- i-: U) i 10420/56 240 STREET & 24027 104 AVENUE PID'S: 009~247-513, 009-437-070 & 010-040-722 FILE: 2020-296-RZ DATE: Sep 15, 2020 PLANNING DEPARTMENT BY:PC N Scale: 1 :2,500 APPENDIX B 10420/56 240 STREET & 24027 104 AVENUE PID'S: 009-247-513 , 009-437-070 & 01 0-040 -722 PLANNING DEPARTMENT I,~ .. mapleridge.ca FILE: 2020-296-RZ DATE: Sep 15, 2020 BY: PC Em e r g e n c y Ac c e s s @ ~~ : , ~ : A N m (2 ) ~ ® ~ ~ !I i i -~ "' ;, ; f '" " ' ,, , . , R. 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SI T E PL A N IS S U E D FO R DP RE V I S I O N 11 3 2 " • 1 ' 0 " DP - 2 . 1 1 ► "" C "" C m z 0 x (" ) APPENDIX D I~ .. mapleridge.ca City of Maple Ridge TO: FROM: SUBJECT: His Worship Mayor Dan Ruimy and Members of Council Chief Administrative Officer First and Second Reading MEETING DATE: FILE NO: MEETING: Official Community Plan Amending Bylaw No. 7916-2023 Second Reading Zone Amending Bylaw No. 7683-2020 10420 & 10456 240 Street and 24027 104 Avenue EXECUTIVE SUMMARY: March 7, 2023 2020-296-RZ cow An application has been received to rezone the subject properties, located at 10420 and 10456 240 Street, and 24027 104 Avenue, from RS-2 (Single Detached Suburban Residential) to RM-1 (Low Density Townhouse Residential), to permit a future construction of a townhouse complex with approximately 64 units and dedicated conservation area. Council granted first reading to Zone Amending Bylaw No. 7683-2020 on November 24, 2020. The proposed RM-1 zoning complies with the policies of the Official Community Plan (OCP), however, an amendment to the OCP is required to adjust the area designated Conservation around the watercourse by amending the Conservation boundary. The application is proposing a density of 0.75 FSR, which is possible by utilizing the Albion Density Bonus provisions of the RM-1 zone. The applicant is enabled to Increase the FSR from 0.60 to 0. 75 In exchange for making a Density Bonus Amenity Contribution in accordance with Section 402.8 of the Zoning. Bylaw. This contribution Is $3,100.00 per unit (64 x $3,100.00 per unit) for a total of $198,400.00. Pursuant to Council Policy 6.31, this application is subject to the Community Amenity Contribution (CAC) Program at a rate of $5,700.00 per townhouse dwelling unit, for an estimated total amount of $364,800.00, or such rate applicable at third reading of this application. RECOMMENDATIONS: 1. In respect of Section 4 75 of the Local Government Act, requirement for consultation during the development or amendment of an Official Community Plan, Council must consider whether consultation is required with specifically: i. The Board of the Regional District in which the area covered by the plan is located, in the case of a Municipal Official Community Plan; ii. The Board of any Regional District that Is adjacent to the area covered by the plan; iii. The Council of any municipality that is adjacent to the area covered by the plan; iv. First Nations; v. Boards of Education, Greater Boards and Improvements District Boards; and vi. The Provincial and Federal Governments and their agencies. 2020-296-RZ Page 1of 8 and in that regard it is recommended that no additional consultation be required in respect of this matter beyond the early posting of the proposed Official Community Plan amendments on the City's website, together with an invitation to the public to comment; 2. That Official Community Plan Amending Bylaw No. 7916-2023 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. 7916-2023 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Offlclal Community Plan Amending Bylaw No. 7916-2023 be given first and second reading and be forwarded to Public Hearing; 5. That Zone Amending Bylaw No. 7683-2020 be given second reading as amended, and forwarded to Public Hearing; and further 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) Road dedication on 240 Street and 104 Avenue as required; Hi) Park dedication as required, including construction of multi-purpose trails; and removal of all debris and garbage from park land; iv) Consolidation of the subject properties; v) Registration of a Restrictive Covenant for the Geotechnlcal Report, which addresses the suitability of the subject properties for the proposed development; vi) Registration of a Reciprocal Cross Access Easement Agreement for access to the property to the north under PID No. 025-792-792; vii) Registration of a Restrictive Covenant for Stormwater Management; viii) Removal of existing buildings; ix) 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. x) That a voluntary contribution, In the amount of $364,800.00 ($5, 700.00/unit), or such rate applicable at third reading of this application, be provided in keeping with the Council Polley 6.31 with regard to Community Amenity Contributions. xi) That a voluntary contribution under the Albion Density Bonus Program, in the amount of $198,400.00 ($3,100.00 /unit), be provided. 2020-296-RZ Page 2 of 8 DISCUSSION: 1. Background Context: Applicant: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: Use: Zone: Designation: South: Use: Zone: Designation: East: Use: Zone: Designation: West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: 2. Context: Kunwar Bir Singh Lot 6 Section 10 Township 12 NWD Plan 10921; Lot 7 Except Part Subdivided by Plan 227 43, Section 10 Township 12 NWD Plan 14750; and Lot "A" Section 10 Township 12 NWD Plan P227 43 Medium Density Residential, Consetvation Medium Density Residential, Consetvation RS-2 (Single Detached Suburban Residential) RM-1 (Low Density Townhouse Residential) Residential RS-1b (Single Detached (Medium Density) Residential) RS-3 (Single Detached Rural Residential) Consetvation, Medium Density Residential, Urban Residential Residential RM-1 (Low Density Townhouse Residential) Medium Density Residential Residential and School P-1 (Park and School), RS-2 (Single Detached Suburban Residential) Institutional, Medium Density Residential Vacant RS-1b (Single Detached (Medium Density) Residential) RS-3 (Single Detached Rural Residential) Urban Resfdential, Conservation, Medium Density Residential Residential Residential and Park 1.373 ha. (3.39 acres) 240 Street and 104 Avenue Urban Standard The site consists of three parcels of land to be consolidated as part of the development application process. The land is highest in the southeast portion of the subject site and gradually slopes down towards the west and northwest. There are a number of tree clusters on the site and a drainage ditch running along 240 Street. The northwest portion of the site is close to Spencer Creek (see Appendix A). 2020-296-RZ Page 3 of 8 3. Project Description: An application has been received to rezone the subject properties, located at 10420 and 10456 240 Street, and 24027 104 Avenue, from RS-2 {Single Detached Suburban Residential) to RM-1 {Low Density Townhouse Residential), to permit a future townhouse development containing 64 units. All of the townhouse units will feature three bedrooms. At the north end of the site is the Spencer Creek watercourse, which is an area that will be dedicated to the City as conservation. The outdoor and indoor amenity areas for this townhouse complex will be adjacent to this conservation area. The proposal also includes a swale along 240 Street, approximately five metres in width, which ties in to the stormwater management system for the subject site. Internal walkways connect the internal units of the development with both 240 Street and 104 Avenue. As part of this development, the applicant will be required to register a reciprocal access easement with the property to the north, which does not have a civic address, but is known as Parcel Identifier Number 025-792-792. This reciprocal access easement will allow for the northerly property to gain access to 240 Street through the subject site, which will allow the future development of the northern lot. 4. Planning Analysis: i) Official Community Plan: The development site is located within the Albion Area Plan and is currently designated Medium Density Residential. The Medium Density Residential designation supports the proposed development under the RM-1 (Low Density Townhouse Residential) zone. The density associated with the approximately 64-unit project being proposed is within the density range permitted in the Area Plan. Below is a list of policies in the Albion Area Plan and an explanation of how this project supports those policies. Policy 10-6 A: That any residual lots or remaining land parcels are left in a configuration and lot area which are suitable for a future development proposal, or can be consolidated with other abutting residual lots or land parcel and would be able to comply with the applicable Land Use Designation(s) and Policies of this Plan. The residual lot to the north is being provided with a reciprocal access easement that will allow it to develop in the future and will not leave that lot orphaned. The residual lot to the east of this development and beside the school is of a sufficient size and will have its own access in order to be able to develop on its own in the future. Policy 10-7: The siting, form, character and massing of multi-family residential development and areas for parking, storage and landscaping should be designed to facilitate orderly development of the area and to be compatible with single family residential developments. The proposed development is surrounded by other townhouse developments and is similar in scale, character and massing to those developments. The layout and design will contribute to the orderly development by completing this vacant part of the neigbhourhood and a/so by facilitating the future development of the lot to the north. Policy 10-8: Multi-family housing should be provided with appropriate amenities to enhance the character of development. 2020-296-RZ Page4 of 8 Ample outdoor and indoor amenity areas are provided within the site, all connected by internal walkways that provide pedestrian access. The site will also contribute to the development of natural amenities with a trail adjacent Spencer Creek to the north and with the development of a swa/e along the entire frontage of 240 Street. This development will allow for the extension of the Multi-Use Pathway from the along 240 Street to the north, connecting with this Parks trail that will run from the west to east through the conservation area. Policy 10-10: Natural vegetation should be retained where possible to enhance the character of the area. Significant treed slopes or natural vegetation will need to be retained in order to minimize disruption to watercourses and to minimize erosion. Geotechnical assessments may be required. The proposal includes the dedication and enhancement of the watercourse to the north, tree retention along the boundaries of the site and also the development of the swa/e along 240 Street. All of these elements include the retention and replanting of trees and vegetation. Policy 10-13: A Density Bonus option will be permitted on lands designated Low Density Residential, Low-Medium Density Residential, and Medium Density Residential in the Albion Area Plan, as well as on the lands designated Single Family, Cluster Residential, Townhouse and Village Commercial in the North East Albion Area Plan. The proposed development seeks to increase the allowable density under the RM-1 (Low Density Townhouse Residential) Zone from 0.6 FSR up to 0. 75 FSR by taking advantage of the Albion Area Density Bonus Amenity Contribution option under Section 402 (Density Bonus for Albion Area) of the Maple Ridge Zoning Bylaw No. 7600-2019. Policy 10-16 requires adherence to form and character guidelines in Section 8 of the 0CP, such as: providing street fronting character to townhouse facing 240 Street and 104 Avenue; creating a sense of place through the layout of buildings and open spaces; and giving attention to the landscaping and built form at the southwest corner of the site to create a gateway into the Albion neighbourhood. The form and character and 240 Street elevation fit well with the existing neighbourhood. Between first and second reading, it has been determined that an 0CP Amendment (see Appendix C) is now required in order to adjust the area designated Conservation around the watercourse. The adjustment of the conservation boundary is being done through Official Community Plan Amending Bylaw No. 7916-2023. ii) Zoning Bylaw: The subject application seeks to rezone the subject properties, located at 10420 and 10456 240 Street, and 24027 104 Avenue, from RS-2 (Single Detached Suburban Residential) to RM-1 (Low Density Townhouse Residential), to permit a future construction of a townhouse complex with approximately 64 units and dedicated conservation area. The application is also proposing several variances that will be discussed later In this report and will be the subject of a future development variance permit report to Council. The applicant is proposing an increase in base density from 0.60 floor space ratio (FSR) to 0.75 FSR, in exchange for making a Density Bonus Amenity Contribution in accordance with Section 402.8 of the Zoning Bylaw. This contribution is $3,100.00 per unit (64 x $3,100.00 per unit) for a total of $198,400.00. 2020-296-RZ Page 5 of 8 iii) Off-Street Parking and Loading Bylaw: The Maple Ridge Off-Street Parking and Loading Bylaw No. 4350 -1990 requires that townhouse developments are to provide two off-street parking spaces per dwelling unit and 0.2 spaces per unit for visitors. The proposed development meets these requirements by providing a total of 144 parking spaces, two spaces per unit and 16 visitor parking spaces. Bicycle parking can be accommodated in the accessory detached garage for each unit. The applicant Is also proposingthat all of the 64 units will feature double car garages. This is in keeping with the 70 percent double garage, 30 percent tandem parking ratio which complies with the Maple Ridge Policy No. 6.35, which desires no greater than 30 percent tandem parking in any RM-1 (Low Density Townhouse Residential) development. Iv) Proposed Variances: A Development Variance Permit application has been received for this project and involves the following relaxations: Maple Ridge Zoning Bylaw No. 7600-2019 1) To reduce the interior side (east) setback from 7.5 metres (24.6 feet) to 3.4 metres (11.2 feet); 2) To reduce the frontr side (south) setback from 7.5 metres (24.6 feet) to 5.9 metres (19.4 feet); The requested variances to RM-1 (Low Density Townhouse Residential) zone are still preliminary and may change with further review of the application. Any proposed variance will be the subject of a future Council report for development variance permit. v) Development Permits: Pursuant to Section 8.7 of the OCP, a Multi-Family Development Permit application is required to ensure the current proposal enhances existing neighbourhoods with compatible housing styles that meet diverse needs, and minimize potential conflicts with neighbouring land uses. Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is required for all developments and building permits within 50 metres of the top of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. Accordingly, prior to final zoning approval, the Development Permits must be reviewed and approved. An application for the Development Permits has been received. Adherence of this project to the guidelines will be the subject of a future report to Council and a security for the landscaping will be taken as a condition of the issuance of the Development Permits to ensure that the Development Permit Area guidelines are met. 2020-296-RZ Page 6 of 8 vi) Advisory Design Panel: The application was reviewed by the Advisory Design Panel at the November 16, 2022 meeting. Their comments and the applicant's responses are included in Appendix H. A detailed description of the project's form and character will be included In a future Development Permit report to Council. vii) Development Information Meeting: A Development Information Meeting hosted by the applicant was held on October 18, 2022. Two people provided a response. The notification requirements for the Development Information Meeting included a mail-out, newspaper advertisements, and notice on the development signs, providing the contact information for the developer and information on the development. A summary of the main comments and discussions with the attendees at the Development Information Meeting was provided by the applicant and attached to this report as Appendix I. 5. Interdepartmental Implications: i) Engineering Department: ii) 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. • Frontage upgrades to the applicable road standard. Parks, Recreation and Culture Department: The Parks Department has indicated that the following servicing upgrades will be required through the Rezoning Servicing Agreement: • Incorporate a 2.5m (8.2 ft) wide park trail from 240 Street to the east boundary of the subject site within the park dedication area to be field fit around significant trees and natural features. Incorporate pedestrian connections from the development to the trail network. iii) Environmental Section The applicant will be required to remove the 240 Street drainage in order to provide road dedication. They will need to provide a habitat balance that shows the addition of a swale feature along 240 Street. 2020-296-RZ Page 7 of 8 iv) Fire Department: The applicant was provided with comments from the Fire Department about matters to be addressed through the Building Permit process. 6. School District No. 42 Comments: A referral has been sent to School District No. 42 and the City has requested a response by March 20, 2023. The response will be included in the correspondence with the future Public Hearing for this application should this application receive second reading. CONCLUSION: It is recommended that first and second reading be given to Official Community Plan Amending Bylaw No. 7916-2023, that second reading be given to Zone Amending Bylaw No. 7683-2020, and that application 2020-296-RZ be forwarded to Public Hearing. "Original Signed by Rene Tardif" Prepared by: Rene Tardif Planner 1 "Original Signed by Christine Carter" 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 R. 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. 7916-2023 Appendix D -Zone Amending Bylaw No. 7683-2020 Appendix E -Site Plan Appendix F -Building Elevation Plans Appendix G -Landscape Plan Appendix H -ADP Design Comments Appendix I -Development Information Meeting SummarY 2020-296-RZ Page 8 of 8 10410 10410 10,fCIJ C, 103110 I r.: 10380 .J ' ~ i ! I I I I I I I I I I I I ~ N Scale: 1 :2,500 I i I ' I I • 1os2s I 104AVE "' ! Legend -stream 103811 ---Ditch Centreline - -Indefinite Creek -River Centreline -Lake or Reservoir 10458 t;; ~ I I 10420 I I I . I I 10380 I I frx16B 10358 10352 10346 10340 10332 10328 10322 "' "' @I i ~ 10350 103411 10343 10337 10331 10326 103111 APPENDIX A ... § !:I ... ------------· 104AVE. ----■---.----------- 0 ., l!l I!! cli ;II I __ ..1_ ... I-' Ill i 10420/56 240 STREET & 24027 104 AVENUE PID'S: 009-247-513, 009-437-070 & FILE: 2020-296-RZ DATE: Seo 15. 2020 01 0-040-722 PLANNING DEPAR1MENT ~-- mapleridge.ca BY:PC APPENDIX 8 -10456/ 20 240 STREET & 24027 104 AVENUE PID'S : 009-247-513, 009-437-070 & 01 0-040-722 PLANNING DEPARTMENT -.w -·· •• ----.:::---' . ---- mapleridge.ca FILE: 2020-296-RZ DATE: Feb 27, 2023 -----------_ __.__ _________ ___;_ _____ __::.,.;:.....ic_ __ -----=--------------~ Scale: 1:2,500 BY:AH CITY OF MAPLE RIDGE BYLAW NO. 7916-2023 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 APPENDIXC WHEREAS Section 4 77 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed expedient to amend Schedules "A" & "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 7916-2023." 2. Schedule 11A", Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan and "Figure 1: Northeast Albion" is hereby amended for the parcels or tracts of land and premises known and described as: Lot 6 Section 10 Township 12 Plan NWP10921; Lot 7 Section 10 Township 12 Plan NWP14750; and Lot A Section 10 Township 12 Plan NWP227 43 and outlined in heavy black line on Map No. 107 4, a copy of which is attached hereto and forms part of this bylaw, are hereby designated as shown. 3. Schedule "C" is hereby amended for that parcel or tract of land and premises known and described as: Lot 6 Section 10 Township 12 Plan NWP10921 and outlined in heavy black line on Map No. 1075, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding Conservation. 4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly. READ a first time the day of , 20. READ a second time the day of , 20. PUBLIC HEARING held the day of , 20. READ a third time the day of , 20. ADOPTED the day of , 20 . PRESIDING MEMBER CORPORATE OFFICER J (EPS 2387) ,,, -· , EPP45287 -,--1 :. = --::., = 1..l • •.J PARK I / I Rem. Pel .A SCP 8155 I \ 3 N ~ l--10_39_0_<D.--t ::l 4 <D 2 10380 1 10370 ""' 4 ,,, I \ / / \ / I I I I I I (. \ I I / I (EPS 763) 103B9 t-' (/) 0 ~ r --.,,,.,, / ,,,, ,,,, I --.,,,,,~,._'b,P, ,__ _ __.__., ~~ jJ I JI,,,, BCP8155 ;:1 I 1, ::;: Rem. Pel. A :::i I I I I ~ ·~'' 10456 P 22743 P 14750 A Rem7 10420 EPP 109213 ·" Ir P 14750 8 EPP 80804 EPPl109212 a. Cl .--L-------1...-~f----'fb=--j EPP 59457 (EPS 5443) A P 13554 10366 10358 9 ta 1'2l,S5 "' 0 10352 B 17 10349 i C') EPP 59458 10346 7 16 10343 a. u ro 10340 &.; 15 10337 BCP8 ' LMP418 104 AVE. (EPS 4930) A EPP 49494 P2 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AME 1NDING Bylaw No. Map No. Purpose: From: To: MAPLE RIDGE ------~ Br1t1~h Columbn 7916-2023 1074 To Amend Albion Area Plan Schedule 1 Low/Medium Density Residential Conservation 6 N SCALE 1:2,500 ..J Cl. 0 a: 0 ~ (IJ ..J a.. 0 a: 0 ~ "' / (EPS 2387) __ .,,, 1 EPP45287 T! =-==• Rem. Pel.A PARK EPP 45286 ,,.. I I BCP 8155 ~ 8 ... , I & QJ/ I I / I I I I 1>." / I ,-.&.,,, I o.v~ / o/ / / / I / I / I I I rJ / I I I I / I ( l...l 10525 / / / 1-----!,!--'1. \ \ \ 3 0 "' ., 10390 ID "' :;i 4 2 ID .. 10380 1 u 10370 CD PARK BCP45800 (EPS 763) 4 10389 I-' "' a 1/j I-' (IJ 0 ,t -,,.. RW66539 ,,.-,,.. ,_.. .,,,..b,.,_'b'l-'!, 1--~~''----' ,,.. ,$~ :!I I/ I,,.. BCP8155 S? ~ I I I I ~I I I I Rem. Pel.A I . I .!. ~ I 10456 P 22743 P 14750 A Rem 7 10420 EPP 109213 ·" Ir P 14750 8 ... ~ i <c ~ <o "' .. ~~ ~ 0 ;;: Cl EPP 80804 1 EPPl109212 fl; EPP 59457 ,..1--------'-----'l------'-1 (EPS 5443) A P 13554 10366 - - --1.8 1~55 10358 g a, ----0 EPP5945B 10352 8 17 10349 11i "' 10346 7 16 10343 Cl. u m 10340 &.; 15 10337 BCP8 ,_ LMP 418 104AVE. (EPS 4930) A EPP49494 P2 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. Map No. Purpose: MAPLE RIDGE Br \1,h Calurnb1J 7916-2023 1075 To Amend Schedule C as Shown D Add To Conservation ~ N SCALE 1 :2,500 CITY OF MAPLE RIDGE BYLAW NO. 7683-2020 APPENDIX D A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 7600-2019 as amended WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600-2019 as amended; NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7683-2020.11 2. Those parcel (s) or tract (s) of land and premises known and described as: Lot 6 Section 10 Township 12 New Westminster District Plan 10921; Lot 7 Except Part Subdivided by Plan 227 43, Section 10 Township 12 New Westminster District Plan 14750; and Lot "A" Section 10 Township 12 New Westminster District Plan P227 43 and outlined in heavy black line on Map No. 1851 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RM-1 (Low Density Townhouse Residential). 3. Maple Ridge Zoning Bylaw No. 7600-2019 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 24th day of November, 2020. 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 i 0 a: I (EPS 2387) / --, EPP45287 ,, :. -=--::.., = . r J PARK EPP45286 I I / I I...J 10526 I Q) :ill Q) Rem. Pel.A BCP 8155 ~I :a;; _,.,.. - / I / / --✓✓ / I / / I I / / I ..., -I I I I / "" / I I ~,1:iC)/ I / ~/ / I / / I I / I I / ( 1-----\ \ \ 3 0 N "' 10390 (!) ~4 2 (!) 'SI' --- ✓-_1 -,,,. ,,, ,,, '!, .,.,,,, .... 'b'T-1 ,....,,, ~ .. 1--~..,--,-I,.,,,, \.\tl BCP 8155 §I I !;I I I I 31 I I I 10466 I . I .!. J I P 22743 A 10420 P 14750 Rem 7 EPP 109213 . " r;: Rem. Pel.A P 14750 8 ... "' 0 ~ EPP B0804 0 10380 11. (..) ~ 1 10310 al PARK EPP½09212 Cl t EPP59457 ,-1-------..L...--<t------i (EPS 5443) J BCP 45800 IL A 0 a: 0 11. ~ (EPS 763) P 13554 10366 If) 10358 9 t.a 1~55 ! 10352 B 17 10349 "' EPP 59458 4 ,-: 10346 7 16 10343 a. u (/) IC 10389 0 10340 e;; 15 10337 ..,. MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: To: MAPLE RIDGE Brit 1_h Co lumb1J 7683-2020 1851 RS-2 (Single Detached Suburban Residential) RM-1 (Low Density Townhouse Residential) --- BCP8 104AVE. (EPS 4930) A EPP 49494 ~ N P2 SCALE 1:2,500 II I I I jR& i" 1Ut '12 I ! ii3 ur 111 l i . •R. 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R f t t S SP l e » " I C \ l l C I P 4 Pl ' , _ V E R S ON GR A J ) _ E ·~ ~' 1' I ~t p 1 , - r , n , n i . ~ - . . . - - 1 1 1 • N ., . . n ' t d P M G ~ ~ . . _ _ .. . _, _ . t . ., , , . . . . , .. . . . _, a o . , , . . _ . . . . , . _ po - a. . . . C 1 0 0 - ' 1 U , _ l e , . 1 1 1 ° " " ' ~b r , 6 1 ' 1 h 1 1 C $ n l l n . W C M : a ll ~, ! 5 H ' d t 1 ; t, f0 , 1 2 1 ~ _" " , .. . . . NO . DA T f : ll b ' I S I O N C ~ OI i . ,t t o . , e : ' I ' : TO W N H O U S E DE V E L O P M E N T 10 . 1 1 2 0 , 10 4 s , . 2. . o n c mm , 24 0 ' 2 7 - 10 4 T H AV E N U E MA P L E RI D C ~ 8C "" " ' " " " " LA N D S C A P E DE T A I L S ~, ~ = ~" ' - " I I S t . - . L6 .. . "' . ~- ~ · :~ ~ 0' 7 u .. . . APPENDIX H February 24, 2023 ADP comments R/2022-ADP-049 Architectural Comments: Further development needs to happen on architectural fa~ade of buildings, including refinement of additional colour palettes, additional detailing on fa~ade Response: Updated. Please refer to the elevations DP-6.11, DP-6.151, DP-6.11 Ensure all exterior doors have weather protection Response: Revised. Please refer to the elevations. Recommend to check environmental setback on west side of Building 15 Response: The riparian setback for the newly constructed ditch on the west side of the property was determined based on achieving the targeted amount of riparian area to replace that riparian area that was lost along the relocated ditch. We used the SPR setbacks applied to the original channel to determine how much riparian area would be lost when we relocate the ditch. The new ditch was extended much longer than the original relocated ditch in order to have more day-lighted stream (116 m long vs 43 m) and to exceed the total areas needed for aquatic and riparian compensation (more than 1.5 times more area gained than lost). We lose 207 m2 of riparian habitat when we move the 240th ditch; but we gain 383 m2 of riparian habitat with the new stormwater channel, for a net gain of 176 m2 of riparian area (meeting the 1.5:1 replacement ratio). As planned, the ditch right-of-way is 4.9 m wide with a meandering channel, so the setback width varies. This is preferred over a straight ditched channel as it provides more habitat complexity and stream structure. There should be a setback of 1.9 m between building 15 and the channel. This is the setback distance that was identified and approved for this newly constructed ditch to compensate for the infilling of the ditch along 240th Street. Recommend reviewing building sides facade to provide interest at building ends Response: Please refer to the elevations. Recommend studying opportunities to provide amenity in a more central location Response: The intent of having amenity building towards northern side of the property is to bind the amenity space with the open environmental area. Also, we explore the opportunity of centralizing the indoor amenity but ended up into losing units which wouldn't be feasible. Landscape Comments: Recommend introducing meander and varied plant material or species into internal roads and pedestrian walkways to increase visual interest and reduce tunnel affect Response: Mews has been modified to not be straight, but with a meander. Tree selections are in uniform blocks to complement the buildings and to offer more distinction for each building block. Ensure Storm Water Management plan is coordinated with landscape plan Response: SWM plan has been co-ordinated. Suggest landscape palette is reflective of and coordinated with architectural palette Response: Plant materials have been adjusted to complement buildings. Recommend reviewing plant schedule; hibiscus are not trees Response: The hibiscus proposed are in tree form; however, they have been reclassified as shrubs. Recommend reviewing Storm Water Management plan and internal road drainage with engineering department to ensure it complies with Tier A Storm Water Guidelines. On-site storm water drainage must be approved by engineering department. Response: The SWM plan complies with Tier A. Noted. Ensure amenity building design is provided in next submission Response: Please see the attached drawings DP-3.151 and DP-6.151 Recommend reviewing access to amenity building and outdoor amenity; provide exterior walkway on internal road side of amenity building to ensure pedestrians don't walk on the road Response: Walkway has now been provided adjacent to roadway. Provide walkway connection from Unit 52 walkway to Unit 14 walkway and further that a potential additional access to 240 th Street Response: Walkway with stamped asphalt has now been provided connecting the sidewalks between the units. Recommend reviewing landscape area at firetruck access and providing additional hard surface amenity with lawn to create secondary southern amenity Response: Fire truck access has been finished in grass grid to allow for a permeable finish. This area is large enough for informal badminton or young kids to play soccer. Benches have been provided for seating. Recommend reviewing location of accessible stalls at main entry to ensure safe access to walkway Response: Visitor parking stall 09 has been relocated adjacent to the walkway to the indoor amenity. Ensure adequate light levels at street frontage entry with pop-outs Response: Fixtures and quantity will be specified to meet required lighting levels Recommend providing landscape lighting plans at next submission Response: Lighting plan will be provided by Electrical Consultant based on photometrics. Garages and front doors will all have wall scone lights on a common photocell for the development. Electrical consultant will review the photometrics of these fixtures to determine what additional lighting will be required along the pedestrian pathways. Ensure trees in internal roads comply with required soil volumes and setbacks from overhangs of buildings Response: Structural soil have been added to supplement soil volume in tight areas. Ensure detail sheets are updated to current landscape plan in both amenity area and trellis locations Response: Trellis is shown on plan and corresponds to trellis in detail sheet. APPENDIX I Memorandum Date: October 19, 2022 To: Subject: Maple Ridge Planning Department -Attention Rene Tardif Development Information Meeting Rezoning Application 2020-296-RZ Dear Rene, we are pleased to provide this report regarding the results of the Development Information Meeting for this project that took place on October 18th 2022. This report is being provided in accordance with the City's policy for a Development Information Meeting. A. Mailouts, Signage and Ads A letter was malled out to residents surrounding the project as per City policy on October 4th • An ad was placed in the Maple Ridge news which ran in the October 7th and 14th print editions. A decal was placed on the sign in accordance with the City Policy. See Appendix A for copies of the letter, the ad and a photograph of the decal placed on the existing site sign. B. Number of Respondents via email or calls We confirm that a total of 2 inquiries from the public in regards to the project were received. One resident reached out to the City directly on October 1Jth asking for an update on what the developer is doing with the existing houses on the site. Alvair confirmed back to the City that the houses will be rented until the development permit is received. Upon issuance of the development permit the houses will be demolished. Another resident, Amar Bains requested a copy of the site plan to review and decide if we have any comments. The site plan was sent on October 18th, 2022 to Mr. Bains as per his request. Copies of the original email correspondence received is included in Appendix B to this report. C. Attendees at Development Information Meeting A development information meeting was held at Albion Elementary 10031240th Street Maple Ridge, BC from 5:00pm to 7:00pm on October 18th • Representatives from Alvair attended as well as the project architect, landscape consultant and traffic consultant. There was 1 attendee from the public that visited the meeting to review the materials on display. The individual declined to fill in a comment sheet, please see Appendix C for a copy of the sign-in sheet and comment sheets that were created for the meeting. D. Summary of Comments received There were no comments received as a result of the meeting. Kunwar Bir Singh Alvair Development Ltd. DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2O19-O91-RZ File Manager: Rosario Alvarado 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 REQU1RED □ □ □ I~ I TO: mapleridge.ca City of Maple Ridge His Worship Mayor Dan Ruimy and Members of Council MEETING DATE: FILE NO: FROM: Chief Administrative Officer MEETING: March 7, 2023 2019-091-RZ cow SUBJECT: Second Reading Zone Amending Bylaw No. 7541-2019 21585 River Road EXECUTIVE SUMMARY: An application has been received to rezone the subject property located at 21585 River Road from RS-1 (One Family Urban Residential) to RT-2 (Ground-Oriented Residential Infill), to permit the future construction of four dwelling units, clustered around an internal courtyard. Council granted first reading to Zone Amending Bylaw No. 7541-2019 on May 28, 2019. 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 $5,700.00 per ground-oriented dwelling unit, for an estimated total amount of $17,100.00, or such rate applicable at third reading of this application. Note that the original dwelling unit is exempt from this policy. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 7541-2019 be given second reading as amended, and be 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) Road dedication on River Road, 216 Street and rear lane as required; iv) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject properties for the proposed development; v) Registration of a Restrictive Covenant for Stormwater Management; vi) Removal of existing building(s); vii) 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 property(ies). If so, a Stage 1 2019-091-RZ Page 1 of 6 Site Investigation Report is required to ensure that the subject property is not a contaminated site. viii) That a voluntary contribution, in the amount of $17,100.00 ($5,700.00/unit), 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. DISCUSSION: 1. Background Context: Applicant: Legal Description: OCP: Existing: Proposed: Within Urban Area Boundary: Area Plan: OCP Major Corridor: Zoning: 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: 2019-091-RZ JinyongYum Lot 27 4 District Lot 24 7 Group 1 New Westminster District Plan 38052 Urban Residential Urban Residential Yes Not Applicable Yes RS-1 (Single Detached Residential) RT-2 (Ground-Oriented Residential Infill) Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Single Family Residential RS-1 (Single Detached Residential) Urban Residential Single Family Residential RS-1 (Single Detached Residential) Urban Residential Single Family Residential RS-1 (Single Detached Residential) Urban Residential Single Family Residential RS-1 (Single Detached Residential) Urban Residential Single Family Residential Courtyard Residential 1,220 m 2 (0.3 acres) Rear Lane and 216 Street Urban Standard No Yes Page 2 of 6 2. Background: The subject property is approximately 1,220 m2 (0.3 acres) in area, and is bound by a single family lot to the north, a lane to the west, 216 Street to the east and River Road to the south (see Appendix 8). The subject property is a corner lot, is relatively flat and has some vegetation and trees located throughout the property. There is an existing house on the subject property that will require removal as part of rezoning conditions. 3. Project Description: The current application proposes to rezone the subject property from RS-1 (One Family Urban Residential) to RT-2 (Ground-Oriented Residential Infill) to permit the development of courtyard housing containing four units. The site is located on the northwest corner at the intersection of 216 Street at and River Road, which is a Major Corridor as identified on Figure 4 of the Official Community Plan (OCP). This new zone provides for the infill of ground-oriented residential buildings within established residential neighbourhoods in a form that will be incremental and sensitive to the existing and emerging context. Dwelling units for the new zone may be in one building with shared party walls to create triplexes or fourplexes that will resemble a single family home in order to fit seamlessly into neighbourhoods, or dwelling units may also be arranged individually or attached around a shared open space. The applicant is proposing a courtyard development consisting of four units located within three buildings, where each dwelling unit is provided with ample greenspace and faces into a central courtyard. The development is located on a corner lot, therefore, the street presence of the buildings will appear as two separate single family dwellings, yet will contain four separate units. Access to the development will be located from the lane to the west and also from a driveway off of 216 Street. 4. Planning Analysis: i) Official Community Plan: The OCP designates the subject property Urban Residential -Major Corridor, and development of the property is subject to the Major Corridor infill policies of the OCP. The Major Corridor Residential category identifies the types of ground-oriented housing forms which are encouraged along major road corridors, including fourplexes and courtyard residential developments. These policies require that development be compatible with the surrounding neighbourhood, with particular attention given to site design, setbacks, and lot configuration with the existing pattern of development in the area. It is noted that one of the underlying principles in the OCP is to encourage growth within the Urban Area Boundary (UAB) and to accommodate growth through infill by promoting a mix of housing types and tenures (Policy 3-1). The proposed rezoning of the subject property to RT-2 (Ground-Oriented Residential Infill) aligns with the Major Corridor Residential infill policies. A number of OCP Infill Policies apply to this site and are evaluated with respect to the proposal's design as follows: • The overall OCP objective is to encourage growth within the Urban Area Boundary (UAB), including growth through infill by a mix of housing types and tenures (Policy 3-1). 2019-091-RZ Page 3 of 6 This is achieved by the increased density being proposed through this project. The proposed courtyard housing form a/so represents a new type of housing in the City of Maple Ridge, which will help by introducing an intermediate form of housing. • In changing the single family residential to a Courtyard Housing form, Policy 3-19-b sets the criteria with respect to achieving street-oriented buildings, including developing a design "that resembles a single detached dwelling, with an emphasis on orientation to the street." The two units immediately on River Road are front facing and will achieve this requirement. The detailed design will be refined though the Development Permit process. • Policy 3-21 requires attention be paid to having site plans, setbacks and building massing that respects existing development patterns and are sensitive to the surrounding neighbourhood. The massing is sensitive to the surrounding neighbourhood. ii) Zoning Bylaw: The current application proposes to rezone the subject property from RS-1 (Single Detached Residential) to RT-2 (Ground-Oriented Residential Infill) to permit the development of courtyard residential buildings with four units (see Appendix C). The subject property is 1,220m2 (13,131.97ft2). The courtyard residential development is supported on this property because it will result in dwellings similar in scale with the surrounding established single family homes. The RT-2 zone (triplex, fourplex and courtyard) is intended to resemble a single family home and integrate with the existing neighbourhood. Each dwelling unit is provided with greenspace, while access to off-street parking areas can be accessed from the lane behind the subject property and off of 216 Street (see Appendices D and E). The proposal has a density (Floor Space Ratio) of 0.75 which complies with the maximum density of 0.75 FSR in the proposed RT-2 Zone. iii) Off-Street Parking and Loading Bylaw: The Maple Ridge Off-Street Parking and Loading Bylaw No. 4350 -1990 requires that triplexes, fourplexes and courtyard residential developments are to provide two off-street parking spaces per dwelling unit. The proposed courtyard meets these requirements by providing a total of ten parking spaces, two spaces per unit and three visitor parking spaces. Bicycle parking can be accommodated in the accessory detached garage for each unit. iv) Proposed Variances: A Development Variance Permit application has been received for this project and involves the following relaxations (see Appendix D): 2019-091-RZ • To reduce the Front Lot Line setback from 6.0 metres (19.68 feet) to 4.5 metres (14.76 feet) (216 Street); Page 4 of 6 • To reduce the Rear Lot Line setback from 7 .5 metres (24.60 feet) to 3.43 metres (11.25 feet) (Lane); • To increase the allowable Building Height from 8.0 metres (26.25 feet) to 9.41 metres (30.87 feet); and • To relax the road standard on River Road from 20.0 metres (65.62 feet) to 18.0 metres (59.06 feet). The requested variances to the RT-2 zone will be the subject of a future Council report. v) Development Permits: Pursuant to Section 8.7 of the OCP, a Multi-Family: Ground Orientated Residential Infill Development Permit application is required to ensure the current proposal enhances existing neighbourhoods with compatible housing styles that meet diverse needs, and minimize potential conflicts with neighbouring land uses. The application is subject to the Ground-Oriented Residential Infill Development Permit Area Guidelines which were adopted into the OCP on November 24, 2020. These guidelines provide applicants with information and examples of design principles for triplex, fourplex, and courtyard housing that align with the vision of the Official Community Plan. Accordingly, prior to final zoning approval, the Development Permit must be reviewed and approved. An application for the Development Permit has been received. Adherence of this project to the guidelines will be the subject of a future report to Council. A security for the landscaping will be taken as a condition of the issuance of the Development Permit to ensure that the Development Permit Area guidelines are met. vi) Advisory Design Panel: The application was reviewed by the Advisory Design Panel at the October 24, 2022 meeting and their comments and the applicant's response can be seen in Appendix G. A detailed description of the form and character of the project will be included in a future Development Permit report to Council. 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. 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. 6. Interdepartmental Implications: i) Engineering Department: The Engineering Department has indicated that the following servicing upgrades will be required through the Rezoning Servicing Agreement: 2019-091-RZ Page 5 of 6 • 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. • Frontage upgrades to the applicable road standard. 7. School District No. 42 Comments: Pursuant to Section 4 76 of the Local Government Act, consultation with School District No. 42 is required at the time of preparing or amending the OCP. A referral was sent to School District No. 42 and they provided a reponse on July 14, 2021, which is attached to this report as Appendix H. CONCLUSION: It is recommended that second reading be given to Zone Amending Bylaw No. 7541-2019, and that application 2019-091-RZ be forwarded to Public Hearing. "Original Signed by Charles R. Goddard" for Prepared by: Rene Tardif Planner 1 "Original Signed by Christine Carter" 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. 7541-2019 Appendix D -Site Plan Appendix E -Building Elevation Plans Appendix F -Landscape Plan Appendix G -ADP Design Comments Appendix H -School District 42 Response 2019-091-RZ "Original Signed by Charles R. Goddard" Reviewed by: Charles R. Goddard, BA, MA Director of Planning "Original Signed by Scott Hartman" Concurrence: Scott Hartman Chief Administrative Officer Page 6 of 6 (j ) 0 ru ro N (J 1 0 0 zf : > I II I I I I r (D I I cc (D s ;o r 3" m 0 (J ) :: : I ~ - <" Il l C. C. s ro C. ;: , ; - cc Q ~ CD ~ CD -= ; - DJ ;o Q S" 8, () 3 ~ CD <" ;o ;o :J CD CD () <" ~ ci l en ro CD ~ Qo < CD s· r ~- ;: , ; - CD DJ ;: , ; - CD en 0 "' T l ► r= -I m m . . .. 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I ~1 \ ~1 HO L L Y ST . ~I ~I .. . . .. . . ~ " .. . . 0) Cl ) Cl ) .. . . 0) Cl ) Ol 0) ~ 21 6 2 6 21 6 4 0 · 21 6 4 6 I 21 6 7 4 2 16 9 2 1 21 4 8 4 I \ 21 4 9 8 \ ; \2 1 5 1 3 [' l 1 ~1 \ \2 1 5 2 5 21 5 2 4 \ \ 21 5 3 7 ~1 21 5 3 8 I ~ ii ~I ~1 ~I 21 5 6 4 i c. , 0) 21 5 8 8 .. . . 8 ~ c. , ~ lh ·1~ I~ I~ ,~ I ~ I I rn • I 21 6 2 3 ~. .. . . . . . . . . -. i 21 6 3 7 I ~ " " ~~ I\ ) .. . . I . 0 0) 21 6 4 9 I I I ' i- - - - - - , - - - - - - - - - - - - 21 7 1 5 / 1 9 )> -0 '1 J m z OJ X )> N Scale: 1 :2,500 APPENDIX B 21585 RIVER ROAD PIO 008-497-982 Fl LE: 2019-091-RZ DATE: Mar 18, 2019 PLANNING DEPARTMENT ~ r.•· •• mapleridge.ca BY: PC CITY OF MAPLE RIDGE BYLAW NO. 7541-2019 APPENDIXC A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 7600-2019 as amended WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600-2019 as amended; NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1. This Bylaw may be cited as 11Maple Ridge Zone Amending Bylaw No. 7541-2019.11 2. That parcel or tract of land and premises known and described as: Lot 27 4 District Lot 24 7 Group 1 New Westminster District Plan 38052 and outlined in heavy black line on Map No. 1795 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RT-2 (Ground-Oriented Residential Infill). 3. Maple Ridge Zoning Bylaw No. 7600-2019 as amended and Map 11A1' attached thereto are hereby amended accordingly. READ a first time the 28th day of May, 2019. 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 RW43450 --.__[' co l{) ~ 157 N 50' of 3 p35 ·29 11736 11748 N C') P31651 C') 0 ..... 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I= = = F I"; I= = I= = i=b = I= ~ = = = = == F = ~ = = = I =b I= = I= 7 = == =F == = == = ,! = = = F~ = FF I= = = I ~ g ·< I ~ I ii ~ i ! ij ~ i ~ 3 ~ ~ ?. ~ jj. < ~ u C, < g J ! ! : = j ;1 = -:!-½ = 2o;; ~ = = ~11 = I= I= F: I= = ~ 7r I= = T = I= 'n = I= == lf = " ~ = = I= I= = b = = ~ 1=1= I= = I= = = = = I= ~~ ~ LJ ~ - \1'4S,I" n, _. l::::::l 1-11 ""Flli"=-l~l-J U--J7.JL...HI~'. !:: ~ l::::t 1::::::1 = -f1=l=l--f7=!=I H--f l r 'L.f = : r Fl=l'l Fl= fill=tj'. ii:l ~ ~ "' 0 i "'1= l I-[Sl -.::I' C) ~ l 'i' ' . . h ,iHH H,ii Ii :JS '380!~ 3ld\iW 'O'Q'O~ ~3AI~ sasiz ?~ !!ilH i~i~I i:i 0 rdi,~,, d,!. f' lil•1Pi H:gj ~ iM~iJh nj,I H "'112 l t "'S > ~ i ~ 'B HUhiH~ t1iH h =~ •M]• l•• •ti•' ii --c • 3SnOH OH'1 Arn no~ mhmH hUh id ~ I= 1--= 1=~·1. = = = == ~~ ,_-t- !: !: !: I= I= = = "I= = = I= l=F ~ = ., ... ;= = i: i: = " I=,= 1=1= 1=1= I= I= I= " = l=[Z I', ~ !: I= = = 11=: = = = = = --t= I= == !: !: I= I= I= l=,= = " I= " ~ o= 1--IS o= 1=1= F 1==1--I=: = I= I= = = I= l= I= F o= F I= F I= I= F I= I=~ = I= I= = = I= =~ I== = I= = I= I= !: = = I= F= l=1= F l= I=: 1=1= =1= l's 1=1= "= == I=,= = J I= ... , .. == ~ I= I= = = == I= = I= Fl= F= I= I= = = I;' I= I= I= I= !: o= I= F I-I= I= = F I= = = ' = o= :: !: == 1=1: I=: = '°F = I= = F 1-- F =1= " o= = I= = I= I= = = '= 1=1= F I= !: 1=1= I= := I= I= !: c I= 1=1= l=I= I= 1=1= = I I-I= I= = II F . 71 l II F I= I= II II " I = I= !: II I I= = I== == I== == !: "' !: F I= I= = I= = I= !: ,:" I= = I= I= I= "-= == " = " = = = = = = I= = F 1-- = = = I= = I-:= !: !: I= I= = = o= !: l= c l = = = u :::a w er: :::, t; w I- :i: u er: ~ ::; = !: I= = "'= ,, K1=:a ~ = ~ ~ I=,= = 1:t:ly F = = ;I= nr T TI T ~ T TI ~ :,: ! § I = = = == == == = " I= F F I= -1= ~ r1= ~ = 1--F = =1= I= == == o= = -l=I= F F }- t= J;;l" 11 IL a ~ -- a I ! ~ ~ ; s n ~ ; ~ ~ ~ ~ 3 • ~ 2 • I ~ "' ft • a ~ ii • ~; i ~ < ~ U Cl,< g l l ! l= H=:11' = -y = ;/ ~ TI = r-N .i .\I = !: II I= :nr o= =\, n I= I= I= == Fl= =1=1'\ F I= = = = I= F !: ==I-- 1-- = = 1--, t-- ~~~ c::iy d--"" - == I= =I,, <== I= I= == I= l=b = = Fl= == I= 61= == I= = Fl= == l=F "'"' F F I= b = ~I= b "' = ~== I== I= "' == c I= = fl-== l=i= = ;= = I= = \.-- == == I= II I~ == I= =F ; II )l=',d bl= I= I= l=!( I= I= )( IL - F I= F 1,.J;! Fi= == !:,: v-" ~ ~~ t:: tttH:Ptt~t!d"S~..r1ii:ri~»-~~t.i.+t:t~~rllf"'11:;;'(r111~ 11 a;:],11I1LLli_ir\ I= I= == F I = ·:1=1= == == =I= 71 " LO 0 C'oi <( ! 0 . ' . . ·EB ~ -1 - - - - + - = - l- - - :: ' . ' _ _ _ ~ = - - ~ :- - - 1 - ~ _ _ . , _ . . , . _ ~ - -~ --w . d L--~~~ ~- ~-- - . - . ~ - ~I I • •• 1 4. _ !: / ~ Q _ -~ -+ -f~ -. r · ~= -.. -- - - - I[) ~ : s [1 ~ - Q ,_, -, ·, -t ~ - ,, , UN I T 3 EA S T EL E V A T I O N • BU I L D I N G 2 St i l l c : 3 / 1 6 " = 1 ' . . 0 " SO U T H EL E V A T I O N Sc a l t : J/1 6 " = 1'-0 " (/ J I - ¾ ' ♦- BU IL DIN G 2 1r -~ - ~ /' ~ ~ ~ EL E V A T I O N KE Y N O T E 1, :: . . ~ ~ ~ ~ ~ ~ ~ ~ : ~ ~ C U I S 2. SO U D W O O D F A S C I A . . B M / H C - l E & K E U D - ' l L C H A R C O A L 3. DO U B l E R G L A Z E D V I N Y l V m m o w . B L A C X . A, PA I N T E 0 S O U 0 V / O O 0 C 0 R 8 E L B L \ / l 6 6 K E N D I J . I . . CH A R C O A L 5, PA INT E D S O U O W O O O m l l . t B l . 1 / H C -1 UK E N 0 1 ' 1 . L CH M C O N . 6. PA I N T I D H A R D I E S I O I N G , 1 " , B M I C C 5 1 8 E S C A R P M E N T 7. PA I M T E D B O A R D l B A m N . B I A / C C S l ! ESC A R P I . I E H T !, EX ' I E R J O R W A L L S C O N E U O H T , D, SO U O W O O D Fi\ S c t i \ . H C 1 c . 6 K E N O A L L C H M C O A L 10 . P A I N T E D F A W . l G U T T E R It P/ I I N T E D D O I J B L E G A R A G E O O O R . B I A / H C 0 1M C H E L S E A GR E Y I~. PA I H T E O H A A D I E S I D I N G , 7 " , B M I H C 1 n R E V E R E P E Y I T E R . 11 PAI N T E DE N T R Y OO O R . B l . 1 / 1 : 0 S N E W Y O R K S T A T E O F LU N D 1◄. PA I N T E O C E D A A S H 1 H G L E S .B M/ H C , l t i 9 0 < E L S E A G R E Y 15 . Gl A S S A N D A W I . I I N U M G U A R O R A I L . ◄r, Co p r , l , J i i i l D l l " " " • l h e f f l l C U 1 N 1 1 i . . 1 1 1 \ d C l ~ I I Ha n f l l l n l f f l l l n l c ; f w . W : . a t • • n c l 1 1 t d l-• ,a m ol n 1 M E > d u s 1 .. "" " " " 1 t o l . 1 1 AR C H I T E C l U R E I W C , ( J " t ' A ) a n C l r t l l t . . 1a p r o d u c . d \ o l l ' - l l h ., 1 a u W f 1 U ~ na : i 1 t M1 < 1 L~ I J' f l < . A l c l " ' l ) n a l l l l d 1 d • 1 H n l o r n u , l l c n ' r ' l " ' 1 1 D I . 0t l f l 1 1 . . t . . t , , , , , n o n 1 1 W . . . , d o a , " " " 1 t • .. •l o r 1 h o • •· uw , W I N 1 1 M 1 C l f t « I P 1 a J t c : t o ' 1a w u "" ' t i . , . . . , , , . . I W l l ' l t , e w p n • " • I I W t n ll l 1C o n t , a d o t 1 N I I W1 1 / y . n c t a , r u 1 K W K • t . l 1 I C f dl l i m 1 1 m l a m o n l i l 1 ■nr l l . ! u l ln l o t m N A 1 > l ■n f ~a - ~ l n : , m l / W I ¼~ l , W l n t , l n l l m n d , l , D n 1 l1 - a n 1 1 > a d a w m V I U . S . , r . p d , - i n o - 1 ' l b • .. . i , m . u a < 1 1 t 1 N A 1 a t , - a M1 p p ! I W 1 L l f l l t t . t l O .H A , ; b n o l . , . n 1 . C t / \ j l 1 1 " - d r a 4 ' W ' ! J ' - P , r . d ~ d 1t 1 o c . a l o . 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PA I N T E O H I \ R O I E S l O I N G 4 ".B l . t / C C 5 1 8 E S C A R PMEI T T 1D , SO U O V/ O O O FAS C I A . B M I H C - IM l < E N D A L L C H A R C O O 11 . PA l l l T E O C E O A R S H I N G L E S . B M I H C • l G ! C H E L S E A G R E Y 12 . DOU B L E G I . A Z E O V I N Y LP ATJ O S U DI N G D O O R . 1J . EX T E R I O R W / 1 1 . L S C O N E U G H T . 14 , 0 0 U B L E G L A Z E D PA T I O D O O R . 15 . P A I I T T E D S T E E L S E R V I C E O O O R . -- - -t - - . . < - 1' - + - - - -- -- - -- -= - - -- + - - - + - ' I < ~ . .. . <1 WE S T EL E V A T I O N · BU I L D I NG 2 ~ UN I T J '\ . . .: . . . . ~ -,- ., Q - ~ ,Q 1-t ~ Ca 1 1 , . l : J ' l l l a K M ! d . T l 1 1 1 d D a 1 m 1 1 R b a n t l ~ ll l - " l ' l l f t & l l \ l l r .. ll l c, . I M M C e •• • .. . . . t . i t .. ¼t ~ n: I I I M l l , . c , : d , . n l . . , i , , a p c , n y r , 1 , / ' f AA C H I T E C l U R l : I W C . 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T AP L ~ O A L\I A H I Z f O O R ! . T A l l ll. . E Z S T E E l 1011 n w n • t0 0 m m T1 M l l f R . FA! : T E l l f O Y , f f i i ,OO n v n ~ t. Y . ! ~ .. ~ - :i . •.: - ; 1 . . . 1 , . · r . 11 , ,r - : , I i .: . . > J' . 1; 1 . ., ,• -- • ·• .; r • • - .- ~- : - n .t . . - (. l r : ' •; • .. , : .. 1 -~T H ' ' • • L ,\ -• •- : } " ' , -. . l ff r • - - - ~- . • , _;, , , , ~ KP . . P . ~ n n i n g 't OW O l r. ' . 1 1 : 3 nE 4 , : ; u E O F O R A 0 ' -- - - - -- - C 01 1 1 : t n l l : l i: C U l ! O , O I I C O O I I O I M A T I C U - -- ·- - - - - - - , 31 / 0 l f . l 0 1 2 i= . a . J t o, 0 1 1 1 1 £ \ 1 \ C W -- - - -- - 4 10. . '0 lr . o : : t : ! U:U ED FOR ! i lTE P L , \ U R E V l : 1 1 :: >H ~ -- - - - ~ - - - 1l l / l u : 0 : I l: l ! : U l ! D f D I I A D , - - - -- - - -- - -:- II J I I U l O l 1 ~ co, 0 1 1 , E R . 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I E T E l l S U N l t s S Ol M E R W l S E N O T E O . ~ C O N V E R SIO U S F I I . O M TH E N C I J U , , I A L S I Z E O f T H E U E U I I E J f S H A S I E E H US E D . ~~ ; · ~ ': ,· :; >~ . ._ _ . ·/ ->~ : ,- ' 1, EX . t . W N E S I T l A N D C O N F I R M E X l m . l G S I T E ~ D m O N S B E F O R E O U J O I N O . 2. C O N F I R M A L L M E A $ U I I E U E N T S O N S I T E . O O N O T S C A L E O R A V - W G S . 3. CO N F I I I U E X l ~ Q A N O P I I O P O ! . E D G R A D E S P R I O R T O I I E G I N N I N O C O N S T I I U C T l O N W O R I C S . ~. CO N F I R M I A l » l C I P A t . R E C U I R E M f N T . S F O R I I U l l D N O P E R t l T J S , S E T 8 A C I C S , I I U I L D I N O C O O E \ \ O R K S , A U D O l l i E R I I Y - I . A W RE O U I R E M E > r l ' ! i , O I I T A l t J R E O U I R E O P E R l , l r t s P R l O R T O B E O I N N I N O C O N ! r m U C T l O N W O R l l : S . IL PR C 7 T £ C T , , '1 0 U O ,U~ G E A L L E X l ~ G S ' T I I U C l \ J R E S , T A E E ! l , S \ J R F A C B . S r r E F U R M l ~ D l G S , V N D E I I G R O . l l l D SE I M C U AN D O T l 1 E R E X I S T I N G E L 0 1 0 0 S l t t A T E r r H E I I R E W J N O N ! . T J E , A I I E P A I I T O f l H ! S t 1 1 : A C C ! S S O R A I I E A O J A C W T T O TH E S I T E . P E R F O R M R E P A I R A N D U A K E G O O O W O R K S F O l t A U V D . W o \ C E l H A T I S C A U S E O I I Y T H E C C H T R A C T O R ' S W O R K AT T H E C O N T A A C T O l r S C W , , t . 1 0 : P E t l S E . 7. U N L E S : O : O T H E R W I S E S P E C I F l E D , C O N m A C T O R S H A L L C U A I I A N T ! E A l L \ W R C A U O / . l A T f R I A L : I F O R A P E R l : ) O O l ' " N O T l£ S : O : T H A N O U E { 1 ) V ! A R , C O I T I I A C T O I I S H A U . . l t / S P E C T T H E L A U O S C A P E O N A R E C U L A R ~ I S A N O R E P L A C E ~1 A T E R I A . U . l H A T A R E N P O O R C C H O f f i o t l \ ' m H I N T I M : l W l ! E l C S O F I N S P E C T I C > I O R N O T I F I C A T l O N , I. TH E C O t I T R A C T O R S H A L L M A I I I T A l N T I 1 E ! i l T E I N O O O O W O R K P I O O R O E R M J H A C L E A H A N O O R O E R E O A P P E A R A N C E . OU R I N O T I 1 ! P E R I O D O l ' " W O R K 5 . P E D E S T A I A N . P I . I B L I C A U D R O A O A R U . S A R E T O B E S W E P T A T 1 H E E N D O l ' " E A C H D . \ Y AN O K E P T F I I E E O l ' " D E a R I S . L A t / O S C A P E O E 8 1 t l S I S T 0 8 E D l S P O S E D O F F 5 1 1 1 : A . T L E ~ L A N O A P P R O V E D L O C . \ T 1 0 l S . 1. I R R l ~ T I Q / T O I I E P R C M D E O F O R A L L°S O FT W /O S C A P E A R E A S ' S H O N - I C J - 1 1 H E O I W \ 4 N G . U S I N G A H I G H E F F 1 C I E I I C Y IRR I O . \ T l O N S Y . s T ! . U . l. lR R l ~ T E O A I I E . U T O B E IN ! . T A L L E O A ! . A O E S I G I / IU I L D I R R I O A . T I O N ~M FO R T H E S 1 ' \ . 1 8 0 U T S PR C V l D E D , PII O V l O E SU B U I T T A L S O I ' " O! S I O t / T O C Q / S \ I L T A N T A T L ! A ! r r O I I E W E E K P R I O R T O I N ! . T A U A . T l Q I N I O A S - O U I L T DR A W I N G W I T H I H O N E M O t l T H O l ' " S U l m ' A N T " L P E R F O R t . W / C ~ l. T H E I R R I O A . T l c » / G Y S T E M O E G I G H A N D I N : . T A U . . / f f l O N S H A L L D f l > / A C C O R I W I C E V , 1 T H T H E I R A l O , J , T l O N I N D U S T R Y O ! ' II C S T N l l l A I I D S A N O C U I D E . I J N E S . 1. P L > J . I T 5 ~ L L I E N S T A L L £ 0 A ! . O I R E t ; T E O I I Y T H E O R A ' M N O . N O T V . A N D O E T A l l . a . 2. PL A N T U A T? R I A L S U D S T I T \ J T l O U S W I L LI / O T I I E AC C f l ' T E O V J I T H O U T P R I O R W R I T T E N A P P l t O V A L . l, A. L L Pl A N T J. I A T V I I A L SH A L L II E 1H O R O U I . H L Y W A T E R f D A N O SO A K f O AT ' T H E T I U E OF PL A H T l t / 0 . "· ~ P f l l T H E t . l U N I C I P A L D E T A l l l f R E a . n n e o . 5, A l l \ . A N D S C A P E U A T E R I A L l S T O C O M P L Y M r t t T H ! C A N A D I . \ N \ . A N O S C A P E : . T A N l l A R D , O. S 0 1 t N / A t . ~ I S F O I I P R O P O S E D O R O W ! U G L I E l l l U M S I S T O I E P R O I / I D E D T O \ . A N D S C A . P E A R O U T E C T P R I O R T O NS T A U A T I O N . 7. AL L P L A N l l ' I O I I E O ! . T O l l l ! F N l S H E D W I T H 7 5 t r m O F I A R K W L C H . J l : E f f R T O P L A t m t t a D E T A I U . F O I I N ! . T A U A T I O U AR O U U D PL. A t I T M A . T E J l : I A L 8. P l A . N T W . T E R I A L S l l P E C I F l f O , o R T H I S P R O J l ! C T W I L L C O N F O A U T O T H E C A N A O I A N ! . » I D S C A P l ! S T A N 0 - . 1 1 0 . A N o UU t . l l C 1 P A L l » I D S C A P E ! r r A N D A I I D F O l l S t Z E . V A l l l E 1 Y A N D C O N D m O N A : . I N D I C A T l ! O O N l H E P l A . N T U S T : : H Q W , I O N T H I S DR A W l t J O . A H Y P L A t I T O I S P L A Y 1 l l G P O O R G R O M l 1 H A e l T S , I N J U l l Y O R D I S E A S E W I L L I I E R E J E C T E O , A I N P U . N T T H A T l ! o Jl : V E C T E 0 \ \ 1 t L 8 E R E M O V f O f R O M l l 1 E ! . r t l : A N D R E P L A C E O W I T H A P I . A N T O l ' " A C C E P T A B L E O O A L r T Y A T I I O A D O r n O N A L CO S T T O T H f O M / E R . 1. 1 1 : E M O V E D E A D O R O A I M . G E D I I W J C H E ! . . A U P R U N I N G ! . H , t , L L e E P E I I F O R M E D I I / A C C O R D A N C E W I T H S T N I O A I I D HO J l : T I C U L T U I I . A L P R A C T I C E ! i N I D I N T E R I I A l l O N A L S O C : I E T Y A R 8 0 R l ! . T S ( l . S A . 1 S P E C V I C A T I C f l ! . \ \ f T H A P P R O P R I A T E Ti l . ! I N O F O R E A C H S P E C I E S . 10 . P R ~ E A O t l E Y E A R W A I U t A H l Y f O I I T H E P L A > I T W . t t l l l A L . T H E C O U T R A C T O R ~ L L D E R E S P O N S l l L E F O R A U •W N T E N A N C E R E O J I R E D T O K E f l " ' T H E P I . N l T S I N A H E A l l K Y C O H D I T I O N D U I I I N O ' T H E W A A R A N T Y P E R I O D U t . l U : S S OT H E R \ \ 1 S E A G R E E O U P c » l . A N O F O R R E P L A C E M E N T O , P l A N T W . T E R I A U 1 T > 1 A T A I I E D E A D O A I N P 0 0 I I C C N O m o u OU R N G ' T H E W A R R A N T Y P E R I O D A T ' T H E C O N T R A C T O A ' S O A N D: P E ) I S E . W J N T D I N I C E t J C W O U ll U T l S U O T U ~ t r n : D T O : 10 •1!: ~ ~ ~~ d . i . ~ : ' : t ; Q a ba : = : ; 1 : ; : ' ~ : 1 1 , " ; : ~ ~ n a ~ : i ~ ~ ~ : : : ! : t , 11 1 :, ~ ~ r u ; ~ ~ ~ : : , ~ : ~ ~ ! ~ F ! ~ ! : 1 : d1 J n ~: ~ ~ ~ ~ : : ~ • ~ ~ : ~~ : ~ : . ~ r ~ ; i ! ~ n l ~ : 1 1 ~ ~ ~ ~ : ~ 1 1 1 , Th t mt cf l h f l l < C r k $1 1 d b t d1 d l l c l t d fl o m ll l t to l l ! Cc n l n d 1. S O D D E O A R E A S A ! . S H O M . I O N T H E P I . J J . I T 1 J . I G P L A t l A R E T O I E C E J l : l l ' 1 E O C A N A 0 A I - I 0 . 1 C U L T I V A T f O ' T \ J R , s o o , W I T H :. n t O U O F I B R O U S R O O T G Y S T E M , ' T H I C K A N D H E A W O R O W ' T H C C H F O l l : • ' l l r t a T O R E O U I R E M O O S O l ' T H E C A I I A D W I \. A N D ~ f S T A N D A R O , A N D O F ' T H E F O L L O M U G L U X O I I A P P R C W E O E a . J A L : .t O ' l l , 8L E N D C F i l ) V A I U E l l E S O F K E H T \ J C ( Y B W E O I I A S S .t 0 ' . 1 1 . C R E E J O I N G R E O l ' E : l C U E lO ' I . P E l l B l t l " ' L I I Y E O I I A S S US E L A T E ! . T A P P R t > J E D C U L T h ' A R S O F C A A S ! . N P R O V I N C E AR E A S T O I I E S O D D E O : . H A U. . H, t , V E A W W J U U M 1 ~ L U . I T O P S C I L I I A S E . l. L O O S E N S O f L S U R l ' A C E l ' R I O O T O S O O O I U G . f U L l 8 1 A T f 8 U M l ' , A N D H O U . . 0 N S . R O l 1 L J Q f f i . Y \ ' . H E R E V E l l l O l ' S O I L l S EX C E S S I V E L Y L O O S ~ l. P R I O R T O ~ D I N Q , O I I T A I N A . P P R O V A L l H A T f l U I S W E O O l t A D f N J D D E n H O l ' T O l ' S O I L A R E S A T l ! . l ' A C T O I I Y . ,t . O E U V E J l : S O O T O S I T E W I T H I I J 2 • H O J R S O l ' " 8 E 1 N G U I T T O A U O V . Y v . T T H 1 U J 8 H O U R S O F I I E l t / O U I T T O . DU R I N O O R Y Vw l A ' T H E R P R O T E C T S O O F R O I . I D R ' l ' l > J G . A N D W A T E R S O D A S t . l E C E S S A l l : Y T O E N S U R E I T ! I W A U T Y A I / O P R E V E N T T H E LO S S O f S O L I N H A N D L I N O . O R Y S O D W I U . . D E R f J E C T E D , 5. LA Y S O O OU R I I I G OA O M N G S E A S O N . LA Y SO D IN RO N ! . . PE R P O I D I C I J L A R TO SL C PE , A I I D 1/ l l ' T H J O N T S ST A G G E R E D . ll l / T T S E C T 1 0 t / S C L 0 5 E L Y V , 1 ' J H O J T O V E R l A l ' l ' I N O O R L E A V I N O G t . P $ 0 E l W E E N S f C T 1 C N S . C U T O U T I R R E O U L A R O R 'T H I N S E C T I O N S W I T H S H A R P I L t P l f l . l E N T S . G. W A T E R S O D [ L U , 1 E D I A T E L Y A I T T R L A ' l ' l > J O T 0 0 8 T A I N M O I S 1 \ J R E P E N I T R A T I C W 1 N T O T O P 1 ~ 1 . 1 L I O F TOP S O I L . •W N T A I N S O O O E O A I I E A S P R O t . l ! . T A f t T O l ' I N ! . T A U A T l C N UI T T l t f f i A I . A C C E P ' T A U C E . ~ lt 1 ~ I ~ f ~ ~ ~ ; , ; : : : : : . " : · 10 0 .. . . . co 1 , 1 p . - . c T E 0 . s o 1 L M O U I J O '4 1 " . . 0 M I X W l ' l ' L I E O M E O I U Y . l . l ' . X I S T I U C S O I L . GO D . O E P T H . t ! l O " " " U I N l l , I U L I J I A L L t . H R U I P I . A M T N O I I E O ~ SH R U B AN D PE R E N N I A L P~ N T I N G DE T A I L SU J C l E i m t . \ l G H T L E A O £ A R E O U t R m - 00 N o T C U T PR U U E l , J l ' f O . \ L V . C E D O R O l i : A D D R A U C H E G . 00 / I O T R E M O V l ' . L l A D E R : I 2• & 0 1 M 1 R O U N O P l l : : : U l l l i : T R E ' A . T E O G T A . K l i : C C £ T VE I I T I C A l L Y . t . F IR\ I L Y I I I T O U N O L ! . T U R H O C U l l ! : . O I L AU C N : . : T A J C E S P A I \ A l . l £ L W I T H A D J - . C E U T S J D E W . \ U C : I & . PA \ / B . 4 E l l :l . E : 1 1 . W l ' T H f l . l U I J D W W O S I H O P D J Q I A C [ : ; . ST A I C E S U O T T O O . U W : : C O R P D I E T I I A T I R O O T I L . \ U . . . s. t l m m l . ' . 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J. r : , : : - - - - c N C L E . £ T R A > C H T L C A D t : : R J l : E O U l l l f D • O O U O T C U T DE C I D U O U S TR _ E E /' " " " ' . . . , . , ' ' " ~ " " ' " " " ' " " " " ' · ✓ OO N O T R E M O V E U ! . A D :11 :! • & C I I M I I I O U N 0 l ' R E 3 S U R E T R E A T E D S T A K E S S E T VE I I T I C A U . Y l . f l R M L Y I H T O UN D l !. TU h b l! D : O U 8 : . 0 lt. . AU c » I G T A K E : : P A f l A L U i L W I T H A Q J . \ C E U T t : I C ~ I . ]I T E O C E ~ l . ' M T H P R E V . \ I U N O W N O : : ~ c P D / : : P A C . ST A A U I J O T T O D A M A C E O l l : P E I / E ' l ' R A T E I I O O T I I A U . . &a . . . , , W I O E W O V D I N Y L O N I W l O rJO l t l F l C U I I E I PAT T £ R N .\ T T A C H E D T O \ ' . C O O t . T . \ I C E : O W / t ; H I N O l E . N . \ I L O R H t ' . A W OU T Y : I T A P L E O R A P P R D V m E O U A L r. ; . . . , , o E P T H O F b . A R l ( M U L O l TA P E I I A . T T O P C l ' I I O O T & A I . L : : O T R £ E D . 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O I L M O I M O 5- 0 ~ M I X S U P P U E O M E C l l J 1 , 1 1 , £ l l l : m u a c o 1 L ~ KP . .f~ n n i n g ·; DI L ' O t r . : o z . , RE - l ~ : U E O F O R A O P - ·- - -- ·-- · -• - - · - - • ,: . am : r . a n 1: : C I J E D F O R C O O l l : O I / J , \ T I O t l - -- - -- - -- · 1: . o u 2 C U ' I 1: : D . 1 ' 0 f Q I I R E V I E W CO U R T Y A R D HO U S E 21 5 8 5 RI V E R RO A D , MA P L E RI D G E , BC DE T A IL S L3 ;( . ; ;: - : ; :: ~: • •. ;- : : ; :, / : : : ~ lj :" ,. , .• ' February 19th, 2023 Re: Advisory Design Panel comments Mr. Rene Tardif Planner, Planning Department City of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X 6A9 Dear Mr. Tardif APPENDIX G JV ARCHITECTURE INC. 2nd Floor, 8661 201 St. Langley BC V2Y 0G9 t: 604 493 2001 e: contact@JYarch.com www ,JYarcb com Jinyong Yum Principal Architect AIBC, LEED BD+C t: 604 493 2001 ext.700 e: jyum@JYarch.com The followings are our responses to the ADP's comments received November 8th, 2022 by the email from you: Architectural Comments: Define pathway from visitor parking stalls around amenity area and ensure clear access to all units -The concrete pavement of the outdoor off-street parking has been widened to provide access to the units around the amenity area. See attached revised site plan. Consider providing _Building 1 its own walkway to front entrance -The concrete pavement of the outdoor off-street parking has been widened to provide access to the building 1. Landscape Comments: Provide hard surface walkway front at least Building 1 and Building 3 walkway to center covered seating area -Concrete unit pavers are provided from the front of building #1 & #3 to the centre of amenity area. Bench in front of Building 1 is blocking walkway, recommend relocating to elsewhere in amenity -The bench is removed. Existing tree on top left corner appears to have encroachment from Building and Driveway, ensure arborist is involved for work in that corner -The proposed building is outside of the critical root zone (3.5m). Arborist is to supervise the work around TPZ. Should you have any questions or require further clarification, feel free to contact me (604) 493-2001 at your convenience. Sincerely, JY Architecture Inc. Per: Jinyong Yum, Architect-AIBC, LEED BD+C Principal JV ARCHITECTURE INC. 2nd Floor, 8661 201 St. Langley BC V2Y 0G9 t: 604 493 200, e: contact@JYarch.com www ,JYarch com Jinyong Yum Principal Architect AIBC, LEED BD+C t: 604 493 200, ext. 700 e: jyum@JYarch.com July 14, 2021 City of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X 6A9 Attention: Rene Tardif Dear Ms. Tarqif: Re: File: 2019-09 l~RZ APPENDIX H & Scliool District 42 Maple Ridge & Pitt Meadows Leaming Today, Leading Tomorrow Legal: Location: Lot: 274, D.L.: 247, Plan: NWP38052 21585 River Road From: RS-1 (Single Detached Residential) To: RT-2 (Ground-Oriented Residential Infill) The proposed application would affect the student population for the catchment areas currently served by Maple Ridge Elementary and Westview Secondary School. Maple Ridge Elementary has an operating capacity of 4 71 students. For the 2020-21 school year the student enrolment at Maple Ridge Elementary was 426 students (90.5% utilization) including 136 students from out of catchment and 121 French Immersion students. Westview Secondary School has an operating capacity of 1200 students. For the 2020-21 school year the student enrolment at Westview Secondary School was 651 students (54.2% utilization) including 115 students from out of catchment. Sincerely, ·a Coughlan Secretary Treasurer The Board of Education of School District No. 42 (Maple Ridge -Pitt Meadows) cc.· Rick Delorme Shannon Derinzy Jovo Bikic School District No. 42 I Maple Ridge -Pitt Meadows 22225 Brown Avenue Maple Ridge, BC V2X 8N6 Phone: 604.463.4200 I Fax: 604.463.4181 March 6, 2023 City of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X 6A9 Attention: Rene Tardif Dear Ms. Tardif: Re: File: Legal: Location: From: To: 2019-091-RZ Lot: 274, D.L.: 247, Plan: NWP38052 21585 River Road RS-1 (One Family Urban Residential) RT-2 (Ground-Oriented Residential Infill) Sc istrict Maple Ridge Bl Pitt Meadows Learning Today, Leading Tomorrow The proposed application would affect the student population for the catchment areas currently served by Maple Ridge Elementary and Westview Secondary School. Maple Ridge Elementary has an operating capacity of 4 71 students. For the 2022-23 school year the student enrolment at Maple Ridge Elementary is 453 students (96% utilization) including 149 students from out of catchment and 149 French Immersion students. Westview Secondary School has an operating capacity of 1200 students. For the 2022-23 school year the student enrolment at Westview Secondary School is 722 students (60% utilization) including 129 students from out of catchment. Sincerely, Fl~ghlan Secretary Treasurer The Board of Education of School District No. 42 (Maple Ridge -Pitt Meadows) cc: Louie Girotto, Director, Facilities Maryam Fallahi, Manager, Facilities Planning David Vandergugten, Assistant Superintendent School District No. 42 I Maple Ridge -Pitt Meadows 22225 Brown Avenue Maple Ridge, BC V2X 8N6 Phone: 604.463.4200 I Fax: 604.463.4181