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Home My WebLink About2023-09-12 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 2023-188-RZ 21695 River Road Lot 2 District Lot 247 Group 1 New Westminster District Plan 77955 The subject application is to propose a ten-year tax exemption for the municipal portion of property taxes. a) Heritage Tax Exemption Bylaw No. 7949-2023 First Reading: July 11, 2023 Second Reading: July 11, 2023 Purpose: To propose a ten-year tax exemption for the municipal portion of property taxes as this is a heritage property. PUBLIC HEARING AGENDA September 12, 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, September 12, 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 September 12, 2023 Page 2 of 3 2.2 Application 2023-189-RZ 23575 124 Avenue Lot 8 Section 21 Township 12 New Westminster District Plan 1027 The subject application is to grant heritage designation and propose a ten- year exemption for the municipal portion of property taxes. a) Heritage Tax Exemption Bylaw No. 7948-2023 First Reading: July 11, 2023 Second Reading: July 11, 2023 Purpose: To grant heritage designation and propose a ten-year tax exemption for the municipal portion of property taxes. 2.3 Application 2021-055-RZ 25443 Bosonworth Avenue Lot 25 Except part subdivided by Plan 34100 Section 14 Township 12 New Westminster District Plan 32801 The subject application is to permit the rezoning to allow a future subdivision of two lots with the existing residence remaining. a) Maple Ridge Zone Amending Bylaw No. 7804-2021 First Reading: January 11, 2022 Second Reading: July 11, 2023 Purpose: To rezone the subject property from RS-3 (Single Detached Rural Residential) to RS-2 (Single Detached Suburban Residential). 2.4 Application 2017-432-RZ 20234 Lorne Avenue Lot “O” District Lots 280 and 281 Group 1 New Westminster District Plan 20003 The subject application is to permit the rezoning to allow the future construction of a courtyard residential, with a total of three units consisting of a single detached residential and a two-unit residential. a) Maple Ridge Zone Amending Bylaw No. 7518-2018 First Reading: December 11, 2018 Second Reading: July 25, 2023 Purpose: To rezone the subject property from RS-1 (Single Detached Residential) to RT-2 (Ground-Oriented Residential Infill) to allow the future construction of a courtyard residential, consisting of a single detached residential and a two-unit residential. . City of Maple Ridge Public Hearing Agenda September 12, 2023 Page 3 of 3 2.5 Application 2021-341-RZ 22108, 22118, 22126, 22136, 22146, 22154 and 22164 Lougheed Highway Lot 4 District Lot 397 New Westminster District Plan 8614; Lot 5 District Lot 397 New Westminster District Plan 8614; Lot 6 District Lot 397 New Westminster District Plan 8614; Lot 7 District Lot 397 New Westminster District Plan 8614; Lot 8 District Lot 397 New Westminster District Plan 8614; Lot 9 District Lot 397 New Westminster District Plan 8614; and Lot 10 District Lot 397 New Westminster District Plan 8614. The subject application is to permit the future development of a six-storey, 224 unit apartment building. a) Maple Ridge Zone Amending Bylaw No. 7780-2021 First Reading: December 14, 2021 Second Reading: July 25, 2023 Purpose: To rezone the subject property from RS-1 (Single Detached Residential) to RM-2 (Medium Density Apartment Residential) to permit the future development of a six-storey, 224 unit apartment building. CITY OF MAPLE RIDGE NOTICE OF VIRTUAL ONLINE PUBLIC HEARING INCLUDING COUNCIL CHAMBERS TAKE NOTICE THAT A PUBLIC HEARING is scheduled for Tuesday, September 12, 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, September 12, 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 September 12, 2023, Public Hearing meeting, This Public Hearing is being held to consider the following bylaws: 2.1 Application 2023-188-RZ 21695 River Road Lot 2 District Lot 247 Group 1 New Westminster District Plan 77955 The subject application is to propose a ten-year tax exemption for the municipal portion of property taxes. a) Heritage Tax Exemption Bylaw No. 7949-2023 First Reading: July 11, 2023 Second Reading: July 11, 2023 Purpose: To propose a ten-year tax exemption for the municipal portion of property taxes as this is a heritage property. 2.2 Application 2023-189-RZ 23575 124 Avenue Lot 8 Section 21 Township 12 New Westminster District Plan 1027 The subject application is to grant heritage designation and propose a ten- year exemption for the municipal portion of property taxes. a) Heritage Tax Exemption Bylaw No. 7948-2023 First Reading: July 11, 2023 Second Reading: July 11, 2023 Purpose: To grant heritage designation and propose a ten-year tax exemption for the municipal portion of property taxes. 2.3 Application 2021-055-RZ 25443 Bosonworth Avenue Lot 25 Except part subdivided by Plan 34100 Section 14 Township 12 New Westminster District Plan 32801 The subject application is to permit the rezoning to allow a future subdivision of two lots with the existing residence remaining. a) Maple Ridge Zone Amending Bylaw No. 7804-2021 First Reading: January 11, 2022 Second Reading: July 11, 2023 Purpose: To rezone the subject property from RS-3 (Single Detached Rural Residential) to RS-2 (Single Detached Suburban Residential). 2.4 Application 2017-432-RZ 20234 Lorne Avenue Lot “O” District Lots 280 and 281 Group 1 New Westminster District Plan 20003 The subject application is to permit the rezoning to allow the future construction of a courtyard residential, with a total of three units consisting of a single detached residential and a two-unit residential. a) Maple Ridge Zone Amending Bylaw No. 7518-2018 First Reading: December 11, 2018 Second Reading: July 25, 2023 Purpose: To rezone the subject property from RS-1 (Single Detached Residential) to RT-2 (Ground-Oriented Residential Infill) to allow the future construction of a courtyard residential, consisting of a single detached residential and a two-unit residential. . 2.5 Application 2021-341-RZ 22108, 22118, 22126, 22136, 22146, 22154 and 22164 Lougheed Highway Lot 4 District Lot 397 New Westminster District Plan 8614; Lot 5 District Lot 397 New Westminster District Plan 8614; Lot 6 District Lot 397 New Westminster District Plan 8614; Lot 7 District Lot 397 New Westminster District Plan 8614; Lot 8 District Lot 397 New Westminster District Plan 8614; Lot 9 District Lot 397 New Westminster District Plan 8614; and Lot 10 District Lot 397 New Westminster District Plan 8614. The subject application is to permit the future development of a six-storey, 224 unit apartment building. a) Maple Ridge Zone Amending Bylaw No. 7780-2021 First Reading: December 14, 2021 Second Reading: July 25, 2023 Purpose: To rezone the subject property from RS-1 (Single Detached Residential) to RM-2 (Medium Density Apartment Residential) to permit the future development of a six-storey, 224 unit apartment building. 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 September 12, 2023, Public Hearing meeting;  Attendance in person by pre-registering with the Corporate Officer at clerks@mapleridge.ca by 4:00 pm on Tuesday, September 12, 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 September 12, 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 September 12, 2023, (quoting file number). Dated this 30th day of August, 2023. Dana Schmidt Interim Corporate Officer l~··· 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: July 4, 2023 FILE NO: 2023-188-RZ MEETING: CoW Heritage Tax Exemption Bylaw No. 7949-2023 Heritage Designated Property 21695 River Road EXECUTIVE SUMMARY: The property located at 21695 River Road was designated as a protected heritage property in 1997 as per Heritage Designation Bylaw No. 5549-1997 (Appendix B). The property is known as the "Leslie Residence" and is a good example of a one-storey Craftsman bungalow that represents the City's early urban grown to semi-rural living (see Appendix C for full Statement of Significance). The property owners who sought to designate their property as heritage in 1997 are the same owners seeking a tax exemption. The property owners are now requesting a tax exemption to assist with the rising cost of maintaining a heritage property while on a fixed income. The property has not received any previous heritage tax exemptions. A municipal council may, by bylaw, provide a tax exemption for the municipal portion of property taxes for a protected heritage property for a specified period of time. Typically, when a property becomes a protected heritage property in Maple Ridge, either through a Heritage Designation Bylaw or Heritage Revitalization Agreement, a tax exemption for the municipal portion of property taxes is requested. The purpose of the report is to provide an overview of the heritage value of the property as well as the Heritage Tax Exemption Bylaw No. 7949-2023 that is proposed. The Heritage Tax Exemption Bylaw No. 7949-2023 proposes a ten-year tax exemption for the municipal portion of property taxes. RECOMMENDATION: That Heritage Tax Exemption Bylaw No. 7949-2023 be given first and second reading and forwarded to Public Hearing. 1.0 CONTEXT 1.1 Legislative Framework Section 225 of the Community Charter enables a municipal council, by bylaw, to provide a tax exemption for the municipal portion of property taxes for a protected heritage property. The Community Charter does not limit the tax exemption to a maximum number of years, but instead states that the bylaw itself must identify how many years the tax exemption is for. The tax exemption bylaw can also set out terms and conditions for the property. The Community Charter requires that a heritage tax exemption bylaw be adopted by at least a two- thirds vote of all municipal council members and only after the issue of a public notice in accordance with Section 227 of the Community Charter. 3433507 Page 1 of 4 1.2 Official Community Plan Policy Alignment The Official Community Plan (OCP) outlines the community's long-term vision to become a more vibrant and prosperous community that offers residents stable and special neighbourhoods, thoughtful development, and respect for the built and natural environment. Chapter 4 of the OCP includes policies regarding heritage conservation in the City. Two policies that are applicable to this application are Policy 4-40 and 4-44: 4 -40 Maple Ridge will encourage the conservation and designation of significant heritage structures, and natural and cultural landscape features in each neighbourhood. 4 -44 Maple Ridge will endeavour to use tools available under Provincial legislation more effectively to strengthen heritage conservation in the District. 1.3 Heritage Plan and Community Heritage Commission The City of Maple Ridge's Heritage Plan was endorsed on December 10, 2013, at the Regular Council meeting. The Heritage Plan provides the City with an effective, sustainable, and realistic strategic plan of action. One of the action items within the Heritage Plan was to undertake a full review of available incentive tools enabled under relevant provincial legislation. The Community Heritage Commission hired Don Luxton and Associates to undertake a Heritage Incentives Review in 2019. The Heritage Incentives Review was presented to Council at the January 28, 2020, Workshop and the review identified that Maple Ridge, like many municipalities across BC, are incentivising the conservation of heritage properties by approving tax exemptions for protected heritage properties. At the June 8, 2023, Community Heritage Commission meeting, the Commission received information regarding the application requesting a tax exemption for the heritage designated property at 21695 River Road and passed the following resolution: That the Community Heritage Commission supports the Heritage Tax Exemption request for the property located at 21695 River Road. 2.0 DISCUSSION: The property located at 21695 River Road was designated as a protected heritage property in 1997 as per Heritage Designation Bylaw No. 5549-1997 (Appendix B). The property was the first non- municipally owned property to request the property be protected through a heritage designation bylaw. The property owners who sought to heritage designate the property in 1997 are the same owners seeking a tax exemption. The current property owners have been maintaining the property's heritage value and character for the past 26 years and are now seeking a tax exemption for the municipal portion of property taxes through Bylaw No. 7949-2023 (Appendix A). The property owners are requesting the tax exemption to assist with the rising cost of maintaining a heritage property while on a fixed income. 2.1 Heritage Significance Summary The property located at 21695 River Road was built for Mr. and Mrs. J. Earl Leslie in 1925-26. The house is a good example of a one-storey Craftsman bungalow and is a valuable record of the urban and social development of the neighbourhood, which was originally a rural area that gradually gave 3433507 Page 2 of 4 Continuing to support tax exemptions for protected heritage properties encourages private property owners to maintain these community heritage resources. Opportunities to reduce climate impact is also identified as a Council priority in the Strategic Plan. Encouraging property owners to expand the lifecycle of a building conserves the embodied energy used to build the building, reduces green houses gases, and significantly reduces building materials ending up in landfill. 5.0 FINANCIAL IMPLICATIONS: Should Council wish to proceed with Heritage Tax Exemption Bylaw No. 7949-2023, the property located at 21695 River Road in Maple Ridge would be exempt from the municipal portion of property taxes for ten years. CONCLUSION: The property located at 21695 River Road was designated as a protected heritage property in 1997 as per Heritage Designation Bylaw No. 5549-1997 (Appendix B). After 26 years of maintaining the heritage property, the same property owners who sought to heritage designate the property in 1997, are seeking a tax exemption for the municipal portion of property taxes in order to assist with the rising cost of maintaining a heritage property while on a fixed income. The property has not received any previous heritage tax exemptions. Traditionally, when a property is seeking to become a protected heritage property in Maple Ridge, either through a Heritage Designation Bylaw or Heritage Revitalization Agreement, a tax exemption for the municipal portion of property taxes is often requested. "Original Signed by Krista Gowan" Prepared by: Krista Gowan, MA, CAHP Planner 2 "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 The following appendices are attached hereto: Appendix A -Heritage Tax Exemption Bylaw No. 7949-2023 Appendix B -Heritage Designation Bylaw No. 55-49-1997 Appendix C -21695 River Road Statement of Significance Appendix D -Recent Photos of 21695 River Road 3433507 Page 4 of 4 CITY OF MAPLE RIDGE BYLAW NO. 7949-2023 APPENDIX A A Bylaw to grant a Heritage Tax Exemption under Section 225 of the Community Charter WHEREAS the Municipal Council of the City of Maple Ridge wishes to exercise its discretion under section 225 of the Community Charter to exempt the designated portion of the said real property from municipal property taxation subject to the terms and conditions set out in this Bylaw; AND WHEREAS the City of Maple Ridge has provided notice of a proposed tax exemption bylaw in accordance with section 227 of the Community Charter; NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows: 1. This bylaw may be cited as "Heritage Tax Exemption Bylaw No. 7949-2023". 2. In this Bylaw: a. "Effective Date" means the date of adoption of this Bylaw; b. "Heritage Property" means the real property with civic address 21695 River Road, Maple Ridge, B.C. and legally described as LOT 2 DISTRICT LOT 247 GROUP 1 NEW WESTMINSTER DISTRICT PLAN 77955, as outlined in heavy black line on Map No. 2024 a copy of which is attached hereto and forms part of this Bylaw as Schedule "A"; 3. The City hereby exempts the Heritage Property subject to the bylaw from City property taxation, for ten (10) years commencing on January 1 of the year following the Effective Date, as shown on Map No. 2024, a copy of which is attached hereto and forms part of this Bylaw as Schedule "A". 4. If any condition set out in this Bylaw is not met to the satisfaction of the City, acting reasonably, then the Owners must pay to the City the full amount of all tax exemptions received, plus interest, immediately upon written demand. 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 CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 5549-1997 A bylaw to designate a heritage property APPENDIX 8 WHEREAS, the Council considers that the property described in this Bylaw has heritage value and heritage character and that its designation is desirable for the conservation of protected heritage property, NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: TI'fLE 1. This bylaw may be cited as "Maple Ridge Heritage Designation Bylaw No. 5549-1997". INTERPRETATION 2. In this Bylaw, any grammatical form of the term "alter" has the meaning corresponding to the meaning given to that term in s. l 002 of the Municipal Act .. DESIGNATION 3. The property in the District of Maple Ridge described as Lot 2, DL 247, Plan 77955 with the civic address of 21695 River Road is designated as protected under Section 1022 of the Municipal Act. EXEMPTIONS FROM PERMIT REQUIREMENT 4. The following types of alterations may be made to the property without the owner obtaining a heritage alteration permit: ,I). (a) normal repair and maintenance; (b)-interior alterations that do not alter the exterior appearance of the building. 5. For the purposes of s. 4 "normal repair and maintenance" is that repair and maintenance occasioned by ordinary wear and tear and is limited to the replacement of elements of the structure or finishing materials of a building with components that are equivalent to those being replaced in material ·composition, dimensions, colour and quality. COMPENSATION 6. Schedule "A" forms part of this bylaw. Page 2 Bylaw 5549-1997 READ a first time the 25th day of March, A.D. 1997. PUBLIC HEARING held the 15th day of April, A.D. 1997. READ a second time the 22nd day of April, A.D. 1997. RJEAD a third time the 22nd day of April, A.D. 1997. RECONSIDERED AND FINALLY ADOPTED the 27th day of May, A.D. 1997. -.... MAPLE RIDGE COMMUNllY HERITAGE REGISTER 36 CHARACTER-DEFINING ELEMENTS Key elements that define the heritage character of the Leslie Residence include its: 411 siting and orientation on the lot, set back in line with its neighbours and the street 411 location in a semi-rural setting in The Ridge • form, scale and massing • side-gable roof with a generously proportioned gable-fronted porch • shallow-pitched roof and deep eaves • Craftsman bungalow design, with symmetrical massing and central entry on the long side of plan • local variation in Craftsman details, structural elements and proportions • expressed structural elem,ents such as rafter tails and brackets 411 exterior decorative features such as half-timbering over shingles and the dentil course in the porch gable • large brackets on the porch and side gables • multi-paned double-hung wooden sash windows, including large front windows with a geometrical muntin pattern • surviving interior features such as wooden floors, decorative mouldings and plate rails, interior doors and plaster walls Updated November 2008 l~··· 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: July 4, 2023 FILE NO: 2023-189-RZ MEETING: CoW Heritage Designation & Tax Exemption Bylaw No. 7948-2023 23575 124 Avenue EXECUTIVE SUMMARY: The residence located at 23575 124 Ave is an agricultural landscape located in the East Haney neighbourhood of Maple Ridge and has been on the Heritage Register since January 29, 2019. The property is an active farm in the Agricultural Land Reserve and is significant for its associations with the early agricultural development of Maple Ridge as well as early Japanese settlement in the area. The property is also significant for its association with the Maple Ridge Music Society, and for its natural environment. The main house is also a good example of mid-century modern architecture in Maple Ridge. The property owner of 23575 124 Avenue in Maple Ridge has requested that the property be protected by a heritage designation bylaw as per Section 611 of the Local Government Act. When a property becomes a protected heritage property, a tax exemption is typically requested at the same time in order to assist with the maintenance of the property. A ten-year tax exemption on the municipal portion of property taxes has been included within the proposed Heritage Designation Bylaw. Tax exemptions for protected heritage properties are permitted under Section 227 of the Community Charter and have generally been approved in Maple Ridge. This report outlines the property's heritage value and the contents of Heritage Designation and Tax Exemption Bylaw No. 7948-2023. Should Council move forward with Heritage Designation and Tax Exemption Bylaw, the property located at 23575 124 Avenue, would become the 17th protected heritage property in Maple Ridge. RECOMMENDATION: That Heritage Designation and Tax Exemption Bylaw No. 7948-2023 be given first and second reading and forwarded to public hearing. 1.0 BACKGROUND: 1.1 Legislative Framework Local Government Act Section 611 of the Local Government Act enables municipal councils to protect a property from demolition and unsympathetic alterations. This means that heritage designation does not freeze a property in time, but rather manages change to a protected heritage property over time. Any property that has heritage value, as demonstrated through a Statement of Significance, is eligible for heritage designation. 3433515 Page 1 of 6 The legislation does not require the consent of the property owner to heritage designate a property and permits the property owner(s) to seek compensation within one year of heritage designation should the market value of the property decrease solely due the heritage designation. For this application, the property owner has requested the property be designated heritage and has signed a document waiving their ability to seek compensation. This waiver has been used in Maple Ridge when a property is heritage designated and is commonly used by municipalities in BC. Community Charter Section 225 of the Community Charter enables a municipal council, by bylaw, to provide a tax exemption for the municipal portion of property taxes for a protected heritage property. The Community Charter does not limit the tax exemption to a maximum number of years, but instead states that the bylaw itself must identify how many years the tax exemption is for. The tax exemption bylaw can also set out terms and conditions for the property. The Community Charter requires that a heritage tax exemption bylaw be adopted by at least a two- thirds vote of all municipal council members and only after the issue of a public notice in accordance with Section 227 of the Community Charter. 1.2 Standards and Guidelines for the Conservation of Historic Places On March 24, 2009, the City of Maple Ridge adopted using the Parks Canada's "Standards and Guidelines for the Conservation of Historic Places in Canada" (aka Standards and Guidelines) to guide the conservation of heritage resources in Maple Ridge. The Standards and Guidelines is a pan- Canadian benchmark for heritage conservation practice across the country and has been adopted by the Provincial and Federal government. It offers results-oriented guidance for sound decision-making when planning for, intervening on, and using historic places. Ultimately, the conservation principles and guidelines within the document provides a path on how places should be conserved. 1.3 Official Community Plan Heritage Policies The Official Community Plan (OCP) outlines the long-term vision to become a more vibrant and prosperous community that offers residents stable and special neighbourhoods, thoughtful development, and respect for the built and natural environment. The OCP contains a number of relevant policies that relate to heritage conservation, including broad issues surrounding growth and development, recognition, and education. The policies are clear in encouraging the conservation of heritage in Maple Ridge. In Chapter 4, Section 4.3 of the OCP, there are two policies applicable to this application: 4 -40 Maple Ridge will encourage the conservation and designation of significant heritage structures, and natural and cultural landscape features in each neighbourhood. 4 -44 Maple Ridge will endeavour to use tools available under Provincial legislation more effectively to strengthen heritage conservation in the District. Other planning tools will also be utilized where appropriate to establish a comprehensive approach to heritage management in the District. 1.4 Heritage Plan and Community Heritage Commission The City of Maple Ridge's Heritage Plan was endorsed on December 10, 2013, at the Regular Council meeting. The Heritage Plan provides the City with an effective, sustainable, and realistic strategic plan of action. One of the action items within the Heritage Plan was to undertake a full review of available 3433515 Page 2 of 6 Should Council move forward with Heritage Designation and Tax Exemption Bylaw No. 7948-2023, the property located at 23575 124 Avenue, would become the 17th protected heritage property in Maple Ridge. "Original Signed by Krista Gowan" Prepared by: Krista Gowan, MA, CAHP Planner 2 "Original Signed by Charles R. Goddard" Approved 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 -Heritage Designation and Tax Exemption Bylaw No. 7948-2023 Appendix B -Recent Photos of 23575 124 Avenue 3433515 Page 6 of 6 CITY OF MAPLE RIDGE BYLAW NO. 7948-2023 APPENDIX A A Bylaw to designate a property as a heritage property under Section 611 of the Local Government Act and to grant a Tax Exemption under Section 225 of the Community Charter WHEREAS the City of Maple Ridge considers that the real property with civic address 23575 124 Avenue, Maple Ridge, B.C., to have heritage value and heritage character and that such real property should be designated as protected heritage property under section 611 of the Local Government Act; AND WHEREAS the Municipal Council of the City of Maple Ridge considers that the nature, extent, and form of conservation necessary to protect the heritage value and heritage character of the said real property is as set out in the Statement of Significance which is attached hereto and forms part of this Bylaw as "Schedule A"; AND WHEREAS the Municipal Council of the City of Maple Ridge wishes to exercise its discretion under section 225 of the Community Charter to exempt the designated portion of the said real property from municipal property taxation subject to the terms and conditions set out in this Bylaw; AND WHEREAS the City of Maple Ridge has provided notice of a proposed tax exemption bylaw in accordance with section 227 of the Community Charter; NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows: Title 1. This bylaw may be cited as "Heritage Designation and Tax Exemption Bylaw No. 7948-2023". Interpretation 2. In this Bylaw: a. the terms "alter" "approval", "heritage alteration permit", "heritage character", "heritage designation by-law", "heritage value", "owner" and "real property" have the meaning given to them in the Local Government Act; b. the terms "pruning" and "damage", have the meaning given to them in the City of Maple Ridge Tree Protection and Management Bylaw No. 7133-2015, as amended; c. "Effective Date" means the date of adoption of this Bylaw; d. "Heritage Property" means the real property with civic address 23575 124 Avenue, Maple Ridge, B.C. and legally described as PID 011-953-032 LOT 8 SECTION 21 TWP. 12 NEW WESTMINSTER DISTRICT PLAN 1027, as outlined in heavy black line on Map No. 2023 a copy of which is attached hereto and forms part of this Bylaw as Schedule "8"; e. "Main Residential Building" means the 1968 house with later additions that is described in Statement of Significance which is attached to and forms part of this Bylaw as "Schedule A"; f. "Protected Features" means the features of the Heritage Property described under the heading "Heritage Character-Defining Elements" in the Statement of Significance which is attached to and forms part of this Bylaw as "Schedule A". Heritage Designation 3. Council hereby designates the Heritage Property as protected heritage property under section 611 of the Local Government Act of British Columbia. 4. The heritage value and heritage character of the Heritage Property that is protected by this Bylaw are the buildings and landscape features described under the heading "Heritage Character-Defining Elements" in the Statement of Significance which is attached to and forms part of this Bylaw as "Schedule A". Prohibition 5. Except as expressly permitted by a Heritage Alteration Permit issued by Council, or an authorized delegate of Council, no person shall undertake any of the following actions, nor cause or permit any of the following actions to be undertaken in relation to the Protected Features of the Heritage Property: a. alter the exterior of a building or other structure; b. make a structural change to a building or other structure; c. move a building or other structure; d. alter, remove or take an action that would damage a landscape feature that is a Protected Feature. Exemptions from Approval for Alterations 6. The following types of alterations may be made to the Heritage Property without a heritage alteration permit: a. non-structural renovations or alterations to the interior of a building or other structure that do not alter the Protected Features a building or other structure; and b. non-structural normal repair and maintenance of the Protected Features identified in Schedule "A". 7. For the purpose of Section 6 of this Bylaw, "normal repair and maintenance" means: a. the repair to, including removal and reattachment of existing elements, features, finishing materials or any other components of the Heritage Property in the course of such repairs, such that the heritage value and heritage character of the Heritage Property is not altered, including but not limited to the configuration, design and style of a Protected Feature; b. in the case of a landscape feature, the pruning of trees and other vegetation that does not damage a Protected Feature. Heritage Alteration Permits 8. Where a heritage alteration permit is required under this Bylaw for a proposed action in relation to the Heritage Property, an application shall be made to the City of Maple Ridge Planning Department in the manner and on the form prescribed and the applicant shall pay the fee imposed by the City for such permit. 9. Council, or its delegate, is hereby authorized to: a. issue a heritage alteration permit where the proposed action would be consistent with the heritage protection provided for the Heritage Property under this Bylaw; b. withhold the issue of a heritage alteration permit for an action which would not be consistent with the heritage protection provided for the Heritage Property under this Bylaw as Schedule "B"; c. establish and impose terms, requirements, and conditions on the issue of a heritage alteration permit that are considered to be consistent with the purpose of the heritage protection of the Heritage Property; and d. determine whether the terms, requirements and conditions of a heritage alteration permit have been met. Tax Exemption 10. The City hereby exempts the Heritage Property subject of this bylaw from City property taxation, for ten (10) years commencing on January 1 of the year following the Effective Date, as shown on Map No. 2023, a copy of which is attached hereto and forms part of this Bylaw as Schedule "B". 11. If any condition set out in this Bylaw is not met to the satisfaction of the City, acting reasonably, then the Owners must pay to the City the full amount of all tax exemptions received, plus interest, immediately upon written demand. 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 "SCHEDULE A" STATEMENT OF SIGNFICANCE HISTORIC NAME: Westacre Farms/Westacres ADDRESS: 23575 124 Avenue DATE OF HOUSE CONSTRUCTION: 1968; Later Additions DESCRIPTION OF HISTORIC PLACE Westacre Farms is an agricultural landscape located in the East Haney neighbourhood of Maple Ridge. The entry is a curving, tree-lined drive that leads to a house and farm compound. To the north of the house, a widening of Coho Creek has resulted in the establishment of a wetland area surrounded by mature native Maple trees. HERITAGE VALUE OF HISTORIC PLACE Westacre Farms is significant for its associations with the early agricultural development of Maple Ridge, which includes the history of Japanese settlement in the area, as well as the property's association with the Maple Ridge Music Society; and for its protected wetland and wildlife habitat. The main house is also a good example of mid-century modern architecture in Maple Ridge. Maple Ridge and Pitt Meadows were once home to a large, vibrant Japanese Canadian population. Immigration from Japan to Canada increased greatly in the first decades of the 1900s, and Japanese settlement in Maple Ridge began with the arrival of Jira Inouye in 1907. These new settlers were mainly farmers, and although they established farms throughout the District, most chose to farm near Haney, in the area north of Dewdney Trunk Road, and many raised strawberries. Anti-Japanese feeling was evident at the time; in 1919 the Agricultural Association barred Japanese from their Directorate, and three years later decided not to solicit any further subscriptions from them. By the time of the 1921 Census of Canada, many second-generation children of Japanese descent had been born in Canada and were considered Canadians. The population of Maple Ridge reached was almost a third Japanese Canadian in the 1930s and formed an important part of the community. The site of Westacre Farm was subdivided in 1908 from a larger property owned by Archibald Baillie; the access road to the south, now 124 Avenue, was called Baillie Road at the time. Yazayemon Tamura owned this property and the adjacent site to the west from 1912 to 1921; in 1921 this twenty-acre parcel was transferred to his brother Jube Tamura; they were both poultry farmers. In 1940, there were 29 Japanese Canadian families engaged in the poultry business in Haney, with a total of 18,800 birds, all of the 'White Leghorn' variety. In 1942, the Japanese Canadian population was forcibly evacuated from the Coast, and their properties were confiscated. The Secretary of State of Canada owned this confiscated property until 1944, when it was transferred to the Director of The Veterans' Land Act. It was then rented out, and in the 1950s was the site of a business that provided therapeutic services for racehorses; a large deep concrete pool still exists where a trainer could exercise the horses while they swam, saving wear and tear on their legs. The curving drive that runs through the site appears to be part of a racetrack. Gordon L. and Anne Margaret Clark acquired this farm property in 1963, and built a new mid-century modern style house in 1968. Doug and Sharon Hanzlick lived in Burnaby, Vancouver and Coquitlam for the first seven years of their marriage, but with a growing family plus numerous pets they began to look for a larger property. Doug Hanzlick was approached by Gordon Clark, who was a business acquaintance, to see if he would be interested in 'trading' their two year-old home for this property in Maple Ridge. The Hanzlicks agreed, and moved into the ranch-style house on the property in August 1970. They expanded the home twice during their nine years of living here; the house has a sweeping view over a small lake on the property, and a party room suitable for large-scale entertaining. Josine and Adriaan Eikelenboom acquired the property in 1979, and were soon hosting musical events in the great room, just as they had done in their native Holland before they came to Maple Ridge; this series of modest house concerts led to the formation of the Maple Ridge Music Society in 1983. For over 40 years, the Maple Ridge Music Society has been hosting chamber style concerts within the larger music room. Over the years, the larger room was transformed into an established music room for the community. With the co-operation of a range of musician institutions in Vancouver, such as the Vancouver Symphony, Vancouver Recital Society, and UBC Music School Faculty, the Maple Ridge Music Society became a respected institution itself. Both world-class and local musicians have performed on the property. There is a part of the property where Coho Creek has been enlarged into a pond, now a wetland that is a home to herons, ducks and geese. After the death of her husband in 2001, Josine Eikelenboom committed to protecting the land from future development, and has dedicated ten acres of the northern portion of site through a legal covenant in order to preserve the natural environment. HERITAGE CHARACTER-DEFINING ELEMENTS Key elements that define the heritage character of Westacre Farms include its: • location in East Haney, in an agricultural area; • continuous residential and agricultural use; • rolling agricultural landscape, with cleared open fields, curved entry drive lined with mature fruit trees and a fence way; • the 1968 house with later additions that contributes to the mid-century modern design shown through: • one storey ranch style; • exterior vertical cedar siding; • the low-pitched gable roof that connects with the garage roof to form a butterfly roof; • deep overhanging eaves with exposed wood roof beams and wood soffits; • long and narrow window walls, often with a second window above to fit the shape of the roof; • recessed entrance with oversized wood door surrounded by floor to ceiling windows; • mix of residential and agricultural buildings and uses, such as barns, pool, and detached garden suite; • remnants of original plantings from previous house and garden, including cultivated bushes, two Prune Plums, two King apple trees, and heirloom daffodils; and • protected wetland pond and natural habitat created by the widening of Coho Creek, surrounded by mature native Maple trees. DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2O21-O55-RZ File Manager: Annie Slater-Kinghorn 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 [ZJ [ZJ □ [ZJ [ZJ [ZJ + These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01 Additional reports provided: NOT REQUIRED □ □ □ □ □ [ZJ □ □ □ I~ .·· TO: mapleridge.ca City of Maple Ridge His Worship Mayor Dan Ruimy and Members of Council MEETING DATE: July 4, 2023 FILE NO: 2021-055-RZ FROM: Chief Administrative Officer MEETING: C o W SUBJECT: Second Reading Zone Amending Bylaw No. 7804-2021 25443 Bosonworth Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property located at 25443 Bosonworth Avenue from RS-3 (Single Detached Rural Residential) to RS-2 (Single Detached Suburban Residential), to permit a future subdivision of two (2) lots, with the existing residence remaining. Council granted first reading to Zone Amending Bylaw No. 7804-2021 on January 11, 2022. This application is in compliance with the Official Community Plan (OCP). Pursuant to Council Policy 6.31, this application is subject to the Community Amenity Contribution (CAC) Program at a rate of $7,100 per single family lot, for an estimated total amount of $7,100, or such rate applicable at third reading of this application. It should be noted that under Policy 6.13, in a two-lot subdivision, the original lot is exempted from the CAC program. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 7804·2021 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 Bosonworth Avenue as required; iii) Registration of a Restrictive Covenant for an Agricultural Land Reserve buffer with a width of 15.0 m (49.2 ft.) along the north property line; iv) Registration of a Restrictive Covenant for wildfire protection detailing building design and landscaping requirements; v) Registration with Fraser Health for septic disposal and water quality; and registration of a Restrictive Covenant for the protection of the septic field areas; vi) 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 2021-055-RZ Page 1 of 5 Investigation Report is required to ensure that the subject property is not a contaminated site. vii) That a voluntary contribution, in the amount of $7,100 ($7,100/lot), or such rate applicable at third reading of this application, be provided in keeping with the Council Policy 6.31 with regard to Community Amenity Contributions. DISCUSSION: 1. Background Context: Applicant: Legal Description: 0CP: Existing: Proposed: Within Urban Area Boundary: 0CP 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: 2021-055-RZ Paul Hayes Lot 25 Except part subdivided by Plan 34100 Section 14 Township 12 New Westminster District Plan 32801 Suburban Residential Suburban Residential No Yes RS-3 (Single Detached Rural Residential) RS-2 (Single Detached Suburban Residential) Use: Single-Family Residential Zone: Designation: RS-3 (Single Detached Rural Residential) Agricultural Use: Zone: Designation: Use: Zone: Designation: Use: Single-Family Residential RG-2 (Suburban Residential Strata) Suburban Residential Single-Family Residential RS-2 (Single Detached Suburban Residential) Suburban Residential Single-Family Resdiential Zone: Designation: RS-3 (Single Detached Rural Residential) Suburban Residential Single-Family Residential Single-Family Residential 1.215 ha (3.0 ac) Bosonworth Avenue Rural Standard No No Page 2 of 5 2. Project Description: The project proposes to rezone the subject property from RS-3 (Single Detached Rural Residential) to RS-2 (Single Detached Suburban Residential) to create two single family lots, each approximately 0.61 ha (1.5 ac) in area (see Appendix D). Due to the terrain on the site, a Natural Features Development Permit will be required, and it is noted that the property is located in an aquifer area. Any subdivision layout provided is strictly preliminary and could change. Any layout must ultimately be approved by the Approving Officer. The site slopes down from Bosonworth Avenue toward the rear of the property, and abuts the Agricultural Land Reserve (ALR). A 15 m (49.2 ft) ALR buffer covenant, similar to the covenant registered on the eastern adjacent properties, will be required to be registered on the title of the created lots. 3. Planning Analysis: i) Official Community Plan: The development site is currently designated Suburban Residential. No OCP amendment will be required to allow the proposed rezoning to the RS-2 (Single Detached Suburban Residential) zone. ii) Zoning Bylaw: The current application proposes to rezone the property located at 25443 Bosonworth Avenue from RS-3 (Single Detached Rural Residential) to RS-2 (Single Detached Suburban Residential) to permit a two-lot subdivision (see Appendix D). The minimum lot area for the proposed RS-2 zone is 0.40 ha (1.0 ac). Both of the proposed lots exceed the minimum lot area, at 0.607 ha (1.50 ac). Any variations from the requirements of the proposed zone will require a Development Variance Permit application. There are no variances anticipated at this time. iii) Off-Street Parking and Loading Bylaw: As per the Off-Street Parking and Loading Bylaw, each lot is required to have a minimum of two parking spaces located on site. Additionally, a minimum of one parking space per dwelling shall be provided with roughed-in infrastructure capable of providing Level 2 charging. iv) Proposed Variances: There are no proposed variances for this application. v) Development Permits: Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required to ensure the preservation, protection, restoration and enhancement of the natural environment and for development that is protected from hazardous conditions, for all development and subdivision activity or building permits for: • All areas designated Conservation on Schedule "B" or all areas within 50 m (164 ft.) of an area designated Conservation on Schedule "B", or on Figures 2, 3 and 4 in the Silver Valley Area Plan; 2021-055-RZ Page 3 of 5 • All lands with an average natural slope of greater than 15 percent; and • All floodplain areas and forest lands identified on Schedule "C" For this site specifically, a Natural Features Development Permit is required as there are slopes greater than 15% grade on the property. These will need to be taken into consideration with regards to access and building on site. Pursuant to Section 8.12 of the 0CP, a Wildfire Development Permit application is required for all development and subdivision activity identified in wildfire risk areas. The purpose of the Wildfire Development Permit is for the protection of life and property in designated areas that could be at risk for wildland fire; and where risk may be reasonably abated through the Wildfire Development Permit Area, identified on Map 1 in Section 8.12 of the 0CP. However, as the proposal is for two single family lots, the application is exempt from the Wildfire Development Permit, but a Restrictive Covenant will be required detailing the building design and landscaping requirements. vi) Advisory Design Panel: As the proposed development requires no Development Permit for form and character, this project does not need to be forwarded to the Advisory Design Panel (ADP). vii) Development Information Meeting: As the proposed development is for less than five dwelling units and requires no 0CP amendment, this project does not require a Development Information Meeting. 4. Environmental Implications: The subject property will require a Natural Features Development Permit as it has slopes greater than 15% on site. A restrictive covenant for wildfire protection detailing building design and landscaping requirements will also be required to be registered on title. The 1.2-hectare developable area will require the planting, retention, or compensation of no less than 48 trees to meet the City tree canopy targets. If this amount cannot be retained or planted on site, a cash-in-lieu amount of $600 per tree will be taken for planting trees elsewhere ($28,800 total). All engineering servicing and building design must be coordinated with tree retention/protection, landscaping, and stormwater management planning. The application will also need to prove that it will not impact the underlying aquifer. 5. Agricultural Impact: The subject property is bounded by Agricultural Land Reserves (ALR) to the north. In order to promote best practice edge planning, a 15 m (49.2 ft) wide buffer on the northern edge of the created lots. This will form a covenant similar to others used in the City of Maple Ridge under similar circumstances. There are no anticipated impacts to the surrounding agricultural land from this development. 2021-055-RZ Page 4 of 5 6. Interdepartmental Implications: i) Engineering Department: The Engineering Department has indicated that the following servicing upgrades will be required through the Rezoning Servicing Agreement: • Road dedication as required to meet the design criteria of the Subdivision and Development Bylaw No. 4800-1993; • Utility servicing as required to meet the design criteria of the Subdivision and Development Bylaw No. 4800-1993; and • Frontage upgrades to the applicable road standard. ii) Parks. Recreation and Culture Department: The Parks, Recreation and Culture Department has indicated that the following will be required through this proposal: • Civil plans will need to show the retention or improvement and extension of a roadside horse trail, consistent with other lots to the east, of at least 2.0 m (6.6 ft) wide; iii) Fire Department: There are no concerns with this proposal from the Fire Department at this time. iv) Building Department: As there is no overflow connection opportunity for the rock pit, overflow drainage must be managed on-site per geotechnical engineers' recommendations. CONCLUSION: It is recommended that second reading be given to Zone Amending Bylaw No. 7804-2021, and that application 2021-055-RZ be forwarded to Public Hearing. "Original S_i_gned by Annie Sla!E!_~-Kinghorn" Prepared by: Annie Slater-Kinghorn, BA Planning Technician "Origin9_1_ __ Signed by Stephane Labonne" for Concurrence: Scott Hartman Chief Administrative Officer The following appendices are attached hereto: Appendix A -Subject Map Appendix B -0rtho Map Appendix C -Zone Amending Bylaw No. 7804-2021 Appendix D -Subdivision Plan Appendix E -Environmental Context Map 2021-055-RZ "Original Signed by Charles R. Goddard" Reviewed by: Charles R. Goddard, BA, MA Director of Planning Page 5 of 5 \ \ ~ ' 25 2 9 0 ~ I I \ z[ : > \ (f ) () !l ) ~ I -l o . I i- 0 ,.. . . _ _ I u, 0 0 I I 25 3 5 5 I I I I I I I I I r- I I I (1 ) I I I cc I I I (1 ) I I (/ ) :l r ::: J 0 r+ C. I ;:: : : i . : • I !l) a. (" ) CD ;;, . _ CD -= r !l ) CD ::: ! 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I <.. v )> '- - 1 < m I z OJ C ~ m -0 0 N Scale: 1 :2,500 APPENorx 8 25443 BOSONWORTH AVENUE PIO: 00~-348-837 PLANNING DEPARTMENT FILE: 2021-055-RZ/SD DATE: Feb 2, 2021 BY: PC CITY OF MAPLE RIDGE BYLAW NO. 7804-2021 A Bylaw to amend Schedule "A" Zoning Bylaw Map forming part of Zoning Bylaw No. 7600-2019 as amended APPENDIX C 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. 7804-2021." 2. That parcel or tract of land and premises known and described as: Lot 25 Section 14 Township 12 New Westminster District Plan 32801 and outlined in heavy black line on Map No. 1932 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS-2 (Single Detached Suburban Residential). 3. Maple Ridge Zoning Bylaw No. 7600-2019 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 11th day of January, 2022. READ a second time the PUBLIC HEARING held the READ a third time the ADOPTED, the day of PRESIDING MEMBER day of day of day of ,20 ,20 ,20 ,20 CORPORATE OFFICER / 4 EP 30870 A C ~ C\I a (\I P 3329 Rem6 \ C ~ (\I P41743 59 P 35648 41 g !ri (\I SL67 P 34100 28 P 32801 Rem25 ~ (\I SL66 ('I ;:i; K ""' (\I ll') (\I p 1 j 459 7 8 EPP! 0588 -- --~ --- f -l EPP• 7542 L -I ---1 ---, -1 \ \ I_ -J \-- - EPP 47541 ~ co 2 ~I a. w 3 EPP 32627 BOSONWORTH AVE. C ~ g ~ ~ 9 ~ ~ ~ SL65 SL64 (\I SL63 SL62 ~ ;:i; C\I 4 I~ - ~ :8 (\I ,.._ I~ a. 1w I SL61 -C ~ C\I , 10 C ~ (\I EPP 18221 (0 ~ (\I SL60 EPP: 7883 _ ---------EPS""234"" ,_ ---- ---- -------/---- - - -- - --,_ ---fil>P _l7 4Q_ _ - - -- --- I SL53 SL52 SL56 SL55 SL54 ll') SL51 SL50 ll') C ~ ~ ll') ~ ~ Q) ll') (\I ;:i; ll') ll') ;:i; ""' (\I ll') ll') ll') ll') -~ (\I C\I (\I . (\I (\I EPP7741 EPP 7741 GODWIN DRIVE EPP 15738 EPP 15738 -----cl (\I C\I Q) &:l 0, 0 ~ (\I ~ (0 ;:i; :8 ~ ~, ""' (0 ~ ;:i; ;:i; ;,; ;:i; (\I C\I C\I C\I (\I (\I (\I C\I EPP N S~42 SL34 SL35 SL39 SL40 SL41 SL38 MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: To: MAPLE RIDGE British Columbia 7804-2021 1932 RS-3 (Single Detached Rural Residential) RS-2 (Single Detached Suburban Residential) ~ N SCALE 1 :2,500 f.. . . "' " ~ " ' ~~ 1 ·,r , · t 1 1 t r EX . Ulm CO > f f O U R S PR l O R T_ Q _ _ ~ . G_f ? f , Q : . t i _ Q _ _ j ] ' t f ~ I ,, ♦z . .. . J . , . _ , , ~ " ® . " =; ~ \ TT " " ' ' ~ ,_ u ", , C) ~; R M ; C ; A E L 1· , \ i \ \ \ Q 'ii , "' ST R E E T b \ \ .'h i l ; , r ~I ~q 25 ( 2 0 SU S 1 \ \ I \ ,5 ~ " \ J -- - ' . Re m 2 5 :,5 4 : ' l □ " -- ~!, . __ n,. . , !_ - ' I 11 ' n ·- • ! - \ I ~ ~ IL : i- - - ; - - + - W ~ " - - . \ \ 0 ,1 ~1 - \ \ \ ! ~ . I Ii ." 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G I N E E R l l - < C OE P A I H M E t f f PR E L I M I N A R Y SE R V I C I N G CO N C E P T )> "'O "'O rn z 0 >< 0 N Scale: 1: 1,200 Preliminary Environmental Context View of 25443 Bosonworth Ave APPENDIX E The City of Maple Ridge makes no guarantee regarding the accuracy or present status of the information shown on this map. PLANNING DEPARTMENT ---~---.. ~ ••• FILE: Subject Map 2018b DATE: Jun 13, 2023 mapleridge.ca BY: MP DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2O17-432-RZ File Manager: Parissa Shafizadeh 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: Arborist Report Geotechnical Report NOT REQUIRED □ □ □ □ ~ □ □ □ □ TO: City of Maple Ridge His Worship Mayor Dan Ruimy and Members of Council MEETING DATE: FILE NO: FROM: Chief Administrative Officer MEETING: July 18, 2023 2017-432-RZ cow SUBJECT: Second Reading Zone Amending Bylaw No. 7518-2018 20234 Lorne Avenue EXECUTIVE SUMMARY: An application has been received to rezone the property located at 20234 Lorne Avenue from RS-1 (Single Detached Residential) to RT-2 (Ground-Oriented Residential Infill) to permit the future construction of a courtyard residential, consisting of a single detached residential and a two-unit residential. Council granted first reading to Zone Amending Bylaw No. 7518-2018 on December 11, 2018. This application is in compliance with the Official Community Plan (OCP) and Hammond Area Plan. Pursuant to Council Policy 6.31, this application is subject to the Community Amenity Contribution (CAC) Program at a rate of $5,700 per ground-oriented dwelling unit, for an estimated total amount of $11,400, or such rate applicable at third reading of this application (in a courtyard residential, the first dwelling unit is exempt). RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 7518-2018 be given second reading as amended, and 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 Lorne Avenue as required; iii} Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject property for the proposed development; iv} Registration of a Restrictive Covenant for Stormwater Management Plan; v} Removal of existing buildings; vi} 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 2017-432-RZ Page 1 of 6 Investigation Report is required to ensure that the subject property is not a contaminated· site; and vii) That a voluntary contribution, in the amount of $11,400 ($5,700 per dwelling unit with the exception of the first dwelling unit), or such rate applicable at third reading of this application, be provided in keeping with the Council Policy 6.31 with regard to Community Amenity Contributions. DISCUSSION: 1. Background Context: Applicant: Legal Description: OCP: Existing: Proposed: Within Urban Area Boundary: Area Plan: OCP Major Corridor: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing Requirement: Flood Plain: 2017-432-RZ Vlado Balaban Lot "O" District Lots 280 and 281 Group 1 New Westminster District Plan 20003 Low Density Multi-Family Low Density Multi-Family Yes Hammond Area Plan Yes RS-1 (Single Detached Residential) RT-2 (Ground-Oriented Residential Infill) Use: Single Detached Residential and vacant lot Zone: RS-1 (Single Detached Residential) Designation: Low Density Multi-Family Use: Single Detached Residential Zone: RS-1 (Single Detached Residential) Designation: Low Density Multi-Family Use: Single Detached Residential Zone: RS-1 (Single Detached Residential) Designation: Low Density Mu/ti-Family Use: Single Detached Residential Zone: RS-1 (Single Detached Residential) Designation: Low Density Multi-Family Single Detached Residential Courtyard Residential, consisting of a Single Detached Residential and a Two-Unit Residential 0.11 ha. (0.3 ac.) Lorne Avenue Urban Standard Yes Page 2 of 6 Fraser Sewer Area: Yes 2. Background: In 2017, the applicant submitted a rezoning application to rezone the subject site from RS-1 to RM-1 (Low Density Townhouse Residential) zone to develop approximately five townhouse units. Council granted first reading to Zone Amending Bylaw No. 7398-2017 on February 27, 2018. Following the first reading, the applicant revised the proposal to rezone the property to RT-2 zone to construct a fourplex residential with tandem parking spaces for each dwelling unit. On December 11, 2018, Council repealed the first reading for the Zone Amending Bylaw No. 7398-2017, and instead granted first reading to Zone Amending Bylaw No. 7518-2018, to allow the rezoning of the site to RT-2 zone. Given that tandem parking in RT-2 zone is limited· to 30%, the applicant has since reduced the number of proposed dwelling units to three units, in order to meet the parking requirements of the Off-street Parking and Loading Bylaw No. 4350-1990. Under the revised proposal, six off-street parking spaces, each with unobstructed access and egress, have been proposed for three dwelling units. 3. Project Description: The subject site is located in Hammond, at the south-west corner of Lorne Avenue and Princess Street. The property is relatively flat and includes a number of significant trees, mostly along the property lines (see Appendices A and B). The site currently contains a single detached residential and an accessory building which will be removed prior to final adoption of the rezoning. Vehicular access to the site is off Lorne Avenue. The property is located within the Fraser River Floodplain and is subject to the required flood construction elevation. The applicant is proposing to rezone the property to RT-2 zone. The RT-2 zone provides for the infill of ground-oriented residential buildings within the established residential neighbourhood, in a form that will be incremental and sensitive to the existing and emerging neighbourhoood context. The proposed development includes three ground-oriented dwelling units, in a form of a single detached residential and a two-unit residential, each containing three bedrooms, with a shared open space (courtyard) to the south-west of the site. The two-storey buildings within the courtyard residential resemble a single detached residential form and fit seamlessly into the surrounding neighbourhood (see Appendix E). 4. i) PlanRin·g Analysis: Official Community Plan: The subject property is located within the Lower Hammond Precinct of the Hammond Area Plan, and is currently designated Low Density Multi-Family (see Appendix C). The Low Density Multi-Family designation permits townhouse, fourplex and courtyard residential forms with a maximum building height of three storeys. The intent of this designation is to encourage an increased density and expanded form of residential development. Consideration of Hammond's existing neighbourhood character, including historic building elements and attractive garden spaces, is an important aspect of this land use designation. The proposed rezoning of the site to RT-2 zone is supportable by the Hammond Area Plan. 2017-432-RZ Page 3 of 6 ii) Zoning Bylaw: The current application proposes to rezone the property from RS-1 to RT-2 (see Appendix D) to permit a courtyard residential, comprised of a single detached residential and a two-unit residential (see Appendix E). The maximum density in the RT-2 zone is 0. 75 FSR, with a maximum 45% lot coverage for the principal and accessory buildings. The maximum building height for the principal building is 8.0 m (26.3 ft.). The proposed courtyard residential meets the density, lot coverage and building height requirements of the RT-2 zone (see Appendix E). Under the RT-2 zone, 45.0 m2 (484,4 sq. ft.) of private outdoor area is required for a dwelling unit containing three or more bedrooms. A landscaped courtyard shall also be provided as a common open space for all residences. The proposed development will contain 363.1 m2 (3,908.4 sq. ft.) of outdoor private area and 14 7 .6 m2 (1,588.8 sq. ft.) of common courtyard area (see Appendix E). iii) Off-Street Parking and Loading Bylaw: The required off-street parking spaces for a courtyard residential includes two parking spaces per dwelling unit, one of which shall be provided with roughed-in infrastructure capable of providing level 2 charging. The proposed development includes six off-street parking spaces within three two-car garages which will be attached to each dwelling unit. Under the Off-Street Parking and Loading Bylaw, visitor parking is not required for courtyard residential developments. However, the proposed development will include one visitor parking space. iv) Proposed Variances: A Development Variance Permit application has been received for this project and involves the following relaxation: Maple Ridge Zoning Bylaw No. 7600-2019 The requested variance is to reduce the rear lot line setback in the RT-2 zone from 7 .5 m (24.6 ft.) to 6.52 m (21.4 ft.). Review of the requested variance, and any other variances will be subject of a future Council report. v) Development Permits: Pursuant to Sections 8.13 and 8.14 of the OCP, a Hammond Development Permit and Ground Oriented Residential Infill Development Permit are required for the proposed development. Under the Low Density Multi-Family land use designation, the following characteristics should be incorporated into the development: a) A site size and configuration that enables building orientation towards streets and laneways wherever possible; b) Careful consideration of size, location, and orientation of on-site open space areas to ensure new development allows ample sunlight and a variety of plant materials and trees that are complementary to the existing mature landscaping that contributes to the neighbourhood character; 2017-432-RZ Page 4 of 6 c) Design that is sensitive to surrounding built form, particularly for buildings that are three storeys in height; d) Parking for residents is provided in a concealed structure. The proposed two-storey single detached residential and two-unit residential buildings are oriented towards Lorne Avenue and include architectural articulation and design that complement adjacent residential buildings. The proposed development will contain private outdoor areas and landscaped courtyard that are complementary to the existing mature landscaping in the area. With the exception of visitor parking, the parking spaces provided for residents will be accommodated within the attached garages. vi) Advisory Design Panel: The application, including the architectural and landscape drawings, was reviewed by the Advisory Design Panel (ADP) on April 12, 2023. At the meeting, the ADP provided their comments and requested the applicant to address the raised concerns and submit the revised drawings for the ADP review. The ADP comments and the responses provided by the architect and landscape architect can be seen in Appendix G. On June 21, 2023, the application was reviewed by ADP for the second time and was approved. 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: Considering that the proposed development is for the construction of less than five dwelling units, and does not involve an OCP amendment, nor will have significant impacts on amenities or character of the surrounding area, a development information meeting is not required. 5. Environmental Implications: An arborist report has been provided in accordance with the Tree Protection and Management Bylaw No. 7133-2015 to identify on-site/off-site significant trees which will be removed or retained/protected as part of this development. 18 replacement trees will be required for the proposed removal of three significant trees. Where planting of replacement trees is not possible as part of this development, 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. There is an existing drainage ditch along the frontage of the property on Lorne Avenue which shall be maintained as part of this development. 6. i) Interdepartmental Implications: Engineering Department: The Engineering Department has indicated that the following servicing upgrades will be required through the Rezoning Servicing Agreement: 2017-432-RZ Page 5 of 6 • Road dedication along Lorne Avenue 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 of Lorne Avenue to the applicable Local Road standard; and • Extension of a temporary sidewalk from the site to Princess Street to provide connectivity. ii) Fire Department: The Fire Department has no concern at this time. 7. School District No. 42 Comments: Pursuant to Section 4 76 of the Local Government Act, consultation with School District No. 42 is required at the time of preparing or amending the OCP. A referral was sent to School District No. 42 on March 10, 2023. A copy of the comments received from the School District is attached to this report. (see Appendix H). CONCLUSION: It is recommended that second reading be given to Zone Amending Bylaw No. 7518-2018, and that application 2017-432-RZ be forwarded to Public Hearing. "Original Signed by Mark McMullen" for Prepared by: Parissa Shafizadeh, MCIP, RPP Senior Planner "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 -Official Community Plan Map Appendix D -Zone Amending Bylaw No. 7518-2018 Appendix E -Architectural Plans Appendix F -Landscape Plan "Original Signed by Charles R. Goddard" Reviewed by: Charles R. Goddard, BA, MA Director of Planning Appendix G -Advisory Design Panel Comments and the Architect/Landscape Architect Responses Appendix H -School District No. 42 Comments 2017-432-RZ Page 6 of 6 N Scale: 1 :2,500 Legend ~ Active Applications (RZ/SD/DPNP) -Municipal Park APPENDIX A 20234 LORNE AVENUE ACTIVE DEVELOPMENTS IN AREA FILE: 2017-432-RZ DATE: Jun 26, 2023 PLANNING DEPARTMENT BY:AH N Scale: 1 :2,500 APPENDIX 8 20234 LORNE AVENUE ORTHO FILE: 2017-432-RZ DATE: Jun 26, 2023 PLANNING DEPARTMENT ~~,-- mapleridge.ca BY:AH (J ) () tu ro z -l o . N (} 1 0 0 1111n r (t ) (C (t ) "'U ~ I r (/ ) ::: : J OJ OJ !l ) 0 :: J C. ' "" O 3 ~ c. c ~ CJ ) CD 3 0 CD Qo ~ 0 CD I "T I :: : : I ::: : I OJ 0 CD 0. . CfJ "" O OJ ;:: : : : ; . : 3 CD 0. . G) '< '< ::: : I 0 CD ~ (/ ) ~ :: J C Qo CJ) CD "" O ' ;:: : : . : 0 OJ CD OJ .. 0 (" ) C - "T I CD ~- :: J !l ) 3 ::: : I 0. . 3 "" O CD C OJ CJ) CfJ '< () CJ) ,-+ o ,-+ o ' :: a "'U w· CD !l ) CJ ) .. , ~ ~ CD ::: : I ,-+ o n5 · 0 "T l )> j= -l m m .. . . N (_ 0 C .... > . ::: : , -.J ~ . I I\ . ) CJ ) t; - N m 0 NI I\ . ) 0 ::: 0 NN w w ~ -0 rr r 3 rr·~ )> )> 0 z z z ;o m z G) Oz "'C S .. 0 ~ m cm -0 )> "" I I ::0 (J ) )> a: . -I s:: m< )> a: m z m -0 -I -c . z IT 1 n C z OJ I m m 0 ~ >< )> I (' ) CITY OF MAPLE RIDGE BYLAW NO. 7518-2018 APPENDIX D A Bylaw to amend Map 11A11 forming part of Zoning Bylaw No. 7600 -2019 as amended WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600 -2019, as amended; NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7518-2018." 2. That parcel or tract of land and premises known and described as: Lot "O" District Lots 280 and 281 Group 1 New Westminster District Plan 20003 and outlined in heavy black line on Map No. 1784 a copy of which is attached hereto ·and forms part of this Bylaw, is hereby rezoned to RT-2 (Ground-Oriented Residential Infill). 3. Maple Ridge Zoning Bylaw No. 7600 -2019 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 11th day of December, 2018. READ a second time the day of PUBLIC HEARING held the READ a third time the ADOPTED, the day of PRESIDING MEMBER day of day of , 20 , 20 , 20 , 20 CORPORATE OFFICER (j ) ~z } > 0 0 0 -I 0 :: : 0 -I I [\ . ) -G) ' 0 C :: : ) 0. . . I 0 ' (D :: : ) r+ (D 0. . . :: : 0 (D (/ ) 0. . . (D :: : ) ct . Q. ) :: : ) :: : h - ~ ~ OJ 0 Q) '< 3 "' O Q.) z~ 0 z 0 ~ )> -0 r rn :: : 0 :: : 0 p -- J - (/ ) -- J 01 0 I 00 p l" " 9 " \ p. J : : : : . ( X ) U . 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'l'.l l ' U ..i , . . . , . ... . . ... . - - . . . . . . . - , ,- ,CD I O Hal ' D W n draw nbV GD L che c k e c l b V BO D Y : Gra y Owl OC - 52 FA<;: ADE : Ch oll~ tte Grise OC - 5 2 TR IM: St orm AF-700 MO ULURE S: Tour m cnrc AF-7 00 AC C E N T : Wit. . : h i n g 1- l o u r 21 20 - 3 0 ACCENT: Gris Has~rd 21 20- 30 (Pi c mr td rig h t } (P hotu r) dr n iu) BODY: Sa g H1rb o u r Gray HC- 9 5 FA < ; : ADE : Papier Rec :·de HC-95 TR I M : Gl oucc s rcr SJ5e HC-1 00 MO U LUR E S : S:1 u gc HC-1 0 0 AC C E N T: Mi ds um m er Ni ghr 213 4-20 ACC EN T : Nui t d'Ere 21 3ti-20 h~1i ' l f / )u 1 Fte doct. / :,,"l.-.. / MC ' l 1 1,-: i 1e. Of1:.1r- M r: l ce m o n t f i b r o b o a r d l 3 p sld l ng , 6 " o xp o s uro ~ p.1 i n t ed :8M sag ~ r b o u r g r a y 0 ~ ~ ~ 0 @] B [Q 0 0 [g co m o n t f i b r obo o r d b o n r d & O O t t o n sldln g pil lnto d : BM mid su m m e r night co m o n t f i b r o b o . J r d t r i m p::d n t ed:BM g r oy o w l ce m o n t f i b r o b o . 1 r d l a p sld l n g,6 " o x p o s ure p.i . l n t o d :BM g r n y o w l ce m o n t f i b r o b o o r d l a p sldln g , 4 • e x p o s u r o p;, fnlo d :BM wltc h l ng h o u r como n t f i b r e b o ; , r d t r i m p.1 lnto d :BM s t orm vln y l fra m e d win d ow -white tr i m c o l o u r . B M g r c y o w l as p h a t t s h i n g l o r o o f i n g co l o u r : I K O d r i f t w o o d ::i s p h : 1 l t s h i n g l o r o o f i n g co l ou r : : IKO ch : i r c o o l g r ey Mo n u f . i c t u r o d s t o n e v o n e o r IX L M o nto c ito Cll t r sto no OH p ; i n o l l o d g t l r a g o d o o r p.i lnto d :BM g l ouc c s l o r s t l g o OH ~ n e l l o d g:m , g o d o or po l n t o d :BM s t o n n gl.:1 z o d en dp omels 8C ! J ::t :~ ~ 7 · Mo n t e c i t o Cl i f f s t o n e ~7 -:1_ :."- . -~ ,·g ~ ;J ~ : ... ; : · · ·\l ~ .. . . ~,. . -· I • '. / XQ . _ l f -,r , , .~ ~, ; ; . ; , . ~~f , T ] , 'J , ; ; -. , ·~ j _ _, : ; ,~~ : ; f f Mon h'!C.10 OLl!sto n e rs • co nte r n p o ror"/ ,lr w : I ve t 1 . ) tll~ m11 n u 111ctu1 e..1 w,11 \ton ~ with r~ ! m c i a fllit •pl•net1 !ices •rd diu !nah,~ ttxru r11 de t J i!s. Th \ ! mb. or r~n 9 1 . 1 ~ 1 an d ll ntA I stol' l t S on 1 1 r. • r.e1 e , 11on 1h1 1 t Is H>/ tt'I iru : t a tl 11 n d pr o v l d t , 11 cle ,u, tAl•l'I C td rymme 1ry . Mo r11 c c i 1 0 Cll f f t t one sl:e-r 1·Jn g e from 1.5 ' to s.s~ in ~,: , i g ht and 4· to 22" i11 len , ; r t h . !·=~ "•o · -- - 1 - - - - G) no r t h el e v a t i o n 1: 10 0 r- p!'Opct r t y l l n o ~_Q _ W O f'~ ~ ; ~ ~ L.. J ~ ' - - I - __ _ g o ~ t ~ ~ -~ o~ n 1~ -- ~ ~ ~ l(i( -~ - :i --- ~ ·· -- - - · -- - - - - u --- -- ~ - - - ·- -- \-, l• rJ ! d l ; lo w o . r ~ ~ __ _ _ _ _ _ _ __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _g oo t~ ~ ® so u t h el e v a t i o n 1 : 10 0 Cq... . . , , . ,- . , . , n.o ~- , .. ...., ... ..,. . . m< NIJ<•" ' ;H .. .,..., ··!>< U · ,._ .. d I"""' ""' ." .... .. ._ =T t0J ".:' ! ~: t~ E:7 : ~ 1, ..... . . " """ " ' " " " ' "l'- """'Wi' '"'! ... ... . . . 11 .. ""~•W bilC· .. ,~ ·,~,,. ,_ ·.,, . ,. ... .,~<>n l> re v A ,Ma r 22 / 2 3 un 1 t 8 g ; 1 r . 1 g o c l o o r 1e!o c a t o d 1ev 8 ,May 1 1 / 2 3 up(b t o d l D 1 0 lro c t A DP c o m m •nt1 RE - I SS UE D FO R DP AND FO R RE Z O N I N G MA R C H 1, 20 2 3 RE - I S S U E D FO R DP AN D FO R RE Z O N I N G JU L Y 16 , 20 2 2 IS SUE D FO R DP AN D FO R RE Z O N I N G MA R C H 1, 20 2 1 oo ,>OICC P T Wll! OJl " ll<CC,,, , : [~ W~,O ( l j P(J i t , , r , ; :;,t ; f 10f" T11C J J > C t t l[CI N~C OU H[ll " ...C . !C OU f ! U [ oRO < l(CI tllO n t VbG o B a bban 111 210 525 A u s U n A v e n u o Coq u r t 1 J m 8 C V3K J M 6 Ar c !/ i lff !W A,J 11 c . -.: r J .111 1 r..- ob N . f -~ - . . ~. t l l C. _ ,_ ... . . . . . . . V? ; \.I\ ~ .:. . ..- . ..... . ~- , 1,,-, .,- p,o Joc t 20 2 3 4 L o m o Av o n u o M.ip l o Rld g o sit e ele v a t i o n s N & S p!' O j o c t # 20 - l O . t dr.lWlll g # ,ca l o l11 1 1"o w n dra w n b y GO L ch o c k o d b y A1 - 7 BO D Y: Gr a y Owl OC - 5 2 FAC A DE : Chou e t t e Gr i s e OC - 5 2 TR I M : Scorm AF-700 MO L/ LU R E S : Tourm c n r ~ AF -7 00 AC CE N T : Wit~ h i n g Ho u r 21 2 0 - 3 0 AC C E N T: Gri s H:i sar d 2. 1 2 0 - 30 {1 ' i c m m l rig h t } • (P h v t u ii dr o itc) BO DY: S: i g H::t rb our Gr a y HC- 9 5 FAC , < > D E : P:: t p i er Re c1·dt': HC-95 TR I M : Glou c e s t e r Sa g e HC-10 0 MO U L U R ES: Sa ugc I-IC- JO O AC CE N T : Mi d su mm er Nigh1 2134 - 20 AC C E N T : Nu ic d'E r c 21 3/i - 2 0 0 ~ @] @] ~ 0 @] G 0 0 0 ~ co m o n t f i b r o b o n r d l : J p s l d i n g ,6" o x p o s u r o p.a ln t od :8M s a g h : n b o u r g ray co m o n t f i b r o b o . i r d b o a r d & b : J t t o n s i d i n g pn lnto d : BM mid su m m o r nig h t co m en t f i b rc b oa rd trl m p::l i nto d:BM g r ey ow l co m ont f i b r o b o n r d l . i p s l d lng , 6 " e xp o s u r e pil l n t o d :BM g r a yo w l co m o n t l i bro b onr d b p s id i n g , 4 · o x p o s u r o pn i n t ed :BMw i t c hln g h o ur como n t f i b r o b o . i r d trl m pn lnto d :BM s t o r m vin y l fra m e d wind o w- w hite tr l m c o l o u r . B M g r o y o wl asp h;, l t sh l nglo ro ofi ng co l o u r :IK O d r ift w o o d asph a l t sh i n g l e ro o f i n g co lo ur: I K O c h ; , r c o a l g r o y Ma n u f a c t u r e d s l o n e v o n o o r IX L M o n t o c l t o C l l f f sto n o OH p , m e l l e d g ; , r a g edo o r p;, !nlo d :BMg l o u c e s t o r s a g e OH p ; , n o l l ed g nra g ed o o r pa lnted:BM s t o r m gla z o d o n d p a n o l s J- - - pro p e n y h n e Hj [ m._ " " ' " " ' = ' ' " ' " ! ma xzo n i n ht ~ -_ - = - = - . : : -- - - ' f " -. - ~ _L c ~ 1 ~ f f l J- pro p c , r t y l ! n o -~ i n { o ~ I . c, , ~ ,- . " ' ,,,.. r.. . , , . , , . , , ,.,.., . , .. _ II> < • ·,.- .... ..... ,~,hu.< 1 ... . 0,,-; n ~ "''""'' '" " ~ · C,.,. , .:t:< " " ' 1 t .... . ... i , .. 1t, .. .... . . . , _ .... . ... ''" ' "~ ·,J"' .,, ... . u.,.,, 1 1 .... -. , ,...., . , .,. ~... i v , ... . ..c i . . - ~w o . 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Th i s is ac c e n t e d wit h tr im bo a r d s an d sto n e ven e e r . 1.Q . w c r ~ ~ ; ~ ~ - - -- - - - - - - - - - - - - - - - - - - - - - - - - - - - - ~ 0 0 = ~ ~ ~ exis t i n g old e r ne i g h b o u r h o o d mo s t l y sin g le sto r e y co n s t r u c t e d pr ior to Flo o d Pla i n re g u l a t i o n s exis t ing ne w e r ne igh b o u r h o o d mo s t l y 2 sto r e y co n s t r u c t i o n site ! SIN G L E - F A M I L Y & CO M P A C T RE S 1 D E N T 1 A L I ,- LO W D E N S I T Y M U L T J .FA M I L Y I I- ME D I U M D E N S r r Y M l . h . T l - F A M J L Y 1· - HA M M O N D VIU A G E CO M M E R C I A L G~ ! • IN A U G E N E R A t E M P I . O V M E N T , \.. J lo - L - HA M M O N O GE N E R A L IN O U S T R W . I G~ ~ II ~ MA P I . E M E A O O W S B U S I N E S S P A R K II S" ' i: : IN S T 1 1 \ J T I O N A L G~ i• PA R J < & O P E N S P A C E I 'f ~ - CO N S E R V A T I O N c: : : ] HA M M O N D AR E A Pl.A N BO U N D A R Y -- - - - - - - - - - - - - - - - - - - -- - - - - · lo c a l ar e a OC P de sig n a t i o n s c. . - , .... . . .. ,n.. ~" " ' - " ·.. . , · - - , .. ._ . .. .,. . _ . . . . . . . . 1 ,. ,,..,< 1 1 • • In< .n d t . " ' " ' "''"" " ' "'"'""'""" "P~ • '""" ,1- .. L m, !.. % · = ' : : ) ~ E ~ :1o,,.. , ... · ... . . . . ,,~ .. .,.. .... RE - I S S U E D FO R DP AN D FO R RE Z O N I N G MA R C H 1, 20 23 RE -ISS U E D FO R DP AND FO R RE Z O N I N G JU L Y 16 , 20 2 2 IS S U E D FO R DP AN D FO R RE Z O N I N G MA R C H 1, 20 2 1 00 UOlCCJ - t WIIHOV l lHC O l ' l ' C :.wlll nU4 l'(l : M ::" " .• IOll Of' IHfM I C H !(C t IIO I I O O C U X O F O I I O J I G l l l U C ' I I O N U a . C ! . < ; T - . : D "-' Q ~ l!O,,, . . , . ; . , . c D O ' f l!<"' C H !CC I ' cticm t VI.lid o Babb.I n #:?10 525 Aus t l n AY en u e Coq u ltbm B C VJK J M 6 Ar c !/ i lff !W A,.l 11 c. - ·u- , 11cw . . .. ,.1 : , , . . , . , . n11 ,ni- . . . - . . ...- . . t . l < C . - ~ ... -- - \~~~I ... . . .. ..-.. .,,~- - pro j e c t 20 2 3 4 Lo m o Avon u e Map l o Rld go OC P co m p l i a n c e proje c t # ~ 104 dfa wlf' I Q # ·~" .. ,... , , A1 - 1 0 dr . a w n t , y GD L , -- -- · - ·- -- · -- - -- · -· - · -· - · - -- · - · -· - · , I I L- - - - - - · -· - · - · -· - - - - - --- - - - - - - - -- -- - ~ ® ma i n fl o o r ar e a s 1 : 10 0 I 0 bu i l d i n g fo o t p r i n t 1: 20 0 D a ~ ~ m' G) lo w e r flo o r & si t e ar e a s 1: 10 0 ~ m' eu . . . . , . . , . . - . .1 1,w ~ . . , J - n ,.. . t • • - , .. ,... . , . _ ,,_ " " - . , " ' " '"'" " ' l" " ""i . . - , . , '"' ' ~ ... , ... 11,c "'d t . l l O " ' " ' " " " l"" "'"'" " ' ldT "'•v " t1 1 o 0 , ,.•c - . . : ; a " " ' l < l l o d . - , , . 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N I C H 1 C C 1 clie n t VL. 1 d o B a b O O n #21 0 52 5 A i n t l n A v o n u e Co q u t t b m B C VJ K J M 6 Arcf/ilff !W & , . l nc. -· · ·•11 10- - . .... ,._ . . . . , ~ .. -. . . - .... ... ... . . i.. -. . . - - ,,, 1 1 \ I J ... . . . . . . . . . ~. - 20 2 3 4 L o m o Av a n u o M.: a p t G Rld g o flo o r an d pe r m e a b l e are a ca l c u l a t i o n s pro J « U ' 20- l o . 4 dr. a w 1 n g • SC; l l o Hl l'o w n cir. a w n ~ GO L A1 - 1 1 DE C I D U O U S TR E E S BR O A D L E A F EV E R G R E E N SH R U B S An lu j:i p o n tca 'H i no Cri m s o n ' Arbu t us une d o 'C o mp 1 . c t a ' Eu o n y m u s a u r e : o m a r o lnt1 tu s Rh o d o d e n d r o n ' l m p e d l t u m ' DE C I D U O U S SH R U B S Co t l n u s c o g g y g r l a ' R o yillP u r p l • ' Co r n u s s t o l o n lft ra L.:i v a n d u l t1 a n 9 us t lfo t l a Rib e s u . n g u l n e u m 'K l n g E d w a rd VII' VIN E S GR O U N D CO V E R FE R N S Arc t o s t . " l p h y l o S U V i l - U U I Po l y s t lc hu m m u n i t u m Wh l t e W o ndu D09 w o o d Ho n e y l o c u s t Sm i l r.ig d H t d ! J l n g C e d a r a I An l u Jap on lu 'Hln o Crim s on' I Crlm s o n j a p a n u e An l u Dwar f S t r i l w b c r r y Tre e l.2 m B & B I nur m n u m X > l m h c t ()hl 112po t #Sp o t C..O,u h c , 1 ( l l 1 t ~.sm w • u d 1011 1 h r i ( l l 1 t 10.0m \ P , U d )OO < mho:10111 )O O ~ t , 1 \f) I C . . c l Co l d c n E u o n y m 1 n I 11 2 p o t IO C m h c 1 oht 150 c l l 1 \ l ) l c d gs l 41 Ga u l t h e : r l a s h t 1 . l l o w #lp o t rll 14 I Rho d o d e n d r o n'lm p e d l t u m ' Dw . u f P u r p l eRh o d o d end r o n I #2 po t vo l 71 V,1 c c l n l u m o v a t u m ' T h u n d e r b l rdJ Eve r g re e n Huck leb e r r y Pur ple S m o k e b u s h cs l 56 I Co rnu s sto lo n lfe : r a Red tw ioD o g w o o d la. I 4IL . a v a n d u l a 1 , n g u s t l f o l l a . Eno l J sht. . a v e n d e:r ~; ~ , -i rs! 91 Rlb u ~n g u l neum Flo w e r i n g Cu r r a n t FER N S gfl 31 lo n ke : r a . " Go l d f l a m e ' Go ld F l am e H o n e y s u c k le nrl GO ! Arc t o s t t 1 p hy l o s u v ,1 - un l GE N E R A L NO T E S 1. CO M P L I A N C E . GO V E R N M E N T ·A l l 1/iJ O R K SH f > . LL BE CO MP L ET E D 6g ~ ~ v 5 ~ i ~ ~ ~ ~ ~ ~ , : c i : o : ~ ~ ~ r ~ ~ ~ ~ G 5 F ~ ~ E S ~ ~ ~g : ~ r i ; ~ ~ H A L L EN S U R E CO M P L I A N C E OF ALL 1/i J O R K PR IOR 2 CO M P L I A N C E . BC N T A / B C S L A • All MA T E R I A L . SH I P P I N G PR O C E D U R E S . AN O IN S T A L L A T I O N OF LA N D S C A P E EL E M E N TS SH A L L ~~ : ~ o ~ ° v ~ ~ S L ~ ~ ~ ~ ~ ; : g ' J ~ T c g ~ w ~ ~ C A P E 3. CO M P L I A N C E. MM C C • All WJ R K S SH A L L CO N F O R M TO TH E LA T E S T MM C D DE T 1 ' J L S AN D SPE OF l C A T ION S AV A I L A B L E AT CO M M E N C E M E N T OF WO R K v.J H E R E NO SP E C I F I C OE T ,4 J L , NO T E OR :~ : t ' ; t ; I O N IS PR O V I D ED IN TH E DR A W I N G SE T OR AT I A C HE D -4. EX I S T I N G SE R V I C E S -RE F E R TO EN G I N E E R I N G DR A W ING S FO R LO C A T I O N S OF AL L BU R I E D SER VICE S . CO N T I \ A C T O R IS RES PO N S I B L E FO R OB T A I N I N G AN D PA Y I N G FO R All UT I L I T I E S LOC A T I O N S AN D AN Y AN O All CO S T S WH I C H ARI S E FR O M DA M A G E TO SE R V ICES CA USE D BY AN Y AC T OR FA I L U R E TO AC T OF TH E CO N T R A C T O R . S. CO O R D I N A T I O N -TH E S E DR A W I N G S SH A L L BE TA K E N TO BE PA R T OF TH E LAR G E R SE T OF DRA W IN G S AN O SPE C I F I C AT IO NS , WH E T H E R ::~ ~ 6 ~ ! : 1 " ~ ~ H B e g u ~ : ~ 6 · : ~ ~ ~ - ~~ f ~ ~ ~ ! 6 ~ u s ' J ! ~ ~ a~F RE. A D IN CO N C E R T WIT H SUC H DO C UM EN T A T I O N AN O , WH ERE ~ii i ~ ~ F t l ~ T~ ~ i ~ ~ . . . r : ; ~ P R E ~HR1~ , ~ ~ . 0i~ ~ ! 6 : : p l~ ~ 1 BE DO NE IN CO O R D I NA T I O N WIT H TH E CO N T R A C T O R OR CO N T R A C T O R S ENG A G E D IN CO N S T R U C T I O N OF SU C H AD JACE NT WO R K S . ~·~~ f ~ t ; ~ ~ ~ \ 8 ~ E ~ 1 1~; ~ ~ f f i ; ! ~ t i ; ~ D TH E EN G I N E E R . ON C E CO M P L E T E D TH E CO N T R A C T O R SH A U CA L L FO R IN S P E C T I O N OF TH E FO R MS PR I O R TO PL A O N G ST E EL RE I N F O R C E M E N T . CO N T A C T LA N D S C A P E AR C H I T E C T A MIN I M U M OF 48 HO U R S PR I O R TO DE S I R E D IN S P E C T I O N TIM E . ~-~t~ ~ ~ P R E ~ ~ ~ g ~ M : J R ( ) ~ D c ~ : ~ r s ~ ~ ~ : i ~ M E N T EN G I N E E R PR I O R TO PO U R I N G OF CO N C R E T E . CO N T A C T ST R U C T U R A L EN G I N E E R A MIN I M U M OF '18 HOU R S PR I O R TO DE S I R E D IN S P E C T I O N TIM E . #2p o t #Sp o t #2 p o l lt \p o t #2 p ol #lp o t #Sp o t IO cm p o t GOcr 11h e1otn 7S cm , p i e . u . t B. GR A D I N G . GE N E R A L · TH E CO N T R A C T O R SH A L L ES T A B L I S H ~~ ~ ~ J . r H f > . ~ ' : ~ 7 ~ t ~ ~ ~ t o ~ r : : ~ c ~ t ! s D F ~ ~ ~ ! PE D E S TRIA N PA V E D AR E A S 1•.- VEH I C U LA R PAV E D AR E A S 1'1, LA W N AR E A S 2% PL A N T E D BE D S 5% ~E < ; , ' i H ° 6 ~ ~ ~ ' : G ~ ~ ~ u : ~ ~ ~ ~ s i ~ c : ~ ~ : ; ~ V : ~ A l L GR A S S AR E A S 150 MM SH R U B BE D S '1 5 0 MM GR O U N D CO V E R AR E A S 300 MM TR E E S 60 0 M M N.B. All SO I L SH A L L BE TE S T E D NO T MO R E TH A N 14 DA Y S PR I O R TO ~5 ~ ~ J g ~ ~~ i ' Z ~ T: i 6 1~~ E s s ~ L A ~ ~ ~ ~ ~ ~ c T6°T : i s WJR K . RE C O M M E N O A TIO N S OF TH E SO I L S TE S T I N G LA B ;~ G : ~ H ~ - ? i ~ ~ ~ : ~ ~ ~ ~ ~ ~ FL O O R & CO R N ER ELEV A T I O N S . 11 . PL A N T MA T E R I A L , QU A N T I T IE S · CO N T R A C T O R SH A L L CO N F I R M ;~ ~ ~ ~~ . : ~ ~ ~ ~ ~ ~ , t ~ ~ l c ~ ~ : ~ ~ ~ : i ~ ~ N ~~ ~ t 1 ~ i ~ ~ ~ l ~ ~ s ~ R E 6 : ~ ~ ~ ~ R c ~ i s ~ ~ E S ~: r ~ ~ : ~ ~p ~ g l ~ ~ ; J t ~ p c : a 9 = ~ ~ 1 ~ : ~ ~ ~ ~ ~ E P R R E V , 4 J L 12 . PL A N T MA T E R I A l . SU B S T I T U T I O N S · NO SU B S T I T U T I O N S TO PL A N T ~G + H s ; t " ~ ~ ~ ~ ~ ~ Y c ~ ~ : ~ ~ ~ R WIT H O U T PR I O R WR I T I E N 6~ s ~ t : R ~ A ~ ~ ~ E ~ ~ ~ ~ ~ ~~ ~ : R ~ ; T ~1A T £ R I A l 5 MU S T BE 14. MU LC H - PLA N T I N G AR E A S SHALL BE MU L C H E D WIT H 50 MM OF ~~ ~ 1 ~ ~ N ~ ~ ~~~ ! ~ ~ s :~ ~! ~ ~ r ~ g ~ R MU L C H OR AN Y MIX /D A T E IS S U E D FO R RE \ I 20 2 1 -0 3-0 4 RE -Z O N IN G / D.P. A 202 2 - 0 7 - 0 S RE -Z O NIN G / D.P. B 2023 -0 3 - 28 RE - Z O N I N G / D.P. C 20 2 3 - 0 5 - 0 5 RE -ZO N I N G / D.P. D All dim e n s i o n s shi l ll be co n n r m e d on sit e an d dls c t t p i l n c l u repo r ted lm m i : dli l t t ly. Re q u i r e d se tb a c k s . s h 1 1 l l g o v c r n ln a U c . i s e s . Th l s d rilw l n g h1 u b,, n pn : p u , d sol e l y fo r th e use oft h , CL I E N T and 1he r , a r e no r , p r e s e n ~ tlo ns of an y kin d ma d e by Don a ld V. S. Ou n c 11.n to an y ~~ ;~e ; ~ ~ t o : h : o : tr~;t a ld V. S. Ou n c n n ha s no t Th ls draw i n g sh a ll no t be use d fo r co n s t 1 u c 1lo n purpo s u u n t l l t h e s e : a lap pe t 1 r l n g h u e o n ls slg ne d A n d d t 1 t ed by t h e l A n d sc a p e A r c h l t e : c L .! . m_ 1 ~ Do n a l d V. S. Du n c a n DE V E L O P M E N T CO N S U L T A N T LA N D S C A P E AR C H I T E C T 603-2 2 0 E l e v e n t h S t r e : e t New Wes t m i n s t e r DC Can a d t 1 V3 M 6 N 9 77 ! - 7 9 1-43 2 3 dv s d u n c a n 11J•om t 1 . ll. co m Ma p l e Rid g e Pr o j e c t # 20 1 7 - 4 3 2 - R Z DIP , o J « t L u d u O.O u n c a . n Dra wn Re , 1,l oo D.D , m o Pr o p o s e d To w n h o u s e s 20 2 3 4 Lo r n e Av e . Ma p l e Rid g e BC pr e p a r e d fo r : Vl a d o Ba l a b a n 21 0 - 52 5 Au s t i n Av e n u e Co q u i t l a m BC GE N E R A L IN F O R M A l AN D NO T E S Ch e c k l c ale (m l l y bj1~~ t o re d u c e d ) .. . . . . . . . . . . Pro j l ' C t No . 21 - 0 0 9 5 D" w log N o . LQ - Q Q )> "" C "" C fT 1 z CJ >< "T l PE R V 1 0 U S CO N C R f f i UN I T PA V I N G LO R N E AV E ~ U E I EXI S T 1 N G T R E E T O B E P R E S E R V E O (T Y P . ) 17 / 'S - - ( ~ / /, t ° CIV I C SID E W A I . K - / J I I ~ II ~ <* < 7 xu _.y ; ; e 1 ~ <1 J S AsP E n c 1 1 Y n E o u 1 n E M E N T S -- - - - - - - - - + - - - + . . . . . , . + 1 2 o o m m B E N C H ( T Y P . ) 02 .S - O } , , PE R V I O U S CO N C R f f i UN I T PA V I N G PE R V I O U S CO " J C R I T T UN I T PA V I N G MA N U ~ ~ I ~ · : ~ ~ · ~ ~ ~ ~ ~ ~ Go r i ~ HI I m: : : ; : m : ~ I r- ~ 60 2 ~ ~~ ~ ~ ~ ~ ~ ~ ~ : ~ ~ ~ G A R O .5 - o 2 ~f~ ~ : B ~ ~ I A N ST O N E (B R O W N ) CO L O U R : BE L G I A N ST O N E (B R O W N ) PA T I E R N : T Y P . ~ HA R D LA N D S C A P E SIT E PL A N L2 - 0 1 '- . . _ . / \ PER V I O U S CO N C R E T E UN I T PA V I N G ~~ L ul I B ~ 60 2 ~ MA N U : A C T U ' \ E R : BE L G A R D \ 5- o r ~~ ; ~ { ~ ~ ~ ~ ~ : r o N E {B R O W N ) PE R V I O U S CO N C R E T E UN I T PA V I N G ~ IJ G~ ~ ~ ~~ ~ J : : ~ ~ L ~ ~ ! ~ ~ ~ : : : ~ B R O W N ) PA T I E R N : W P . .L > < f [ cu ~ . 12 0 0 m m B E N C H ( T Y P . ) /D A T E IS S U E D FO R RE \ 20 2 1 - 0 3 - 0 4 RE - Z O N I N G / D.P . A 20 2 2 - 0 7 - 0 5 RE - Z O N I N G / D.P . B 20 2 3 - 0 3 - 2 8 RE - Z O N I N G / D.P . C 20 2 3 - 0 5 - 0 5 RE - Z O N I N G / D.P . D All dim e n s i o n s sha l l be con f i r m e d on sit e an d dls c r e p a . n c l e s re p o r t e d Im m e d i a t e l y . Req u i r e d se t b a c k , ; s h a l l g o v e r n l n a l l c a s e s , Th i s dra w i n g hn s bee n pre p n r e d so l e l y f o r t h l i ! u s e of th e CL I E N T an d th e r e are no ne p r e s e n t n t l o n s of nn y kin d mll d e by Do n o . I d V. S. Du n c a n to any ~~ ~ : , ; 1 l ~ t o : h ; 0~tr ~ ; t a l d V, S. Du n c a n ha s no t Th i s dra w i n g shn 1 1 no t be use d fo r co n s t r u c t i o n pu r p o s e s u n t l l t h e s e a l a p p e n r i n g h e r e o n l s slg n e d n n d d n t e d b y t h e U \ n d s c a p e A r c h l t e c t . Do n a l d V. S. Du n c a n DE V E L O P M E N T CO N S U L T A N T LA N D S C A P E AR C H I T E C T ~~ ! ~!! ~ ~ ~ e ; t : ~ t ; C s t r e e t Cam 1 d a V3 M 6N 9 77 8 - 7 9 1 - 4 3 2 3 dv s d u n c a n , 1 1 ' g m a l l . c o m Ma p l e Rid g e Pr o j e c t # 20 1 7 - 4 3 2 - R Z D Pr o j e c t l f ! a d e r a.D u n c a n Dra w n Re v i s i o n O.O u n c a n Pr o p o s e d To w n h o u s e s 20 2 3 4 Lo r n e Av e . Ma p l e Ri d g e BC pr e p a r e d fo r : Vl a d o Ba l a b a n 21 0 - 52 5 Au s t i n Av e n u e Co q u i t l a m BC H0A" r U 5 1 ' LA N D S C A P E Sit e Pla n Ch e c k c 5 u t e (m n y bjl ~ ~ h t o re d u c e d ) 0 \O m m .. . . . . . . . . . ... . . i Pro j e c t N o . 21 - 0 0 9 5 Dm w l " g No . L2 - Q 1 _/ LO R N E AV E ~ U E 1 EU O N Y M U S AU R E O M A R G I N A T U S I .·. .·.· I 4 EU O N Y M U S AU R E O M A R G 1 N A T U S {G O L O E N E U O N Y M U S ) ~ ~ , {G O L O E N E U O N Y M U S ) . . ... I~ . - IA R B U T U S U N E O O ' C O M P A C T A ' ~" ' - - - - " ' - , , " - ~ - / - - - " ~ " ' ~ - + - (D W A R F ST R A W B E R R Y TR E E ) 6 EU O N Y M U S ( i i ~ i ~ : : ~ g ~ ~ ~ ~ i - - - - 4 - - - " < - - - £ ( ... . . . + - - - - : s ~ ~ < ; . l ~ ~ ~ ~ l ~ ~ : R N B ~ ~ l :'; J I ~ >, ~ :1 ~\ I 'r / 16 ( : AZ I ~ ~~ ~ ~ ~ , ; ~ ~ ~ ~ ~ ~ ~ ~ ~ ~ N O E R ' , <: : V 4 A/ / / L~ :} ' ~~ ~ ~ F ~ ~ ~ ~ ~ E ~ ~ ~ ~ ~ ~ ~ C T A' {G 0 1L~ 0:: ~ ~ ~ ~ i ~ s ~ ~ : ~" 4 J (F C o ~ ~ ~ : ; ~ ~ ~ ~ A E i ~ - + - - - - * - 3R I B E S S A N G U I N E U M "- i (F L O W E R I N G CU R R A N n 4 AZA L E A J A P O N I C A 'H I N D CR I M S O N ' / = {C R I M S O N JA P A N E S E AZ A L E A S ) - 4 AZ A L E A J A P O N I C A ' H I N O C R I M S 0 N ' 3 (C R I M S O N JA P A N E S E AZ A L E A S ) 11 PO L Y S T I C H U M MU N I T U M -;- (S W O R D FE R N ) 2 CO R N U S 'E D D I E S WH I T E WO N D E R ' ( • (W H I T E WO N D E R DO G W O O D ) II CO R N U S S T O L O N I F E R A (R E D l W I G DO G W O O D ) I GL E o l T S I A TR I A C A N T H O S {H O N E Y LO C U S D ... . . , _ __ _,_ 2 RH O D O D E N D R O N 'IM P E O I T U M ' (D W A R F P!J R P L E RH O D O D E N D R O N ) -- - - f l - + - - - - " " - ' 1 > ' = 1 ! r - - - l - - ; c ~ 0L~ ; ~ ~ ~ i ~ ~ ~ 1 : ' ~ ~ ~ L E J "f 8 - - - f + , c J , ' - ~ - ~ - - - + " T l l - \ - - - , " - - - ~ E ~ ~ ~ ~ C ~ ~ E ~ ~ ~ ~ t T I F O U A -- - - - - - = ~ - - t , - - , , 1 1 ' - " ' - - - - ; G l g L ~ ~ ~ ~ t ~ i ~ ~ ; Y s ' U ~ ~ L E ) ·- J - - - ! ' - 1 1 , , - - - - : p ~ ~ ~ ~ ~ ! t 6 ~ ~ : ~ ~ t 2 VA C C I N I U M OV A T U M 'T H U N O E R B 1 R O ' {EV E R G R E E N HU C K L E B E R R Y ) 4 GA U L T H E R I A SH A L L O N {S A L A U 2 VA C O N I U M OV A T U M 'T H U N D E R B I R D ' (EV E R G R E E N HU C K L E B E R R Y ) I EU O N Y M U S AU R E O M A R G I N A T U S {G O L D E N EU O N Y M U S ) )~ ~ ~ : ~ ~ ~ ~ ~ C A N T H O S 35 TH U J < \ OC C I D E N T A U S 'S M A R A G D ' (S M A R A G D HE D G I N G CE D A R ) ~ SO F T LA N D S C A P E SIT E PL A N L4 - 0 l "- - . / DA T E IS S U E D FO R RE \ 20 2 1 - 0 3 - 0 4 RE - Z O N I N G / D.P . A 20 2 2 - 0 7 - 0 5 RE - Z O N I N G / D.P . B 20 2 3 - 0 3 - 2 8 RE - Z O N I N G / D.P . C 20 2 3 - 0 5 - 0 5 RE - Z O N I N G / D.P . D All dlm 1 m s l o n s sh a l t be co n f l r m 1 : d on slt , nn d dis c r e p a n c i e s re p o r t " d im m e d i a t e l y . Req u l r , d se t b a c k s s h a l l g o v e r n l n 1 1 1 l c a s e s . Th i s dra w i n g ha s bee n pre p a r e d so l e l y fo t t h e u s e of th e CL I E N T an d the r e ar , no re p r e u n t a t l o n s of an y kin d ma d , by Do n a l d V. S. Du n c a n to an y pa r t y wit h wh o m Do n a l d V, S. Du n c a n ha s no t ,n t e r e d i n t o a c o n t r a c L Th i s dra w i n g sh a l l no t be US t ' d for co n s t r u c t i o n pu t p o s e s u n t l l l h l \ ' s e a l a p p u r l n g h e r n o n l s slg n e d a n d d a t e d by t h e l . a n d s c a p l \ ' A t c h i t e c L Do n a l d V. S. Du n c a n DE V E L O P M E N T CO N S U L T A N T LA N D S C A P E AR C H I T E C T 60 3 - 2 2 0 E l e v , n t h S t r e e t NeW W t " s t m l n s t e r B C Can a d a V3 M 6N 9 77 8 - 7 9 1 - 4 3 2 3 dv s d u n c a n , 1 1 , g m a l l . c o m Ma p l e Ri d g e Pr o j e c t # 20 1 7 - 4 3 2 - R Z D,P , o j o c t l , o d e , D.D u n c a n Dra w n R" h l o , 0.0 " " " " Pr o p o s e d To w n h o u s e s 20 2 3 4 Lo r n e Av e . Ma p l e Rid g e BC pr e p a r e d fo r : Vl a d o Ba l a b a n 21 0 - 52 5 Au s t i n Av e n u e Co q u i t l a m BC sf f " f L A N o s c A P E Sit e Pla n Ch e c k S c a l e ( m a y b e p h o t o r e d u c e d ) 0 Unc h O 10 m m - .. . . . Pro j e c t N o . 21 - 0 0 9 5 o" w l , g N o . L4-Q l ~ SO I L LE V E L TO BE SU G H T L Y HIG H E R TH A N SU R R O U N D I N G GR A D E TO AL L O W FO R BA C K R L L SE T I L ! N G PR U N E ON L Y DE A D . BR O K E N . OR DIS E A S E D LIM B S TO MA ! N T AlN NA T U R A L FO R M OF SH R U B 75 m m MIN _ DE P T H BA R K MU L C H OR AP P R O V E D EQ U A L . TA P E R MU L C H TO BA S E OF SH R U B RE E S T A B L I S H AN Y DA M A G E D SE E D / SO D RE M O V E CO N T A I N E R AN D LO O S E N RO O T S OF PO T B O U N D PLA N T S BY SC O R I N G OR PU L L I N G 45 0 m m MIN . DE P T H LIG H T L Y CO M P A C T E D TO P S O I L RE F E R TO TO P SO I L SP E C S UN D I S T U R B E D NA T I V E SO I L GD SH R U B PL A N T I N G DE T A I L ~ EV E R G R E E N CO N I F E R O U S I BR O A D L E A F : DE C I D U O U S I Le s s t h o n 1 0 0 m m c a ! l p e r I DO NO T DA M A G E OR CU T LE A D E R SIN G L E LE A D E R !; f ~ (u n l e s s m u ! t 1 s t o m s p e c 1 o s l s s p e c l f 1 o d ) ~ PR U N E O N L Y D E A O , B R O K E N , O R D I S E A S E D T R E E UM B S TO MA I N T A I N NA T U R A L FO R M OF TR E E if ~ - ~ ~ NE W 2 PLY f 12m m , RE I N F O R C E D BLA C K RU B B E R ~ )) PR E V A U N G ~W I N O -- { ST A K I N G P L A N n t n ~ TA M P TO P SO I L AF m U N D RO O T B A L L BA S E FIR M L Y WIT H FO O T PR E S S U R E SO TH A T RO O T BA L L DO E S NO T SH I F T 00 NO T AL L O W AIR PO C K E T S TO FO R M vV H E N BA C K R L U N G Ll U TR E E PL A N T I N G DE T A I L S e HO S E OR AP P R O V E D EQ U A L PO S I T l O N E O A P P R O X 3/5 HT . FO R AL L TR E E S . W1 R E DO E S NO T GO AR O U N D TR E E . GA L V A N I Z E D G U Y W 1 R E N o _ 11 MIN PO S I T I O N E D AB O V E FIR S T ST R O N G BR A N C H E S US E TH R E E (3 ) 50 m m X 50m m X 25 0 0 m m LN G ST U D D E D HE A V Y W E I G H T T-P O S T S {7 . 5 PO U N D ) - AL L EX P O S E D PO R T I O N S OF TR E E ST A K E TO BE FR E E OF RU S T AN D PR I M E D TR E E ST A K E SE T MIN 90 0 m m IN T O UN D I S T U R B E D SO I L WI ON E ON SID E OF PR E V A I L I N G \M N D S . ST A K E S AR E TO BE RE M O V E D AF T E R ON E GR O W I N G SE A S O N .- - - - - - 1 - + - - - 75 m m MIN . DE P T H BA R K MU L C H OR AP P R O V E D EQ U A L OV E R EX P O S E D RO O T B A L L TA P E R MU L C H TO BA S E OF TR E E . MU L C H ST A R T I N G 50 m m FR O M RO O T FL A R E (T R U N K ) & EX T E N D I N G TH E HO L E SLO P E TO P S O I L FR O M RO O T BA L L TO ED G E OF HO L E TO FO R M Y.J E U TO P S O I L , RE F E R TO TO P SO I L SP E C S 1F TR E E IS IN W1 R E BA S K E T , CU T AN O RE M O V E D ST R A P P I N G AN D TH E HO R I Z O N T A U VE R T I C A L WIR E S OF TH E BA S K E T TO A MIN . DE P T H OF 200 m m FR O M TO P OF RO O T B A L L PU L L BA C K BU R L A P TO MIN . D E P T H SC A R I F Y WA L L OF TR E E WE L L 40 0 m m CO M P A C T E D LO A M BE L O W RO O T BA L L SO D TO BE LA I D CLO S E L Y PA C K E D TO G E T H E R . JO I N T S IN AD J A C E N T RO W S SH A . L L BE ST A G G E R E D FU L L RO W OF SO D TO BE US E D FO R PE R I M E T E R OF SO D D E D AR E A PLA N VIE W OF SO D LA Y O U T AN D EQ Q ! . t i l l 15 0 m m MIN . DE P T H LIG H T L Y CO M P A C T E D TO P S O I L RE F E R TO TO P SO I L SP E C S ( PLA N T I N G A R E A O R W A L K W A Y ~ GR A S S IN S T A L L A T I O N DE T A I L e /D A T E IS S U E D FO R IR E \ I 20 2 1 - 0 3 - 0 4 RE - Z O N I N G / D.P . A 20 2 2 - 0 7 - 0 5 RE - Z O N I N G / D.P . B . 20 2 3 - 0 3 - 2 8 RE - Z O N I N G / D.P . C 20 2 3 - 0 5 - 0 5 RE - Z O N I N G / D.P . D All dim e n s i o n s sh a l l be co n f i r m e d on sit e an d dls c r e p a n d e s re p o r t e d Im m e d i a t e l y . Req u i r e d set b a c k . s s h a l l g o v e r n l n a l l c a s e s . Th i s dr a w i n g has be e n pr e p a r e d sol e l y fo r the u,e of th e CL I E N T an d th e u i ar e no re p r e s e n t a t i o n s of any kin d ma d e by Don a l d V, S. Dun c a n to an y par t y wit h wh o m Do n a l d V. S. Du n c a n ha s not ent e r e d In t o a co n t r a c t . Th i s dra w i n g sh a l l no t be use d fo r con s t r u c t i o n pu r p o s e s u n t l l t h e s e a l a p p e a r l n g h e r e o n i s sl g n l ' ! d a n d d a t l ' ! d b y t h e L a n d s c a p l ' ! A r c h l t l ' ! C t . Do n a l d V. S. Du n c a n DE V E L O P M E N T CO N S U L T A N T LA N D S C A P E AR C H I T E C T 60 3 - 2 2 : 0 E l e v e n t h S t r e e t New W u t m l n s t e r B C Ca n a d a V3 M 6N 9 77 8 - 7 9 1 - 4 3 2 3 dvs d u n c a n , H - ' g m a l l . c o m Ma p l e Rid g e Pr o j e c t # 20 1 7 - 4 3 2 - R Z D PIO J i ; - c t L e a d e r D.D u n u n Dra w n Re v i s i o n D.D u n c a n Pr o p o s e d To w n h o u s e s 20 2 3 4 Lo r n e Av e . Ma p l e Rid g e BC pre p a r e d fo r : Vl a d o Ba l a b a n 21 0 - 52 5 Au s t i n Av e n u e Co q u i t l a m BC DE T A l l S SO F T LA N D S C A P E Ch e c k S c a l e ( m a v b e p h o t o r e d u c e d ) ~c h ~m m Pro j e c t No . 21 _00 9 5 Om w l o g No . LS -Q ] l0 2 x l 0 2 XM W 13 .3 / M W l3.3 w1o l H =~~ i e c s 0-N s ~ ~ ~ Y \6 ~ ~ ~ CO L O U R • N A T U R A L FlN I S H • B R O O M /NO N - S U P F I N I SH 15 0 r m , O E P T H 2 0 m m l . 1 1 N U S C R U S H GR A V E L C O I . I P A C T I D T 0 9 5 t,S P O EX P A N S I O N JO I N T TO DE Fll l E D w/ BIT U M I O U S FIO R E BO A R D PR O V I D E EXP A N S IO N JO INTS 4'' 60 0 0 m m O.C . & AD JAC EN T TO AL L VE R T I C A L ELE M E N T S (I.E . FO U N D A T I O N S . BO L L A R D S & WA L L S ) ~ CA S T - I N - P L A C E CO N C R E T E PA V I N G e PL A N VIE W DRA IN UP S T A N D 20 0 0 m m O.C . ALO NG ED GE OF PER V I O U S PAV I N G TO P OF DRA I N P1P E I 00 m m BE L O W OO T I O M OF PAV E R S PR O T E C T w / P E R F . PVC SC R E E N G~ ~ ~ ~ ~~ ~ ~ ~ ~ ; Hu~ ~ ~~ ~ R ~ ~ ~ : ~ ~ ~ B ! E ~ v i i ' w DY EN G IN EE R . EN G I N E E R ' S DE TAI L SH A U GO V E R N . := ~ ~ ~ ~ ~~ C ~ ~~ ~ l;~ ~ V ER S CO L O U R : AS PE R LA Y O U T PL A N Sm m CL E A R CR U S H OP E N GR A D E D SU R F A C E OF AQ U A P A V E IO O m m x 2 S O m m C.I . P . _ ;:;:- , : ; , . . __ ...; ; , . , _ , _ , ,~ . ,~ , ~ ~ - - - ~ - . . < < : . . . , - BE D D I N G CO U R S E ilJ I 50m m DE P T H 20 m m CLE A R CR U SH OP E N GR A D E D AGG R E G A T E UP P E R SU B-BA S E a, 100 m m DE P T H CO N C . C U R B S TO P w/2x # 3 R E B A R A S S H O W N 63 m m CLE A R CR U S H OP E N GR A D E D AG G R E G A T E LO WE R SU B -BA S E 4• 2S O m m DE P T H (B E L O W DR I V E W A Y ON L Y ) AP SC I 000 WO V E N GEO T E X T I LE ON BO T I O M AN D SIDE S OF OPE N GR A D E D BAS E 50 m m DIA . PV C PE R F . LA T E R A L (B E L O W DR I V E W A Y ON L Y ) ~ PE R M E A B L E CO N C R E T E UN I T PA V I N G UNO ISTU R B E D O O C O I . I P A C T E D S U B G R A O E T O 95 f. ST A N O A R O P R O C T 0 R O E N S 1 T Y LS - 0 2 '- . . / "- S 0 x2 0 0 CE D AR R A IL OC N C H C T Y P . ) r ~6 ] 3 PL A N VIE W I ·I . j- - - AL T I R N A T E O V E J I L A P S A TC O R N E R -• I I I I I I I I I -. - h ~ 11~ 1 - l - 1 l - 1 j . . j . 1 1 - - l - 1 . j . . . 1 -1 - 1 1 1 1 - 1 1 1 - - ~~ ~ ~ ~ : ' ; . 3 . ~ ! N (H A R l D l T E SE C I O N A- A VIE W ~ FR O N T YA R D AR B O U R e r-- 1 r-- 1 n l~ r _ _ _ _ GA L V . S T E E L P O S T S I - I O E 1 00 m m DE P T H 20 m m MIN U S CR U S H GR A V E L CO M P ACT E D TO 95 % SP D SE C T I O N B-B VIE W ~ PL A N T E R BO X LS - 0 2 '- . . / 39 75' i - 8.5 ' 1l Hr r i 4 , M - M i ~ An c h o r Bo l t M1 0 x 6.5 . (lo r d l o r b o t b a n d l e ! T o p l a ) s ~ J ;_ i i · - < . t - ! : ! . : ~ ,, . _ _-, l - \S M1 0 I-< 15 " OIME N S ION S L I C H T I N G BO L L A R D BY S O L U S BO L L A R D CO N C R E T E FO O T I N G C T Y P . 1 ~6 : ~ ~ ~ ~ ~ A ~ ; ~ \ ~ ~ ~ !~: ~ S H ~ LIG H T I N G BO L L A R D LS - 0 2 '- . . / /D A T E IS S U E D FO R RE \ I 20 2 1 -0 3 - 0 4 RE -ZO N I N G / D.P. A 20 2 2 - 0 7 - 0 5 RE -ZO N I N G / D.P. B 20 2 3 - 0 3 - 2 8 RE - Z O N I N G / D.P . C 20 2 3 - 0 5 - 0 5 RE - Z O N I N G / D.P. D All dimen sion s shal l be con O t m e d on sit e .11 n d dis c r e p a n c i e s re p o r t e d lmm e d l1 1 t e l y . Re qu i r e d se t b ; a c l u s h ; a l l 9 o v c r n l n a l l c u u . Th ls d r i l w l ng hu bee n pre p . u c d so le l y fo r th e use of th e CL I E N T and th u e arc no re p r e s e n t a t i o n s or any kin d mad e by Do n a l d V. 5. Du n c a n to i'ln y :~ ; ~ , ; \ ~ ~ 0:h ; o : , ,~ ;t l d V. S. Du n c a n ha s no t Th is drawin ! J sh a l l no t be us e d fo r con s t r u c t i o n purp o s u u n til t h cs u lapp e:M l n ! J h u e o n l s sig ne d an d da t e d byth c lan d s c a p e A r c h l t c c t . ::~:l r t l : ~ ~ u ra l :_G, otf U.w 1 o r Ar c h i t e c t Civ i l : Str u c t ur.il Mc c h A n l u l : Elec tr l u l Do n a l d V. S. Du n c a n DE V E L O P M E N T CO N S U L T A N T LA N D S C A P E AR C H I T E C T 60 3 -2 20 E l c v c n t h S t r u t Ne w We s tm i n s t er BC Ca n a d a V3 M G N 9 778 -791 -.0 2 3 dvs d u n c a n fl'gm a i l . c o m Ma p l e Rid g e Pr o j e c t # 20 1 7- 4 3 2 - R Z ro :1 1::: t L u d ; . O u n c n n Re vis i o n O.O u n c . i n Pr o p o s e d To w n h o u s e s 20 2 3 4 Lo r n e Av e . Ma p l e Rid g e BC pre p a r e d fo r : Vl a d o Ba l a b a n 21 0 - S2 5 Au s t i n Av e n u e Co q u i t l a m BC Br r . A ' . ' / L s HA R D LA N D S C A P E Ch e c k J c . i l e {m ~ v b1 1~~ h l o red u c e d ) 0 IO m m - - Pro j e c t N o . 21 - 0 0 9 5 D"w l o g No. LS - Q 2 Pl. A f l l _ _ \ / l E W ~ 1Y P I C A L BA R R I E R FE N C E e 25 x 15 0 P/T HE M / F I R RE T A I N E R (P U B L I C SID E ) ZS x l S O P / T H E M / F I R R A I L ( P R I V A T E S I D E ) 25 x l 0 0 P/T H E M / F I R R A I L { P U B L ! C S I D E ) i- , - - - , - , - - , r - - , - - ; r ' , 9 ] ~ 2 S x l O O P/T . H E M / F I R R A l L ( P R I V A T E S I D E ) IN T E R I O R EL E V A T I O N - GA T E EN T R ; > . N C E 25 x l 5 0 P/T H E M / F I R R E T A I N E R ( P U B L I C S I D E ) 2S x l 5 0 P/T H E M / F I R R A I L ( P R I V A T E S I D E ) tT 3 3 ? ? f ~~ ~ ~ ~ ~~ : r A ~ ; .;: ; ~ ~ ~ ;~ g s H -..: - , , , . , SE C T I O N - NO T RE T E N T I O N RE Q U I R E D I. ~~ : ~ ~ : N S OF FE N C E , IN C L U D I N G FO U N D A T I O N S , TO BE WIT H I N PR I V A T E 2. AL L TIM B E R SH A L L BE WE S T E R N RE D CE D A R OR PR E S S U R E TR E A T E D HEM / FIR AS ~~ ~ · ; ; ~ ~ ~ B : ~ c i ~ ~ E ST A N D A R D OR BEI T E R AN D FR E E OF CH E C K S , SPL I T S , 3. SET FE N C E PO S T S IN CO N C R I T T FO O T I N G WIT H MIN , OF 1 /3 PO S T LE N G T H . 4, PO S T HO L E S TO HA V E 4 0 0 m m DIA . S. EN T R Y TO BE OU T -S W I N G GA TE CO M PLI T T WIT H LA T C H . 6, AL L HA R D W A R E AN D ME T A L FIX T U R E S TO BE HO T DIP P E D GA L V A N I Z E D , 7. FE N C E TO BE UN S T A I N E D / U N P A I N T E D . EN D EL ~ V A T I O N GD BI C Y C L E RA C K LS - 0 3 "- . . / SE C T I O N A- A FR A N C I S AN D R E W BIK E RAC K MO D E L : L 2 1 - B R 5 2 CO L O U R : B t A C K 20 m m M I N U S C R U S H GR A V a - C m l P A C T E D fD A T E IS S U E D FO R RE \ / 20 2 1 - 0 3 - 0 4 RE - Z O N I N G / D.P . A 20 2 2 - 0 7 - 0 5 RE - Z O N I N G / D.P . B 20 2 3 - 0 3 - 2 B RE - Z O N I N G / D.P . C 20 2 3 - 0 5 - 0 5 RE - Z O N I N G / D.P . D All dim e n s i o n s sh a l l be co n f i r m e d on sit e Md dis c r e p a n c i e s rep o r t e d im m e d i a t e l y . Re q u i r e d se t b a c k s s h a l l g o v e r n l n a l l c a s e s , Th i s dr a w i n g has be e n pre p a r e d sol e l y fo r th e us e of the CLI E N T an d th e r e are no re p r e s e n t a t i o n s of any kin d mad e by Do n a l d V. S. Dun c a n to an y ~~ ~ : ~ , ; ~ ~ h t 0:h ; o : t r ~ ~ ~ a l d V. S. Du n c a n ha s not Th i s dn: i . w l n g sh , d l no t be us e d fo r co n s t r u c t i o n pu r p o s e s u n t l l t h e s e a l a p p e a r l n g h e r e o n l s sig n e d an d da t e d by t h e U t n d s c a p e A r c h i t e c t . Do n a l d V. S. Du n c a n DE V E L O P M E N T CO N S U L T A N T LA N D S C A P E AR C H I T E C T 60 3 - 2 2 0 E i e v e n t h S t r e e t New W e s t m l n s t e r B C Ca n a d a V3M 6N 9 77 8 - 7 9 1 - 4 3 2 3 dvs d u n c a n , l f ' g m a U . c o m Ma p l e Rid g e Pr o j e c t # 20 1 7 - 4 3 2 - R Z ro :r : : : t l e a d ~ . O u n c a n Re v i s i o n O.D u n c a n Pr o p o s e d To w n h o u s e s 20 2 3 4 Lo r n e Av e . Ma p l e Rid g e BC pre p a r e d fo r : Vl a d o Ba l a b a n 21 0 - 52 5 Au s t i n Av e n u e Co q u i t l a m BC oE T X / L s HA R D LA N D S C A P E Ch e c k . S c a l e { m a y b e p h o t o r e d u c e d ) ~c h ~m Pro j e c t No . 21 - 0 0 9 5 D.a w l , g No , L5 - Q 3 FR O N T EL E V A ] l O N c TY P L C A L OU T S l ; _ T PA _ i , J E L ~ PIC K E T FE N C E LS - 0 4 '- - . . . / Tr 15 0 B Do Oo j DD Du r= : : : - 1 EJ ~ 4so x 4 5 0 ARC H I T E C T U R A i . S L . A B S ~~ ~ ~ : ~ ~ ~ ~ LA Y O U T PLA N ;3 : - g i : ; ~ S ~ ~ ~ BE l W E E N S L A B S TO P O F S L A B T O B E F L U S H w/A D J A C E N T F l N I S H G R A D E ~R ~ : ~ ~ ~ ~ CO M P A C T E D ~ ST E P P I N G ST O N E S LS - 0 4 '- - . . . / 1, ALL PO R T I O N S OF FEN C E , IN C L U D I N G FO U N D A T I O N S , TO BE WIT H I N PR I V A T E PR O P E R l Y . 2, ALL TIM B E R SH A L L SE PR E S S U R E TR E A T E D HE M / F1R AS NO T E D . AL L TIM B E R TO BE ST A N D A R D OR BE T T E R AN D FR E E OF CH E C K S , SPL I T S , WA R P S OR OPE N KN O T S . 3. SE T FE N C E PO S T S IN CO N C R E T E FO O T I N G 4. ~; ~~ ~ i f ~ 6 ' ~ : v ~ 5jo L ; ~ ~ ~ i A . S. EN T R Y TO BE IN - S W I N G GA T E CO M P L E T E 6. :[[ 8 H ~ 6 ~ ~ R E AN D ME T A L FIX T U R E S TO BE HO T DIP P E D GA L V A N I Z E D , 7. Al l PR E S S U R E TR E A T E D WO O D TO BE PA I N T E D MIN . 2 CO A T S TO MA T C H TR I M ~6 ~~ ~ ~ ~ ~ ~ ~ t s ~ ~ ~ l ~ ~ ~ g ~ ~ . l N G IO O x l0 0 P / T H E M / F I R G A T E P 0 S T t= + = ~ ~:s : ~ o ; : ~ ~ ~ E : ; ~ / ~ : ~ ~ : ~ S T S ) lie\ SO x JOO P/T HE M / F I R HO R I Z O N T A L RA I L .... . ~- - - - - - 2 S x 5 0 P / T H E M / F I R F E N C E P ! C K E T S , t- - - - - - - l O O x 10 0 P/T H E M / F I R FE N C E P O S T II 50 x JOO P/T HE M / F I R HO R I Z O N T A L RA I L -- - - - C . 1 . P . C O N C R C T E F O U N D A T I O N 1" - . + - - - - - ; ~ ~ : g ~ P I . ~ ~~ ~ T ~ ~ : R I V A T E PR O P E R 1 Y ~ TY P I C A L PO S T DE T A I L SE C T I O N - FO R US E ON ST R E E T FO N T A G E S ., . . . _ _ ~ s o x t O O P / T H E M / F I R T O P R A l L So x JO O P / T H E M / F I R E N D P I C K E T So x IO O P / T H E M / F I R H O R I Z O N T A L R A l L • " /w GA L V . ST E R HIN G E & GAT E LA T C H • 25 x IO O P / T H E M / F I R P I C K E T : • So x IO O P / T H E M / F I R B R A C E ' 25 x 100 P/T HE M / F I R EN O PIC K E T • • • • ~; ~~ ~ :~ ! E ~ E ~ i 6 ~ HO R I Z O N T A L RA I L SIN G L E GA T E IN T E R I O R BE N C H (1 Y P . ) MO D E L : QU E E N CH A R L O T I E MA N U F . : SA R I T A 12m m GA L V . ST E E L CA R R I A G E BO L T 12m m 0 TH R E A D E D RO D OR BO L T :/ ~ ' B E N D S E T I N T O C O N C . P A O ~ BE N C H IN S T A L L A T I O N LS - 0 4 '- - . . . / /D A T E IS S U E D FO R RE \ 20 2 1 - 0 3 - 0 4 RE - Z O N I N G / D.P . A 20 2 2 - 0 7 - 0 5 RE - Z O N I N G / D.P . B 20 2 3 - 0 3 - 2 8 RE - Z O N I N G / D.P . C 20 2 3 - 0 5 - 0 5 RE - Z O N I N G / D.P . D AU dim e n s i o n s sh a l l be co n f i r m e d on ilt e an d dis c r e p a n c i e s re p o r t e d Im m e d i a t e l y . Req u i r e d set b a c k s s h a l l g o v e r n l n a l l c i u . e s . Th i s dr a w i n g ha s bee n pre p a r e d so l e l y fo r th e us e of th e CL I E N T an d th e r e are no re p r e s e n t a t i o n s of any kin d ma d e by Do n a l d V, S. Du n c a n to an y par t y Wit h wh o m Do n a l d V, S. Du n c a n ha s no t ent e r e d In t o a co n t r a c t . Th i s dra w i n g sh a l l no t be use d fo r con s t r u c t i o n pu r p o s e s u n U l t h e s e a l a p p e a t l n g h e t e o n l s slg n e d a n d d a t e d b y t h e l a n d s c a p e A r c h l t e c t . Do n a l d V. S . Du n c a n DE V E L O P M E N T CO N S U L T A N T LA N D S C A P E A R C H l l E C T ~~ ! w!! . ~ ~ ~ e ~ : ~ : c s t t e e t Can a d a V3 M 6 N 9 77 8 - 7 9 1 - 4 3 2 3 dv s d u n c a n r 1 P g m a l l . c o m Ma p l e Ri d g e Pr o j e c t # 20 1 7 - 4 3 2 - R Z ro :rr : J : : t Le a d ~ . D u n c a n Re v i s i o n a.D u n c a n Pr o p o s e d To w n h o u s e s 20 2 3 4 Lo r n e Av e . Ma p l e Rid g e BC pr e p a r e d fo r : Vla d o Ba l a b a n 21 0 - 52 5 Au s t i n Av e n u e Co q u i t l a m BC oE T X i L s HA R D LA N D S C A P E Ch e c k . S c a l e ( m a y b e p h o t o r e d u c c d ) ~c h ~m Pro j e c t No . 21 - 0 0 9 5 orn w l o g No . LS - 0 4 · APPENDIX G Advisory Design Panel Minutes April 12, 2023 Page 2 of 4 6.1. Development Permit No: 2021-128-DP / 20234 Lorne Avenue The Chair welcomed the project team to the meeting and introduced the members of the ADP. The Staff Liaison provided a brief overview of the project. The project team presented the development plans and answered questions from the Panel. R/2023-AD P-011 It was moved and seconded That the following concerns be addressed and digital versions of revised drawings & memo be submitted to Planning staff; and further the Planning staff forward this on to the Advisory design Panel for information. Architectural Comments: • Suggestion for operable window height to ensure it meets building code height • Opportunity to give buildings more character, consider Hammond Heritage Guidelines for the building character • Ensure minimum width required for double car garage has been met • Further fagade and roofline articulation should be considered for neighborhood integration • Consider opening the south-west corner of the garage for daylight infiltration in the central courtyard Landscape Comments: • Suggest introducing pavement accent bands in the courtyard • Suggest widening access to courtyard between Unit C and Unit B • Consider introducing barbeque and picnic amenities in the south-west courtyard to accommodate bigger groups • Consider providing bike racks • Consider not using concrete in critical root zone CARRIED UNAMINOUSLY 6.2. Development Permit No: 2021-389-RZ / 11619, 11631, and 11639 Adair Street The Cha ir welcomed the project team to the meeting and introduced the members of the ADP. The Staff Liaison provided a brief overview of tl1e proj ect. The project team presented the development plans and answered questions from the Panel. R/2023-ADP-O 12 It was moved and seconded That the following concerns be addressed and digital versions of revised drawings & memo be submitted to Planning staff; and further the Planning staff forward this on to the Advisory design Pa nel for information. Architectural Comments: • Provide rendering illustrating landscape and architectural • Consider detailing to mit igate cold strikes at foundation footing and second floor overhang • Consider detailing between Unit demising walls and floor slabs to maintain STC rating of 57, to mitigate potential for noise transfer Thursday, May 11, 2023 Planning Department, City of Maple Ridge 11995 Haney Place Maple Ridge, BC, V2X 6A9 Attention Project Parissa Shafizadeh, Senior Planner 2017-432-RZ, 20234 Lorne Ave. Arc!/JJ!f !W!Jp/nc. GeoffLnwlor Architecture luc. tel: 604-238-3380 uuit 632 -53 l l Ceda1bridge Wny cell: 778-998-6968 Richmond, D.C. email: geoIT@Jawlorarchitecture.com V6X OM3 web site: www.geoffiawlorarchitecture.ca In response to the ADP architectural comments on the project: a) Operable window heights have been adjusted, as suggested. b) The original single storey configuration can no longer be duplicated because of the recently established flood plane level. This has forced newer construction two to be storey. The Hammond Area Plan also notes that the area has 'an eclectic and interesting mix of housing form' which this design supplements. c) We confirm that the garage dimensions meet the current parking standards. Note that these current standards were introduced after the project was submitted and that the Client opted to meet them anyway. d) Roof pitches have been increased and greater articulation provided to the bay windows facing Lorne Ave. Greater colour contrast has been provided with accented horizontal bands e) Retaining the solid wall to the garage is preferable to opening it up as this adds to feeling of enclosure. In the same vein, the Landscape Architect and I agree that the restricted entry to the rear courtyard adds to the character of the space creating a sense of arrival and adding to the feeling of enclosure. The attached drawings reflect these changes and we trust they satisfy the Panel's concerns. Regards, Geoff Lawlor, Architect AIBC Principal, Geoff Lawlor Architecture Inc. cc Vlado Babalan 05 May 2023 Planning Department City of Maple Ridge 11995 Haney Place Maple Ridge BC V2X 6A9 Attn.: Arsh Dhillon Development Planner -,~oo Donald V. S. Duncan BA BLA BCSLA CSLA LANDSCAPE ARCHITECT/ DEVELOPMENT CONSULTANT Suite 603-22011st Street, New Westminster, BC V3M 6N9 778-791-4323 dvsduncan@gmail.com Re: Landscape Plan -20234 Lorne Avenue, Maple Ridge BC Response to ADP Comments Project: 2021-128-DP Thank you for your review of our landscape submission and your subsequent comments dated 12 April 2023. In response, the landscape design has been updated and re-issued. This letter will provide written response to City comments. 1. Suggest introducing pavement bands in the courtyard. Based on my memory of the discussions, this comment referred to the central auto court. The auto court will be paved with permeable concrete unit pavers. In response the ADP comment, the areas immediately in front of the unit entries will be in a complimentary but different pattern and style. This will emphasize the entries and highlight the pedestrian areas of the courtyard. 2. Suggest widening access to courtyard between Unit C and D. It is felt that the current access provides a sense of entry without impeding pedestrian traffic. Widening this entry would lessen the sense of transition from one space to another. 3. Consider introducing barbeque and picnic amenities in the southwest courtyard to accommodate groups. The system of hard surfaces in the amenity area has been adjusted to provide a more generous patio space in the southwest corner and this patio has been configured to provide a suitable location for a barbeque. It is felt, however, that the placement of fixed elements such as picnic tables would reduce the multi-function value of the space. Rather, the design provides benches at the perimeter as well as informal perching opportunities on the planter boxes. All patio areas in the common amenity space are now permeable concrete unit pavers. DVS Duncan I Landscape Plan -20234 Lorne Avenue, Maple Ridge BC Responses to Township Comments 4. Consider providing bike racks. A bike rack has been added to the common amenity space. 5. Consider not using concrete in critical rooting zones. The patio area in the critical rooting zone is now composed of permeable concrete unit pavers. Thank you for your review of these materials. I hope the forgoing and the attached drawings address your concerns. If any clarification or further documentation is required, please do not hesitate to contact the sender at your convenience. Donald V. S. Duncan Landscape Architect DVS Duncan I Landscape Plan -20234 Lorne Avenue, Maple Ridge BC Responses to Township Comments March 30, 2023 City of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X 6A9 Attention: Parissa Shafizadeh Dear Ms. Shafizadeh: Re: File#: 2017-432-RZ APPENDIX H Legal: Lot "O" District Lots 280 and 281, Group 1, New Westminster District Plan 20003 Location: From: To: 20234 Lorne Avenue RS-1 (One Family Urban Residential) RT-2 (Ground-Oriented Residential Infill) The proposed application would affect the student population for the catchment areas currently served by Hammond Elementary and Westview Secondary School. Hammond Elementary has an operating capacity of 444 students. For the 2022-23 school year, the student enrolment at Hammond Elementary is 434 students (98% utilization) including 176 students from out of catchment. Westview Secondary has an operating capacity of 1200 students. For the 2022-23 school year, the student enrolment at Westview Secondary is 722 students (60% utilization) including 129 students f~om out of catchment. Slnc1t1' Flavia Coughlan 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 I DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2O21-341-RZ File Manager: Wendy Cooper Official Community Plan or Zoning Bylaw Amendments: 1. A completed Application Form (Schedule "A" -Development Procedures Bylaw No. 5879-1999) 2. An application fee, payable to the City of Maple Ridge, in accordance with Development Application Fee Bylaw no. 5949-2001. 3. A Certificate of Title and Consent Form if the applicant is different from the owner shown on the Certificate of Title. 4. A legal survey of the property(ies) 5. Subdivision plan layout 6. Neighbourhood context plan 7. Lot grading plan 8. Landscape plan*+ 9. Preliminary architectural plans including site plan, building elevations, accessory off-street parking and general bylaw compliance reconciliation*+. * These items may not be required for single-family residential applications RECEIVED + These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01 Additional reports provided: NOT REQUIRED □ □ □ □ □ ~ □ □ □ TO: FROM: SUBJECT: City of Maple Ridge His Worship Mayor Dan Ruimy and Members of Council Chief Administrative Officer Second Reading Zone Amending Bylaw No. 7780-2021 MEETING DATE: FILE NO: MEETING: July 18, 2023 2021-341-RZ cow 22108, 22118, 22126, 22136, 22146, 22154, and 22164 Lougheed Highway EXECUTIVE SUMMARY: An application has been received to rezone the subject properties located at 22108, 22118, 22126, 22136, 22146, 22154, and 22164 Lougheed Highway from RS-1 (Single Detached Residential) to RM-2 (Medium Density Apartment Residential), to permit a future development of a six-storey, 224 unit apartment building. Council granted first reading to Zone Amending Bylaw No. 7780-2021 December 14, 2021. This application is located within the Town Centre Area Plan and designated Low-Rise Apartment, which has a building height of four to six storeys. The application is for a six storey apartment building which is supported by staff, the Town Centre Area Plan, and would be permitted in the Lougheed Transit Corridor Plan just to the west. Pursuant to Council Policy 6.31, this application is subject to the Community Amenity Contribution (CAC) Program at a rate of $4,300.00 per apartment dwelling unit for an estimated total amount of $963,200.00, or such rate applicable at third reading of this application. The applicant is proposing to increase the density (i.e. FSR) of the RM-2 (Medium Density Apartment Residential) zone from 1.8 to 2.31 FSR; therefore, a voluntary cash contribution at a rate of $161.46 per square metre ($15.00 per square foot) is payable for the additional 0.51 FSR, resulting in an estimated voluntary contribution of $464,308.49 payable at Final Reading. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 7780-2021 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) Approval from the Ministry of Transportation and Infrastructure; iii) Road dedication as required; iv) Consolidation of the subject properties; 2021-341-RZ Page 1 of 7 v) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject properties for the proposed development; vi) Registration of a Restrictive Covenant for protecting the Visitor Parking; vii) Registration of a Restrictive Covenant for Stormwater Management; viii) Removal of existing buildings; ix) In addition to the Ministry of Environment Site Disclosure Statement, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject properties. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site; x) Payment in lieu of providing required parking spaces in the amount of $1,280,000.00 (64 spaces X $20,000.00 per space). xi) That a voluntary contribution, in the amount of $963,200.00 ($4,300.00/unit), or such rate applicable at third reading of this application, be provided in keeping with the Council Policy 6.31 with regard to Community Amenity Contributions; and xii) That a voluntary contribution density bonus, in the amount of $464,308.49 in keeping with the RM-2 (Medium Density Apartment Residential) zone at rate of $161.46 per square metre ($15.00 per square foot) to achieve an added 0.51 FSR. DISCUSSION: 1. Background Context: Applicant: Legal Description: OCP: Existing: Proposed: Within Urban Area Boundary: Area Plan: OCP Major Corridor: Zoning: Existing: Proposed: 2021-341-RZ Lovick Scott Architects Ltd. Lot 4 District Lot 397 New Westminster District Plan 8614; Lot 5 District Lot 397 New Westminster District Plan 8614; Lot 6 District Lot 397 New Westminster District Plan 8614; Lot 7 District Lot 397 New Westminster District Plan 8614; Lot 8 District Lot 397 New Westminster District Plan 8614; Lot 9 District Lot 397 New Westminster District Plan 8614; and Lot 10 District Lot 397 New Westminster District Plan 8614. Low-Rise Apartment Low-Rise Apartment Yes Town Centre Area Plan Yes RS-1 (Single Detached Residential) RM-2 (Medium Density Apartment Residential) Page 2 of 7 Surrounding Uses: North: South: East: West: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing Requirement: Flood Plain: Fraser Sewer Area: Fraser River Escarpment Area: 2. Project Description: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Church P-4 (Place of Worship) Institutional Single-Family Residential RS-1 (Single Detached Residential) Single-Family Residential Salvation Army, Ridge Meadows Ministries C-3 (Town Centre Commercial) Town Centre Commercial Single-Family Residential RS-1 (Single Detached Residential) Urban Residential Single-Family Residential Apartment Building 0.57 ha (1.4 acres) Lane Urban Standard No Yes Yes This application is to rezone the subject properties from RS-1 (Single Detached Residential) to RM-2 (Medium Density Apartment Residential), to permit the construction of a 224 unit, six-storey apartment building with a two-storey underground parking garage. The building will contain a mix of studio, one bedroom, two bedroom and 2 bedroom plus den units. The chart below details the proposed number of unit types: Unit Type Studio 1 Bedroom 1 Bedroom 2 Bedroom 2 Bedroom Total plus Den plus Den Number 6 156 9 37 16 224 of Units A number of building setback variances will be required to accomodate the various road dedication required by the City and the Ministry of Highways and lnfastructure. 3. Planning Analysis: i) Official Community Plan: The development site is located within the Town Centre Area Plan and is currently designated Low- Rise Apartment. This designation permits residential development of between four to six stories in accordance with Policy 3.22 of the Town Centre Area Plan. Since 2014, wood frame apartment construction is typically at five to six storeys in height. Additional density is needed in the Town 2021-341-RZ Page 3 of 7 Centre and many other buildings have been permitted to have increased height in recent years in this general area. The neighbouring Lougheed Transit Corridor Plan will also permit buildings of six stories or greater, just to the west of this site. This project will achieve a number of Town Centre Plan policies including: Policy 3-1 An increase in residential density is encouraged in the Town Centre, particularly within the Central Business District. Land use should include a mix of housing unit types catering to various demographics. An addition of 224 new units to the Town Centre will encourage additional shoppers and pedestrians that will frequent local businesses. The unit mix will also provide for single seniors and families to stay within the community. Policy 3-10 Land assembly or lot configuration in conjunction with development... should meet conditions (that) ... remaining land parcels are left in a configuration and lot area which are suitable for future development... The consolidation of the seven single-family lots into a large new building will not leave any stranded residential lots. Policy 3-15 Concealed parking structures are encouraged in all commercial, mixed-uses ... in the Town Centre. The exposed parking structure will be designed to be underground and thus provide little in the way of impacts to others. Policy 3-22 In instances where it is demonstrated that shadowing, neighbourhood character, view obstruction, and other negative impacts are sufficiently mitigated, the height may be increased to six (6) stories. The six storey building has encompassed all of the lots developable in this block of Lougheed Highway, avoiding the isolation of remnant lots. ii) Zoning Bylaw: The applicant intends to rezone the subject properties from RS-1 (Single Detached Residential) to RM-2 (Medium Density Apartment Residential) (see Appendix D) to permit the future construction of a six-storey, 224 unit market strata residential apartment building with underground parking. The seven properties will be consolidated to create one parcel of land. The RM-2 (Medium Density Apartment Residential) zone incorprates Density Bonus provisions to permit additional Floor Space Ratio (FSR) from the base FSR of 1.8 to a maximum density of 2.5 FSR. The applicant is proposing to increase the FSR from the base density of 1.8 FSR to 2.31 FSR by providing a voluntary cash contribution at a rate of $161.46 per square metre ($15.00 per square foot) for an added 0.51 FSR. The estimated amount of this additional density of 0.51 FSR is $464,308.49. 2021-341-RZ Page 4 of 7 iii) Off-Street Parking and Loading Bylaw: The chart below details the vehicle parking: Stall Type Required Proposed Reduction Residential 230 199 31 Visitor 45 12 33 Tota I Sta I ls 275 211 64 The proposed reduction to the vehicle parking requirements will trigger the cash-in-lieu of providing required parking spaces at a rate of $20,000.00 for each required off-street parking space which the owner opts not to provide under the Maple Ridge Off-Street Parking and Loading Bylaw No. 4350 -1990. The proposal is deficient by 64 vehicle parking spaces which would require a payment of $1,280,000.00 (64 spaces X $20,000.00 per space). The project is located on the R-3 Bus Transit route and is within easy walking distance to the Town Centre amenities. The chart below details the bicycle parking which meets the requirements of the Maple Ridge Off- Street Parking and Loading Bylaw No. 4350 -1990. Bicycle Parking Type Required Proposed in Revised Plans Long Term 56 70 Short Term 67 68 iv) Proposed Variances: A Development Variance Permit application has been received for this project and involves relaxations to the setbacks along Lougheed Highway from 7.5 m (24.61 ft.) to approximately 4.5 m (14. 76 ft.) which is being triggered by the large Lougheed Highway road dedication required by MOTi. Any variance required for the project will presented in a future report to Council. v) Development Permits: Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application is required for all multi-family residential, flexible mixed-use and commercial development located in the Town Centre. The DP application has been received and reviewed by the Advisory Design Panel and will be the subject to a future report to Council: vi) Advisory Design Panel: The application was reviewed by the Advisory Design Panel at the February 12, 2022 meeting and their comments are attached in Appendix G. A detailed description of the project's form and character will be included in a future Development Permit report to Council. 2021-341-RZ Page 5 of 7 vii) Development Information Meeting: In lieu of a Development Information meeting during the Covid 19 Pandemic, an interim process was established to allow for a ten-day Public Comment Opportunity from May 2 to May 13, 2022. The notification requirements were the same as for the Development Information Meeting and included a mail-out, newspaper advertisements, and notice on the development signs that provides the contact information for the developer and the Public Comment Opportunity (Appendix H). A summary of the main comments and discussions from two respondents at the Public Comment Opportunity were provided by the applicant and include the following main points: • One respondent was in favour of the proposed development; and • One respondent raised concerns about the location of the site, but did not express positive or negative sentiment on the proposed development. The following are provided in response to the issues raised by the public: • The applicant thanked the respondent; and • The applicant advised that subject properties are generally level with a maximum of 3% grade. That the properties are also at least one entire city block and more than 50m from the escarpment south of Cliff Avenue. It is within the geotechnical engineer's purview to consider the site topography and ensure the ground conditions will support the proposed development. 4. Traffic Impact: As the subject properties are located within 800 metres of the Lougheed Highway, a referral has been sent to the Ministry of Transportation and Infrastructure. Ministry approval of the Zone Amending Bylaw will be required as a condition of final reading. At this time, the Ministry has granted preliminary approval of the development application. 5. i) 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. Fraser River Escarpment These properties are located within close proximity to the Fraser River Escarpment (FRE). The City is currently undertaking a geotechnical risk assessment of the FRE to determine the suitability of increased densification along this corridor, the results of which may impact the policies, bylaws and development permit requirements currently in place. Building permits and development permits 2021-341-RZ Page 6 of 7 applied for in future will be subject to any policies, bylaws and development permit requirements in place at the time of application. 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 and a response is outstanding. Once received, staff will forward this response to Council. 7. i) Intergovernmental Issues: Local Government Act: The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and was determined to have no impact. Lougheed Highway at this location is a controlled access highway, therefore, the Ministry of Transportation and Infrastructure (MOTi) approval is required before the rezoning can be adopted. CONCLUSION: It is recommended that second reading be given to Zone Amending Bylaw No. 7782-2021, and that application 2021-341-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 Appendix C -Zone Amending Bylaw No. 7780-2021 Appendix D -Site Plan Appendix E -Building Elevation Plans Appendix F -Landscape Plan Appendix G -ADP Design Comments Appendix H -Public Commentary Opportunity Summary Appendix I -MoTi Comments 2021-341-RZ "Original Signed by Charles R. Goddard" Reviewed by: Charles R. Goddard, BA, MA Director of Planning "Original Signed by Scott Hartman" Concurrence: Scott Hartman Chief Administrative Officer Page 7 of 7 (f ) (" ) !l ) ro ... . . . . N --. . J 0 0 N c... . 0 C N :J -;- > - N <., J _.J : > . ~ N 0 N -> . (J J ~ (J J 0 zf : > N N 0 ~ g "U 0 co o (X ) 00 :i t -- cp C/l ~ o· · (X ) NO -- ~ co -> . N - -> . 0) QI 0 u. ) -- N- . . . J ~I I _i: , . . 00 I ~ co r, .. ~ ~N 3 I 0) 0) -.. . J - -> . 0 ~I m -> . 0 -c , - ~ O• a; - -> . co _, _ N 0) IN :: : : : ! . • u.) 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(0 "' 0, 22 22 22 22 1 1 ~ )> "" O "" O rn . z 0 >< )> N Scale: 1 :2,700 Legend Stream -----Ditch Centreline ----Indefinite Creek APPENDIX B 22108/18/26/36/46/54/64 Lougheed Hwy PIO #s: 011-374-926, 004-922-522, 011-374-918, 000-989-029, 002-844-711, 011-374-900, 005-683-823 FILE: 2021-341 DATE: Jun 24, 2021 BY:BD CITY OF MAPLE RIDGE BYLAW NO. 7780-2021 A Bylaw to amend Schedule "A" Zoning Bylaw Map forming part of Zoning Bylaw No. 7600-2019 as amended -APPENDIXC WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600-2019 as amended; NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7780-2021." 2. Those parcels or tracts of land and premises known and described as: Lot 4 District Lot 397 New Westminster Plan 8614; Lot 5 District Lot 397 New Westminster Plan 8614; Lot 6 District Lot 397 New Westminster Plan 8614; Lot 7 District Lot 397 New Westminster Plan 8614; Lot 8 District Lot 397 New Westminster Plan 8614; Lot 9 District Lot 397 New Westminster Plan 8614; and Lot 10 District Lot 397 New Westminster Plan 8614 and outlined in heavy black line on Map No. 1901 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RM-2 (Medium Density Apartment Residential). 3. Maple Ridge Zoning Bylaw No. 7600-2019 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 14th day of December, 2021. READ a second time the PUBLIC HEARING held the READ a third time the day of day of day of ,20 , 20 ,20 APPROVED by the Ministry of Transportation and Infrastructure this day of ,20 ADOPTED, the day of , 20 PRESIDING MEMBER CORPORATE OFFICER 37 66 (f) 55 54 53 52 51 a.. 14 91 !:!:!, p 910 11887 EPP 87668 524 5 p 1251 173 174 22 21 20 19 18 17 "' "' .... "' "' ~ ~ ~ ~ (0 .... C, C, 74 ~ ~ ~ ~ 11875 SELKIRK AVE. .... C, C, C, (0 "' "' C, ~ 8 ~ ~ .... ~ C, C, "' ~ ~ ~ ~ ~ "' 85 86 11 12 13 14 15 16 P47 96 P 11251 11851 p 1251 (P 11251) 8 7 6 5 4 3 s· "' "' "' .... "' ::cl ~ ~ ~ a:, C, 814 gJ ~ ~ gJ LOUGHEED HWY. i "' .... .... (0 (0 (0 11783 ~ 8 ~ "' (0 .... C) C) C, gJ ~ gJ ~ ~ 18 17 16 15 14 13 12 11 P86 4 8 pg 18 28 29 30 31 32 CLIFF AVE. C, "' (0 ~ ~ ~ "'74 75 P 0365 50 168 i-..: (/) ~ P H1251 25 26 27 28 29 30 .... .... .... .... "' "' "' .... ~ 11868 "' "' gJ gJ "' "' a:, "' ;Rem Rem ~Rerr ~Rem 40 "'39 "'38 gi 37 11850 P H1251 11 1/ 11 1'-EP67823 -_!_ _JL _,_ -JI-, ----7-~ EP 67822 "' a:, (0 C) "' gJ "' gJ "' 10 9 8 11758 35 36 37 ~~ .... "' "' "' ..... ...______ ~ P67821 (0 (0 .... ~ .... ~ gi gi gi 7 6 P8614 .... ~ gi P92 8 38 39 .... .... gj Park P69427 "' "' ~ "' "' "' "' 5 40 MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: 7780-2021 1901 RS-1 (Single Detached Residential) 31 .... (0 ~ .... a:, (0 a:, gj ~ 4 41 ~ ~ gi 11901 32 69 "' .... gJ 11867 242 P62478 SCP 5928 (lease) 42 11841 ~ -0 RemA cP P68759 EPP *LMP 022 43 ~ ~ *PP072 45 P9218 ~ a) a) l{) l{) l{) a) 0 a.. <'l a.. a.. w~ __J To: RM-2 (Medium Density Apartment Residential) MAPLE RIDGE British Columbia B P78577 NVVS 2948 A NWS2762 P76483 "' "' ~ to l{) "' ~ 5 A NVVS 2611 P 74121 .... ~ 22gj p ~ ~ ~ A CJ> 1 CJ> "' 29 a.. "' ~ gJ P25783 RemA P9388 C, ~ ~ gJ ~ A LMP39631 LMS3814 / <'. /SCP 32783 (lease) ~ / LMP 48604 ~ ~o 11665/11667 L N st' ~ <'l N a.. u co SCALE 1 :2,500 >-~ ::i:: (!) :i: Cl w w :c (!) ::, 0 ...J APPENDIX D B3~1S lS ~zz APPENDIX E VI E W OF NOR TH WE S T (L O U G H E E D ) VI E W OF FR O N T EN T R A N C E =.· .. ·1~ .. · - APPENDIX F 11 1 w z ::5 r- · - - - i f ,~ ~ ! ~ l l ~ ~ i L (I ) !° H I G H M E T A L F E N C E D E T A ! L {2 ) ~E S S CO L U M N AN D G A i E C) ;,: V E R S 00 SlA B C) AR T I F l C I A ! . TU R F ON SI. A B (I ) ~D S C A P E ON SL A B (n ~R A V E L ST R I P n"'" ~ " " ' . ' ._ , . _ , . u , • - • ' r· c r e ; : = · - l ' ' ,. , ~: : ' J ' ' ~ - ' ~3 3 m ~ d ± G r ,. . _ _ . _ . o , - ~ - ~~ w ; . z ; - - 1 ~ & 1 t « 4 {F ) ~R A P R E S S E D PA V E R S IN LA W N {! ) ~;A Y SU R F A C E IT T I II II II II Ju 1 ll · . . ~- ~ -- · - 11 ' ! i L- l C) 1 : ('@ : ) ~,R B A N AC C E S S O R I E S TR E E GR A i E DE T A I L {1 " : ) ~E T A L A R B O U R i.m r ~ @ . u t T ' C > . 1 1 1 / M a ~ T t l tU J l . ! f ~ l l i A t a r o ~ {I T ) :: f E FU R N I T U R E MO U N T I N G APPENDIXG ADP RESOLUTION FEBRUARY 12, 2022 The following resolution was passed regarding 2021-341-RZ/DP at the February 16, 2022 Regular Meeting of the Advisory Design Panel (ADP). R/2021-019 It was moved and seconded That the Advisory Design Panel has reviewed application 2021-341-RZ/DP and recommends that The application be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow-up: Architectural Comments: • Consider exploring sectioning of continuous roofline; • Consider incorporating rooftop amenity. Landscape Comments: • Consider softening the interface between the landscaping and the lane; • Consider CPTED principles to improve security around the building; • Consider the reconfiguration of the front lawns to maximize sun exposure on the north side; • Review planting density around building entrance to improve visibility of entrance; • Ensure adequate soil volumes for planting on top of slab; • Consider adding vegetation to break up continuous patio space; • Consider providing a separation between the loading area and the trellis amenity space. CARRIED UNANIMOUSLY I LOVICK SCOTT ARCHITECTS May 19, 2022 Wendy Cooper Planning Department City of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X 6A9 Delivered via email Summary of Public Comment Opportunity (Interim Policy) Planning File Number: 2021-341-RZ APPENDIX H Lovick Scott Architects held a Public Comment Opportunity for the rezoning of the subject property located at 22108-22164 Lougheed Hwy to permit the future development of a six-storey, 224 unit residential apartment building. Public Comment Period: May 2 to May 13, 2022 1 Public Notifications 1.1 Newspaper Advertisement The Public Comment Opportunity was advertised in The Maple Ridge Pitt Meadows News over two consecutive issues on Friday April 15, 2022 (page A 17) and Friday April 22, 2022 (page A22). Tear-sheets from each issue are provided in Appendix A. 1.2 Notification Decal A notification decal was place on the development sign on Friday April 15, 2022. A photo of the development sign with the added decal is provided in Appendix B. 1.3 Notification Letter Mailout The City of Maple Planning Department provided mailing labels for all 152 property owners and residents within 1 OOm of the subject site. Notification Letters for the Public Comment Opportunity were mailed to all 152 addresses on April 19, 2022, ensuring the letters were received at least 5 days in advance of the Public Comment Opportunity. The Notification Letter is provided in Appendix C. Table 1 lists the addresses of the letters that were returned-to-sender by Canada Post, along with the reason for return: LOVICK SCOTT ARCHITECTS LTD 3707 FIRST AVE, BURNABY, BC VSC 3V6 (604) 298-3700 WWW.LOVICKSCOTT.COM I LOVICK SCOTT ARCHITECTS Table 1: Summary of Notification Letters Returned to Sender Address Reason for Return 22219 Lougheed Hwy, Maple Ridge, BC V2X 2S9 Vacant lot 11841 222 St, Maple Ridge, BC V2X 8S9 Missing Unit# 22242 Selkirk Ave, Maple Ridge, BC V2X 2X2 Vacant Lot 22190 Cliff Ave, Maple Ridge, BC V2X 2L2 Vacant Lot 22043 Lougheed Hwy, Maple Ridge, BC V2X 2S7 Vacant Lot 22057 Lougheed Hwy, Maple Ridge, BC V2X 2S7 Vacant Lot 22083 Lougheed Hwy, Maple Ridge, BC V2X 2S7 Vacant Lot 2 Supporting Material and Comment Sheets In addition to inviting respondents to comment via phone or email, both the newspaper advertisement and mailout letter provided a web link for: • Submitting comments online • Accessing and viewing the following supporting material: a) Architectural Plans, Issued for Rezoning, 15 June 2021 b) Landscape Plan, 16 June 2021 c) Maple Ridge Town Centre Area Plan d) RS-1 and RM-2 Zoning Bylaw Excerpts e) Arboricultural Report for 22108 to 22164 Lougheed Hwy, 4 March 2021. f) S21-0365/A Preliminary Drainage Downstream Analysis & Water Servicing Review, 16 June 2021 (Civil Engineer). g) 120-4698 Geotechnical Report, 21 June 2021. A screenshot of the online form is provided in Appendix D. 3 Responses and Analysis A summary of the public comment opportunity responses: • A total of two respondents provided feedback during the comment opportunity. • Form of response: o One respondent provided feedback via the web form. o One respondent provided feedback via phone. • Sentiment: o One respondent was in favour of the proposed development o One respondent raised concerns about the location of the site but did not express positive or negative sentiment on the proposed development. LOVICK SCOTT ARCHITECTS LTD 3707 FIRST AVE, BURNABY, BC VSC 3V6 (604) 298-3700 WWWLOVICKSCOTT.COM I LOVICK SCOTT ARCHITECTS Table 2 provides a record of the public feedback and Lovick Scott Architects' responses to the feedback. Table 2: Record of Comments Respondent Form of Public Feedback Response Respondent #1 raised concerns about the #1 Phone proximity of the site to an escarpment Name: Linda Street Address: Not Provided Contact Information: Not Provided #2 Web Comment: 'What an attractive looking building! We're very pleased to see this area being redeveloped." Yours truly, Andrea Scott, Principal Architect AIBC, AAA, SM, MAA, LEED AP c/o Lovick Scott Architects Ltd. Response The applicant notes that the subject property is generally level with a maximum of 3% grade. The property is also at least one entire city block and more than 50m from the escarpment south of Cliff Avenue. It is within the geotechnical engineer's purview to consider the site topography and ensure the ground conditions will support the proposed development. Thank you for the support LOVICK SCOTT ARCHITECTS LTD 3707 FIRST AVE, BURNABY, BC VSC 3V6 (604) 298-3700 WWW.LOVICKSCOTT.COM I LOVICK SCOTT ARCHITECTS Appendix A -Newspaper Advertisements \Vt.vw.maplerktg.enews.com The Maple Ridge Pitt Meadows News Friday.April 15,2022 A17 Treasure hunters tour Public Comment Opportunity !or Proposed Development Several Maple Ridge residents partake in weekend use and reuse initiative You are invited to participate in a Pubr.c Comment Opportunity where the representatives from Lovick Scott Architects are available by email or phone to provide details on Rezoning Applic..tion 2021- 341-RZ. Heathu Colpitts 8/odl'm<Alfli• Menacing weatha O\"er- uight Friday may h:r,c de- terred some but some hou,c,- holdcrs and some trcasurc hunters look p:irt in Ham- mond Treasure Days on the April 9 und JO \\'n'kcnd. People i11 the neighbour- hood werc able 10 put out items they no longa needed nor want<'<! so that others could hopefully make use or them. The C\'enl was first held in 2015 but haJ 10 be back-bumcrcd for the ixist two years during the p.111- <lemic. Treasure days is one of the lo..·:tl green ini1i11lil'es in the lead up to Earth Day April 23. Activi1ies that dnv are at Maple Ridge Park band- stand from 10 a.m. lo 2 p.m. including a Repair Cafe. PVBUC COMMENT OPPORTUNITY OATEcM,y2-M,y 13,2022 L'L!.l.~~!,TOf'iO',tD!COM\L:rlTS: .wn.i:LOIIJ'!d.cbco:tt..c.QI!) Ct\O.tl29S-l700 To vi.w mJtari~ ... d pfori::ie COJT'l:T\ef\U ~.typetl-Afo!lowingfflli:into.1 'Ml!bbtowaer. i,npJ;J/CPfm,_-'.lk/Jp~1,:qW.igj'/f.n- The purpose of the appllc..tlon Is to develop 22108-22164 Lougheed Hwy into a 6-storey multJ-family residential building with 244 strata units, replacing 7 existing single-family dwellings. The intent of this Public Comment Opportunity is to seek input from the area residents on the proposed amendments and address any questions which may arise. Your thoughts are important to us. If you would like information regarding this proposal, please contact Lovick Scott Architects at admln@lovickscott.com or (604) 298-3700, or the City of Maple Ridge Planning Department, at 604-467-7341. LET'S WORK TOGETHER TO KEEP WILDLIFE WILD. We Need Your Help to Protect Wildlife & Keep Our Neighbourhoods Safe Maple Ridge Wildlife and Vector Control Bylaw No. 7437-2018 slates receptacles are lo be placed out no earlier than 5:00 am and are to be removed no Later than 7:00 pm on collection day. This bylaw includes provisions to reduce l1uman/wildLife interactions and ensures the protection of wildlife. public safety and prevents the spread of infectious disease within our City. Fines of $500 may be issued if you are in violation of this bylaw. Thank You for helping keep our community safe for humans and our animal neighbours. For more information visil maplerldge.ca/322 LOVICK SCOTT ARCHITECTS LTD 3707 FIRST AVE, BURNABY, BC VSC 3V6 (604) 298-3700 WWW.LOVICKSCOHCOM I I LOVICK SCOTT ARCHITECTS All Friday, April 21, 2022 Th• Maple Rid~ Pitt MHdOWI N•w• wwv,.mapl<,rldgenew~.com Hurdles, swimming, helping, and racing Maple Ridge and Pitt Meadows competitors start off spring competing in various sports JIU PRCES ti EFFECT Tltll\SOAV, AP'fllt 21 TO W£1Jf,'ESIJAY, APRll 27, N.l2 lH.ESS Ol\fERWISE STAIBJ. lfl@) • mmloodmorkt!LCGm Prices of prodlds !hat lcallll! 11B M&/.1 Food Mal1<Et ~Spedallogoaree.<du!iietomembersollhi! IMM Food hla,ket Re-113rds ptogram. Sinv,, ptesent )Oll" mem!lershi:> card. or sigl up ror a rree membel<Jlip in S'.<lfi!oronlne,totakeadrallagi!oltJ-.,sarulusil'eollm. rM!.I Food Mart.ct E,press ard OlhEf 001HJ»!lonll stores oll,<a lmled range or tmlJC1S: tn;re'.ore spedJI l)(cir,g a/Ylpranotionsare llOlwfidatfN.M FOodMa."'-1 Elpress a ot!ter no1Hadioonal slores. we resa\'< !lie rlg~d b coo-Ed i1?f errors. 20fl91 laogheed Hwy 114, Maple Ridge, IC VU z,g Maple RiJgc truck unJ :mJ field champion II ho fi<IJ stnnJout Jorrin LcnlOll w;,111 on to SFU. hit a ncll' penoual lxst i11 11w400-mc1rc hu,.iks while Bonner honoured running for Simon Fmser The llC Lacross.: Asso-Univcrsity at a California tiation has honoun\l one lllet'L Lenton and the SFU team were at the lkadt lnvitationnl at Long Dench. Cnliforniu on April 15 and 16. Lenton mu hi~ be,t-e..w ~OOm hur- dles time of 54.97. of th· ,uilwutt ,•oluntctn. 11ith the Ridge l\kado\\. Durrurd, minor lucms...;(" asSL.h:i,tt ion. Rich Donner has bt."1:11 choscu as a 2012 llCLA Spirit Cham- pion fidJ IJcro,.se aw1rd wiun\!t. -Ridge Mc:1dows \IOUIJ 1101 be 3 SUI:· "It feh like a rcally great tur'-'. really ~mooth and rrl:c,ru.- Lenton said. I le is thankful to BonMr ce;sful o~anization 11 ithout Rich Don-be back mcinc ac:unst tough compeiiti~n. after COVID-19 interrupted t11e track c:orec, of the former l\fopk RiJgc Sc.:ondary standout. I k intends 10 s.h3''t sil!.11if- i01n11ime off in th~ ooffiing momh. and hjs go.ti i.~ to t,., on the poJiun, at 1he Grea1 Nort11\n:st Athletic Conference championship at Central W,1;hiugton Uni- 1·crsity in Ellcnsbur!\ May 13 anti I~. Curren1lv, he is ranked fifth in his ewnl in the GNAC confrrence. His father. Antlrew. is a 11ell-k.nmm Maple Ritli,, tr.1ck coach. Andrew anti wife Alana Kripps ,,ere both D.C. high school track ner:· said a tweet by nc Lucro; e. Omw~r is m:.ukim!. a de-· cadc of voluntcerin~. He lt:1s served on the c;ocuti\'C. coached both of hi; son's teams. mordin:itcd facili- ties. and 111.:.ma~d equip- ment. Back to the track l\fapk Ritlge anJ Pill ~kaJows race dri\crs will bc b'<'lling back on the lfllck thi; wedu!lltl. lvbpl~ RiJge resitlcnl Howard \\11itlod will be mcint? his #4:! Cnmaro this coming wed:rotl at 1t1r first mJd mi:e c\"Cnt of the 2021 Sports Car Club of ll.C. sc.LSon nt th~ newly n:uui.-<l Spe,,d-FanaLics l\lotor- spori.-Circuit at l\lissi,•n Racc,rny Park. In the Clomi Wh,..,11 cla~ Jason Wesson of Pill l\li.'adows will mce his 1990 Acura lntegro. anti Shawn Allen of Maple Ridge h:i., entered his I 990 ~lnztla l\fiata. In Nm·icc Clo;etl Bronze for Blanco From April 510 10. the top swiunners iu Canada gathered in Victoria for the Ddl Canadian Swimming Trials. and a l\lapk Ridge a01kte brouclu hom u medal. Haney &ahor>-CsSwim Oub c"mpctitor Jod Blanco won a bronze 111 Jal in the 50111 frc,_-ostvlc. I-lead co;rh S,rah Rudolf 1>.1id '\, • arc alt so prouJ of "hat Joel has bet,n able to accomplish in such a short periO<f of tim~ and look forward to ;eeing what be is able to ac,omplish in se-.isons 10 come! .. \\/bed there are two Morie Ridge dri\'ers: Blan<0 llraJ Zimmerman will be rudng a 1995 Nis- srut 2~0;.x_ anti ,\Jc.'t ZuCL--:C<· m n 1984 DMW 1:30. In the Op.:n \\11 •I I class. Pill Meadows dri, r R;1y St,-c will rJce a I 996 V~1Dicmc:u. r.hplt Rldgt midtnt Ho-d Whillod: war bt r.1<ing his 141 wnuo this wnbnd 11 tht f11rt ro.id ™' tvtnt of lht ZOU Sports C.u(hib of B.C. Ution 11 Minion R.u.tw,y hrk. (llttnt Mutin Pltoto9r.1phyl Sptd.al to Tht Ntwi) Public Comment Opportunity for Proposed Development You are Invited to participate in a Publlc Comment Opportunity whe,e the representatives from Lovick Scott Architects are available by email or phone to provide details on Rezoning Application 2021· 341-RZ. f't.P-UC COM.\tEHT OF'PORTl.lNJTY DATE:::MAy2-Mk-11l.2022 LVJ.l. fCA IJ.7-0, TO ,tQ</C£ CC6,U.IOO'S: .. ~ f60(Jm,.3)1)Q loWW.m11t.td.tl#\dpt~COff\l'mfll.i Oo"Ml,!ype-lM!folollfflgllllr.rlto1 webbCNi-.wr. l<;w/~.tai~ . . . = •. I • . . -. . . The purpose of the appUcation ii to develop 22108-22164 Lougheed Hwy into a 6-.torey multi-family residential building with 244 slr.,la units, replacing 7 existing single-family dwellings. The intent of this PubUc Comment Opportunity i, to seek input from the area residents on the proposed amendments and address any questions whic.h may arise. Your thoughts are important to us. If you would like inl0<mation regarding thi, proposal, please contact Lovick Scott ArchitKts at adminftiovickscotLcom or (604) 298-3700, or tho City of Maple Ridge Planning Department, at 604-467-7341. <IC00007tl· Tln!nd<Oft. T-F'l A0210211-125c!Aw.12611k.o.127A-..,127F'l22!Sl A021021!,l23A-.e.227Slfll-S1 AQ210222-12t1A,-..232SI '°21022fi•12'BA-...12SAAw.230Sl..........,,,W..J 4D220254•123Ave.120w.-SL (Mo,11-11_, ~-12<A,e.125A,.._12fiA .... 217Sl 40310JOll·212 Sl.f......,..NST, Ri..t Rd, RN• Vl)m. WDCldSt 40J21Jl61·TnA<e,212SLO.W.C,,A,Dougla, ..... la'i,SI 40l2!lltl-2m5l.210Sl.~TnNRd.t-P! '40J20371 -1238 A"'. 20! S. Ponl A,e <4-0JJ1ll39-1168A·,o.';!J1ASl2028Sl.20JSt -Rd ~OOOJ.2:1J8St&2-l0St-1JOA'11& llGA,o <o4<XM<2 • 13!8"'°. 2J2Sl 2l2ASl88,wyR<l Sffl<\'lilryRd. 19'BSl 1Sl5ASl.1958Sl.!w..lyRI!. ec.-Rd.Ham-oCJ'ldRd. THE NEWS C1rculat1on 604-466-6397 clrrulation~m.:Jplerldo,.new,.com LOVICK SCOTT ARCHITECTS LTD 3707 FIRST AVE, BURNABY, BC VSC 3V6 (604) 298-3700 WWW.LOVICKSCOTT.COM I LOVICK SCOTT ARCHITECTS Appendix B -Development Sign with PCO Notification 22108 TO 22164 LOUGHEED HIG HW NO. 2021-341-RZ LOVICK SCOTT ARCHITECTS LTD 3707 FIRST AVE, BURNABY, BC VSC 3V6 (604) 298-3700 WWW.LOVICKSCOTT.COM I LOVICK SCOTT ARCHITECTS Appendix C -Notification Letter \ { April 6, 2022 )\ /j( 't'·. ( ' I Planning Rle Number: 2021-341-RZ Public Comment Opportunity for Proposed Development at 22108-22164 Lougheed Hwy Dear Resident, You are invited to participate In Public Comment Opportunity to review and provide comments on the proposed development at 22108-22164 Lougheed Hwy, Maple Ridge. The intent of this opportunity is to seek Input from the area residents on the proposed amendments and address any questions which may arise. The proposal includes the following components: Official Community Plan Land Use: o Current: Low-Rise Apartment o Proposed: Low-Rise Apartment Rezoning from RS-1 to RM-2 6-storey multi-family residential building with 224 strata units, replacing 7 existing single-family dwellings Lot size: 60,947 sq.ft. Variances: 274 parking stalls required, 272 proposed (2 parking stall variance) PUBLIC COMMENT OPPORTUNITY DATE: May 2-May 13, 202~ EMAIL FOR INFO & TO PROVIDE COMMENTS: admin@lovickscott.com (604) 298-3700 To view material and provide comments online. type the following link Into a web browser: https:/ /forms.qle/8pa 1 cgEFFigWMt9w6 Your thoughts are important to us. If you require additional information or and/or would like to provide your comments, please do not hesitate to contact the undersigned at admin@lovickscott.com or (604) 298-3700; or the City of Maple Ridge Planning Department 604-467-7341. Sincerely, Lovick Scott Architects LOVICK SCOTT ARCHITECTS LTD 3707 FIRST AVE, BURNABY, BC VSC 3V6 (604) 298-3700 WWW.LOVICKSCOTT.COM I LOVICK SCOTT ARCHITECTS Appendix D -PCO Web Form I LOVICK SCOTT /\RCI HTL.CTS Public Comment Opportunity -22108- 22164 Lougheed Hwy (2021-341-RZ) PUBLIC COMMENT OPPORTUNITY· MAY 2 TO MAY 13. 2022 Dear Resident, You are Invited to participate In Public Comment Opportunity to review and provide comments on the proposed development at 22108-22164 Lougheed Hl'ly, Maple Ridge. The Intent of this opportunity Is to seek Input from the area residents on the proposed amendments and addrer.;s any questions which may arise. The proposal Includes the following components: • Official Community Plan Land Use. Current: Lo11•Rlse Apartment, Proposed: Low-Rise Apartment • Rezoning from RS-1 to RM-2 • 6-storey multi-family residential build Ing with 224 strata units, replacing 7 existing single-family dwellings • Lot size: 60,947 sq.ft. • Variances: 274 parking stalls required, 272 proposed (2 parking stall variance) Material on the proposed development Is available to view here: hll~g22gle.com/dr1vetfolders/1 ocGa4HPNbnMBGYXFHzeowb2E .. 239afuP lli~g Your thoughts are Important to us. If you require additional Information or and/or would llke to provide your comments, please do not hesitate to contact the undersigned at §llm!n@loyjckscott com or (604) 298-3700, or the City of Maple Ridge Planning Department 604-467-7341. Sincerely, Lovick Scott Architects •Please note that all comment and attendance sheets produced as a result of this Public Comment Opportunity wlll be provided to the City of Maple Ridge and form part of the publlc record that Is available for viewing by the public upon request ~ brian.s.chow@gmail.com (not shared) Switch accounts •Required Your Name (optional) Your answer Your Street Address (optional) Youran5wcr Your contact information (optional) YoUI answer To help us to determine neighborhood opinions. please provide us with any input or questions you have on this project. Your answer -Cleorform LOVICK SCOTT ARCHITECTS LTD 3707 FIRST AVE, BURNABY, BC VSC 3V6 (604) 298-3700 WWW.LOVICKSCOTT.COM ~ BRITISH I MinistryofTransportation ....._ COLUMBIA and Infrasrrucrure APPENDIX I DEVELOPMENT SERVICES PRELIMINARY BYLAW COMMUNICATION Your File#: 2021-341-RZ eDAS File #: 2022-00248 Date: Jul/21/2022 City of Maple Ridge C/0 Wendy Cooper 11995 Haney Place Maple Ridge, BC Canada V2X 6A9 Attention: Wendy Cooper, Planner Re: Proposed Zoning Bylaw No. 7780-2021 from RS (Single Detached Residential) to RM-2 (Medium Density Apartment Residential) for: Lot 4 District Lot 397 New Westminster District Plan 8614; Lot 5 District Lot 397 New Westminster District Plan 8614; Lot 6 District Lot 397 New Westminster District Plan 8614; Lot 7 District Lot 397 New Westminster District Plan 8614; Lot 8 District Lot 397 New Westminster District Plan 8614; Lot 9 District Lot 397 New Westminster District Plan 8614; and Lot 10 District Lot 397 New Westminster District Plan 8614. 22108 Lougheed Highway, Maple Ridge 22118 Lougheed Highway, Maple Ridge 22126 Lougheed Highway, Maple Ridge 22146 Lougheed Highway, Maple Ridge 22154 Lougheed Highway, Maple Ridge 22164 Lougheed Highway, Maple Ridge 22136 Lougheed Highway, Maple Ridge Preliminary Approval is granted for the rezoning for one year pursuant to section 52(3)(a) of the Transportation Act, subject to the following conditions: Setback • In accordance with section 12 of the Provincial Public Undertakings Regulation BC Reg. 513/2004, the Applicant is advised that all structures are to be located at least 4.5 metres back from the property line fronting any highway right-of-way, or 3 metres, where the structure has access from another street; this includes all underground parking. H 1183P-eDAS (2009/02) Local District Address Lower Mainland District 310-1500 Woolridge Street Coquitlam, BC V3K 088 Canada Phone: (604) 527-2221 Fax: (604) 527-2222 Page 1 of 3 Highway Dedication • To provide for future road improvements, a survey plan is to be conducted by a certified BC Surveyor and provided to the Ministry, at this time, with a minimum of 2.5m arterial road dedication. To confirm ultimate arterial road dedication amounts, the Ministry and the City are in the final stages of discussion. • In accordance with section 11 of the Provincial Public Undertakings Regulation BC Reg. 513/2004, the applicant is required to be provide a 6.0-meter by 6.0-meter corner truncation, labelled on the survey plan drawing, at the intersection of 221 st Road and Highway 7. • Dedication for Highway ?/Lougheed shall be labelled on the final plan as "Arterial Highway" in accordance with Section 44.1 of the Transportation Act. The surveyor is hereby authorized by the Minister to show the area as arterial highway and shall include the appropriate notation on the plan image. Geotechnical • The Ministry will review the on-site development site plans for geotechnical review and acceptance. Off=site • Any offsite works need to meet current Ministry Engineering Standards and Guidelines, they must be reviewed and if accepted, permits will be issued by Ministry. The offsite works can be permitted after bylaw approval. • The Ministry will be required to conduct First Nations consultation for off-site works, which require a minimum of 45 days for consultation responses. This will be completed after receiving final drawings that have been accepted by MOTi. To complete this First Nations referral, Start and End dates for construction, environmental impacts and mitigation strategies will be required from the applicant. Storm Drainage • No storm drainage shall be directed into Ministry of Transportation and Infrastructure systems, nor adversely impact the Highway right-of-way. All storm water is to be directed to a municipally maintained storm system. H 1183P-eDAS (2009/02) Page 2 of 3 Noise Barrier Walls • As the proposed development is in the vicinity of a major freeway, all required noise mitigation/attenuation are the responsibility of the developer and must be included with the development plan. Access • No direct access will be permitted to Highway 7/Lougheed. Works within Ministry Right-of-Way • Any works within Ministry Right-of-Way will require a works permit from the Ministry of Transportation and Infrastructure, in accordance with section 62 of the Transportation Act. A works permit application is to be submitted to the Ministry. Subdivision • As the properties abut a Controlled Access Highway, approval of any proposed subdivision under Section 80 of the Land Titles Act would be required. Certified bylaw • The above noted comments must be resolved to the Ministry's satisfaction before sign-off of the certified bylaw. • A certified bylaw should be forwarded to the Ministry for signature prior to Fourth Reading. If you have any questions, please feel free to call Rupinder Prihar at (236) 468-1930. Yours truly, Rupinder Prihar Development Officer CC: Roanna Cruz, Senior Development Officer, Lower Mainland District H1183P-eDAS (2009/02) Page 3 of 3