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Home My WebLink About2023-07-18 Public Hearing Agenda and Reports.pdf Page 1 of 3 CITY OF MAPLE RIDGE 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 (q̓ic̓әy̓) First Nation and the Kwantlen (qʼʷa:n̓ƛʼәn̓) First Nation. 2) BUSINESS 2.1 Application 2023-059-RZ 28304 96 Avenue Lot 10 District Lot 439 Group 1 New Westminster District Plan 46269 The subject application is to permit the rezoning to allow the change of use of the existing building from a Place of Worship (Church) to a single-family dwelling. a) Maple Ridge Zone Amending Bylaw No. 7925-2023 First Reading: June 13, 2023 Second Reading: June 13, 2023 Purpose: To permit the rezoning to allow the change of use of the existing building from a Place of Worship (Church) to a single-family dwelling. PUBLIC HEARING AGENDA July 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://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, July 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 also posted on the City’s Website at: https://mapleridge.primegov.com/public/portal City of Maple Ridge Public Hearing Agenda July 18, 2023 Page 2 of 3 2.2 Application 2017-002-RZ 24487 112 Avenue Lot C Section 15 Township 12 New Westminster District Plan 23217 The subject application is to permit the rezoning to allow a future subdivision of the southern portion of the site to 24 RS-1b zoned lots. a) Maple Ridge Zone Amending Bylaw No. 7943-2023 First Reading: June 27, 2023 Second Reading: June 27, 2023 Purpose: To rezone the subject property from RS-3 (Single Detached Rural Residential) to RS-1b (Single Detached (Medium Density) Residential) utilizing the Albion Density Bonus to permit R-1 (Single Detached (Low Density Urban Residential) sized lots with minimum lot areas of 371m2. b) Maple Ridge Official Community Plan Amending Bylaw No. 7944-2023 First Reading: June 27, 2023 Second Reading: June 27, 2023 Purpose: To expand the boundaries of the area that is designated Conservation. 2.3 Application 2020-369-RZ 12478 223 Street Lot 36 District Lot 400 Group 1 New Westminster District Plan 31494 The subject application is to permit the rezoning to allow a future subdivision of two lots. a) Maple Ridge Zone Amending Bylaw No. 7684-2020 First Reading: December 8, 2020 Second Reading: June 27, 2023 Purpose: To rezone the subject property from RS-3 (Single Detached (Medium Density) Residential) to RS-1b (Single Detached (Medium Density) Residential). 2.4 Application 2021-411-RZ 12392 Gray Street Lot 247 Except: Part Road By Plan LMP19541 District Lot 396 Group 1 New Westminster District Plan 44654 The subject application is to permit the rezoning to allow a future subdivision of two lots. a) Maple Ridge Zone Amending Bylaw No. 7845-2022 First Reading: April 26, 2022 Second Reading: June 27, 2023 Purpose: To rezone the subject property from RS-1 (Single Detached Residential) to R-1 (Single Detached (Low Density) Urban Residential). City of Maple Ridge Public Hearing Agenda July 18, 2023 Page 3 of 3 2.5 Application 2020-237-RZ 11070 Lockwood Street, 24984, 25024 and 25038 112 Avenue Parcel “A” (Explanatory Plan 16432) Lot 4 Section 11 Township 12 New Westminster District Plan 1363; Lot 28 Section 11 Township 12 New Westminster District Plan 34098; Lot 29 Section 11 Township 12 New Westminster District Plan 34098; and Lot 4 Except: Firstly: Parcel “A” (Explanatory Plan 16432) and Secondly: Part Dedicated as Road on Plan 29924 Section 11 Township 12 New Westminster District Plan 1363 The subject application is to permit the rezoning to allow 37 single-family lots and 102 townhouse units. a) Maple Ridge Zone Amending Bylaw No. 7844-2022 First Reading: May 24, 2022 Second Reading: July 4, 2023 Purpose: To rezone the subject property from RS-3 (Single Detached Rural Residential) to:  RM-1 (Low Density Townhouse Residential);  RS-1b (Single Detached (Medium Density) Urban Residential), utilizing the Albion Density Bonus to permit R-1 (Single Detached (Low Density Urban Residential) sized lots with minimum lot areas of 371m2 ; and  RS-2 (Single Detached Suburban Residential). b) Maple Ridge Official Community Plan Amending Bylaw No. 7942-2023 First Reading: July 4, 2023 Second Reading: July 4, 2023 Purpose: To expand the boundaries of the area that is designated Conservation. CITY OF MAPLE RIDGE NOTICE OF VIRTUAL ONLINE PUBLIC HEARING INCLUDING COUNCIL CHAMBERS TAKE NOTICE THAT A PUBLIC HEARING is scheduled for Tuesday, July 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, July 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 July 18, 2023, Public Hearing meeting, This Public Hearing is being held to consider the following bylaws: 2.1 Application 2023-059-RZ 28304 96 Avenue Lot 10 District Lot 439 Group 1 New Westminster District Plan 46269 The subject application is to permit the rezoning to allow the change of use of the existing building from a Place of Worship (Church) to a single-family dwelling. a) Maple Ridge Zone Amending Bylaw No. 7925-2023 First Reading: June 13, 2023 Second Reading: June 13, 2023 Purpose: To permit the rezoning to allow the change of use of the existing building from a Place of Worship (Church) to a single-family dwelling. 2.2 Application 2017-002-RZ 24487 112 Avenue Lot C Section 15 Township 12 New Westminster District Plan 23217 The subject application is to permit the rezoning to allow a future subdivision of the southern portion of the site to 24 RS-1b zoned lots. a) Maple Ridge Zone Amending Bylaw No. 7943-2023 First Reading: June 27, 2023 Second Reading: June 27, 2023 Purpose: To rezone the subject property from RS-3 (Single Detached Rural Residential) to RS-1b (Single Detached (Medium Density) Residential) utilizing the Albion Density Bonus to permit R-1 (Single Detached (Low Density Urban Residential) sized lots with minimum lot areas of 371m2. b) Maple Ridge Official Community Plan Amending Bylaw No. 7944-2023 First Reading: June 27, 2023 Second Reading: June 27, 2023 Purpose: To expand the boundaries of the area that is designated Conservation. Map No. 1079 Map No. 1080 2.3 Application 2020-369-RZ 12478 223 Street Lot 36 District Lot 400 Group 1 New Westminster District Plan 31494 The subject application is to permit the rezoning to allow a future subdivision of two lots. a) Maple Ridge Zone Amending Bylaw No. 7684-2020 First Reading: December 8, 2020 Second Reading: June 27, 2023 Purpose: To rezone the subject property from RS-3 (Single Detached (Medium Density) Residential) to RS-1b (Single Detached (Medium Density) Residential). 2.4 Application 2021-411-RZ 12392 Gray Street Lot 247 Except: Part Road By Plan LMP19541 District Lot 396 Group 1 New Westminster District Plan 44654 The subject application is to permit the rezoning to allow a future subdivision of two lots. a) Maple Ridge Zone Amending Bylaw No. 7845-2022 First Reading: April 26, 2022 Second Reading: June 27, 2023 Purpose: To rezone the subject property from RS-1 (Single Detached Residential) to R-1 (Single Detached (Low Density) Urban Residential). 2.5 Application 2020-237-RZ 11070 Lockwood Street, 24984, 25024 and 25038 112 Avenue Parcel “A” (Explanatory Plan 16432) Lot 4 Section 11 Township 12 New Westminster District Plan 1363; Lot 28 Section 11 Township 12 New Westminster District Plan 34098; Lot 29 Section 11 Township 12 New Westminster District Plan 34098; and Lot 4 Except: Firstly: Parcel “A” (Explanatory Plan 16432) and Secondly: Part Dedicated as Road on Plan 29924 Section 11 Township 12 New Westminster District Plan 1363 The subject application is to permit the rezoning to allow 37 single-family lots and 102 townhouse units. a) Maple Ridge Zone Amending Bylaw No. 7844-2022 First Reading: May 24, 2022 Second Reading: July 4, 2023 Purpose: To rezone the subject property from RS-3 (Single Detached Rural Residential) to:  RM-1 (Low Density Townhouse Residential);  RS-1b (Single Detached (Medium Density) Urban Residential), utilizing the Albion Density Bonus to permit R-1 (Single Detached (Low Density Urban Residential) sized lots with minimum lot areas of 371m2 ; and  RS-2 (Single Detached Suburban Residential). b) Maple Ridge Official Community Plan Amending Bylaw No. 7942-2023 First Reading: July 4, 2023 Second Reading: July 4, 2023 Purpose: To expand the boundaries of the area that is designated Conservation . Map No. 1077 Map No. 1078 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 July 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, July 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, July 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, July 18, 2023, (quoting file number). Dated this 5th day of July, 2023. Patrick Hlavac-Winsor Acting Corporate Officer DEVELOPMENT APPLICATION CHECKLIST FOR Fl LE 2023-059-RZ File Manager: Rosario Alvarado Official Community Plan or Zoning Bylaw Amendments: RECEIVED 1. A completed Application Form (Schedule "A" -Development Procedures Bylaw No. 5879-1999) 2. An application fee, payable to the City of Maple Ridge, in accordance with Development Application Fee Bylaw no. 5949-2001. 3. A Certificate of Title and Consent Form if the applicant is different from the owner shown on the Certificate of Title. 4. A legal survey of the property(ies) 5. Subdivision plan layout 6. Neighbourhood context plan 7. Lot grading plan 8. Landscape plan*+ 9. Preliminary architectural plans including site plan, building elevations, accessory off-street parking and general bylaw compliance reconciliation*+. * These items may not be required for single-family residential applications ~ D D D D D + These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01 Additional reports provided: NOT REQUIRED D D D 1·~·-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 Zone Amending Bylaw No. 7925-2023 28304 96 Avenue EXECUTIVE SUMMARY: MEETING DATE: June 6, 2023 FILE NO: 2023-059-RZ MEETING: C o W An application has been received for rezoning a portion of the subject property located at 28304 96 Avenue from RS-3 (Single Detached Rural Residential) and P-4 (Place of Worship) to RS-3 (Single Detached Rural Residential). The purpose of this application is to allow the change of use of the existing building from a place of worship (church) to a single-family dwelling. Given that no further development of the site beyond the change of use of the existing building is requested through this application, no requirement is applicable prior to final adoption of this rezoning application. Therefore, the Zone Amending Bylaw No. 7925-2023 may proceed to first and second readings concurrently, and be forwarded to Public Hearing, followed by third reading and final adoption. RECOMMENDATIONS: That Zone Amending Bylaw No. 7925-2023 be given first and second readings, and forwarded to Public Hearing; DISCUSSION: 1. Background Context: Applicant: Legal Description: OCP: Existing: Proposed: OCP Major Corridor: 2023-059-RZ MOHAMMAD AFROUSHE Lot 10 District Lot 439 Group 1 New Westminster District Plan 46269 Rural Residential Rural Residential No Page 1 of 4 Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Existing Use of Property; Proposed Use of Property: Site Area: Access: Servicing Requirement: 2. Background: RS-3 (Single Detached Rural Residential) & P-4 (Place of Worship) RS-3 (Single Detached Rural Residential) Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Single Detached Residential RS-3 (Single Detached Rural Residential) Rural Residential Vacant Lot RS-3 (Single Detached Rural Residential) Rural Residential Single Detached Residential RS-3 (Single Detached Rural Residential) Rural Residential Single Detached Residential RS-3 (Single Detached Rural Residential) Rural Residential Single Detached Residential and Place of Worship Single Detached Residential 0.32 hectares (0.80 acres) Entire Lot 96 Avenue Rural Standard The subject site is a split zoned lot, inlcuding the RS-3 and P-4 zones. The west portion of the site that is approximately 0.14 hectares (0.35 acres) in size and that contains the building is zoned P-4. The remainder of the site is zoned RS-3. The existing building operated as a church but has not been used as a Place of Worship or church for several years. In 2021, the applicant purchased the property as a single-family dwelling. Subsequently, he began renovation of the building without obtaining the required building permits. In the Fall of 2022, the City became aware of the renovations that were being done without the building permit. The Building Department attended the property and issued a stop work order until proper permits are obtained. It was during this process that the applicant was made aware that what he had purchased under the impression of being a single-family dwelling, was in fact a church. As such, rezoning of the property to allow the change of use from place of worship to single detached residential use became necessary to allow the use of the building for residential purposes. 3. Project Description: The subject site located at 28304 96 Avenue is a rectangular lot and is bounded by single-family residential properties to the north, east and west. To the south of the property is a vacant lot. The portion of the lot that the building is located on is relatively flat. There are some steep slopes at the rear of the property and some significant trees at the front and the rear of the property that would not be impacted by the rezoning application. The property is being accessed from 96 Avenue (see Appendices A and B). 2023-059-RZ Page 2 of 4 4. Planning Analysis: i} Official Community Plan: The OCP designates the entire subject property as Rural Residential. Under this designation, a rezoning of the P-4 zoned portion of the property to RS-3 to allow a single-family dwelling is supported. ii) Zoning Bylaw: This application is to rezone the west portion of the subject site from RS-3 and P-4 to RS-3 to allow the change of use of the existing building from a place of worship (church) to a single-family dwelling (see Appendix C). The eastern portion of the property will remain zoned RS-3. iii} Proposed Variances: A Development Variance Permit application is required for this project and involves the following relaxation (See Appendix D) • To reduce the west Interior Lot Line Setback form 1.50 m (4.9 ft.) to 1.38 m (4.5 ft.) The requested variance to the RS-3 zone will be subject of a future Council report. iv) Advisory Design Panel: A Form and Character Development Permit is not required for a single-family dwelling; therefore, this application does not need to be reviewed by the Advisory Design Panel. v} Development Information Meeting: A Development Information Meeting is not required for this application because no further development is proposed beyond what is existing on the site and the proposed change of use is in compliance with the OCP. 5. Interdepartmental Implications: i) Environmental Section: The Environmental section was consulted and there were no concerns identified for the rezoning of this property. ii} Engineering Department: The Engineering Department was consulted and there were no concerns identified for the rezoning of this property. iii) Building Department: The Building Department listed a number of issues that would be addressed through the building permit process but were of no concerns for the rezoning of this property. 2023-059-RZ Page 3 of 4 CONCLUSION: It is recommended that first and second reading be given to Zone Amending Bylaw 7925-2023, and that application be forwarded to Public Hearing. Afterwards, this proposal may proceed to third reading and then adoption given that no requirements should be fulfilled by the applicant before final adoption of the rezoning application. "Original Signed by Rosario Alvarado" Prepared by: Rosario Alvarado Planning Technician "Original Signed by Scott Hartman" Concurrence: Scott Hartman Chief Administrative Officer The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Ortho Map Appendix C -Zone Amending Bylaw No. 7925-2023 Appendix D -Site Plan Appendix E -OCP Map 2023-059-RZ "Original Signed by Charles R. Goddard" Reviewed by: Charles R. Goddard, BA, MA Director of Planning Page 4 of 4 N Scale: 1 :3,000 ~ Legend -stream -Existing Trails O> 0 "' ~ ~ 96AVE -Pending, Proposed, & Desired Trails -Major Rivers & Lakes ~ Active Applications (RZ/SD/DPNP) -Lake or Reservoir -River APPENDIX A 96 9671 96 96 .... "' ;::: ~ ~ ~ ~ ~ ~ i ~ 28304 96 AVENUE ACTIVE DEVELOPMENTS IN AREA FILE: 2023-059-RZ DATE: May 15, 2023 BY:AL Scale: 1 :2 ,500 . APPENDIX B 28304 96 AVENUE ORTHO FILE: 2023-059-RZ DATE: May 15, 2023 PLANNING DEPARTMENT ~.111• mapleridge.ca BY:AL CITY OF MAPLE RIDGE BYLAW NO. 7925-2023 A Bylaw to amend Schedule 'A' Zoning Map forming part of Zoning Bylaw No. 7600-2019 as amended APPENDIXC WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600-2019 as amended; NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7925-2023.1' 2. That parcel or tract of land and premises known and described as: Lot 10 District Lot 439 Group 1 New Westminster Land District Plan 46269 and outlined in heavy black line on Map No. 2009, a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS-3 (Single Detached Rural 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 day of READ a second time the day of PUBLIC HEARING held the day of READ a third time the day of , 20 ,20 ,20 , 20 APPROVED by the Ministry of Transportation and Infrastructure this day of , 20 ADOPTED the day of , 20 PRESIDING MEMBER CORPORATE OFFICER APPENDIX C 9678 9671 \ P 9646 ~ Rem2 t; (J) .i,.. - 9658 ~ P 9646 9648 ~ P6473 00 'Sf" -1 0 S 1/2 B 'Sf" 0. 1 \ 0) :;:i <") lO ~ "' 0) C, lO ~ ~ <") "' <") "' "' "' "' "' "' "' "' "' -"' P 85827 LMP 51949 -96 AVE. '<I-<o '<I-C, <") ;:i: ! C, <o P 10195 p, 269 ~ "' P 10195 ~ ~ "' ~ ~ K 9532 "' "' "' "' ~ "' "' A N 233' 1 Rem 1 0 Rem 2 (!) (".) -,,., -r-- 0. co P 60972 CJ) O_) 05 0. 12 13 '/ '/ "/ "/ // Rem 1 // "/ ----~ , ----/ / , ___ -=__:r / MAPLE RIDGE ZONE AMENDING Bylaw No. Map No . From: To: MAPLE RIDGE British Columbia 7925-2023 2009 P-4 Place of Worship RS-3 Single Detached Rural Residential 3 P 54720 "' 11 ti // // // /// / / :'\~~/ / ~~<o/ / ~/ / / / / P 41258 I I Rem9 I I I I I I I J ~ N SCALE 1 :2,500 CIVIC ADDRESS(ES): 28304 96 A venue, /",aple Rklg", BC P.W. 006-054-714 SCALE :!. : 250 ALL DISTANCES ARE W lfTPz"S Rem. 1 PLAN 10195 .12 PLAN 60972 LEGEND e DENOTES STAA!JARD RO.V POST FOllN!J 9 Pf'T DENOTES IJTAJTY POLE WITH TRANSFORHER (g' DENOTES TR££ AND CAN:JPY EXTENT X DENOTES GROUND ELEVATION (•) DENOTES £411: ELEVATKJN CERT/flED CORRECT DATED 1HS YID DAY w~ FEERw.RY, 2a23 _____ BCLS Amy Phip @ELEVATE LA/ID SURVEYN3 LTD. 2023 96 AVENUE iO PIJN 16269 j S:,te J'..rea = 321B.B Sq.m. j 45.72 Lot a.'7lsJsfcns ors d,:,r,;ed from Ftm .;5269 Elevalhns are 6ead,Uc (CWJ28 6VRD-2018 -N tf:TERSJ Datlved from CanfTo/ H~..nt BBH1374 localed an C/L of 96 AveJUe apposite diveway ta ;f2JJ.11i1 Elevulfa.~=~ Spat o!evaii:= a!.ong cu:b are taken in g,Jtior Tree rfumetera are loken at i•m above groda and are shc'ffl In em. .13 PLAN 60972 D 21:s PI= aces pr,:p!]!e,:!. ~ c:,d::zdm,L d~ a:>d ,=mt p!Ep-!lS~ end is far ~ excl!Eivl! use of o!Ir client ~ signatory or:copfs M n;sptmsb!lty or lkt,l.Jly for any damagas. fhat may be S!Jffered by o fhrd party as a resii.t of r,q:;rodlctfor,, lra:,srriJss!,;.q or allero/kJn to lh1s doa.tment ,d!k,uf: =nssit of fha s!gr,olory. E~c LAND SURVEYING Flfi 23-2181-SfTE 604-385-5571 ~ N Scale: 1 :3,000 ~ ~ "' ~ 96 AVE <o i ~ ~ "' a, ~ "' Legend APPENDIX E 9671 ..... I ~ .., ~ a, ~ ~ ... .., .., ~ a, N ~ SUBJECT PROPERTY 28304 96 AVENUE LAND USE 9700 9678 9658 9648 Rural Residential PLANNING DEPARTMENT ~. 111• mapleridge.ca FILE: 2023-059-RZ DATE: May 15, 2023 BY: AL "' a, "' 0 ... "' l·~IMa 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: Zone Amending Bylaw No. 7943-2023 and Official Community Plan Amending Bylaw No. 7944-2023 24487 112 Avenue EXECUTIVE SUMMARY: June 20, 2023 2017-002-RZ cow An application has been received to rezone the southern portion of the property located at 24487 112 Avenue from RS-3 (Single Detached Rural Residential) to RS-1b (Single Detached (Medium Density) Residential). The purpose of this rezoning is to permit the future subdivision of the southern portion of the site to 24 RS-1b-zoned lots, with a minimum lot area of 371.0 m2 (3,993.4 sq. ft.), and 14,205.0 m2 (152,901.4 sq. ft.) of the conservation area which will be dedicated to the City as part of this rezoning application. The northern portion of the site with an area of 17,722.0 m2 (190,758.0 sq. ft.) will remain as an RS-3-zoned lot (see Appendix E). Development of the northern portion of the site, including the dedication of the environmentally sensitive areas and the provision of roads and servicing, will be reviewed as part of a future rezoning/subdivision application, if the owner determines to proceed with development of this portion of the site. On June 20, 2017, Council granted first reading to the Zone Amending Bylaw No. 7310-2017 to allow the rezoning of the entire site, to create 25 RS-1b-zoned lots ·and six RS-id-zoned (Single Detached (Half Acre) Residential) lots. Since then, the applicant has revised the proposal to only develop the southern portion of the site, due to the environmental impacts of the proposed road crossings on watercourse and adjacent habitat within the northern portion. At a later time, the applicant may proceed with development of the northern portion of the site under a new rezoning/subdivision application to address the environmental and access requirements. The purpose of Zone Amending Bylaw No. 7310-2017 is to rezone the entire site to the RS-1b and RS- id zones under the previous Zoning Bylaw No. 3510-1985. Considering that the Zone Amending Bylaw No. 7310-2017, including the associated bylaw map should be amended to allow the revised proposal, it is recommended that the subject bylaw be rescinded in its entirety. The new Zone Amending Bylaw No. 7943-2023 is to rezone the southern portion of the site to RS-1b zone under the current Zoning Bylaw No. 7600-2019. The proposed development complies with the policies of the Official Community Plan (OCP). However, an amendment to the OCP is required to expand the boundaries of the area that is designated Conservation, under the OCP Amending Bylaw No. 7944-2023. The subject site is located within the Albion Area Plan and the Urban Area Boundary of the OCP. The applicant is requesting to use the Albion Area Density Bonus Amenity Contribution option to receive a density that is consistent with the R-1 (Single Detached (Low Density) Urban Residential) Zone. Under 2017-002-RZ Page 1 of 9 this option, a reduced parcel size of 371.0 m2 (3,993.4 sq. ft.) would be permitted in the RS-1b Zone1 in exchange for an amenity contribution of $3,100 for each lot, at the time of subdivision approval. In addition to the required fees for the density bonus, the proposed development is subject to the Community Amenity Contribution (CAC) Program (Council Policy 6.31). Under this Policy, the CAC rate for single-family developments that take advantage of the density bonus provisions of the Zoning Bylaw is $5,100 per single-family lot created. To proceed further with this application, additional information is required as outlined below. RECOMMENDATIONS: 1. That, in accordance with Section 4 75 of the Local Government Act, opportunity for early and on-going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 7944-2023 on the municipal website and requiring that the applicant host a Development Information Meeting (DIM), and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 2. That Zone Amending Bylaw No. 7310-2017 be rescinded; 3. That Official Community Plan Amending Bylaw No. 7944-2023 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 4. That it be confirmed that Official Community Plan Amending Bylaw No. 7944-2023 is consistent with the Capital Expenditure Plan and Waste Management Plan; 5. That Official Community Plan Amending Bylaw No. 7944-2023 be given first and second reading and be forwarded to Public Hearing; 6. That Zone Amending Bylaw No. 7943-2023 be given first and second reading, and be forwarded to Public Hearing; 7. That the following terms and conditions be met prior to final reading: i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii) Amendment to Official Community Plan Schedule "A", Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan, and Schedule "C" of the Official Community Plan; iii) Road dedication on 112 Avenue, as required; iv) Dedication of the conservation area, as required; v) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject site for the proposed development; vi) Registration of a Restrictive Covenant for Stormwater Management; 1 Under the Zoning Bylaw, the minimum lot area in the RS-1b zone is 557 .0 m2 (5,995.5 sq. ft.). 2017-002-RZ Page 2 of 9 vii) Removal of the existing building straddling on the eastern property line; viii) Notification and/or approval from the Department of Fisheries and Oceans, and the Ministry of Environment for the required in-stream works; 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 property. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site. x) That a voluntary contribution, in the amount of $127,500 ($5,100 per single-family lot created), 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 the density bonus amenity contribution, in the amount of $74,400 ($3,100 per single- family lot created utilizing the density bonus), be provided for the additional density utilized in accordance with the Albion Area Density Bonus Amenity Contribution option in the RS-1b zone of the Zoning Bylaw No. 7600-2019. 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: 2017-002-RZ Hub Engineering, Mike Kempter Lot C Section 15 Township 12 New Westminster District Plan 23217 Low/Medium Density Residential, Low Density Residential, Conservation Low/Medium Density Residential, Low Density Residential, Conservation Yes Albion Area Plan Yes RS-3 (Single Detached Rural Residential) RS-3 (Single Detached Rural Residential), RS-1b (Single Detached (Medium Density) Residential) Use: Single-family residential and agricultural Zone: RS-3 (Single Detached Rural Residential) Designation: Agricultural Use: Vacant and Signle family residential and agricultural Zone: RS-3 (Single Detached Rural Residential) Page 3 of 9 East: West: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing Requirement: Flood Plain: 2. Project Description: Designation: Conservation and Low/Medium Density Residential Use: Single-family residential and agricultural Zone: RS-3 (Single Detached Rural Residential) Designation: Low Density Residential, Conservation Use: Single-family residential and vacant Zone: RS-3 (Single Detached Rural Residential), R-1 (Single Detached (Low Density) Urban Residential), RS-1b (Single Detached (Medium Density) Residential) Designation: Low/Medium Density Residential, Conservation Vacant Single-family residential (southern portion of the site), vacant (northern portion of the site) 4.567 ha. (11.3 ac.) 112A, 1128, and 113 Urban Standard No The subject site is located to the north of 112 Avenue, at the north edge of the Albion Area Plan (see Appendix A). The site is adjacent to the lands within the Agricultural Land Reserve to the north, single- family residential to the west, and a vacant lot and the properties containing single-family residential and agricultural uses to the south and east (see Appendix B). The site is characterized by steep slopes and a watercourse (Dunlop Creek) which flows through the site and dissects it to the northern and southern sections. The site does not currently contain any improvement, with the exception of a building that is located on adjacent property to the east and is straddling the property line. The original proposal was to rezone the entire site to create 31 single-family residential lots by utilizing the Albion Area Density Bonus Amenity Contribution option. Environmental impacts of the proposed development, including road crossings, on Dunlop Creek and the adjacent habitat have been identified following the ground-truthing and environmental and geotechnical assessments of the site. Following these assessments, the applicant determined to proceed with development of the southern portion at this time, given the considerable environmental impacts of the proposed development that need to be addressed, and the need for the senior government agencies' approval for in-stream works, within the northern portion of the site. The revised proposal includes the rezoning and subdivision of the southern portion of the site to create 24 RS-1b-zoned single-family residential lots in accordance with the Albion Area Plan, and subject to the density bonus requirements of the Zoning Bylaw for Albion Area. Under the proposed subdivision plan, the zoning of the northern portion of the site, with a lot area of 17,722.0 m2 (190,758.0 sq. ft.), will remain unchanged (RS-3 zone) at this time (see Appendix E). Development potential and the opportunity for the conservation of the environmentally sensitive area (Dunlop Creek) within the northern portion of the site will be reviewed as part of a future rezoning/subdivision application, if the applicant determines to proceed with the development of the northern portion. 2017-002-RZ Page 4 of 9 3. Planning Analysis: i) Official Community Plan: The development site is located within the Albion Area Plan, and is currently designated Low Density Residential in the northern portion of the site, Low/Medium Density Residential in the southern portion, and Conservation along Dunlop Creek (see Appendix H). A 15-30 m (49.2-98.4 ft.) environmental setback from the top of the bank of Dunlop Creek has been identified in the southern portion of the site which shall be dedicated to the City for conservation purposes (see Appendix F). To maximize the protection of Dunlop Creek and the adjacent habitat, and maintain the health, diversity and integrity of this area, the required dedicated area exceeds the area designated Conservation in the OCP. This triggers amendments to the OCP and the Albion Area Plan to adjust the boundaries of the conservation area by re-designating portions of the site which are currently designated Low Density Residential and Low/Medium Density Residential to Conservation. The total dedicated conservation area within the southern portion of the site is estimated at around 14,205.0 m2 (152,901.4 sq. ft.) which includes 7,331.6 m2 (78,916.7 sq. ft.) increase in the designated Conservation area. The Low/Medium Density Residential designation in the southern portion of the site supports the proposed development under the RS-1b zone (see Appendix D). Under Policy 10-13 of the Albion Area Plan, density bonus option is permitted on lands that are located within the boundaries of the Albion Area Plan and Urban Area Boundary and are designated Low/Medium Density Residential. Policy 10- 14 stipulates that where the density bonus option is utilized in a single-family subdivision, the density bonus framework provisions in the Maple Ridge Zoning Bylaw apply to all lots that exceed the base density permitted in the zone, in addition to the city-wide CAC program. ii) Zoning Bylaw: The proposed application is to rezone the southern portion of the property located at 24487 112 Avenue from RS-3 (Single Detached Rural Residential) to RS-1b (Single Detached (Medium Density) Residential) to create 24 single-family lots (see Appendix C). The minimum lot area for the proposed RS-1b zone is 557.0 m2 (5,995.5 sq. ft.). However, given that the subject site is located within the Albion Area, the proposed single-family development may utilize the density bonus provisions to reduce lot area and increase lot yield, in exchange for financial contributions towards local amenities. With the density bonus provisions, the minimum lot area of 371.0 m2 (3,993.4 sq. ft.), minimum lot width of 12.0 m (39.4 ft.) (13.5 m (44.3 ft.) for corner lots), and minimum lot depth of 24.0 m (78.7 ft.) are permitted in the RS-1b zone. These requirements are consistent with the Zoning Bylaw requirements for the R-1 zone. The applicant is requesting to utilize the density bonus provisions in order to create a greater number of single-family lots. The funds received ($3,100 per created lot) will contribute to eligible amenities within the Albion Area Plan boundaries, including the construction and maintenance of parks, multi- use trails, or civic facilities/community gathering. The proposed lots meet the minimum lot area, lot width, and lot depth requirements of the R-1 zone. Properties that are reduced in size under the density bonus provisions will continue to reflect their original zone (i.e. RS-1b) in compliance with the land use designations of the Albion Area Plan, but with R-1 zone lot size and dimensions. 2017-002-RZ Page 5 of 9 iii) Off-Street Parking and Loading Bylaw: Under the Maple Ridge Off-Street Parking and Loading Bylaw, two off-street spaces are required for each single-family dwelling unit, one of which shall be provided with roughed-in infrastructure capable of providing Level 2 charging infrastructure. Visitor parking is not required for single-family dwelling units. iv) Proposed Variances: A development variance permit application has been received for the proposed development, proposing the following variance: Maple Ridge Subdivision and Development Servicing Bylaw 4800-1993 A development variance permit will be required to relax the requirement of the Maple Ridge Subdivision and Development Servicing Bylaw, to widen and construct 112 Avenue to a full Arterial Street standard, due to the existing topographical, geotechnical and environmental constraints. Any requested variance will be the subject of a future Council report. v) Development Permits: Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is required for all developments and building permits within 50.0 m (164.0 ft.) 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. Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required for all development and subdivision activity or building permits to ensure the preservation, protection, restoration and enhancement of the natural environment and for development that is protected from hazardous conditions. The Natural Features Development Permit shall apply to: • All areas designated Conservation on Schedule "B" or all areas within 50.0 m (164.0 ft.) of an area designated Conservation on Schedule "B", or on Figures 2, 3 and 4 in the Silver Valley Area Plan; • All lands with an average natural slope of greater than 15 %; or • All floodplain areas and forest lands identified on Natural Features Schedule "C". vi) Advisory Design Panel: A Form and Character Development Permit is not required for single-family residential development. As such, the application was not required to be reviewed by the Advisory Design Panel. vii) Development Information Meeting: A Development Information Meeting hosted by the applicant was held at Albion Community Centre on May 12, 2023. 14 people attended the meeting, eight of which have signed the sign-in sheet. The notification requirements for the Development Information Meeting include a mail-out, newspaper advertisements, and notice on the development signs that provides the contact information for the developer and information on the development. 2017-002-RZ Page 6 of 9 A summary of the main comments and discussions with the attendees at the Development Information Meeting was provided by the applicant and include the following main points (see Appendix G): • Proposed road layout (looped road instead of a cul-de-sac) will risk kids' safety who are playing on the road, or the front yard; • Lack of amenities in the area, and the impact of the additional residents on the existing amenities; • Loss of green space and natural habitat; • Increased traffic in the area; • Disruption and noise as a result of construction. The following are provided in response to the issues raised by the public: • The proposed road layout has been reviewed and approved by the City Engineering Department to provide access to the proposed lots, including an improved emergency vehicle access to the area. • The proposed development contributes to the Albion Area Density Bonus Amenity Contribution program for the construction and maintenance of amenities. • 14,205.0 m2 (152,901.4 sq. ft.) of conservation area will be dedicated to the City to protect the existing environmentally sensitive area and adjacent natural habitat. • There is a need to provide housing for the City's growing population, and this proposal is in line with the Albion Area Plan. Traffic will increase in any area as a result of further development and increased population. • Any noise during construction should adhere to the City's Noise Control Bylaw No. 5122- 1994. viii) Parkland Requirement: As there are more than two additional lots proposed to be created, the developer will be required to comply with the park dedication requirements of Section 510 of the Local Government Act prior to subdivision approval. For this project, 14,205.0 m2 (152,901.4 sq. ft.) of the dedicated conservation area will satisfy the park dedication requirement for the proposed development. The conservation area shall be dedicated to the City as a condition of final adoption. 4. Environmental Implications: The southern portion of the site, which is the subject of this development application, contains environmentally sensitive areas (i.e. watercourse and slopes greater than 15%). To protect these areas, staff have reviewed the environmental assessment, and restoration and enhancement plan with habitat balance, to identify the dedicated conservation areas. An Enhancement and Maintenance Agreement, including the cost estimates will be required to ensure the implementation of the proposed restoration and enhancement works. An arborist report is required in accordance with the Tree Protection and Management Bylaw No. 7133- 2015 to identify on-site significant trees (greater than 50.0 cm diameter and in good condition) which should be retained where possible. $1800 cash-in-lieu compensation will be required for each significant tree which will be removed from the site. An approximately 1.3 ha. (3.2 ac.) of developable area in the southern portion of the site will require the planting, retention or compensation of a minimum of 52 trees, in order to meet the City's tree canopy targets of 40 Permit Trees per hetare. 2017-002-RZ Page 7 of 9 Where this is not possible, a cash-in-lieu amount of $600 per tree will be required for planting trees elsewhere. A Tree Permit will be required for the removal, protection and/or compensation of trees. All Engineering servicing and building design shall be coordinated with the approved tree retention/protection, landscaping, and stormwater management plan. 5. Agricultural Impact: The subject site is adjacent to the lands within the Agricultural Land Reserve (ALR) to the north. It is recommended that any development in the northern portion of the site adheres to the Ministry of Agriculture's "Guide to Edge Planning". Considering that this application is for the development of the southern portion of the site which is not adjacent to the ALR, an agricultural impact assessment, 15.0 m (49.2 ft.) covenanted buffer from the agricultural lands, and adherence to the "Guide to Edge Planning" will not be required at this time. 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. A development variance permit is required to relax the Arterial Road standard for 112 Avenue. • Utility servicing as required to meet the design criteria of the Subdivision and Development Bylaw No. 4800-1993. The required works to provide services to the proposed lots will be required as part of the subdivision application. • Frontage upgrades of 112 Avenue to install a 3.0 m (9.8 ft.) multi-use path and the relocation/upgrade of the existing ditch to a bio swale on the north side of the road, as well as street lighting and street trees. Construction of the internal roads to the applicable road standards will be required as part of the subdivision application. i) Parks, Recreation and Culture Department: An existing horse trail is located along 112 Avenue. The frontage upgrade of 112 Avenue to construct a multi-use path on the north side of the road is required as a condition of this rezoning application. Further conversation and coordination between Parks, Recreation and Culture and Engineering Departments, as well as other community's interest groups will be warranted to ensure the proposed multi-use path will satisfy various users' needs. ii) Fire Department: Fire Department has no concern at this time. 6. School District No. 42 Comments: Pursuant to Section 4 76 of the Local Government Act, consultation with School District No. 42 is required at the time of preparing or amending the OCP. A referral was sent to School District No. 42 on March 1, 2023. A copy of the comments received from the School District is attached to this report. (see Appendix I). 2017-002-RZ Page 8 of 9 7. i) Intergovernmental Issues: Local Government Act: An amendment to the OCP requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 4 77 of the Local Government Act. The amendment required for this application, to amend the boundaries of the conservation area, is considered to be minor in nature. It has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. CONCLUSION: It is recommended that first and second reading be given to Official Community Plan Amending Bylaw No. 7944-2023 and Zone Amending Bylaw No. 7943-2023, and that the application 2017-002-RZ be forwarded to Public Hearing. "Original Signed by Parissa Shafizadeh" "Original Signed by Charles R. Goddard" Prepared by: Parissa Shafizadeh, MCIP, RPP Senior Planner Reviewed by: Charles R. Goddard, BA, MA Director of Planning "Original Signed by Stephane Labonne" for Concurrence: Scott Hartman Chief Administrative Officer The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Ortho Map Appendix C -Official Community Plan Amending Bylaw No. 7944-2023 Appendix D -Zone Amending Bylaw No. 7943-2023 Appendix E -Proposed Subdivision Plan Appendix F -Required Environmental Setbacks Appendix G -Development Information Meeting Comments Summary Appendix H -OCP Map Appendix I -School District No. 42 Comments 2017-002-RZ Page 9 of 9 CITY OF MAPLE RIDGE BYLAW NO. 7944-2023 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 Schedule "A" of the Official Community Plan, Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan, and Schedule "C" of 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. 7944-2023.1 ' 2. Schedule "A", Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan, and Schedule "C" are hereby amended for that parcel or tract of land and premises known and described as: Lot C Section 15 Township 12 New Westminster District Plan 23217 and outlined in heavy black line on Map No. 1079 and 1080, a copy of which are attached hereto and form part of this Bylaw, are hereby designated/amended as shown. 3. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly. READ a first time the day of READ a second time the day of PUBLIC HEARING held the day of READ a third time the day of ADOPTED, the day of PRESIDING MEMBER , 20 . ,20 ,20 ,20 ,20 CORPORATE OFFICER 65964 \I I I I I 11 PARK // I I // EPP 53749 112AVE. PARK • B P 23217 112AVE. 112AVE. PARK EPP 94570 I q P6452 P 61001 11 P 28632 REM8 P 21322 12 P 28632 I 13 P 35802 P7441 P74418 P2450 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. Map No. Purpose: From: 7944-2023 1079 To Amend Albion Area Plan Schedule 1 Low/Medium Density Residential and Low Density Residential To: ..._ ... I Conservation Urban Area Boundary D J, .. ... N British Columbia SCALE 1 :4,000 65964 \I I I I I 11 PARK I I II EPP 53749 II 112AVE. 112AVE. PARK EPP 94570 PARK ; I • q B P 23217 112AVE. P 61001 P61001 RW66747 / 1 1 _/ '---~~~-P-A-RK~~---i 11 P 28632 REMS P 21322 P 59802 12 P 28632 13 P 35802 P7441 P74418 P2450 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. Map No. Purpose: 7944-2023 1080 To Amend Schedule C as shown D To Add To Conservation Urban Area Boundary MAPLE RIDGE British Columbia 6 N SCALE 1 :4,000 CITY OF MAPLE RIDGE BYLAW NO. 7943-2023 A Bylaw to amend Schedule 'A' Zoning Map forming part of Zoning Bylaw No. 7600-2019 as amended APPENDIXD 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. 7943-2023." 2. That parcel or tract of land and premises known and described as: Lot C Section 15 Township 12 New Westminster District Plan 23217 and outlined in heavy black line on Map No. 2011, a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS-1b (Single Detached (Medium Density) Residential). 3. Maple Ridge Zoning Bylaw No. 7600-2019 as amended and M~p 'A' attached thereto are hereby amended accordingly. READ a first time the READ a second time the PUBLIC HEARING held the READ a third time the ADOPTED the PRESIDING MEMBER day of day of day of day of day of ,20 ,20 ,20 ,20 , 20 CORPORATE OFFICER 65964 \; / I I I I I I PARK I I / EPP 53749 // 112AVE. I' I A EP 15693 I EPP27594 112AVE. 112AVE. P61001 P61001 PARK EPP 94570 PARK P 59802 MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: To: fMAPI...E RIDGE 7943-2023 2011 RS-3 Single Detached Rural Residential RS-1b Single Detached (Medium Density) Residential Urban Area Boundary P7441 P74418 P2450 D N SCALE 1 :4,000 APPENDIX G Hub Engineering Inc. Engineering and Development EGBC Permit to Practice Number: Suite 212, 12992 -76 Avenue, Surrey, B.C. V3W 2V6 I tel 604-572-4328 I fax 604-501-1625 l www.hub-inc.com May 15, 2023 City of Maple Ridge 1199 5 Haney Place Maple Ridge, BC V2X 6A9 Attention: Parissa Shafizadeh Re: Development Information Meeting for 24487 112 avenue, Maple Ridge (2017-002-RZ) The Public Information Meeting {PIM) was held on Friday, May 12, 2023 at 6:00 pm. A total of 14 people attended with 8 people signing in on the sign-in sheets. See attached. Only 3 comment sheets were received. Most people attending the meeting were looking to understand what is being proposed. Once explained, most people appeared to have their concerns alleviated. A few people raised an issue of through roads. These people were informed there are no proposed through roads. Some people raised their issue with the looped road instead of cul-de-sac's. These same people indicated they let their kids play on the road. An older lady attending the meeting reprimanded these people for letting their kids play on the road instead of at a playground. She further indicated the need for emergency vehicle access. Another comment was raised regarding amenity facilities. The response to these people was that the proposed development is in compliance with the City plan and amenities will be provided as the plan develops. In addition, it was noted the subject property is providing a very large green space area. Attached are copies of the 3 comment sheets received at the Public Information Meeting. In summary, once the project was explained to the attendees, most were quite relieved but a few attendees were not going to support the project irrespective of any changes. Yours truly, Mike Kompter, B.A.Sc., M.A.Sc., P, Eng. G:\Projects\21039.dge\A3 Corrcspondcnce\City & Oovemmcuts\11. PIM\2023-05-IS Letter to Parissa Shafu.adch (PIM).docx June 8, 2023 City of Maple Ridge 11995 Haney Place APPENDIX I Scliool District 42 Maple Ridge &: Pitt Meadows Learning Today, leading Tomorrow Maple Ridge, BC V2X 6A9 Attention: Parissa Shafizadeh Dear Ms. Shafizadeh: Re: File #: Legal: Location: From: To: 2017-002-RZ Lot: C, Section 15, Township.12, Plan NWP23217 24487 112 Avenue RS-3 (One Family Rural Residential) R-1 (Single Detached (Low Density) Urban Residential, RS-3 (Single Detached Rural Residential) The proposed application would affect the student population for the catchment areas currently served by Blue Mountain Elementary and Garibaldi Secondary School. Blue Mountain Elementary has an operating capacity of 314 students. For the 2022-23 school year the student enrolment at Blue Mountain Elementary is 312 students (99% utilization) including 70 students from out of catchment. Garibaldi Secondary School has an operating capacity of 1050 students. For the 2022-23 school year the student enrolment at Garibaldi Secondary School is 973 students (93% utilization) including 267 students from out of catchment. Based on the density estimates for the various land uses at build out the following would apply: • For 25 single family lots, the estimated number of school age residents is 10 Sin]::r Fl3a%ug~lan 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. TO: City of Maple Ridge His Worship Mayor Dan Ruimy and Members of Council MEETING DATE: FILE NO: FROM: Chief Administrative Officer MEETING: June 20, 2023 2020-369-RZ cow SUBJECT: Second Reading Zone Amending Bylaw No. 7684-2020 124 78 223 Street EXECUTIVE SUMMARY: An application has been received to rezone the subject property located at 124 78 223 Street from RS-3 (Single Detached Rural Residential) to RS-1b (Single Detached (Medium Density) Residential), to permit a future subdivision of approximately two lots with a minimum lot area of 557.0 m2 (5,996 ft2.). Council granted first reading to the Zone Amending Bylaw No. 7684-2020 on December 8, 2020. Amendment to the Zone Amending Bylaw No. 7684-2020 is required at second reading in order to reference the current Zoning Bylaw No. 7600-2019, which was adopted on December 8, 2020. This application is in compliance with the Official Community Plan. Pursuant to Council Policy 6.31, this application is subject to the Community Amenity Contribution (CAC) Program at a rate of $7,100 per single family lot (the original lot is exempt), for an estimated total amount of $7,100, or such rate applicable at third reading of this application. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 7684-2020, as amended, be given second reading and be forwarded to Public Hearing; 2. That the following terms and conditions be met prior to final reading: i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii) Registration of a Restrictive Covenant for the protection of an existing significant white oak tree on proposed lot 2; iii) Registration of a Restrictive Covenant for Stormwater Management; iv) 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. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site. v) That a voluntary contribution, in the amount of $7,100, 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. 2020-369-RZ Page 1 of 5 DISCUSSION: 1. Background Context: Applicant: Legal Description: OCP: Existing: Proposed: Within Urban Area Boundary: 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: 2020-369-RZ Pavan Rakhra Lot 36, District Lot 400, Group 1, New Westminster District Plan 31494 Urban Residential Urban Residential Yes No RS-3 (Single Detached Rural Residential) RS-1b (Single Detached (Medium Density) Residential) Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Single-Family Residential RS-3 (Single Detached Rural Residential) Urban Residential Single-Family Residential RS-1b (Single Detached (Medium Density) Residential) Urban Residential Single-Family Residential RS-3 (Single Detached Rural Residential) Urban Residential Single-Family Residential RS-1 (Single Detached Residential) Urban Residential Single-Family Residential Single-Family Residential 0.11 ha. (0.28 ac.) 223 Street Urban Standard No Yes Page 2 of 5 2. Project Description: The subject property fronts onto 223 Street to the west, and is bound by single-family residential on all sides (see Appendices A & B). The subject site is relatively flat and the previous one-storey single- family house has since been demolished. The current rezoning application proposes to rezone the subject property from RS-3 (Single Detached Rural Residential) to RS-1b (Single Detached (Medium Density) Residential), in order to subdivide the property into two single-family residential lots, with 569.2 m2 (6,126.8 ft2) and 568.8 m2 (6,122.5 ft2) in lot area (see Appendix C). The proposed lots will be accessed from 223 Street and meet the minimum lot area of the RS-1b Zone. 3. Planning Analysis: i) Official Community Plan: The development site is located 12478 223 Street and is currently designated Urban Residential in the Official Community Plan (OCP). The Urban Residential designation supports the proposed development under the RS-1b zone. Under Policy 3-19 which is related to Neighbourhood Residential Infill, the proposed lot area and widths should not be less than 80% of the lot area and width prescribed under the predominate or adjacent zoning in the surrounding neighbourhood. Additionally, policy 3-21 specifies that particular attention should be given to compatibility of the site design, massing, setbacks and lot configuration with the established neighbourhood. The proposed development is consistent with the surrounding single-family residential uses, and provides infill densification meeting the above policies. ii) Zoning Bylaw: The current rezoning application proposes to rezone the subject property from RS-3 (Single Detached Rural Residential) to RS-1b (Single Detached (Medium Density) Residential) to permit the future subdivision into two lots (see Appendix D). The minimum lot area for the proposed RS-1b zone is 557.0 m2 (5,995.5 ft2). The proposed subdivision would create two single-family residential lots, with the lot area of 569.2 m2 (6,126.8 ft2) and 568.8 m2 (6,122.5ft2) (see Appendix C) which exceed the required minimum lot area. The minimum lot width for the RS-1b zone is 15.0 m (49.2 ft) and the minimum lot depth is 27 .0 m (88.6 ft). Both of the proposed lots have a width of approximately 15.6 m (51.2 ft) and a depth of 36.6 (120.1 ft). The current height provision of the RS-3 zone is 9.5 m (31.2 ft), measured at the mid-point of the roof structure, and this is the same for the proposed RS- 1b zone. iii) Off-Street Parking and Loading Bylaw: Each proposed dwelling unit will require a minimum of two off-street parking spaces. A minimum of one off-street parking space per dwelling unit shall be provided with roughed-in infrastructure capable of providing Level 2 charging. Visitor parking is not required for single-family dwellings. Bike parking will be accommodated within the garage of the single-family dwelling. iv) Advisory Design Panel: A Development Permit is not required; therefore, the application was not required to be reviewed by the Advisory Design Panel. 2020-369-RZ Page 3 of 5 v) Development Information Meeting: The proposed development is creating two single-family residential lots, and therefore a Development Information Meeting is not required for this application. vi) Parkland Requirement: As there are less than three lots being created, the application will not be subject to the park dedication requirements of Section 510 of the Local Government Act, prior to subdivision approval. 4. Environmental Implications: An arborist report has been submitted by the applicant and reviewed by staff. A total of two trees have been identified on the subject site, including a significant white oak tree located near the front property line. A signed letter was received from the surrounding neighbours regarding their concern about the potential removal of the existing oak tree, and their request to keep the oak tree. As such, the applicant is required to retain the existing significant white oak tree. A Tree Protection Covenant will be required to ensure the long-term retention and protection of the tree pending review of the sidewalk detail by the arborist. In addition, a security in the amount of $5000 will be required to ensure that the tree is protected during the construction on site. The property is relatively flat and does not contain any environmentally sensitive areas. 5. Interdepartmental Implications: i) Engineering Department: The Engineering Department has indicated that the following servicing upgrades will be required through the Rezoning Servicing Agreement: • 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. ii) Parks. Recreation and Culture Department: No concerns. iii) Fire Department: No Concerns. 6. School District No. 42 Comments: A referral was sent to School District No. 42 and a response was received on May 19, 2023, which is attached to this report as Appendix E. 2020-369-RZ Page 4 of 5 CONCLUSION: It is recommended that second reading be given to Zone Amending Bylaw No. 7684-2020, and that the rezoning application 2020-369-RZ be forwarded to Public Hearing. "Original Signed by April Crockett" Prepared by: April Crockett Planning Technician The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Ortho Map Appendix C -Proposed Subdivision Plan Appendix D -Zone Amending Bylaw No. 7684-2020 Appendix E -Response from School District No. 42 2020-369-RZ "Original Signed by Charles R. Goddard" Reviewed by: Charles R. Goddard, BA, MA Director of Planning "Original Signed by Stephane Labonne" for Concurrence: Scott Hartman Chief Administrative Officer Page 5 of 5 00 Be n c h m a r k No t e s : Ele v a t i o n s Ar e Ge o d e t i c Re f e r r e d to Mo n u m e n t : 8 4 H 9 9 7 0 Mo n u m e n t El e v a t i o n : 18 . 9 6 1 m Lo c a t e d At : Ce n t r e of th e in t e r s e c t i o n of 12 4 A ve n u e an d Hi l l s i d e St r e e t . Ve r i c a l Da t u m : CV D 2 8 G V R D 2 0 1 8 Lo t dim e n s i o n s ar e ba s e d on pl a n 30 9 7 4 an d ma y ch a n g e wit h a cu r r e n t le g a l su r v e y . 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This Bylaw may be cited as 11Maple Ridge Zone Amending Bylaw No. 7684-2020;1 2. That parcel or tract of land and premises known and described as: Lot 36 District Lot 400 Group 1 New Westminster District Plan 31494 and outlined in heavy black line on Map No. 1852 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS-1b (Single Detached (Medium Density) 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 gth day of December, 2020. READ a second time as amended 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 CORPORATE OFFICER ,20 DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2021-411-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 REQUIRED D D D TO: City of Maple Ridge His Worship Mayor Dan Ruimy and Members of Council MEETING DATE: FILE NO: FROM: Chief Administrative Officer MEETING: June 20, 2023 2021-411-RZ cow SUBJECT: Second Reading Zone Amending Bylaw No. 7845-2022 12392 Gray Street EXECUTIVE SUMMARY: An application has been received to rezone the subject property located at 12392 Gray Street, from RS-1 (Single Detached Residential) to R-1 (Single Detached (Low Density) Urban Residential), to permit a future subdivision of two lots. Council granted first reading to the Zone Amending Bylaw No. 7845-2022 on April 26, 2022. To proceed further with this application additional information is required as outlined below. As per Council Policy 6.31, this application is subject to the Community Amenity Contribution (CAC) program at a rate of $7,100 per lot. Therefore, an estimated CAC amount of $7,100, or such rate applicable at third reading of this application would be required. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 7845-2022 be given second reading, and be forwarded to Public Hearing; 2. That the following terms and conditions be met prior to final reading: i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii) Road dedication on 124 Avenue, and at the intersection of Gray Street and 124 Avenue (corner truncation), as required; iii) Registration of a Restrictive Covenant for Stormwater Management; iv) Registration of a Restrictive Covenant for the Geotechnical Report which addresses the suitability of the subject property for the proposed development; v) Removal of existing building; vi) That a voluntary contribution, in the amount of $7,100, 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. 2021-411-RZ Page 1 of 5 DISCUSSION: 1. Background Context: Applicant: Legal Description: OCP: Existing: Proposed: Within Urban Area Boundary: OCP Major Corridor: 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: Flood Plain: Fraser Sewer Area: 2. Project Description: Pav Rakhra Lot 247 Except: Part Road By Plan LMP19541, District Lot 396, Group 1 New Westminster District Plan 44654 Urban Residential Urban Residential Yes Yes RS-1 (Single Detached Residential) R-1 (Single Detached (Low Density) Urban Residential) Single-Family Residential RS-1b (Single Detached (Medium Density) 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 CD-1-93 (Amenity Residential District) Urban Residential Single Detached Residential Single Detached (Low Density) Urban Residential 898. 7 m2 (9,678 ft2) Gray Street Urban Standard No Yes The subject site is 898.7 m2 (9,673.5 ft2) in area with little vegetation and some mature trees along the peripheries of the site (see Appendices A and B). The site slopes down towards the northeast and there is a retaining wall running outside the north property line. There is an existing single-family dwelling on the site that will require demolition as a condition of final reading. 2021-411-RZ Page 2 of 5 The applicant is proposing to rezone the subject property from RS-1 to R-1 to permit the future subdivision into two single-family residential lots. Proposed Lot 1 will be approximately 387 .2 m2 (4,167.8 ft2) and proposed Lot 2 will be 415.1 m2 (4,468.1 ft2). Proposed lots meet the minimum lot area of the R-1 zone and will have access from Gray Street. 3. Planning Analysis: i) Official Community Plan: The subject site is currently designated Urban Residential in the Official Community Plan (OCP) and is subject to the Major Corridor Residential Infill Policies 3.20 and 3.21. Under these policies, particular attention is given to compatibility of the site design, setbacks, massing, and lot configuration with the adjacent neighbourhood. Furthermore, the aforementioned policies support both multi-family developments and smaller single-family lots. After reviewing the proposed subdivision, it has been confirmed that the proposal meets Policy 3.20 and complements the existing neighbourhood context. The application to rezone the property to the R-1 (Single Detached (Low Density) Urban Residential) zone is compliant with the OCP Neighbourhood Residential Infill Policies, and is supportable by the OCP. ii) Zoning Bylaw: The current application proposes to rezone the subject site from RS-1 zone to R-1 zone (see Appendix C) to permit a two-lot subdivision (see Appendix D). The minimum lot size for the proposed R-1 zone is 371.0 m2 (3,993.4 ft2) with a minimum lot width of 13.5 m (44.3 ft) for corner lots and a minimum lot depth of 24.0 m (78.7 ft). Proposed Lot 1 will be 387.2 m2 (4,167.8 ft2) and proposed lot 2 will be 415.1 m2 (4,468.1 ft2). Both lots meet the minimum lot size and minimum depth requirements of the R-1 zone. However, proposed Lot 2, will require a variance for the minimum lot width from 13.5 m (44.3 ft) to 12.98 m (42.6 ft) due to the required 3.0 m (9.8 ft) road dedication along 124 Avenue. The variances being proposed are not final and may change during the development application process. The proposed R-1 zone allows a maximum height of 9.5 m (31.17 ft) and the current RS-1 zone allows a maximum height of 8.0 m (26.25 ft). Council may wish to direct that a covenant be registered on title to limit the dwelling height to 8.0 m (26.25 ft) in the proposed R-1 zone. This would maintain the maximum dwelling height now included in the current RS-1 zone. iii) Off-Street Parking and Loading Bylaw: The proposed development would require a minimum of two off-street parking spaces per dwelling unit. At least one off-street parking space per dwelling unit will require roughed-in electrical infrastructure capable of Level 2 electric vehicle charging infrastructure. Visitor parking is not required for single family residential. iv) Proposed Variances: A Development Variance Permit application has been received for this project and involves the following requested variances (see Appendix D): 2021-411-RZ Page 3 of 5 Maple Ridge Zoning Bylaw No. 7600-2019 To reduce the minimum lot width from 13.5 m (44.3 ft) to 12.98 m (42.6 ft) will be subject of a future Council Report. Reducing the minimum lot width is a result of the road dedication on 124 Avenue. v) Advisory Design Panel: A Development Permit is not required; therefore, the application will not be reviewed by the Advisory Design Panel. vi) Development Information Meeting: A Development Information Meeting is not required for this application as the applicant is proposing less than five dwelling units and there is no change in use, as per Council Policy 6.20. vii) Parkland Requirement: As there are less than three lots being created, the developer will be not be subject to the park dedication requirements of Section 510 of the Local Government Act prior to subdivision approval. 4. 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 and upgrades as required to meet the design criteria of the Subdivision and Development Bylaw No. 4800-1993. • Installation of a concrete pad for the existing bus stop. Fire Department: The Fire department had no concerns or comments. iii) Environmental Section The Environmental Section had the following comments: • A tree permit is required before construction begins. • Stormwater Management plans need to be coordinated with existing protected trees, grading, nearby watercourses, drainages and landscaping plans. 5. School District No. 42 Comments: Pursuant to Section 4 76 of the Local Government Act, consultation with School District No. 42 is required. A referral was sent to School District No. 42 and they provided a response on June 6, 2023, which is attached to this report as Appendix F. 2021-411-RZ Page 4 of 5 CONCLUSION: It is recommended that second reading be given to Zone Amending Bylaw No. 7845-2022, and that application 2021-411-RZ be forwarded to Public Hearing. "Original Signed by Rosario Alvarado" Prepared by: Rosario Alvarado Planning Technician "Original Signed by Stephane Labonne" for Concurrence: Scott Hartman Chief Administrative Officer The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Ortho Map Appendix C -Zone Amending Bylaw No. 7845-2022 Appendix D -Subdivision Plan Appendix E -OCP Map Appendix F -School District No. 42 comments 2021-411-RZ "Original Signed by Charles R. Goddard" Approved by: Charles R. Goddard, BA, MA Director of Planning Page 5 of 5 C) " C) C\I C\I ~ C) C\I C\I ~ 399 -397 --- 395 -393 - 1 - ~ .--- Q) " a C\I C\I -Q) a C\I C\I i-..: en ..- N N ~ ~ ~ ~ " " ~ C) C\I C\I 'O:;f-0) C) C\I C\I " Q) C) C\I C\I / 12398 12396 12394 12392 \12390 a Q) 0) 0) a a C\I C\I C\I C\I C't) 0) 0) 0) C) C) C\I C\I C\I C\I 1<.Ja. ~ lO Q) C) C\I C\I lO 0) a C\J C\J 'O:;f-C) -C\I C\I co a -C\I C\I lO C) -C\I C\I ~ CANUCK CRES. N Scale: 1 :1,500 Legend -stream - -Indefinite Creek -River Centreline APPENDIX A ' ISAAC CRES. ~ f : ____ ..___~_~_~?_u>~-~ a --C\J C\J 12425 " 'O:;f- C\I 1239,1 -C\I C\I 12375 12365 12355 12339 12317 i-..: CfJ 12440 ~ --------.-------r------r----- c.912L AVE. 12420 \. C't) C\J -C\I C\I SUBJECT PR~~ -12392 'O:;f-" -C\I C\I 12374 12362 12350 12342 co " -C\I C\I Q) " -C\I C\I " lO lO co --C\I C\J C\I C\J C\I Q) -C\I C\I \ ( co Q) -C\I C\I 12392 GRAY ST PIO: 007-581-157 PLANNING DEPARTMENT / , ...___----~-1•• mapleridge.ca FILE: 2021-411-RZ DATE: Aug 9, 2021 BY:AC N Scale: 1 :1,500 APPENDIX B 12392 GRAY ST PIO: 007-581-157 FILE: 2021-411-RZ DATE: Aug 9, 2021 BY:AC CITY OF MAPLE RIDGE BYLAW NO. 7845-2022 A Bylaw to amend Schedule 'A' Zoning Map forming part of Zoning Bylaw No, 7600-2019 as amended APPENDIXC WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600-2019 as ( amended; NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1. This Bylaw may be cited as 11Maple Ridge Zone Amending Bylaw No. 7845-2022." 2. That parcel or tract of land and premises known and described as: Lot 247 Except: Part Road By Plan LMP19541, District Lot 3961 New Westminster District Plan 44654 and outlined in heavy black line on Map No. 1959 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-1 (Single Detached (Low Density) Urban Residential), 3. Maple Ridge Zoning Bylaw No. 7600-2019 as amended and Map 'A' attached thereto are hereby amended accordingly. READ a first time the day of READ a second time the day of PUBLIC HEARING held the day of READ a third time the day of ADOPTED the day of PRESIDING MEMBER ,20 , 20. ,20 ,20 ,20 CORPORATE OFFICER APPENDIX C 51 56 ~ _, t .J / 12615 I 10 µ.. ~20 12523 185 t-.. 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I I I I Ii~ ~ ~11 7 f-'-..-----o=cn...,_l....r 1 __ __.__ Ii; 12330 ;;1 ,0::1 A BCP 48431 21 :g 8 i--,..,__1_2__.c31_9-I ~ 12320 194 ',~J---.....l-'--'--C~A-NU-C~K"-'-C-Rt-S~.-'-~i..:.:..-....1-_~ 12314 en ~ 12305 12299 154 ,q-12271 ~ 153 r: 0.. 12251 ..,,, I 12298 C C> C> ~ ~ j ~ 212 / / ~ ~ ~ ~ ~ ~ ;1 ~ ' / ; / RP 12909 co '<I" 0.. 0 co :,AR 155 ~ 218 217 216 21s N (")I 213 / / 12297 ..-P 3 ~057 ~I / / .--'---.----.-----,.---,--1--,-1 ,--~'-"--+---l---l,...b---L---'----""W----1-11-/_/ _ _j P 15 ~2s 12320 ,~ :i: g20 .-12313 LL 19 12301 P 3181"4 222P~9057I\ 7 8 9 10 P 1112 156 157 158 I"' 159 _ -1,--J f_ --_ -fto--i,r _.<a_ (E~~72J 40 I~ fu g: I -!L. .. ~ co t::: .~ 1 ~-.::=_-=:-1-~-,-=- 9 12312 10 12306 11 12294 MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: To: ~MAPLE_ RIDGE~ :_. l!r~t~°'t~mb!f-::1 7845-2022 1959 RS-1 (Single Detached Residential) R-1 (Single Detached (Low Density) Urban Residential) 6 N SCALE 1 :2,500 """ """ -" " lO """ co O') O') C) --(C) " C) C) C) ---C) C) C\j C\j C\j C\j """ C\j C\j C\j C\j C\j C\j C\j C\j C\j C\j C\j C\j ISAAG GRES. C) co (C) C) C) co ~ C) -" " co O') O') -""" C) C) C) C) C) C\j C\j C\j C\j C\j C\j C\j C\j C\j C\j C\j C\j C\j C\j i-: Cf) ~ (!)12 lO -" (\') O') lO " co co O') O') C) C) C) C) C) C) -C\j C\j C\j C\j C\j C\j 12425 C\j C\j C\j C\j C\j C\j 12398 ~ ~ C) C\j 1239 --C\j C\j C\j C\j 397 12396 95 i-: 12394 U) T"" C\I C\I 12392 393 12375 12390 12365 i-: 12355 U) ~ 12339 (!) lO lO lO -" co O') C) C) C) C) -C\j C\j C\j C\j 12317 C\j C\j C\j C\j GANUGK GRES. Legend -Ground-Oriented Multi-Family -Low-Rise Apartment -Conservation N -Park Urban Residential Institutional Scale: 1 :1,500 Conservation O') -~ -N C\j N C\j C) C\j -C\j C\j 12440 AVE. 12420 12392 12374 12362 12350 12342 12336 12328 12314 APPENDIX E (\') (\') -C\j (\') ~ -""" -C\j C\j C\j C\j C\j C\j ~ -C\j C\j O') " lO ~ lO (C) ---C\j C\j C\j C\j C\j C\j 12392 GRAY ST PIO: 007-581-157 FILE: 2021-411-RZ DATE: Aug 9, 2021 BY:AC APPENDIX F ~ft~ Scliool District 42 Maple Ridge & Pitt Meadows Learning Today, Leading Tomorrow June 6, 2023 City of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X 6A9 Attention: Rosario Alvarado Dear Ms. Alvarado: Re: File#: Legal: Location: From: To: 2021-411-RZ Lot 247 Except Part· Road By Plan ~MP19541, District Lot 396 Group 1 New Westminster District Plan 44654 12392 Gray Street RS-1 (Single Detached Residential) R-1 (Single Detached (Low Density) Urban Residential) The proposed application would affect the student population for the catchment areas currently served by Alouette Elementary School and Maple Ridge Secondary School. Alouette Elementary School has an operating capacity of 452 students. For the 2022-23 school year the student enrolment at this school is 464 students (103% utilization) including 241 students from out of catchment. -· Maple Ridge Secondary School has an operating capacity of 1300 students. For the 2022-23 school year the student enrolment at this school is 1115 students (86% utilization) including 730 students from out of catchment and 304 French Immersion students. Sincerely, Flai::Zhlan Secretary Treasurer The Board of Education of School District No. 42 (Maple Ridge -Pitt Meadows) cc: Louie Glrotto, Director of Facilities Maryam Fallahi, Manager, Facilities Planning David Vandergugten, Assistant Superintendent Scho9l District No. 42 I Maple Ridge -Pi~ Mead9ws 22225 Brown Avenue Maple Ridge, BC V2X 8N6 . .Phone: 604.463.4200°1 Fax: 604.463.4181 ' 1<~1-· mapleridge.ca TO: FROM: SUBJECT: City of Maple Ridge 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. 7942-2023 Second Reading Zone Amending Bylaw No. 7844-2022 June 20, 2023 2020-237-RZ cow 11070 Lockwood Street 24984, 25024 and 25038 112 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject properties located at 11070 Lockwood Street, and 24984, 25024 and 25038 112 Avenue from RS-3 (One Family Rural Residential) to RS-2 (Single Detached Suburban Residential), RS-1b (Single Detached (Medium Density) Residential), with a density bonus, to permit a future subdivision of approximately 37 single-family lots and RM-1 (Low Density Townhouse Residential), with a density bonus, to permit a 102-unit townhouse development. The proposed RS-1b (Single Detached (Medium Density) Residential) zone utilizing the Density Bonus for the Albion Area will allow the development of R-1 (Single Detached (Low Density) Urban Residential) sized single-family lots of 371 m2 (3,993.41 ft2). Council granted first reading to Zone Amending Bylaw No. 7844-2022 and considered the early consultation requirements for the Official Community Plan (OCP) amendment on May 24, 2022. This application requires an amendment to the Official Community Plan (OCP) to re-designate the land for the Northern Neighborhood Park from Townhouse to Park. The proposed development is in compliance with the policies of the Albion Area Plan of the Official Community Plan (OCP). Ground-truthing through the environmental review of the site has established the developable areas, and as a result, an OCP amendment is required to revise the Conservation boundaries of the land use designations to fit the site conditions. In order to achieve the Density Bonus provisions and have R-1 (Single Detached (Low Density) Urban Residential) zone 371 m2 (3,993.41 ft2) sized lots, a Density Bonus contribution of $114,700.00 is required. The applicant has also chosen to utilize the Density Bonus for Albion Area provision for the RM-1 (Low Density Townhouse Residential) zone in the amount of $316,200.00. 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 and $7,100.00 per single family lot for an estimated total amount of $851,200.00, or such rate applicable at third reading of this application. 2020-237-RZ Page 1 of 12 RECOMMENDATIONS: 1. That, in accordance with Section 4 75 of the Local Government Act, opportunity for early and on-going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 7942-2023 on the municipal website and requiring that the applicant host a Development Information Meeting (DIM}, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 2. That Official Community Plan Amending Bylaw No. 7942-2023 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. 7942-2023 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Official Community Plan Amending Bylaw No. 7942-2023 be given first and second reading and be forwarded to Public Hearing; 5. That Zone Amending Bylaw No. 7844-2022 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) Amendment to Official Community Plan Schedule 11A11, Chapter 10.2 Albion Area Plan, Schedule 2: Albion Area Plan and Figure 1: Northeast Albion and Schedule "C" iii) Road dedication on Lockwood Street and 110 Avenue as required; iv) Dedication of the conservation areas to the City and removal of all invasives, debris and garbage from park land, as required; v) That prior to the adoption of the zoning bylaw, the applicant will have entered into binding legal agreements (including if required a covenant under section 219 of the Land Title Act) for the payment and transfer to the City of legal title to the active park areas of approximately 0.48 ha (1.19 acres) shown on the park concept plan, and for the construction of walkways, trails, neighbourhood park amenities and features shown on the park concept plan and removal of all invasives, debris and garbage from park land, as required; vi) Consolidation of the subject properties; vii) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject properties for the proposed development; viii) Registration of a Restrictive Covenant for the protection of the Environmentally Sensitive areas (wetlands) on the subject properties; ix) Registration of a Statutory Right-of-Way plan and agreement for City infrastructure; 2020-237-RZ Page 2 of 12 x) Registration of a Restrictive Covenant for Tree Protection; xi) Registration of a Restrictive Covenant for Stormwater Management; xii) Registration of a no-build Restrictive Covenant to protect future subdivision design for proposed lots 37 and 38; xiii) Removal of existing buildings; xiv) 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; xv) That a voluntary contribution, in the amount of $851,200.00 ($7,100.00 x 38 lots, and $5,700.00 x 102 units}, or such rate applicable at third reading of this application, be provided in keeping with the Council Policy 6.31 with regard to Community Amenity Contributions; xvi) Payment of the Density Bonus for Albion Area prov1s1on for the RM-1 (Low Density Townhouse Residential) zone, in the amount of $316,200.00 ($3,100 per unit x 102 units); and xvii) Payment of the Density Bonus for Albion Area provision for RS-1b (Single Detached (Medium Density) Residential in the amount of $114,700.00 ($3,100 per lot x 37 lots). DISCUSSION: 1. Background Context: Applicant: Legal Description: OCP: Existing: Proposed: 2020-237-RZ Epic NE Albion Homes Ltd -Cole Lambert Parcel "A" (Explanatory Plan 16432) Lot 4 Section 11 Township 12 New Westminster District Plan 1363; Lot 28 Section 11 Township 12 New Westminster District Plan 34098; Lot 29 Section 11 Township 12 New Westminster District Plan 34098; and Lot 4 Except: Firstly: Parcel "A" (Explanatory Plan 16432) and Secondly: Part Dedicated as Road on Plan 29924 Section 11 Township 12 New Westminster District Plan 1363 Townhouse, Conservation, Single Family, Suburban Residential Townhouse, Conservation, Single Family, Suburban Residential, Park Page 3 of 12 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: 2. Project Description: Yes and No Albion Area Plan Yes RS-3 (One Family Rural Residential) RM-1 (Low Density Townhouse Residential), RS-1b (Single Detached (Medium Density) Residential Density Bonused to R-1 (Single Detached (Low Density) Urban Residential) and RS-2 (Single Detached Suburban Residential). Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Single-Family Residential, Multi-Family and Conservation R-1 (Single Detached (Low Density) Urban Residential), R-2 (Single Detached (Medium Density) Urban Residential), RS-3 (Single Detached Rural Residential) and RM-1 (Low Density Townhouse Residential) Single-Family, Townhouse and Conservation Single-Family Residential RS-3 (Single Detached Rural Residential) Single-Family Single-Family Residential RS-3 (Single-Family Residential) Single-Family, Conservation Single-Family Residential RS-3 (Single Detached Rural Residential) Townhouse and Conservation Single-Family Residential Single-Family Residential, Multi-Family Residential, Conservation and Park 7.39 ha (18.24 acres) 112 Avenue, Lockwood Street and 110 Avenue Urban Standard No Yes The development site is located within the North East Albion area of the Albion Plan south of 112 Avenue, east of Lockwood Street and north of 110 Avenue. The development site is influenced by two tributaries of Kanaka Creek named KA6 and KA4. The development site slopes from the southeast to the northwest with a mixture of coniferous and deciduous trees. The proposal consists of 102 RM-1 zoned townhouse units; 37 single-family RS-1b zoned lots utilizing the Albion Area Density Bonus to 371 m2 lots as provided by the as R-1 (Single Detached (Low Density) Urban Residential); a partial lot that will be zoned RS-2 (Single Detached Suburban 2020-237-RZ Page 4 of 12 Residential) as it lies outside of the plan area; conservation area and the Northern Neighbourhood Park (see Appendix A). 3. Planning Analysis: i) Official Community Plan: The development site is located within the North East Albion area of the Albion Area Plan and is currently designated Single-Family, Townhouse and Conservation. For the proposed development an OCP amendment will be required to re-designate portions of the site as follows: • Townhouse to Park; • Townhouse to Conservation; • Conservation to Townhouse; • Single-Family to Conservation; and • Conservation to Single-Family. This will result in approximately 300m2 being removed from the Park and Conservation areas in the North East Albion Plan The following policies contained within the Albion Area Plan, North East Area development support the proposed 102 townhouse units under the RM-1 (Low Density Townhouse Residential) project; 38 R-1 (Single Detached (Low Density) Urban Residential) lots; and the creation of a neighbourhood park. Policy 10 -20 Maple Ridge will continue to apply regulations for the protection of watercourses and steep slopes in North East Albion (Figure 1) in order to enhance and maintain environmental health integrity. This application is subject to the requirements of a Watercourse Protection Development Permit; Natural Features Development Permit; and a Wildfire Development Permit to maintain environmental health. Policy 10 -23 For sites identified on North East Albion Schedule 2, additional floorspace or a reduction in permissible lot size may be supported if environmentally sensitive areas are protected and permanently preserved beyond what is required through the land dedication process. The subject properties are identified on North East Albion Schedule 2 and will be protected and permanently preserved beyond what is required through the land dedication process. A total of 28,806.7m2 (7.11 ac) of Environmentally Sensitive Area (ESA) will be dedicated to the City as Conservation area which supports the proposed R-1 (Single Detached (Low Density) Urban Residential) zone. Policy 10 -25 Maple Ridge will connect the North of 112 Avenue precinct, including the trailhead to Kanaka Creek Regional Park, to the co-located school and park site in the south via a 'Spine Trail', that will serve as an important stormwater feature and protect and celebrate the water resources of the area (Figure 2). The "Spine Trail' has been incorporated into the land being dedicated to the City. 2020-237-RZ Page 5 of 12 Policy 10-26 Envisioned as a key feature of the North East Area Plan, a series of connected ponds will be woven into the Spine Trail system (Figure 3). A pond is proposed adjacent to the 'Spine Trail' that is located on the land being dedicated to the City. The pond adjacent to the 'Spine Trail' and the single-family portion of the proposed development is designed to flows downstream via an enhanced KA6 (improved stream flow and connectivity, riparian planting, protective setbacks). The second pond adjacent the townhouse site and Active Park (neighbourhood park) is designed to flow into KA6 with flows from the south townhouse portion. KA4 is also being enhanced in the same manner as KA6. The offshoot trail from the Spine Trail passes by the southern pond and follows KA4 northwest, maintaining it as a visible water feature per policy 10-30 of the NE Albion Area Plan. In terms of other stormwater features, bioswales will be constructed along 110 Avenue and the internal single-family roads. Policy 10 -30 The North East Albion Area Plan outlines a vision and strategy for sustainable water stewardship practices. As such, development is to: a) Maximize groundwater protection and water conservation efforts; b) Incorporate stormwater management best practices, including the integration of visible stormwater management features, into the site design; and c) Require a geotechnical investigation, including a ground-water impact assessment and subsequent impact mitigation measures, in order to protect Kanaka Creek and drinking water resources. The applicant is proposing to maintain and control flows to Kanaka Creek via improvements to KA4 and KA6. The applicant is proposing to control peak runoff flows by detaining 100 year storm events via underground detention tanks, promoting onsite infiltration via biodetention in the road, and via two stormwater management ponds and preserving existing drainage patterns via creative onsite design. Groundwater protection has been maximized via civil designs following the recommendations of the applicant's hydrogeological engineers, Piteau Associates. Stormwater management best practices are being implemented with the three tier requirements; Tier A requirements will be controlled via 350 mm of topsoil in all landscaped areas and 450 mm of topsoil where infiltration galleries are present. Tier B and C requirements will be controlled via underground detention chambers throughout both the single family and townhouse site to detain large volumes that flow through stormwater quality units before discharging to watercourses. This site has an abundance of stormwater management features, including a large biodetention pond along the spine trail, which discharges stormwater from single family lots to KA6, trails that meander around rehabilitated KA4 and KA6 and a biodetention pond that collects and discharges the townhouse site runoff to KA6. Finally, there are bioswales in the boulevards fronting the single-family portion of the site. 2020-237-RZ Page 6 of 12 The proposed development includes single-family homes being located within the Single Family land use designation. Policy 10 -4 7 Maple Ridge will encourage the inclusion of secondary suites and detached garden suites, where regulations permit, to enhance the range of housing affordability options. The proposed zone of RS-1b (Single Detached (Medium Density) Residential) zone with the proposed Albion Density Bonus to R-1 (Single Detached (Low Density) Urban Residential) zone permits secondary suites subject to conditions and regulations. Policy 10 -49 Rear-loaded forms of housing will be encouraged along collector and arterial roads. The proposed townhouse development along 112 Avenue, which is an arterial road, will have frontage on 112 Avenue with the access of the townhouses being obtained from the internal road of the townhouse development. Townhouse Policies The North East Albion Townhouse Land Use Designation is intended to accommodate urban townhouses in areas with access to transportation, commercial services and public amenities. 10 -56 North East Albion Area townhouses will consist primarily of two (2) to three (3) storey building forms that house multiple dwelling units. Stacked townhouses may a/so be considered. The proposed townhouse site includes three (3) storey building form. ii) Zoning Bylaw: The proposal consists of the following zoning as shown on Appendix E and outlined below: • Townhouse Development-RM-1 (Low Density Townhouse Residential) zone to permit 102 units. Unit Type Number of Units Two Bedrooms 27 Three Bedrooms 60 Four Bedrooms 15 • Proposed single-family Lots 1 to 36 will be zoned RS-1b (Single Detached (Medium Density) Residential) utilizing the Albion Area Density Bonus Amenity Contribution to the R-1 (Single Detached (Low Density) Urban Residential) zone at a rate of $3,100 per lot. • Proposed Single-family Lot 37 will be split-zone lot with the RS-1b (Single Detached (Medium Density) Residential) zone utilizing the Albion Area Density Bonus Amenity Contribution to R-1 (Single Detached (Low Density) Urban Residential) zone at a rate of $3,100 for this one lot; and a large remainder to be zoned RS-2 (Single Detached Suburban Residential). The remainder portion of proposed lot 37 that is being zoned RS-2 (Single Detached Suburban Residential) lies outside of the Urban Area Boundary and is designated Suburban Residential (see Appendix E). A text amendment to the RS-2 (Single Detached Suburban Residential) zone is proposed as follows: 2020-237-RZ Page 8 of 12 i. Lot Area 378.om2 (4,069 ft2) ii. Lot Width 7.11 m (23.33 ft); iii. Lot Depth 31. m (101.7 ft); iv. Principal Uses will be those uses listed in the R-1 (Single Detached (Low Density Urban Residential zone); and v. Accessory Uses will be those uses listed in the R-1 (Single Detached (Low Density Urban Residential zone • Proposed single-family Lot 38 will require a site specific text amendment to the RS-3 (Single Detached Rural Residential) zone: i. Lot Area 1,885.om2 (20,290 ft2) ii. Lot Width 29.0 m (95.14 ft.); iii. Lot Depth 31.0 m (101.7ft.). iii) Off-Street Parking and Loading Bylaw: Townhouse Development Parking Required Proposed -Garage Proposed -Apron Residential -2 space per unit 204 177 27 Required Proposed Visitor -0.2 spaces per unit 21 30 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 Townhouses i. Rear and Side Yard Setback Variance from 7.5m (24.60 ft.) to 4.3m (14.10 ft.); Front Yard Setback Variance from 7 .5m (24.60 ft.) to 6.0m (19.68 ft.); and ii. Minimum Landscaping area varied from 40% to 38%. The Townhouse development requires variances to RM-1 (Low Density Townhouse Residential) zone and the General Regulations will be the subject of a future Council report. Single-Family i. Lot Width Variance for the following proposed lots: • Proposed Lot 9 and 20 from 12m (39.37 ft) to 11m (36.08 ft); • Proposed Lot 14 from 12m (39.37 ft) to 11. 72m (38.45 ft); and • Proposed Lot 37 from 14m (45.93 ft) to 7.11m (23.33 ft). ii. Lot Depth Variance for the following proposed lots: • Proposed Lot 6 from 14m (45.93 ft) to 4.48m (14.70 ft); and • Proposed Lot 7 from 24m (78.7 4 ft) to 2.97m (9.7 4 ft). 2020-237-RZ Page 9 of 12 iii. Rear Lot Setback for the following proposed lots: • Proposed Lot 21 from 6m (19.68 ft) to 4.48m (14.69 ft); and • Proposed lot 22 from 6m (19.68 ft) to 2.97m (9. 7 4 ft). iv. Rear Yard Setback for proposed lot 23 from 6m (19.68 ft) to 4.28m (14.04 ft). The Single-Family development requires variances to RS-1b (Single Detached (Medium Density) Residential) zone utilizing the R-1 (Single Detached (Low Density) Urban Residential) zone regulations through Albion Area Density Bonus will be the subject of a future Council report. 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. Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required for all development and subdivision activity or building permits for: • All areas designated Conservation on Schedule "B" or all areas within 50 metres of an area designated Conservation on Schedule "B"; • All lands with an average natural slope of greater than 15 percent; and • All floodplain areas and forest lands identified on Schedule "C" to ensure the preservation, protection, restoration and enhancement of the natural environment and for development that is protected from hazardous conditions. vi) Advisory Design Panel: The application was reviewed by the Advisory Design Panel at the September 21, 2022 meeting and their comments and the applicant's response can be seen 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 at the Albion Community Centre, located at 24165 104 Avenue on April 24, 2023. One (1) person attended the meeting. (See Appendix I). The notification requirements for the Development Information Meeting include a mail- out, newspaper advertisements, and notice on the development signs that provides the contact information for the developer and information on the development. 2020-237-RZ Page 10 of 12 viii) Parkland Requirement: As there are more than two additional lots proposed to be created, the developer will be required to comply with the park dedication requirements of Section 510 of the Local Government Act prior to subdivision approval. For this project, there is sufficient land that is proposed to be dedicated as park on the subject properties and this land will be required to be dedicated as a condition of Final Reading. 4. 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 and the applicant are working through the process with respect to the acquisition of the active park for the North East Albion Area identified as the Northern Neighbourhood Park in the Albion Area Plan. Prior to the adoption of the zoning bylaw, the applicant will have entered into binding legal agreements (including if required a covenant under section 219 of the Land Title Act) for the transfer to the City of legal title to the active park areas shown on the park concept plan, and for the construction of walkways, trails, neighbourhood park amenities and features shown on the park concept plan and removal of all invasives, debris and garbage from park land, as required (Appendix E). 5. School District No. 42 Comments: Pursuant to Section 4 76 of the Local Government Act, consultation with School District No. 42 is required at the time of preparing or amending the OCP. A referral was sent to School District No. 42 on June 2, 2023 and a response has not been received to date. The response will be provided for the Public Hearing if received) 6. i) Intergovernmental Issues: Local Government Act: An amendment to the OCP requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 4 77 of the Local Government Act. The amendment required for this application, are boundary adjustments to the conservation boundaries, and are considered to be minor in nature. It has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the 2020-237-RZ Page 11 of 12 Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. CONCLUSION: It is recommended that first and second reading be given to Official Community Plan Amending Bylaw No. 7942-2023, that second reading be given to Zone Amending Bylaw No. 7844-2022, and that application 2020-237-RZ be forwarded to Public Hearing. "Original Signed by Wendy Cooper" Prepared by: Wendy Cooper, M.Sc., MCIP, RPP Planner 2 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 Stephane Labonne" for Concurrence: Scott Hartman Chief Administrative Officer Appendix C -Official Community Plan Amending Bylaw No. 7942-2023 Appendix D -Zone Amending Bylaw No. 7844-2022 Appendix E -Site Plan Appendix F -Building Elevation Plans Appendix G -Landscape Plan Appendix H -ADP Design Comments Appendix I -DIM Summary 2020-237-RZ Page 12 of 12 CITY OF MAPLE RIDGE BYLAW NO. 7942-2023 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 Schedule 11B11 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. 7942-2023.11 2. Schedule 11A11 of Chapter 10.2 Albion Area Plan, Schedule 2: Northeast Albion is hereby amended for those parcels or tracts of land and premises known and described as: Parcel "A" (Explanatory Plan 16432) Lot 4 Section 11 Township 12 New Westminster District Plan 1363; Lot 28 Section 11 Township 12 New Westminster District Plan 34098; Lot 29 Section 11 Township 12 New Westminster District Plan 34098; and Lot 4, Except: Firstly: Parcel "A" (Explanatory Plan 16432) and Secondly: Part Dedicated as Road on Plan 29924, Section 11 Township 12 New Westminster District Plan 1363 and outlined in heavy black line on Map No. 1077, a copy of which is attached hereto and forms part of this Bylaw, is hereby designated/amended as shown. 3. Schedule "C" is hereby amended for that parcel or tract of land and premises known and described as: Parcel "A" (Explanatory Plan 16432) Lot 4 Section 11 Township 12 New Westminster District Plan 1363; Lot 28 Section 11 Township 12 New Westminster District Plan 34098; Lot 29 Section 11 Township 12 New Westminster District Plan 34098; and Lot 4, Except: Firstly: Parcel "A" (Explanatory Plan 16432) and Secondly: Part Dedicated as Road on Plan 29924, Section 11 Township 12 New Westminster District Plan 1363 and outlined in heavy black line on Map No. 1078, 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 day of PUBLIC HEARING held the day of READ a third time the day of ADOPTED, the day of PRESIDING MEMBER ,20. ,20 ,20 , 20 ,20 CORPORATE OFFICER CITY OF MAPLE RIDGE BYLAW NO. 7844-2022 A Bylaw to amend Schedule 'A' Zoning Map forming part of Zoning Bylaw No. 7600-2019 as amended APPENDIX D 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. 7844-2022." 2. Those parcels or tracts of land and premises known and described as: Parcel "A" (Explanatory Plan 16432) Lot 4 Section 11 Township 12 New Westminster District Plan 1363; Lot 28 Section 11 Township 12 New Westminster District Plan 34098; Lot 29 Section 11 Township 12 New Westminster District Plan 34098; and Lot 4, Except: Firstly: Parcel "A" (Explanatory Plan 16432) and Secondly: Part Dedicated as Road on Plan 29924, Section 11 Township 12 New Westminster District Plan 1363 and outlined in heavy black line on Map No. 1958 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RS-1B (Single Detached (Medium Density) Residential); RS-2 (Single Detached Suburban Residenital); and 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. 4. PART 6 RESIDNETIAL ZONES, Section 610 RS-2 SINGLE DETACHED SUBURBAN RESIDENTIAL, SUBSECTION 610.2 PRINCIPAL USES is amended by adding the new clause 2, as follows: 2. Principal Uses will be those uses listed in the R-1 (Single Detached (Low Density Urban Residential zone). PART 6 RESIDNETIAL ZONES, Section 610 RS-2 SINGLE DETACHED SUBURBAN RESIDENTIAL, SUBSECTION 610.3 ACCESSORY USES is amended by adding the new clause 3, as follows: 3. Accessory Used will be those uses listed in the R-1 (Single Detached (Low Density Urban Residential zone). PART 6 RESIDNETIAL ZONES, Section 610 RS-2 SINGLE DETACHED SUBURBAN RESIDENTIAL, SUBSECTION 610.4 LOT AREA AND DIMENSTION is amended by adding the new clause 3, as follows: 3. Minimum Lot Area and dimensions shall be not less than: a. in Lot Area 378.0m2 (4,069 ft.2) b. in Lot Width 7 .11 m (23.33 ft.); c. in Lot Depth 31 m (101.7 ft.) The following lot area and dimensions on s site specific basis to the area outlined in heavy black line on Schedule "A" identified as AREA 37 a copy which is attached hereto and forms part of this Bylaw: 5. PART 6 RESIDNETIAL ZONES, Section 610 RS-3 SINGLE DETACHED RURAL RESIDENTIAL, SUBSECTION 611.4 LOT AREA AND DIMENSTION is amended by adding the new clause 4, as follows: 4. Minimum Lot Area and dimensions shall be not less than: a. in Lot Area 1,885.om2 (20,290 ft2) b. in Lot Width 29.0 m (95.14 ft.); c. in Lot Depth 31.0 m (101. 7 ft.) The following lot area and dimensions on s site specific basis to the area outlined in heavy black line on Schedule "A" identified as AREA 38 a copy which is attached hereto and forms part of this Bylaw: READ a first time the 24th day of May, 2022. READ a second time as amended the PUBLIC HEARING held the READ a third time the ADOPTED the day of PRESIDING MEMBER day of day of ,20 day of ,20 ,20 , 20 CORPORATE OFFICER APPENDIX E APPENDIX F LOCKWOOD STREET NORTH P ARICSCAPE I SOUTH PARICSCAPE :;;:rr ii ~I BLOCK9 ·1 I I f I NORTH STREErSCAPE ~ JZ:' I 1,.... I I I I ii , I LOCKWOOD STREET LOCKWOOD STREET TO: FROM: SUBJECT: City of Maple Ridge His Worship Mayor Dan Ruimy and Members of Council Chief Administrative Officer Addendum to First and Second Reading MEETING DATE: July 18, 2023 FILE NO: 2020-237-RZ MEETING: Public Hearing Official Community Plan Amending Bylaw No. 7942-2023 Second Reading Zone Amending Bylaw No. 7844-2022 11070 Lockwood Street, 24984 112 Avenue, 25024 112 Avenue, 25038 112 Avenue EXECUTIVE SUMMARY: At the Special Council Meeting of July 4th 2023, Council reconsidered the rezoning application 2022- 237-RZ from Epic Homes for a residential development at 11070 Lockwood Street and 24984, 25024 and 25038 112th Avenue. It was decided to advance the application and modify the recommendation section of the staff report dated June 20, 2023 by removing item 6(v). This item related to acquiring the active Park space located on this site as part of the rezoning application process. The staff report still speaks to the area park in the NE Albion Plan, but it will not be acquired with this application. Rather, it will be an item of ongoing negotiation between the City and the applicant as a separate issue. Decoupling of this issue will allow the applicant to proceed and permit the City to examine options on how and when to acquire the park land when needed. The park area will be preserved and at the subdivision stage will be encumbered with a no-build covenant to ensure options for park use are preserved. Negotiations for the park are ongoing. Prepared by: Charles R. o Director f P nning 2020-237-RZ Concurrence: Scott Hartman Chief Administrative Officer Page 1 of 1