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HomeMy WebLinkAbout2007-09-17 - Committee of the Whole - Agenda and Reports.pdf. District of Maple Ridge COMMI1TEE OF THE WHOLE AGENDA September 17, 2007 1:00 P.M. Council Chamber Committee of the Whole is the initial venue for review and debate of issues. No voting takes place on bylaws or resolutions. A decision is made to send an item to Council for debate and vote or to send an item back to staff for more information or clarification. Note: If required, there will be a 15-minute break at 3:00 p.m. Chair: Acting Mayor 0 1. DELEGATIONS/STAFF PRESENTATIONS 2. PUBLIC WORKS AND DEVELOPMENT SER VICES Note: Owners and/or Agents of Development Applications may be permitted to speak to their applications with a time limit of 10 minutes. Note: The following items have been numbered to correspond with the Council Agenda: 1101 RZ/070/06, 22875 132 Avenue, RS-3 to R-1, RST and CD-3-98, RS-ld and A-I Staff report dated September 5, 2007 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 6508-2007 and Maple Ridge Zone Amending Bylaw No. 6467-2007 to permit a 58 lot eco-cluster residential development be given first reading and forwarded to Public Hearing. (Report to be circulated separately) S Committee of the Whole Agenda September 17, 2007 Page 2 of 3 1102 RZ/042/07, 13790 256 Street, A-2 to M-4 Staff report dated September 7, 2007 recommending that Maple Ridge Zone Amending Bylaw No. 6495-2007 to permit the extraction and processing of gravel resources and Text Amending Bylaw No. 6501-2007 to allow for accessory asphalt plant, accessory concrete plant and product manufacturing be given first reading and forwarded to Public Hearing. 1103 DP/029/05, 23701 Kanaka Way Staff report dated September 4, 2007 recommending that the Corporate Officer be authorized to sign and seal DP/029/05 in support of a development proposal for 35 lots. 1104 DP/047/07, 23701 Kanaka Way Staff report dated September 5, 2007 recommending that the Corporate Officer be authorized to sign and seal DP/047/07 in support of a development plan for subdivision and building activity adjacent to Horseshoe Creek and its tributaries. 1105 SD/078/06, 5% Money in Lieu of Parkland Dedication, 24901 108 Avenue Staff report dated September 5, 2007 recommending that the owner of the subject property pay an amount that is not less than $105,000. FINANCIAL AND CORPORATE SERVICES (including Fire and Police) 1131 Disbursements for the month ended August 31, 2007 Staff report dated September 12, 2007 recommending that the disbursements for August 31, 2007 be approved. COMMUNITY DEVELOPMENT AND RECREATION SERVICES 1151 CORRESPONDENCE 1171 Committee of the Whole Agenda September 17, 2007 Page 3 of 3 OTHER ISSUES 1181 ADJOURNMENT COMMUNI1Y FORUM COMMUNITY FORUM The Community Forum provides the public with an opportunity to speak with Council on items that are of concern to them, with the exception of Public Hearing by-laws that have not yet reached conclusion. Each person will be permitted 2 minutes to speak or ask questions (a second opportunity is permitted if no one else is sitting in the chairs in front of the podium). The total time for this Forum is limited to 15 minutes. If a question cannot be answered, the speaker will be advised when and how a response will be given. Council will not tolerate any derogatory remarks directed at Council or staff members. If a member of the public has a concern related to a Municipal staff member, it should be brought to the attention of the Mayor and/or Chief Administrative Officer in a private meeting. Other opportunities to address Council may be available through the office of the Manager of Legislative Services who can be contacted at 463-5221 or by e-mail at cmarlo@maoleridge.ca . Checked by:_,': Date: .Y - - •rIII;1I.IcL DISTRICT OF MAPLE RIDGE 1IflflTTi1 TO: His Worship Mayor Gordon Robson DATE: and Members of Council FILE NO: FROM: Chief Administrative Officer ATTN: SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 6495-2007 Text Amending Bylaw No. 6501-2007 13790 256 ST September 7, 2007 RZ/042/07 C of W EXECUTIVE SUMMARY: As part of the 2007 adopted Business Plans, Council directed that a gravel processing operation be pursued on District property. This was reaffirmed in January 2007, when Council by resolution directed that a consultant be hired to develop a Request for Proposals (RFP) to develop a gravel operation on the District's property Following Council's direction, Stantec Consulting Ltd. was hired to assist in preparing and issuing a Request for Proposals (REP) to develop a gravel operation and preparing a rezoning application for the District property on 256th Street. Stantec have submitted an application to rezone 14.9 hectares of a 60.6 hectare site owned by the District to M4 (Extraction Industrial) to permit the extraction and processing of gravel resources. This proposal is consistent with the Official Community Plan A text amendment to Zoning Bylaw No. 3510-1985 has been proposed to allow for two additional accessory uses in the M-4 (Extraction Industrial) zone: accessory asphalt plant and product manufacturing; accessory concrete plant and product manufacturing. RECOMMENDATIONS: That Zone Amending Bylaw No. 6495-2007 be given first reading and be forwarded to Public Hearing; That Text Amending Bylaw no. 6501-2007 be given first reading and be forwarded to Public Hearing; The creation of an equestrian trail around area to be mined be incorporated into the agreement with the operator; and That the following term(s) and condition(s) be met prior to final reading: 1102 An approved Watercourse Protection Development Permit; Approval from BC Hydro as per the proposed land alterations on the BC Hydro Right- of-Way; An approved Soil Removal Permit issued from the District of Maple Ridge. DISCUSSION: a) Background Context: Applicant: STANTEC CONSULTING, JOHN STEIL Owner: THE DISTRICT OF MAPLE RIDGE Legal Description: Lot: 1, D.L.: 5326, Plan: LMP13975 OCP: Existing: Rural Resource, Forest Proposed: Rural Resource Zoning: Existing: A-2 (Upland Agricultural) Proposed: M-4 (Extraction Industrial) Surrounding Uses North: Use: Industrial Zone: M-2 (General Industrial) Designation Industrial South: Use: Quarrying, Digging and Removing Sand and Gravel Zone: A-2 (Upland Agricultural), P-6 (Civic Institutional) Designation: Rural Resource, Institutional, Forest East: Use: Forest Zone: No Zone (Outside Municipal Boundary) Designation: No OCP (Outside Municipal Boundary) West: Use: Fraser Regional Correctional Centre Zone: P-5 (Corrections and Rehabilitation) Designation: Institutional, Rural Resource Existing Use of Property: Vacant Proposed Use of Property: Gravel Processing, Asphalt and Concrete Manufacturing. Site Area: 14.9 ha (36.8 acres) Access: 256t Street Servicing: N/A Previous Applications: RZ/072/01 -2- PROJECT DESCRIPTION: The site is 14.9 hectares (36.8 acres) in size and located on the north east corner of 256 Street and the unconstructed 136 Avenue right-of-way. This represents approximately 24% of the total property (60.56 ha or 149 acres). A BC Hydro transmission line right-of-way crosses the property as does the access road to the Municipal reservoir. An equestrian trail, to the Blue Mountain Provincial Forest area also crosses the property. Zirk Brook is located on the south portion of the site. To the south is the unconstructed 136 Avenue right-of-way and the Fire Training Centre of the Justice Institute of B.C. The property is currently zoned A-2 (Upland Agricultural) and is designated as Rural Resource. The area north of 2561h Street has long been identified as having significant gravel deposits. Successive OCP's have recognized the value of this non renewable resource. Most recently the OCP adopted in November 2006 reaffirmed that gravel should be considered for removal prior to development. In 2000 a Gravel Strategy was adopted which reaffirmed a commitment to the historical amounts of gravel to be removed from the area until an alternative route to 2561h Street is developed. This was reaffirmed in the 2006 OCP. In December 2006 Council adopted an amended Soil Removal Bylaw which assigned the historical amount of 300,000 cubic meters per year among the District's property and two other properties. The assigned amount of 200,000 cubic meters per year formed the basis to develop a gravel operation on the District owned property. Since the adopting of the Bylaw, two soil removal permits have been issued, each in the amount of 50,000 cubic meters per year to the other two properties. The major components of the proposed gravel pit will include: • Clearing, grubbing, stripping and stockpiling of topsoil or overburden; • Excavation of the gravel pit in accordance with the Mine Plan, including processing; • Implementation of sediment and erosion control measure including development of infiltration areas; • Installation of temporary facilities which may require septic and water services; and • Reclamation of the site. While gravel extraction is not a land use, processing of gravel can only be undertaken in certain zones. An application in support of the Gravel Strategy, which will permit the processing of gravel as a permitted use on the southwest portion of the site has been received. This report will deal with the land use issues related to the application and necessary amendments to Zoning Bylaw No. 3510-1985. The District is currently in the process of reviewing proposals from potential operators of the proposed gravel pit. Should the Zoning Application be advanced to third reading, it is understood that the District would work with the selected operator who would be required to complete the outstanding conditions and requirements prior to proceeding to final reading. Provisions for the horse trails will have to be incorporated in to this agreement. -3- SITE HISTORY: In 1993, the Provincial Government transferred ownership of the subject site (approximately 60.6 hectares) to the District of Maple Ridge. At the time of the transfer, a restrictive covenant was registered at the Land Title Office preventing the property from being used for a landfill site. In November of 2000, after public consultation and public presentations, Council adopted its Gravel Strategy and Integrated Gravel Management Plan. That Plan established six principles as a guide to managing new sources of gravel within the District. The strategy reaffirmed and established a plan to implement existing OCP Policies. The six principles (as amended) are listed below: Gravel or aggregate is a highly valued non-renewable resource and its extraction should be strongly considered and evaluated prior to development. Restricting gravel extraction to historical annual levels in the area designated for industrial lands north of 256 Street offers the best integration among industry, the Municipality and local resident's interests. Gravel extraction proponents must comply with all Federal, Provincial, Regional and Municipal Acts, Policies and Bylaws. Prior to any new gravel source being approved for extraction all environmental and storm water management requirements must be satisfactorily addressed. Congruent with new gravel extraction operations, identifiable traffic safety improvements related to gravel extraction and transportation will continuously be investigated, reviewed and considered in the District's capital programs. The District will seek to optimize its revenues from gravel extraction, within extraction levels stated in Principle 2, to off set current and future operating and capital costs. To maintain its currency, this Gravel Strategy will be revisited, reviewed and modified where appropriate and formally review every 5 years in concert with the Official Community Plan review. In 2001 Golder and Associates were retained to complete an environmental assessment, and a geotechnical and hydrogeological analysis of the portion of the site under consideration. The findings of these reports will be discussed in detail later in the report. A rezoning application was made in 2001 for the M-5 (Heavy Industrial) zone to allow for gravel extraction. This application was defeated at third reading. -4- 0 SOIL REMOVAL BYLAW The Soil Removal Bylaw as amended in 1997 set the historic levels for gravel extraction in Maple Ridge of 300,000 m 3 per year. The historic levels are allocated by Schedule A of the District's Soil Removal Bylaw No. 6398-2006. The Bylaw assigns the maximum annual amount among three properties. The amount assigned to the subject property is 200,000m 3 per annum. The Soil Removal Bylaw has other requirements such as hours and days of operation, mitigation noise and drainage considerations. C) Planning Analysis: Official Community Plan: The subject property is designated Rural Resource in the Official Community and is identified as being in an area with potential gravel resources on Map Figure 3 Major Public Utilities. The OCP policies identify that Rural Resource lands are intended to provide for a range of industrial uses. Given that this proposal is to rezone to M-4 (Extraction Industrial) which is intended to provide for resource based industrial uses and primary processing, the proposal is consistent with the land use designation in the Official Community Plan. There is also recognition in the OCP that access to the 2560 Industrial Area is limited, and an alternative access is required before gravel extraction can exceed historic annual levels. Policy 6-53 reads as follows: "The gravel reserves in the Rural Resource area at the north end of 256th Street will be considered for use prior to development of the industrial potential. However, before any additional gravel extraction traffic occurs, beyond historic levels, alternative access needs to be developed to prevent impacts on the residential character of the neighbourhood.' Based on the above policies, providing that gravel extraction on the property will not exceed the historic annual level for the area, the proposed zoning from A-2 (Upland Agricultural) to M-4 (Extraction Industrial) is consistent with the policies contained in the Official Community Plan. The subject portion of the site is proposed to be rezoned from A-2 (Upland Agricultural) to M-4 (Extraction Industrial) and is consistent with the list of zones that align with the Rural Resource land use designation, as prescribed in Appendix C Zoning" in the Official Community Plan. Zoning Bylaw: The applicant has proposed to rezone the site to the M-4 (Extraction Industrial) zone with a text amendment in order to accommodate the proposed accessory uses. The principal use in the M4 zone is: "Extraction industrial" which is limited to gravel extraction and the primary processing of bulk good generated on the lot. -5- The Accessory uses currently permit: accessory primary processing; accessory off-street parking and loading use; accessory one family residential use; accessory office use; and accessory industrial repair services. A text amendment specific to the subject property is proposed to allow for two additional items under ACCESSORY USES: concrete plant and product manufacturing; asphalt plant and product manufacturing. Development Permits: This site has an identified watercourse (Zirk Brook) on the south eastern portion and will be subject to Section 8.9 Watercourse Protection Development Permit Area Guidelines of the OCP. Therefore, it will be necessary for the applicant to have a Watercourse Development Permit approved which addresses the guidelines and objectives established in section 8.9 of the OCP for the preservation, protection, restoration and enhancement of watercourse and riparian areas. An additional Watercourse Protection Development Permit will be required before the concrete plant and related product manufacturing and the asphalt plant and related product manufacturing occurs that deals directly with these associated uses to the extraction of gravel. As per section 8.6 of the Official Community Plan, Industrial Development Permits are only required for development located within the urban area, a form and character Industrial Development Permit will, therefore, not be required for development of the subject property as it is located outside of the urban area boundary. d). Interdepartmental Implications: Engineering Department: The Engineering Department has identified that all the services required in support of the rezoning application are available to the site. The required services are road, water and a drainage system. Fire Department As a large portion of this site is under the power transmission lines, ensure that consideration is taken to ensure that accessory uses such as a cement production and an asphalt plant be situated so as not to be located under these lines. Ensure address is visible from the street and visible day or night. If a free standing sign is installed, ensure building address is included on the sign. Reminder when clearing site of trees, no burning is allowed. Parks & Leisure Services Department This department discussed the need for trails with they Haney Horsemen, who advised that a north south trail does exist within the area under application. Based on the concept that the area will be fenced, a trail system outside of the perimeter fence on Municipal land is required. An equestrian trail that does not provide access for motor vehicles is required from 2561h Street along the south boundary, north along the east boundary and west along the north boundary to provide a linkage with an existing trail on the north boundary of the existing Hydro right of way. A provision for the horse trails will be incorporated in to the agreement with the successful operator. e) Intergovernmental Issues: Greater Vancouver Regional District If the text amendment is successful, before the operator could begin to proceed with the asphalt or concrete plant they must obtain a permit from the GVRD under their Air Quality Management Bylaw. The Ministry of Enerv and Mines A Mines Act Permit was issued February 28, 2002. The permit is still valid and was provided with a number of conditions that still apply. (Permit attached) B.C. Hydro BC Hydro has reviewed the proposal and provided the following preliminary comments: The "office, first aid and maintenance facilities" must not be located under the overhead conductors. They must have a minimum horizontal offset of 20 m from the at-rest position of the conductor. Ideally the facility should be located off the right of way. The same applies to the "processing/wash plant". The drawing shows a "5 m high bench" approximately 140 m east of 256 Street. This coincides with the point of lowest conductor to ground clearance under Circuit 51-82 in this span. This could reduce the conductor to ground clearance to unsafe levels. Topsoil stockpiles along the north edge of the right of way, while depending on height (not shown) may not be an issue for this transmission circuit, but they may interfere with the proposed Circuit 51-83 project activities. (BC Hydro and BCTC are placing an additional circuit within this right of way with an in service date of 2011.) The proposed chainlink fencing will need to be sectionalized and grounded as per the attached fence grounding standard. If insulator cleaning or damage is a result of this operation the cost of insulator cleaning may be charged to the District of Maple Ridge. These concerns will need to be addressed before final reading once the gravel pit operator has been selected. -7- Financial Implications Through direct revenue and savings the potential value to the District is in excess of $6,000,000 over 5 years or $1,200,000 annually. This includes gravel royalties, soil removal fees, lumber revenue, asphalt savings and gravel savings. This funding can be applied to a number of initiatives including • New road access • Road improvements • Environmental initiatives • Traffic calming In addition to the direct value to the District, there is considerable value to the community. Having a local supply for both gravel and asphalt would significantly reduce costs to local contractors and developers. This could amount to several million dollars annually. Currently gravel trucks and asphalt trucks criss-cross Maple Ridge from neighbouring municipalities with no financial return to the district. A local supply of gravel and asphalt would ensure a financial return from such truck movements. Development Information Meeting: The Development Information Meeting was held in the gymnasium of Webster's Corner Elementary School from 5:00 PM to 8:00 PM on September 5, 2007. Staff from Stantec Consulting, the District of Maple Ridge and Lefts Environmental Consultants were in attendance. Forty (40) people signed the attendance sheets and ten affiliated interest groups were identified. Four (4) main issues were expressed at the meeting: • Increased Truck Traffic; • Potential Noise; • Horse Trail Preservation; • Possible Environmental Impacts. Alternative Access and Road Improvements: The need to develop an alternateaccess was prominently identified by residents in the area. A number of significant steps have been completed to advance an alternative access. The transportation component of the OCP adopted in 2006 identified Abernethy Way as the potential alternative access to this area. The identified route connects 256th Street to the new Golden Ears Bridge and provides easier access to the new Pitt River Bridge. While the costs of this route are not insignificant, potential partners to advance this project have been identified. Translink supports part of Abernethy as a Major Regional Network road. In addition, Translink have committed to funding up to 50% to a maximum of $50,000 to undertake a route alignment and preliminary design for Abernethy to 256th Street. Municipal staff is currently working with TransLink staff to advance a terms of reference for this study. This design would determine the appropriate route and costs estimates for the road, land acquisition requirements, other agency approvals and financing options. Abernethy may be a potential candidate for anticipated Federal/Provincial infrastructure grants. Industry itself may also be interested in partnering with the District and other agencies to develop this route. A design build approach similar to the construction currently being undertaken by the joint venture for the Golden Ears Bridge could also be considered. Environmental Management: An environmental assessment has been prepared for the site in 2001 by GolderAssociates Ltd. and a further detailed environmental impact assessment along with an environmental management plan has been prepared by Lets Envirowise Ltd in 2007. The environmental reports cover the following materials: • a bio-physical inventory of significant natural features, functions, and habitat areas associated with the proposed site including an environmental assessment of flora, forested areas, fauna, species at risk, hydrological features, and geological issues related to the site; • recommendations for protective setback boundaries for watercourses and wetland features that are consistent with District mapping and setback guidelines; • • environmental impact assessments for gravel extraction activities, along with a preliminary review for gravel washing, asphalt processing, and concrete processing activities including recommendations on suitability, further studies required, and potential mitigation measures; • environmental mitigation measures to ensure protection of significant features and protected areas; • an environmental operations management plan to be implemented through the detailed design, construction, operation and reclamation of the gravel pit; • An environmental review of the proposed gravel operation plan by Letts Envirowise. The Environmental Management Strategy examines potential environmental impacts and provides mitigation strategies including an Environmental Protection Management Plan to minimize the potential adverse environmental effects that the mining operation may have. These will include: • A Surface Water Management and Sediment Control Plan; • A Waste Management Plan; • A Spill Prevention and Emergency response Pan; • A Monitoring Plan; • A Reclamation Plan; and • An annual environmental Audit. The environmental assessment identifies the need for a 30-metre habitat protection buffer to be established onboth Zirk Creek and the wetland area on the southwest portion of the site. A 15 -9- metre setback was also identified for a non permanent food and nutrient bearing drainage channel that runs into the mainstem of Zirk Creek. In addition specific mitigation measures were carried out to minimize potential impacts to aquatic and terrestrial resources, including additional field verification for rare and endangered species, a migratory bird nesting survey, a wildlife tree and raptor nest survey, and a tree survey to identify unique or hazard trees within the area. The Ministry of Water, Land, and Air Protection has developed a vegetation and wildlife species evaluation list for species indigenous to B.C. They are the Red-listed species, which are considered endangered or threatened and Blue-listed species, which are considered to be vulnerable. No red-listed species were observed, there was, however a Blue-listed species found in the wetland .area (a red-legged frog). The Environmental Assessment identifies that the habitat of this species needs to be protected by maintaining the undisturbed 30- metre riparian setback area adjacent to Zirk Brook and the wetland area. In the initial application, comments were solicited from the Alouette River Management Society (ARMS) and from the Kanaka Education-Environmental Partnership Society (KEEPS). Both these groups were concerned that the assessment did not cover the entire 60.6 hectare site and that it was only over one season. Since their initial review, Golder Associates and Envirowise Ltd. have undertaken additional site assessments through the fall, winter, and spring, summer seasons. The scope of the environmental assessment and impact assessment includes the area of the site under rezoning as well as the remaining portion of the municipal property to the east up to the easternmost property line. The Environmental Impact Assessment covers approximately 1 kilometer area in total. In all of the additional and recent surveys, there were no raptors' nests found nor any additional red or blue species. Should any work be contemplated beyond the current proposed phase I area (14.9 hectares), similar Environmental Assessments and Environmental Impact Assessments will be required before any approval or development will be allowed. More detailed environmental studies will also be required if and when there are any further proposals or specifications for any kind of processing activity beyond gravel extraction or gravel washing. Traffic Improvements: The need for improved traffic management on 256th was identified through the public information meeting. This can be accommodated through traffic calming, sidewalk separation improvements, a redesign of the intersection of 256th and Dewdney and road markings and signage. These improvements can be funded though the gravel reserve fund. Equestrian Trails: An existing Horse Trail exists on the site and will continue to do so during and after the gravel pit is open. The exact location of the trail will be determined prior to final reading of the bylaw and in consultation with interested parties and future operator. As in the past, the District will make every effort to ensure the trail remains available for use by the community during all stages of development on this site. - 10 - Alternatives: Gravel extraction is a resource and not a land use and is, therefore, permitted in any zone. If this application is not successful the gravel pit could proceed; but without processing or storing of the extracted material on site. As a result, the marketability of the resource would be significantly diminished and the financial returns to the District significantly lessened. Similarly if Council considers not approving the text amendment to the zone then the savings anticipated from asphalt and/or concrete facilities would be forfeited. CONCLUSION: The application supports the District Gravel Strategy and recognizes the gravel resources as identified in the Official Community Plan and on site. It is recommended that the Zone Amending Bylaw and Text Amendment be given first reading and forwarded to Public Hearing. Prepared by ChucIGoddard, B.A., M.A. Manager of Planning and Environmental Services MCIP r of Planni Approved by/Frank Quinn, MBA, P.Eng ' M: Public Works & Development Services Concurrence J. L. (Jim) Rule / Chief Administrative Officer jc/ / The following appendices are attached hereto: Appendix A - Subject Property Appendix B - Zone Amending Bylaw 6495-2007 Appendix C - Text Amending Bylaw 6501-2007 Appendix D - Mines Act Permit Appendix E - Development Information Meeting Details ? AVE SUBJECT PROPERTY (* 13790256 STREET MUNICIPAL GRAVEL PIT - I 1 4t CORPORATION OF THE DISTRICT OF MAPLE RIDGE Iblon J I PLANNING DEPARTMENT DATE: May 18, 2007 FILE: R042J07 BY: PC / Ao~ SCALE 1:8,000 District of Pitt Meadows District of Langley DISTRICT OF MAPLE RIDGE BYLAW NO. 6495-2007 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6495-2007.' That parcel or tract of land and premises known and described as: Lot: 1, District Lot 5326, Group 1, New Westminster District, Plan LMP13975 and outlined in heavy black line on Map No. 1401 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to M-4 (Extraction Industrial) Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , A.D. 200. PUBLIC HEARING held the day of A.D. 200. READ a second time the day of A.D. 200. READ a third time the day of A.D. 200. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200. MAYOR CORPORATE OFFICER J) / VAP RIDGE ZONE AMENDNC yIaW No. 6495-2007 Aoa Nc. 1401 rom: A-2 (Upand AgricuItraI) Th: M-4 (Extraction Industriai) iI,Iell 1:7500 DISTRICT OF MAPLE RIDGE BYLAW NO. 6501-2007 A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6501-2007.' 2. That Section 804 Extraction Industrial M-4, 2) Accessory Uses be amended by the addition of the following changes outlined in bold and renumbered accordingly: 2) ACCESSORY USES The following accessory uses are permitted subject to the conditions and regulations in this Part and subject to all other applicable general provision of this bylaw: accessory primary processing; accessory asphalt plant and product manufacturing, specific to the following site: Lot: 1, DL 5326, Group 1, NWD, Plan LMP13975 13790 256 Street accessory concrete plant and product manufacturing, specific to the following site: Lot 1, DL 5326, Group 1, NWD, Plan LMP13975 13790 256 Street accessory off-street parking and loading use; accessory one family residential use; accessory office use; accessory industrial repair services. 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 is hereby amended accordingly. READ a first time the day of A.D. 200. PUBLIC HEARING held the day of , A.D. 200. READ a second time the day of , A.D. 200. READ a third time the day of , A.D. 200. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200. MAYOR CORPORATE OFFICER PROVINCE OF BRITISH COLtJMBIA MINISTRY OF ENER(IY AND MINES SAND AND GRAVEL PERMIT APPROVING WORK SYSTEM AND RECLAMATION PROGRAM (Isgued SectionlOofthMinesAct,R.S.B.C. 1996, c.293) Permit G-.7-202 Issued to: The Corporation of theDistrict of Maple Ridge 1195HaneyPlace Maple Ridge, British Columbia V2X6A9 for work at the followrng property: 13600 Block 256th Street (Maple Ridge) Located at NTS: 09G/07E Lat 49°1514" Long: 122130127" Legal Description Portion 1, LMP 13975, DistrictLot 5326, Group 1, New Westminster District Access: De'wdney Trunk Road to 256th Street, Maple Ridge. This Approval and Permit are subject to the appended conditions. Issued this 28th day of February in the year 2002. / FW. Hermaim, P. Eng. Chief Inspector of Mines -3ail The Corporation of the Disfritt of Maple Ridge Permit No.: G-7-202 Paae 2 of 5 Date: February 28.2002 PREAMBLE . Notice of intention to commence work on a sand and gravel pit, including a plan of the proposed work system and a program for the protection and reclaimtioa of the surface of the land and watcroourses affected by the work dated October 17,2001, was filed with the Disteict inspector on October 29,2001. Notice of such filing was published in the Maple RidgelPitt Meadows Times on November 30, December 4 and December 7,2001 and in the Gazette on December 13,2001. This permit contains the requirements of the Ministty of Energy and Mines for reclamation, it is also compatible, to the extent possible, with the requirements of other provincial mmistnes for rection issues The amount of security required by this permit, and the ninm in which this security may be applied, will also reflect The requirements of those ministries. Nothing in this permit, however, limits tb' authority of other provincial rninislries to set other conditions, or to act independently, under their respective permits and legislation.. Decisions made by staff of the Ministry of Energy and Mines will be made in consultation with other ministries. CONDITIONS The Chief Inspector of Mines (Chief Inspector) hereby approves the work plan and the program for protection and reclamation of the land surface and watercourses subject to compliance with the following conditions: Reclamation Security Reclamation security for this permit has been waived The Permittee accepts responsibility for ensuring reclamation is carried out, or the site is returned to a state suitable for other desired development upon completion of exttaction of gravel resources. Laud Use The surface of the land and watercourses shail be reclaimed to the following land use: commercial and/or light IndustriaL Buffer Zones and Berms Buffer zones and/or berros shall be established between the mine and the property boundary unless exempted in writing by the District Inspector. Treatment of Structures and Eouixnent Prior to abandonment, and unless the Chief Inspector has made a ruling otherwise, such as heritage project consideration or industrial use, The Corporation of the District of Maple Ridge: Permit No.: 6-7-202 Pa2e 3 of 5 Date: Febrnarv 28. 2002 (a all machinery, equipment andlnfding S xpersfructures shall be rempved, (b) concrete foundations shall be covered and revegeiatcd unless, because of demonsttated imprctica1it3r, they have been exCmpted by the Inspector, and I (c) all scrap material shall be disposed of in a mi'iier accepb1e to the inspector. Disposal of Fuels and Toxic Chemicals Fuels, chemicals or reagents which cannot be returned to the manufacturer or supplier are to be 1 disposed of as directed by the Chief Inspector in compliance with municipal, regional, provincial and federal statutes. Temoorary Shutdown If this sand and gravel pit ceases operairon for a period longer than one year the PeiTnittee shall either continue to carry out the conditions 'of the permit or apply for an amendment setting out a revised program for approval by the Chief Inspector. Safety Provisions All safety and other provisions of the Mines Act shall be complied with to the sm'fnction of the Chief Inspector. Monitoring The Perniittee shall undertake monitoring programs, as required by the Disttict inspector, to demonstrate that reclamation objectives are being achieved. Alterations to the Proaram Subst ,t1 changes to the program must be submitted to the District Inspector for approval. Notice of Closure Pursuant to Part 10.5.1 of the Health, Safety and Reclamation Code for Mines in British Columbia, a Notice of Completion of Work shall be flied with the District Inspector not less than seven days prior to cessation of work Svecial Conditions (a) This permit authorizes the exaction, crushing, washing screening, stockpiling, loadout of aggregate resornccs and reclamation activities as described in the Notice of Work and Reclamation dated October 17, 2001. Other activities such as a cement plant andfor asphalt plant may be permitted for the site subject to local zoning approval. The Corporation of theDistrict of Maple 1idge Permit No.: G-7-202 Page 4 of S Date: February 28,2002 The Permittee shall notify the District Inspector of the name of the operator for this gravel pit upon completion of the teiidering process. The Pezmittee shall supply the District Inspector with proof of waiver from BC Hydro allówing operation of a gravel pit be±ieath the powerline priOr to the start of miirrig. A Mine Manager shall be designated prior to commencing operations and all pit operations shall be conducted under the supervision of a person holding a valid Supervisor Certificate. The pit operator shall supply the District Inspector with a list of all equipment to be used in the development and operation of this pit prior to coenceinent of work. (1) The Pemiittee and the pit operator shall ensure that a geotechnical evaluation and slope design has been prepared .and implemented to protect the integrity of the water main situated along the north boundary of the gravel extraction area. (g) No excavation shall take place within 5 metres of the property boundary nor below a plane dipping into the pit from the property boundary setback at a slope of 2 horizontal to 1 verticaL This condition may be waived if a boundary agreement with an adjacent property owner is in place. (Ii) All tees, vegetation and topsoil shall be removed within 2 metres of the rim of the worldng face. Working face shall not exceed the reach of excavation and loading equipment being utilized. Topsoil shall not be removed from site and shall be stockpiled for pit reclain±iozt purposes. In the event an excess of topsoil is identified the owner or operator of this gravel pit may apply to the District Manager for a partial waiver of this provision. Topsoil stockpiles shall be no steeper than 13 horizontal to 1 vertical and shall be seeded if required to prevent erosion and silt-laden runoff. No pit development or other related surface disturbance shall occur within 30 metes of the natural boundary of Zirk Brook. (1) Fuel shall not be stored on site unless the tankage has been fitted with a secondary contmnent vessel capable of holding 110% of the stored fuel volume. Tanks shall be signed "No Smoking" and have extinguishers available in close proximity. (in) Any oil or fuel spill shall be cleaned up immediately and disposed of in an appropriate rnqMer 1 .., The Corporation of the Disfrict of Maple Ridge . Permit No.: G-7-202 ge 5 of 5 Date: February 28.2002 iiiused or damaged equipment shall not be stored an site and the pit shall not be used for 1 the disposal of wood, garbage, toxic materials orpetrolcuin wastes. Subject to Condition 1 Reclamation Security; and the following condition (p); upon completion of aggregate eXhuction activities, reclamation shall be cathed out as per the desiption included with this application. Otherwise pit walls shall be contoured to slopes no steeper than 2 horizontal to 1 vertical, and the pit area shall be planted with an appropriate groimd cover or trees. The proposed recIm2±ion as noted in Condition (d) may be modified or waived if a suitable development for other purposes is identified and approved by the District of MapleRidge. Pit runoff shall not be allowed free access to any surface waters or streams and shall be directed to settling pond using appoiiate ditching as required. Pit access shall be gated and provided with signage indicating operator's name, address, telephone number and appropriate safety advisories. First aid facilities shall be mii,tncd in accordance with requirements of the Miner Act for the number of persons emp1oed. 0 Maple Ridge Gravel Project Report on Development Information Meeting This open house was held in conformance with District of Maple Ridge Policy 6.20. Adjacent owners were notified, with two letters being returned as 'Moved/Unknown'. Interest groups (ARMS, KEEPS, Webster's Corner Residents assn.) were notified. Ads were for the Development Information meeting was placed in the News on August 29th and September 1st The meeting was intended to • inform the community about the proposed rezoning • provide an opportunity for people to ask questions of the applicant, the environmental consultant, and District staff • get feedback from the public about the proposed rezoning, either verbally or through comment sheets provided The meeting was held in the gymnasium of Webster's Corner Elementary School from 5:00 to 8:00 PM on September 5, 2007. In Attendance • Staff from Stantec Consulting • Staff from District of Maple Ridge, • Letts Environmental Consultants Forty people signed in on the attendance sheets, including people affiliated from the following groups: Haney Horsemen, Back Country Horsemen of BC, Webster's Corners Community Association, KEEPS, Bell-Irving Hatchery, Federal Liberals, Black Mountain Kanaka Creek Conservation Group, Morningstar, Metro Vancouver Parks, Webster's Corner School PAC. On Display 12 posters, plus several maps, were on display and they included information on: *The rezoning and Text amendment application *The Soil Removal Bylaw *Vi sua l Area Context *Environmental Initiatives *The Gravel Strategy *RPF - Call for an Operator *Alternate Road Access Considerations *The Application Process *OCP Policy 6-53 *Site Images *Environmental Studies Comment sheets were available and 23 complete sheets were returned. Copies are available in the Planning Department. The major concerns were for the increased truck traffic, public trails, and impacts on the environment. . F —J RIDGE lumbia DISTRICT OF MAPLE RIDGE TO: His Worship Mayor Gordon Robson DATE: September 4, 2007 and Members of Council FILE NO: DP/029/05 FROM: Chief Administrative Officer A1TN: CofW SUBJECT: Development Permit 23701 KANAKA WAY EXECUTIVE SUMMARY: An Intensive Residential Development Permit application has been made for subject property located at 23701 Kanaka Way. The Official Community Plan Amending Bylaw to relocate the conservation boundary and the Zone amending bylaw to the R-3 (Special Amenity Residential District) zone was previously approved at the September 26, 2006 Council meeting. The Intensive Residential Development Permit, which was established to provide a greater emphasis on high standards in aesthetics and quality of the built environment while protecting important qualities of the natural environment, applies to this proposed development. The development proposal is for the 35 lots proposed under subdivision application SD/029/05. . RECOMMENDATION: That the Corporate Officer be authorized to sign and seal DP/029/05 respecting property located at 23701 Kanaka Way. DISCUSSION: a) Background Context: Applicant: Damax Consultants David Laird Owner: Donada Industries Ltd, Medowland Industries Ltd, Lawrence Shumyla Construction Ltd, Deyor Farms Ltd Legal Description: Lot: A, D.L.: 404, Plan: LMP47845 OCP: Existing: Urban Residential, Conservation Zoning: Existing: R-3 (Special Amenity Residential District), RS-3 (One Family Rural Residential) . 1103 Surrounding Uses North: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Conservation, Urban Residential South: Use: Single Family Residential Zone: CD-1-93 (Comprehensive Development) Designation: Urban Residential East: Use: Single Family Residential Zone: CD-1-93 (Comprehensive Development) Designation: Urban Residential West: Use: Single Family Residential Zone: R-3 (Special Amenity Residential District) Designation: Urban Residential Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Previous Applications: Companion Application: Project Description: Vacant Single Family Residential 3.05 ha (7.5 acres) Kanaka Way, proposed extension of 237 Street Full Urban RZ/029/05, CP/029/05 DP/047/07 - Watercourse Protection The subject property is 3.05 hectares (7.5 acres) in size and is located on the north side of Kanaka Way. The applicant previously applied for an Official Community Plan amendment to relocate the conservation boundary and rezone the subject property from RS-3 (One Family Rural Residential) to R-3 (Special Amenity Residential District) to permit the 35 lot subdivision under SD/029/05. Council considered the OCP and rezoning application and Community Plan Amending Bylaw No. 6368 - 2005 and Zone Amending Bylaw No. 6369 - 2005 was approved at the regularly scheduled Council Meeting of September 26, 2006. A Preliminary Letter of Approval has'also been issued by the Approving Officer for the 35 lot subdivision. As the zone for the potential lots is R-3 (Special Amenity Residential District), the applicant is required to obtain an Intensive Residential Development Permit. The applicant has proposed a variety of craftman styled homes. Those lots that have a lane also have a detached two car garage and lots orientated without a lane have a double garage located within the home itself. Planning Analysis: Intensive Residential Development Permit: Intensive Residential Development Permit was established to provide a greater emphasis on high standards in aesthetics and quality of the built environment while protecting important qualities of the natural environment. The key guideline concepts for the development permit area are as follows: 1. Neighbourhood cohesiveness and connectivity should be maintained through the design of varied yet compatible buildings, in materials used and in architectural styles, in -2- landscapes and in recreational areas, and by facilitating a range of transportation choices. • The proposed development is surrounded by residential uses and is compatible with other R-3 (Special Amenity Residential District) and CD-1-93 developments in the area. • Twelve different single family housing designs are proposed. Each is similar in character, but/s varied through materials, colours and architectural style. • A street tree plan has been submitted to the District, which meets the District's Street Trees Guidelines. 2. A vibrant street presence is to be maintained through a variety of housing styles, by maintaining street parking and by directing garage structures and off-street parking to the rear of a property accessible by a lane. • Some of the proposed have porches which create an outdoor living space. • Garages are located to the rear of the property where accessible by a municipal lane. d) Financial Implications: There will be 20 trees added to the municipal street tree inventory on completion of this project. The costs associated with maintaining these trees will need to be included in a subsequent operating budget. CONCLUSION: As the development proposal complies with the guidelines of the Intensive Residential Development Permit Area and the Multi-Family Development Permit Area, it is recommended that DP/029/05 be given favourable consideratio . I Prepared by. Jen Pianniigfchntian P rector Approved by: Frk Quinn, MBA, P.Eng G.1: Public Wo65 & Development Services ----- Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Property Appendix B - Proposed Subdivision Appendix C - Lot Plans Appendix D - Building Elevations Appendix E- Garage Elevation -3- I jT6&78i 9io)T1 F '1 •I1 I I LMPI36l6 11201 J I 1MP3616 19 P 41673 Rem 4 P24650 A Pd. RemG RP1 RP1387 224 (1 Part S.E. 1/4 'Sec.l6Tp. 12 112 AVE. LMP 24722 ) SUBJECT PROPERTY LMP 33811 Rem. 1 1 / E20 eci25 (( 17 ill AAVE. j 15 y / \21\/,/ P47845 V 23 85 25 28 KANAKA WAY '' i\ 11096 \ ( 1 11002 16 11090 '*) a. 7Tfl >- fJ25\4\33\\ \! / —i (.-20 \ - I I PARK! ml' L.-- /70 - 14c I I 11063 p'J ' ,. /-38 / 31 062 44 District of Pl1tMeadowst - 23701 KANAKA WAY SCALE 1:2.500 ____ IIw DATE: Oct 31,2005 FILE: DP/029/05 BY: PC Aeew;-r . Iiii ii U I 11 ni I I. isv rim 237 00 237 Sr FD 0. 01 \O \ I' 1.t4 J \'\ \\ N • \ -: z /'\ •--- -,- ----- 8 'ru Li KANAKA CREEK INVESTMENTS LTD. J!lI PROPOSED 35-LOT SINGLE-FAMILY RESIDENTIAL DEVELOPMENT KANAKA WAY/ 237 STREET, MAPLE RIDGE, B.0 DAMAX CONSULTANTS LTD. g .! LANE LANE LI 1L .! 44 'J t: , tSUILLJ r t- 4i 16 q — ThI t.ANE I . I : r _LL.Jd z.o z 17 >1 0 L) UJcfO LflZIle rn u.J < zo-.- 0 CL Unit Type Af / tOT PLANS UNIT TYPE A DP-2 -V C Co C • : till I! ji tt • _________ ________ KANAKA INVESTMENTS LTDI PROPOSED 35-LOT SINGLE-FAMILY RESIDENTIAL DEVELOPMENT KANAKA WAYI 237 STREET, MAPLE RIDGE, BC DAMAX CONSUIJANTS LTD. L Ll I Jill _ It di I k H 0 _____ 6j [ KANAKA INVESTMENTS LTD. PROPOSED 35-LOT SiNGLE-FAMILY r I RESIDENTIAL DEVELOPMENT U I KANAKA WAY! 237 STREET, MAPII RID, B.0 -c - I I DAMAX CONSULTANTS LTD. I.' I. _ I Es ' -._ 4'dFc-1 4Y II - o;x fl: tit iJ gm llu/ ~i 4i 1i7 Is - --.-... C -.4 a0o . I U A: p Ile • _________ _________ I I KANAKA INVESTMENTS LTD.119- PROPOSED 35-LOT SINGLE-FAMILY RESIDENTIAL DEVELOPMENT KANAKA WAY! 237 STREET, MAPI.E RIDGE, B.0 DAMAX CONSULTANTS C, In '-a h \\ )\ \\\\ L\ \\\\ >/ P ly f •' b 0 - \- Iii I KANAKA INVESTMENTS LTD. PROPOSED 35-LOT SINGLE-FAMILY jt1 RESIDENTIAL DEVELOPMENT KANAKA WAY! 237 STREEI, MAPLE RIDGE. ac DAMAX CONSULTANTS LTD. 91 'c /< i I ril C 2. REAR SThACK 6n 119'.81 • : KANAKA INVESTMENTS LTD.! PROPOSED 35-LOT SINGLE-FAMIL" RESIDENTIAL DEVELOPMEN KANAKA WAYI 237 STREET, MAPLE RIDGE, BC 1 0 DAMAX CONSULTANTS LTD. iF . / 15 Vp ii 1 qi N I'. gm i I I I 0 1 on I - p . KANAKA INVLIMLNI5 LII). PROPOSED 35-LOT SINGLE-FAMILY RESIDENTIAL DEVELOPMENT a KANAKA WAY/ 237 STREET, MAPLE RIDCE, S.C. DAMA)( CONSULTANTS LTD. iLtDI$OHEIOHT ENVELOPE -. -_F_.• d Lu —. - < ZL.Q tj I.LJU.J 41-rLU Z —''>tz 0 __i—< c LZ I.LJ r LU < uj Lot 11,12 (mirrored) Front Elevation. Unit Type'Cr (Corner Lct•237 St at Kanaka Way I Cul.De-Sac) •11 2 Side Elevation. Unit Type'Cl' (Corner Lot . Kanaka WaylOeekside Sheet) 11 ; J It- itd.I U ELEVATIONS UNIT TYPE C DP-1 1 4 Side Elevation - Unit Type E XML!/ -v flJtVtlO Pt0147 LWtLOP tOO frtOHT EJ*TLt Lot 14, 17.20,23 Front Elevation- Unit Type E2 Lot 15, 18,21 2 Front Elevation- Unit Type Er 11 ''-• Lot 13, 16, 19,22 3 Front Elevation - Unit Type E3' •1) rw r , W L) I- vt<2 rw Z ZU.J(Ie. -' (.J—J2 UI , U_I Z 0 LU U >- U.J O U.Jr'Z Cie 0 '—' z LLJ LLJ 0 <ci.. ELEVATIONS UNIT TYPE 'E DP-13 w 4.,M,CKT Ift,tLt 2 I- z 7—I 11 < - -J I- -J LU _j< (I) _J I- LJ Z (_ (r'J- 0 1) UJ 0 LijIQ >< >(i)—J < 0 LU u_i I Q1flE LLI C) N) (J) LLI CY zo <a- a- Lot 1,4,7, 10, 13, 16, 19,22 2ara9e Elevation for Unit Type A3 & E3 Lot 3, 6, 9, 14, 17, 20, 23 Garage Elevation for Unit Type "A2 & E2" Lot2, 5,8,15,18,21 Lot 11, 12 Gara9e Elevation for Unit Type A1 & E1 Garage Elevation for Unit Type"Cl"& "Cl (mirrorred) GARAGE FEE VAT IONS DP-1 6 0 05 Sep 2007 12:29 PHOENIX ENVIRONMENTAL 6046893880 p.2 06/19/2087 13:11 6046628655 ATELIER/PACIFIC PAGE 04/09 P.rmiant with Section P.$ of the Omcfa Contowdty Paet, itneneive reddendal develapmeau will be sowe.cd .pioat tho following fwm and cbaraeter geidebees. This obecldst is threaded to sid in the roiew o inildeattol devaloproent petub arid ts to bc cDoloted by the srthitect of reawd for the project It is noted thet the prrect will also be mimwed foe eanalirency with the gde3Ine, by the Plazmitg Dcpam,,eat staff and the Athriioiy Desn Panel Key Goldeline Comceptt Co.utstrat Va N. ____ icws provide josd6cet100 hr be Jitsnc' Neihbowhood a hes4,enesi andComectivity Aou)d be fnWnuincd throu6h the de.ign af,szled yet compatibld heflding., is materielm used sad in arekitectural styles, ía heufocipea aM te recraidosol eras, and by faoihtng a tinge of ueaspodadon choices. Onuft a ystrie yofbossLng styics, by flhI114aliug aPed psrkng and by dbecdog proge seae$wes and off. matt paski*g to the sw of. property acceisitile bye lone. Guidelines Con i,t,iF IfJ4o proeld. Yes No juliftafte for A. RufldIng Deaigss, M.edrtg and 8itin Thc cxíazg ncighboihoocI appropriele, provide • design rcferenee for sow davn)opinenl to isiafaca ucigbbotnbood abllity. Unity, snien'y, and proportion should be the gui ding princ*)es of any arehitectnr.l ven,Icu)s, Aftembom should be paid to geaersI irchftecturn't style and detailing, scale, filil4ng nzieiiL, character sod mmtsnsls of facades sal roof rutamem OW Imumm of eawutceway.. J. ProvIde visual variety along sPeetneapes by vvying individual salt daign.. Avoid signlGcaztt rcpetfUo either within a TOW of houses, or between s.djaceet rows of houses. Identical dealgus ahould not be repeated withIn three adjacent propestieL 4, buddinp should front abetling sbcetL Male enPances should Lbm the stecet, be deafly vinblc, sod be direcdy accessed frora the pubbe sidewalk. Eewaeees should reinfoine pimürrdty in grade icysi and ,haulct.vold rwo..stosyfesturcs -J , nParmnabnq w1wwWtiTAW3 XINOHd tc:e i.øo wnr 61 05 Sep 2007 12:29 PHOENIX ENVIRONMENTAL 6046893880 p.3 06/19/2007 13:11 6046628655 A1tLIER/PACIFIC PE 5/09 rj The use opercbes or vOoda3o define aes sod I lrvthr MeRte exiiot upeoc isr soeou.ed, Builthng ,eth*eki from roadweys will generall y be less than is sypzcil of lower deosfty reritinJ development. As CbCb 04 possible, entfles and usaio / Iftrirg spaces should be elevAted by eppmxumtgty I ormr from tkw h000g tect iide to ensure aivsey can be rmiosMned. The prneic of prae donta skmg xoadwsys ebld be niteintized in order ebanco the pedeaiait experience. W!t front taciot garage doors are unavoideblo, the iuçoct of garage doom on the public rmIm will be mitigated by ) deicgning taaldtntial aniSe with emough wIdth to melede atiractive eoteooe acd wlndon / beiwem gategesi rec:eng prage doors a mktheum of 0.6 uins (2 ft)bchindthemiiftbulldrng fkpft protsiding Interior spaces that overlook the it to kimltirig the width of the garage door to oo mote than 50% of Ike building width, as neon from the frontizg rood. When savero grade liisttoo aDows liar garage to be located within the basemen level, th mexinsum width Ilinstetiolt steed not pply; and e) sepeotlig and encoring iidt ew=ces to the ante' S. Buildings shosM he derigoed nod lecatid on a site to: preserve and inip.it namul fteuuu or 1H15 P,CCT ION IS NEYI insnftne impacts on netoral features and ?FLteAei.170 PEP. agricultan! lauft and N 104Pl.t 10 uYr. accommodate natural gradea W insure miMuysal _gIa -. Developmonu adjacent to wood slope., ritnees and waserceurses must respect natural vceiado, ore mbnal landsca*ng to retain soils on the site and zany THIS $1CYIO14 IS NOT require additional sethacks as eetnblished by agenctas arrucA11 To rer bnvi*g jwSletioL Crccka sad ravinca are SIMPLE o.3 TArts. ancouriged in be roteined in their najuta) state. Buildings and StacluSes ebouLt.d be integrated into natuiel slopes and other significant matures. New developments are eaconaged to lncciporatt Low Impict Dee)opssarnt (LED) tacheiquee into their slanting. Consider smplo,ng techniques such as liStS CECflON L' ItOT rain gardens, vegetated swales, separation of APPIoICABLIC TO P5! insperviota an,f.ces isssUing below surface pbiptV' ie-3 i.Qi. inlThratioe beds and tie bcx fIllers, and redirecting water Dom dtain ptpes into vegetated areas. •2- jWwO$tAM3 XIN3DMd 1CB L002 Urir 61 05 Sep 2007 12:29 PHOENIX ENVIRONMENTAL 6046893880 p .4 06119/2007 13:11 6046628655 ATELIER/PACIFIC PAGE: 06/09 fl. Lnnascnping tied Open Spa I. Recteinon IpiCC Iboeld be provided vAtWn i 2 to S Th15 scrTICIN Lc Agn outes walicing disi*n;e of a rezi4ge, Thts Is APPUcAWLr TO pit equvsient to deénIe iwidmato distance of 200 SIM?Li n* lOTS. meterI to an sbluti mazitown of 400 iiletna. 2 The demgs of rccreaUoiI spaces .boidd refl tbc 11115 StC7lU 15 PO1 sniicpeed ne I of the residentIal pcpulatan Sod APPUCAHLE TO 1115 uhould hove sun eapoatre caiivmid. SIMP R3 LU1$. Recreation areas ahaujd be easily obserred by nearby mis sECTSO, is NOT residences and ibousid be sited so as to not coeflict AF?LICAie.E TO PEE with the enjoyment ofpnvato outdoor spec.. S1M!L! 11-3 LO15. Whenever possible. measians Aould be taltee to - ms stcriow is NOT rentth existing srew and vegctian on die *PPUCAILC TO lii devetopinint sb. MMPLC it-3 lois. trett eeci sbould be requnntt as a conipoocot of on nsis SECTION is NUT new dnvelapsnent. A?rLICMII TO cit SiMPLE 10 MVTh. Sinçlicfty In landscape nialerisla is des*able sn4 •hould be encowIled for scmaing pinpoint. Lumiscaping thoeld provide definilimi foe pedesesan condors, delineate private at a ri-prieste apsat J born public space, and piovide adeqv*ie ecreensn for private ou*loar space. The ioale mid locatIon of ptsnona zeatertal shoold be consistent Mdi the scab massing of sdjuent bnlldiigi and seek to Ccptiflenl them. Loodscapng shaslè provide ddbiitien far pedestrIan CNTid delineate prMto and semi private spare fresn public space: C) provide adequate scxeenig bctweem privete ouldooT £Jiec3 Tills sWTIOYi IS 4(r7 d) presents pleesrn$ itreet tma5e: A!'pl.W-AlLE TO 1-tE a) piov*de suitable buffering bctvaen public read SIMrl.tsi3uns. and privacy aieu I) soften the transition beTween aaceet Isridnacs; provdc a bidr 1,etwrec re&idcnt&*I sad non- tesidential land uses; sod czcaio Uxessoting vtews and kca poiun Into and an of die site. S Energy eelcacy and conservation should be. - considered at the desipi of landscaped anne and In dir sclectim of plant materIal. This can be .$ishe decg •rum sATufN is rnr The use of mitbve and/cr droun.nsiatasit APrI,IVkffLC 11) !VC species; 'sffiu'L51e-3 LOTS. destnlng the Icedsap Wig to moderate tWa effect - OtWiD4L .3- npcpq4r,q 1ljJ.W3WN0li1AI43 I'(II43DHd TC'B Lou unr 61 05 Sep 2007 12:29 PHOENIX ENVIRONMENTAL 6046893880 p.5 0119/2687 13:11 64628655 ATELIER/PACIFIC PAGE: 7f9 ) FT'Idinl !l*do in swr ii) allow dayb) inio, r) allow MMMI dnivagr in ccca throah.i&t On C. Sfeiy 1. Design dove psnent so mxUnize opnvnmido. for TMS SECTtON i1 (W TAWKI svclILaace, aHong people to awly vle* ucn To MI what is happeidag seoimd thcm daring the course of 8JMTh 11.3 a.on. cverydiy activities. QiWC Pyvnoz ileaiib Eoemoin3 Denp principles mud eachsiüp*s we encoaragmt D. FencIng I. Front and cituior sloe }ird lRtIc9e semem or fence; are encouraged as a mence of defirktil public aitd nivatv spaos. Notwithstanding the requitemens of the ZomAj Byw fmces in front yards ahouldbe rcthcd i,iycwhat in height front the wioxmmn permitted. Fe,iccs that see ac1jsoe( to a aese ibould be soirewhat npIrent (amb as a picket type) tathr than solid board. and shoud be in commbWation with imuspig ilong the acet edge. Chain link fences are to be avoided. and are discnuracd along streOt frornages. - Any 1mw..-sg thould be ptovlded in utlximtim wIth / L'ndaeipãeg on the stioct mdc. X. Vehicle Access. Parking & Clreulson On pitblic roads parting Is to be accommodated on streets and to the rear of residences soceised by $ Ian; where possible. Where peeking ganges we criessed to'urds the street, the goelge w*tth sheuld xmL exceed 50% of the toW building width. On private roads, parhieg is to be accommodated wtthin gengealcatpoea and driveways or deretr parking ereu. Pitting guapo ahould not exceed ThiS SECTIO1'I is MVT 50% ottbe building width Im pmjm forward. APPUCALLE To SEC Par arose th.uld iecoinuidatn alternative uses siP4rt..Z P-3 l.Ott. such as play area& This in best aeLtievid with thc use of slermetive nyttesials to those used on. roadways. As much as possible ',Illtor peaking or comnn parking moss should be several small sites esther (baa • lbw larger sites. izbbc ronda end lanes should; a) pxovido cicimst ciseulatba for service vblc1ez - -4- OBBE:689e09 1li1W3WW0!AW3 XIW3DHd C:B 1.002 urtr CI 05 Sep 2007 12:29 PHOENIX ENVIRONMENTAL 6046893880 e6119/2087 13:11 646628655 ATELIEP/PACIFIC - P. PAGE R/e9 U and coorac vcbictes to malagein a,1te speed ftaugb phyilost deel. provide cufficient leceil for emaipsJay reepiaae vaNchs to sflboi3dhtgz on a the, cotfDit to ft existlag rides as closely as poseible ind be ultgncd to rio peeait.L to 5stxi J commm to casaft vniuinial di*rcption of ,lopc and 'vcgcos. coromp pedeitrian conacgiom to adjacent 4. Private Roads Aauld pvrwtde efficient clinularlon, eegr appropriate speed thriugb phyucel THIS spcp,nr de.ip, aid ,econ3TncdalC pedenrtmn vw frotigh the APPLIC:AHLE lfl FIZ uc of stteTIzadve pavtg maletlate, Mich as pMnod asMPt.F a-i coneto or pevi= stones, or with glide cbaaes. S. Jirking should be ccosreaodmed on-sUe wIthin SangLI Or disoret PAW06 ass &iid *0 lbs sear of rcsádeices occased bye lane, where poselbi.. 6. CoesideT the use of perneable pizidog pawn or shallow cenctate swales with sofled e4..s as -i astivewsateecot for sirface daniego. F. LIghi,n TRIS %F(TiOi Is 110T I. Street lighting is required on pubite soacts aid should *rpuc'iuz m be provided far all private itecto wIden a iisrt a4 i.ina. devejop!ncnt. 4hting zito be pedestrian focused arid as such - This SECTiON is Nor shoUld be located ii a wamintum beq) Sf4 socim AI'L1(ARLL TO PZ and it ICOSCr totcivils than inI16IV4 davit $UcvtUgbt. SIMPLL ft-3 L.OS. Care aboo3d be *alsa* to onstre that hgtith*g does act - This 37cr10r4 IN NOT pose. mnsarce to i4j.cont TddeIZCCI, pedeErilluL or APPJJCABLk 70 P1t o1cititi by way of glare. spt'TpJl J-3 LOIS. G. Usiveranly AtcebIc Design I. Whenswnposelble, pcdoiio access for all aree.i of iRiS SCC1ION IS NOT a site ebotild be designed to be ecosesible to dissblcd APPUCASIt TO flF peesom. Carcit c.nelda*ioo should be gtvt10 SIMPI.a si-i LOlL te proximity o(p.tbw.ya to prwte space, eanunog ieffleieet seporadon to avoktcuifbcb. 1iW3HWO4It43 XIM3OPId C$B 400a Unr 61 05 Sep 2007 12:29 PHOENIX ENVIRONMENTAL 6046893880 p.1 06/19/ 2fl07 13:11 6046628655 ATELIER/PACIFIC PAGE e3/e9 • ateUer pacific afehitecture Inc. Suite 109- 131 Water SIret VafIVOwe, B.C.. Crnuda V65 4M3 l.604.662.5B9 '!:::c:t d7P / DZ3._.-' I404.662.8655 ww.M&ierpaelfie.eom June 18, 2007. Jkos 4— T —FgMepartment Dsitrict of Maple ridge 11995 I-thney Place, Maple ridge, BC, V2X 6A9 Re: Kanaka_W.&Z51eetubdivlslonjSDQ291D5) .cio..DamaxConsuitaflts..LtrL Dear Jen: Please find enclosed completed checklist for the Intensive Residential Development Pernit Area Cuidelines for this phase of Kanaka Way and 237 5treet single family subdivision. We believe that the design of the current phase is consistent with the previous submissions for this . subdivision made in the past. The design of all single family lots and houses complies with the regulations set out in the R-3 toning, especially the maximum height restriction of 9.75m or 2 storeys. Also, please now that the width of all tots within this phase is substantially wider than the required 7.9 metres for lots with lane access and 10.5 metres for lots without lane access. We believe that the proposed pro;ect reflects and exceeds the spirit of the guidelines and we are looking forward to a swift and successful approval process. We hope that you find everything in order. Should you have any specific questions or concerns, please do not hesitate to contact our office at 604-662-8689 Best Regards, Agnes D. Cerajeski, March, [3A Atelier Pacllic ArchItecture Inc. Suite 109 - 131 Water Street Vanvouver, B.C., Canada V&B 4M3 t.604.662.8689 (.604.662.8655 40 www.atelierpaclfic.com Cc D4VIP Iwktrm JrnLiI.IeI DISTRICT OF MAPLE RIDGE TO: His Worship Mayor Gordon Robson DATE: September 5, 2007 and Members of Council FILE NO: DP/O47/07 FROM: Chief Administrative Officer ATTN: C of W SUBJECT: Watercourse Protection Development Permit 23701 KANAKA WAY EXECUTIVE SUMMARY: A Watercourse Protection Development Permit Area application has been received for the above noted property in support of a development plan for subdivision and building activity adjacent to Horseshoe Creek and its tributaries. As required under the Watercourse Protection Development Permit Area Guidelines, a permit must be approved by Council and the required environmental security deposited with the District prior to any on-site works being undertaken within 50 meters of the top of bank of the watercourse. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal DP/047/07 respecting property located at 23701 Kanaka Way. DISCUSSION: a) Background Context Applicant: Damax Consultants, David Laird Owner: Donada Industries Ltd, Medowland Industries Ltd, Lawrence Shumyla Construction Ltd, Deyor Farms Ltd Legal Description: Lot: A, D.L.: 404, Plan: LMP47845 Existing: Urban Residential, Conservation Zoning: Existing: R-3 (Special Amenity Residential District), RS-3 (One Family Rural Residential) Surrounding Uses North: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation Conservation, Urban Residential South: Use: Single Family Residential Zone: CD-1-93 (Comprehensive Development) Designation: Urban Residential East: Use: Single Family Residential Zone: CD-1-93 (Comprehensive Development) Designation: Urban Residential 1104 West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Previous Applications: Companion Application: Single Family Residential R-3 (Special Amenity Residential District) Urban Residential Vacant Single Family Residential 3.05 ha (7.5 acres) Kanaka Way, proposed extension of 237 Street Full Urban RZ/029/05, CP/029/05 DP/029/05 b) Project Description: A development permit application has been made in support of a development plan for a 35 tot subdivision application (SD/029/05). C) Environmental Implications: The site has a watercourse identified on Schedule 'C' of the Official Community Plan and is included into the Watercourse Protection Development Permit Area Guidelines that was established for the preservation and protection restoration and enhancement of watercourse and riparian areas. A Development Permit is required for all development and subdivision activity or building permits within 50 meters of the top-of-bank of all watercourse and wetlands as shown on Schedule C - Natural Features Map. Security may be posted in accordance with Council Policy for Performance Security for Environmental Protection to ensure that the Watercourse Protection Development Permit Area Guidelines are met. d) Planning Analysis: The Watercourse Protection Development Permit Area Guidelines may be varied with supporting documentation from a qualified professional at the discretion of Council. WATERCOURSE PROTECTION DEVELOPMENT PERMIT GUIDELINES: A. Watercourse Protection Area Establishment: 1. Watercourse protection areas are to be established in accordance with their habitat value and the potential impacts proposed by adjacent development. The District of Maple Ridge, the Department of Fisheries and Oceans and the Ministry of Environment, Lands and Parks have endorsed the proposed watercourse protection boundaries as shown on the District's Streamside Setback Map. Setbacks from Horseshoe Creek have been established in conjunction with the District's Streamside Setback Map. -2- The watercourse protection areas are to be dedicated where possible into public ownership for conservation purposes. The watercourse protection area has been dedicated as Park and a restrictive covenant has been registered for habitat protection of the conservation area. The boundaries of the watercourse protection areas are to be physically located on the ground by a B.C. Land Surveyor prior to site disturbance. A BCLS has located the watercourse protection area on the ground. Temporary barrier fencing will be installed adjacent to watercourse protection areas prior to any construction activity and should be replaced with permanent post and rail fence upon development completion. A temporary barrier fence has been installed adjacent to the watercourse protection area. This will be replaced with a permanent post and rail fence upon completion of the development. All lots must provide the required minimum lot dimensions as set out in the Zoning Bylaw exclusive of the watercourse protection boundaries. All lots meet the required minimum lot dimensions. B. Erosion Control: All work is to be undertaken and completed in such a manner as to prevent the release of sediment to any ravine, watercourse or storm sewer. An erosion and sediment control plan that involves implementation prior to land clearing and site preparation and the careful timing of construction is to be provided in accordance with the requirements of the District's Watercourse Protection Bylaw 6410 - 2006. • The developer/applicant has provided assurances through Schedule A of the Watercourse Protection Bylaw that their Erosion and Sediment Control Plan is in accordance with the requirements of the Maple Ridge Watercourse Protection Bylaw No. 64 10-2006; and • In support of watercourse protection, a signed letter from the engineer of record has been submitted with assurances that the storm water management plan for the site will meet the DPO Urban Storm water standards for water velocity, volume, and water quality. Temporary fencing should be erected to prevent any encroachment or disturbance into the watercourse protection area prior to any clearing or construction on the site. This is a requirement of the Watercourse Protection Bylaw and a Watercourse Protection DP site plan has been submitted demonstrating compliance with these requirements. SRI 8. Cutting and filling adjacent to watercourse protection areas is to be kept to a minimum incorporating appropriate structural fill material and blending graded areas with natural slope, as supported by the Hillside Policies of the OCP. A grading plan has been prepared and submitted to the District in support of the development. 9. The District may require environmental impact studies, enhancement works, and monitoring in support of development proposed to be located within a Watercourse Protection Area. Supporting documentation, technical studies, and recommendations with respect to impacts of the proposed development may include the following: A geotechnical slope stability report; A flood protection report; C. An erosion and sediment control plan; A stormwater management concept plan; A groundwater impact assessment report; Wildlife habitat assessment report; Vegetation enhancement and restoration plan; and A detailed trail plan. In support of the above, the following reports were required and have been received; I) geotechnical slope stability report, Storm water management concept plan, erosion and sediment control plan, vegetation enhancement and restoration plan. C. Vegetation Management: 10. Natural vegetation is to be retained wherever possible to ensure minimum disruptions to the environment and to protect against slope failure. Land clearing adjacent to the watercourse protection areas is to be restricted to a phased construction schedule. • The conservation area has been protected through Park dedication and/or a conservation covenant. A fence will be installed along the property line to define the clearing limitations. • An Arborist report with recommendations for retention of significant trees has been submitted for the Watercourse Protection Development Permit Area. 11. Habitat restoration landscaping of all bare or sparse riparian areas within the watercourse protection area may be required. Vegetation species should be native of the area and be selected for erosion control and fish and wildlife habitat values. • A significant amount of vegetation will be protected within the watercourse protection area which is dedicated as park. -4- A cost estimate, security bond, and enhancement plans for water course improvement adjacent to Horseshoe Creek has been received by the District.. Stormwater outflows to the stream or leave area should have water quality and erosion control features so as to minimize their impacts on fish habitat and in compliance with the Districts stormwater management plans. • The applicant/developer shall provide copies of all necessary approvals (and supporting information) from senior agencies for all new storm water outfalls located within setback areas. • A letter of confirmation from the engineer of record has been received stating that his storm water management plan meets DFO storm water management standards for volume, velocity, and water quality as required by the Watercourse Protection Bylaw. • In addition, the engineer of record must demonstrate compliance with current Provincial and GVRD site source controls where possible. Calculations demonstrating compliance with the three tier system may be required. D. Monitoring: The implementation and maintenance of environmental mitigative controls or measures approved by the District are to be monitored by a qualified environmental monitor. • Environmental monitoring will be a key element of the development of this site Phoenix Environmental services Ltd. will be the environmental monitors for the project and will ensure performance meets with the standards established by the Watercourse Protection Bylaw. Monitoring will occur daily during construction in rainfall events, and weekly at all other times during the construction period to ensure compliance with the permit. A record of all monitoring data shall be made available to the District upon request. The Environmental Monitor has been provided with written authority to modify and/or halt any construction activity necessary to ensure compliance with Maple Ridge Watercourse Protection Bylaw No. 6410- 2006. The erosion and sediment control works approved by the engineer of record and the environmental monitor, shall be inspected, maintained and operated by the property owner and/or contractor performing the construction work set out in the Erosion and Sediment Control Plan until a Certificate of Acceptance has been issued by Director of Development Engineering or an Occupancy Permit has been issued by the Building Department.. -5- Staff has reviewed the guidelines established for the Watercourse Protection Development Permit Area Guidelines and feel that these have been satisfied by the applicant. Performance Security: In support of the restoration works required in or around Horseshoe Creek the amount of security that will be required is $5890.00 as per the Cost Estimate provided from Phoenix Environmental Services Ltd. Performance security may be required for environmental protection purposes. Citizen/Customer Implications: Until Council has authorized a development permit the applicant will be unable to begin site prepa ration for subdivision SD/029/05. Financial Implications: A refundable security totaling $5890.00 will be required for restoration and enhancement related works as noted above. CONCLUSION: The applicant has provided the information as set out in the Council Policy for Environmental Protection. It is recommended that DP/047/07 be approved. Prepared by. enCsiko (\Planpg Tetinician MCIP ApprovedØ Frank Quinn, MBA, P.Errg / GM: PublicWorks & Development Services .- Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Property Appendix B - Cost Estimate For Restoration Works & Enhancement area Appendix C - Development Permit Plan Appendix D - Schedule "A" for WPDP -6- ji 8 LMP 3616 2I3 BLCP4I s PCI. P• RP 1224: 7 ?i2 r S 4 A ill AAVE KANAKA WAY Langley 23701 KANAKA WAY o - F 1 CORPORATION OF THE DISTRICT OF • ___________ MAPLE RIDGE PLANNING DEPARTMENT _____ DATE: Jun 21, 2007 FILE: DP1047/07 BY: PC 40og-ndix 8 A PHOENIX ENVIRONMENTAL SERVICES LTD. 312-7501M1NAL AVE. VANCOUVER, BC V6A 2M5 604-689-3888 fa.'c 689-3880 August 20, 2007 your ifie: SD-029-5 Mr. Rod Stott R E CE Environmental Planner District of Maple Ridge 11995 Haney Place, AUG 212007 Maple Ridge, B.C. MAPLE RtDGE PLANNING DEPARTM V2X 6A9 Dear Mr. Stott: Re: Proposed Subdivision, 23701 Kanaka Way, Maple Ridge, B.C. A 35-lot single-family residential subdivision is proposed for an existing vacant parcel on the north side of Kanaka Way across from the intersection with 237 th Street at 23701 Kanaka Way (the Site). The Site is bounded on the west by Horseshoe Creek. The majority of the Site is sloped to the west toward Horseshoe Creek. Through historical previous uses, the area of mature trees (cedar, fir, cottonwood) is restricted to the setback area established along Horseshoe Creek. There is a proposed future townhouse site to the north of the proposed SFR lots in the northwest corner of the Site. A small, existing wetland is located near the north boundary of the future building lot. It is understood that a no-disturbance covenant will be established to protect the wetland. Setback Restoration and Enhancement Please find the attached drawing for your reference: Habitat Planting Plan, 23701 Kanaka Way. The plan shows the proposed subdivision lots and setbacks overlain on an aerial photo. As noted above, most of the setback area is cunently well vegetated with mature cedar, fir and cottonwood trees. However, the outer edge of the setback area adjacent to proposed lots 30-3 2 is relatively oven with scattered pole sapling (alder, cottonwood) trees. The area not presently ireed is about 520 m in size, and the area to be planted is shown shaded in green on the attached plan. A planting list and species count is also presented on the attached plan. Based on the planting list, it is estimated that cost of planting will be $3,000 plus taxes. It is estimated that monitoring of the planting should not exceed $1,500 over the 3 year monitoring period. The cost of any replacement planting that might be required cannot be determined at this time. The arboiist report by Mike Fadum & Associates Ltd. (provided separately) refers to a large Bitter cheny (Prunus emarginata) tree that leans toward the subdivision lots and is supported by a western red cedar. The Bitter cheny tree may require removal. Other hazard trees may need to be removed once the arbonst has inspected the Site following completion of site preparation work. A budget of $1,000 is suggested for hazard tree replacement Proposed Single-Family Subdivision page 1 Horseshoe Creek, 23701 Kanaka Way, Maple Ridge, B.C. 4-4 7 Raptor Survey A site visit was conducted on May 31 2007. The crowns of existing mature trees within the sethack were examined for stick nest structures with the aid of binoculars. There were no raptor nests observed in any of the trees. None of the conifer trees exhibited large cavities suitable for raptor nesting. It should be noted, however, that the raptor swvey was limited to the mature forest along the east side of Horseshoe Creek adjacent to the development site. Phased Clearing Plan The Site has already been cleared by previous historic land uses, and by recent site preparation work (i.e. construction of a temporary road and fill placement). Please contact me at 604-689-3888 if you require any clarification or additional information concerning the above matters. Sincerely, Phoenix Environmental Services Ltd. Ken Lainbertsen, B.Sc., R.P.Bio. Principal C.C. Kanaka Creek Investments Damax Consultants MORCENVROMMALSMMUD. Proposed Single-Family Subdivision page 2 Horseshoe Creek, 23701 Kanaka Way, Maple Ridge, B.C. .. .. tn •, ç 4P I>-• 'I ?• / L L • I - : -'-• f '' ;i;:k 1) Q0 44 Planting Area (520 sq.m) Qty Botanical Name Common Name Size Spacing Notes i. Trees 5 Acer circinatum lVine Maple 4 tail 15 m O.C. 1 3 Pseudotsuga menziesii 113ouglas Fir 5 gallon, 4 tall 15 m 0.0. I 8 ThuJa plicata lWestem Red Cedar 4 tall 15 m O.C. 5 Malus fusca 113acific Crabapple 5 gallon 15 m O.C. I 30 Shrubs Cornus stolinifera Hed-osier Dogwood #2 pot 2 m o.c. 30 Oemleria ceriformis Indian Plum #2 pot 2 m 0.0. 75% femaleI25% male 30 Rubus spectabilis Salmonberry #2 pot 2 m o.c. 20 Sambucus racemosa Red Elderberry #2 pot 2 m oc. 30 Symphoncarpus albus Snowberry #2 pot 2 m o.c. - - Habitat Planting Plan Rid 23701 Kanaka Way Cb DATE: Aug. 8, 2007 DRAWN BY: MBT SCALE: N.T.S. t A PHOENIX = ENVIRONMENTAL SERVICES LTD. 3I2.70TenninaIAv. Vancoue VS! 257 tI. 604.69.38R* r. 6O40.390 DWG: 23701 KANAKAPIantIng.dwg &fei J c/i I 0 r v :t ILj lei • li I 1_i.1 t • ifl Ii [ t-o< LL I 0 c - iI1 lII q d;! ih H b II •.. !! Sal 3 cO si I 1 l1Itt I1Ih il! llIi!R; z asid. 1l Ow CL Ail 5 , a ij - ( iiI Al1±2_i r z - 1! .3 I <I Ill !I II F: I IIIIIIE swalffiff". Ae -1 Is /lppeMdLk t ..IECEJVED AUG 29 2007 SCHEDULE "A" MAPLE RIDGE ENVIRONMENTAL RESPONSIBILITIES PLANNING DEPARTM - TO: District of Maple Ridge DATE: ALJ-k 2- ATTENTION: Development Permit Application No.______________ Well<JE L.tcf—VT'tD'- - confirm that we/l have been retained (Environmental Monitor's name) ix.. by ~ 'A Ck for the District Project No. /_c-q / o. (Developer's name printed) to provide inspection, assessment, and reporting services in accordance with the requirements of the Watercourse Protection Development Permit. This includes the requirement to ensure compliance with the following: Prior to any clearing and/or disturbance to the site, the Development Permit Area must be inspected by the environmental monitor to ensure all protective controls and mitigation measures are installed/constructed in accordance with municipal requirements found within the current Watercourse Protection Bylaw and the approved environmental Development Permit. A final inspection and written confirmation by the environmental monitor is required that provides assurance all environmental requirements have been adequately addressed and completed. Development and construction plans must incorporate the low impact development guidelines. See Attachment on "Low Impact Development Guidelines". The professionals of record for the site are responsible for providing recommendations on how and when these guidelines can be incorporated into the development plans. To prevent damage or destruction to protected areas and natural features, it is the responsibility of the developer and the qualified environmental professional (QEP) to ensure protective fencing and markers have been placed around protected areas, natural features, or infiltration areas for protection. Where encroachment and degradation of vegetation within a setback or protected area occurs or where vegetation has been removed from a non developable area, the QEP must prepare a restoration or replanting plan for the District of Maple Ridge. The qualified environmental professional/monitor must have unconditional authority from Developer to modify and/or hlt any coIiL1ction activity necessary to ensure compliance with municipal environmental reiilations. I I - Address: - I-J;10 TM' A L -c-. CoA '2-M 4 Emergency Contact Phone Number 12704'_0 eo4v Owner/Developer: In executing this Letter of Appointment I covenant that I have authority to and do hereby unconditionaljy authorize the named qualified environmental professional to modify or halt any construction activiVas necessary to ensure compliance with Watercourse Protection Development Permit and the Maple.jIge Wateetl? Protection Bylaw 6410-2006. Si Print Name: p4 Av TL- C 111Jt? cr MAPLE RIDGE IF!otumbia DISTRICT OF MAPLE RIDGE TO: FROM: SUBJECT His Worship Mayor Gordon Robson and Members of Council Chief Administrative Officer 5% Money in lieu of parkiand dedication 24901 108 Avenue DATE: September 5, 2007 FILE NO: SD/078/06 A1TN: CofW EXECUTIVE SUMMARY: The above noted subdivision is subject to both Policy 8 of the Official Community Plan and the provisions of the Local Government Act regarding parkland dedication or payment of money in lieu. It is recommended that Council require money in lieu of parkland dedication for the property located at 24901 108 Avenue. RECOMMENDATION: That pursuant to Council's policy regarding 5% Parkland Dedication or payment of Money In Lieu, be it resolved that the owner of land proposed for subdivision at 24901 108 Avenue, under application SD/078/06, shall pay to the District of Maple Ridge an amount that is not less than $105,000.00. DISCUSSION: Policy 8 of the Official Community Plan states that in order to preserve watercourses, an owner of land being subdivided shall, at the option of Council either: Provide park land or an amount not to exceed 5% of the land being subdivided in a location acceptable to Council; or Pay to the Municipality an amount that equals the market value of up to 5% of the land that may be required for parkland purposes. Where there is a significant watercourse and the District has the ability to include ravines and watercourse protection areas into the public realm, that area is dedicated Park. These areas provide for large vegetated areas in urban neighbourhoods that provide corridors for wildlife and passive park areas for residents. Where there is either no watercourse or the watercourse is deemed insignificant, 5% of the market value of the land is paid to the District. These funds are placed into a special Parkiand Acquisition Reserve Fund, which enables the District to purchase areas deemed important for habitat protection but where the ability to achieve parkiand through development is limited, such as the Blaney Bog. 1105 In this particular instance there is no watercourse present and it is, therefore, recommended that money in lieu of parkland dedication be provided. In keeping with past practice, the District has requested that an appraisal be provided for the 5% market value of the development site. This appraisal is based on zoned but not serviced land. An opinion from an appraisal firm has stated that the market value of the land is $2,100,000.00, which indicates that the 5% value of this property is $105,000.00. CONCLUSION: As there are no watercourses on the property it is recommended that Council require money in lieu of parkland dedication as prescribed in the appraisal. P'repared by: Ann Edwards, CPT Planning Technician Directpr of Planning Approved by/Frank Quinn MBA, P.Eng ' GM: Public Works & Development Services Concurrence: J. L. (Jim) Rule Chief Administrative Officer AE/d p The following appendices are attached hereto: Appendix 1 - Subject Property Map Appendix 2 - Subdivision Plan -2- )qppEt4z ,)( / 18 P 84254 co P1363 C) 01 10041 Reml4 2 0 19 U) C) 04 10921 P 23702 20 ____ ______ Rem B -j F.- 92 a. C) Cl 10891 Ui 0 P23702 EP33401 (I) A A 11 27 0 21 16' A 10973 RP16170 I1 L 10974 10953 co c'J 10939 Rem 16 P 1363 P F 8 8 8 ii z w 37 U) RemNl/2E1 Ui 24901 108 AVENUE CORPORATION OF THE DISTRICT OF M A P L E R I D G E IN{APLE RIDGE PLANNING DEPARTMENT DATE: Aug 21, 2006 FILE: SD1078106 BY: PC P21213 B " WE'l S K ME; EE P 1011251 0: 108 AVE. 110767 I r 1 17 60 161 10727 104 10717 103 10707 102 10697 District of 'l ~OD N Langley SCALE 1:3,000 108 AVE. RP 17078 26 PLAN 30042 110th AVENUE 96 Dl Be ram rir REM 14 PLAN 1363 0 01 k- REM 4' PLAN 1363 of -J 4.14 887850 2 PLAN 84254 21 21 N --.- 8 20 PLAN 29987 84.46 WTNLS5. AJJOON 04580 551116939010 40091605 OP 91091655 LAND 50080660089 GXIJPATENOITTIESS BENCA4IARI< MANAGEMENT LID NC 90. 282784 AUSI7ROS550IATTRY MC 191461 W MJTHOHIZ00 SDAIDT78Y HIM., Pt.' SIRE HTPAESS AS TO 801050565.903 21 PLAN 29987 005160378 011 881990 411110500 P60TOJMT TO THE 1460 11711 ACT, 1145 - - DAY OP ______ APIHOSRCO FOR 96RIIOPMJIT OP 8,1610 6000 I. GA IS. A 88894 05.4.8884 1696 9.951689 16 0046110, PA 881099 0029464. TFI THAT I WAS P162801 AT 696 P€R16RPALLY 30PlT0N00D 1)16 0065117 ROPQ41OS DY OIlS P1_Ill. 9110 THAT THE 9185161 AND P1_A! MC ECT, 11€ 1190.0 9.9)5111 WAS IITG0 OIl 1516 1 DAY OP T. 7. 1116 PIMP WAS 0511789 NC 016000. MID 1116 01600001 85.89 UNDER EOP. 099 716 7 DAY OP 7. APP .ici Z" it PLAN BCP 051D 84 THE 1416 TITLE 088100 AT 9168 9611T90T099. B THIS__DATOP _________ 9608946 SUBDIViSION PLAN OF PARCEL "A" (EXPLANATORY PLAN 33401) LOT 14 SEC 11 TP 12 NWD PLAN 1363 8.C.C.S. 92G.028 SCALE 1 750 O 10 25 50 75.' ALL DSTANGES ARE IN METRES MAO OE9M.S THEREOF 1EGEA1DD 2WY AA Na 36. 1ATK*4 OF SHE DISMa OF 6APLE DGEL 9A083 () iNS P1.46 D04S WZ8.ITA GROUND-Lm 50TNI5 DICEPT 94X 01168628 60700. TO 7073WO70 05TM9003. ILTP.Y 080.911-Lila 0ST3 07 COMBINED FAOTTR 59996905 088 16.601900 ARE TD 8908 OBSERVATIONS €1I 059100. II0&IT5 9611307 MC 966707 LEM 17 PLAN 29924 OS Polo P1_AD 059780. I9GAJIHAIT • 0 01560000 678 PTDT • 0 LEADPUJG • AL.UIAINU9I POST 18 - - PLAN 29987 PROCRISSIVE CO#SWLJCISC*A LTD., NC.NO. 74269 96nw Ii I 4/ J ib z 18 17 16 15 - 9054.3 .' 5562.'2 SNDT 1124 6918 .'1 10162 50632 16542 1878 1 0 Lj w 50 ID' SR 18 06 ROAD t0OLrL-s ,S1 50682 ¼), ._IJ • I \I0162 T%.. 13 19 20 5302 .'0 557.2 .'2 9 80 03' Or 88 1850 9 12 N 22 21 N 557,2 .'2 5371 .'2 20328 11 057,1 .'2 4.275 1 l7 17802 88850 ROAD t 10 4.281 • 601.1.'? 12368 15.231 9 N .. 484150 4 6 - o -i 0 / ' 5519 8618 .'2 .'2 N 558.2 42 - 68 ID' 96 2.7 535 81 5 ) 88' i 516 b 17.551 17.376 • 9 9 2.274 -, 5674 12 9 557.2 .'2 5042 557.0 1129 514.3.'7 ta 88' 8 86 88' 18' LJ CL cr C) -J A PLAN 23702 MAR2007 MAPL RIDGE 88 108th AVENUE UAU - - THIS PLAN LIES WITHIN THE GREATER VANCOUVER REGIONAL DISTRICT - MUNICIPAUTY OF MAPLE RIDGE 88561844188(0 *50006100 LAND 9)8909880 LTD. 93160 888. AWNUE 9)8680. BC VOW 3K3 1702 804-986-0391 nIL 2112-01346-02 4 41 District of Maple Ridge Deep Roots Greater Heights - TO: His Worship Mayor Gordon Robson DATE: September 12. 2007 and Members of Council FILE NO: FROM: Chief Administrative Officer SUBJECT: Disbursements for the month ended August 31, 2007 EXECUTIVE SUMMARY: Council has authorized all voucher payments to be approved by the Mayor or Acting Mayor, together with the Director of Finance. Council authorizes the vouchers for the following period through Council resolution. The disbursement summary for the past period is attached for your information. Expenditure details are available to any Council member for review in the Finance Department. RECOMMENDATION: That the "disbursements as listed below for the month ended August 31, 2007 now be approved" GENERAL $15,890,932 PAYROLL $ 1,770,545 PURCHASE CARD $ 83.061 $17 .744,538 DISCUSSION: Background Context: The adoption of the Five Year Consolidated Financial Plan has appropriated funds and provided authorization for expenditures to deliver municipal services. The disbursements are for expenditures that are provided in the financial plan. Community Communications: The citizens of Maple Ridge are informed on a routine monthly basis of financial disbursements. 1131 C) Business Plan / Financial Implications: Directional Mining & Drilling 240 11 roadwork & storm sewer project $ 610.083 GV Water District water consumption May 2 - 29 $ 305,801 GV Water District water consumption May 30 - Jun 26 $ 385.690 Hub Fire Engines & Equipment fire truck chassis $ 263.798 Westvac Industries vacuum excavator $ 159.828 The municipality acts as the collection agency for other levels of government or agencies. The following collections were remitted in August. Greater Vancouver Sewerage & Drainage $ 4.622.844 Greater Vancouver Transportation Authority $ 5.219,417 Greater Vancouver Regional District $ 815.809 d) Policy Implications: Approval of the disbursements by Council is in keeping with corporate governance practice. CONCLUSIONS: The disbursements for the month ended August 31. 2007 have been reviewed and are in order. Prepared by: G'Ann Rygg Accounting Clerk II Approved tf3y: Dennis Sartorius, CA Municipal Accountant Approved by: Paul G'ulI, BBA, CGA GI - Corporate & Financial Services Concurrence: It (Jim) Rule chief Administrative Officer I gmr 9 CORPORATION OF THE DISTRICT OF MAPLE RIDGE MONTHLY DISBURSEMENTS - PERIOD 8, 2007 VENDOR NAME DESCRIPTION OF PAYMENT AMOUNT Aadmi Properties Ltd Security refund 235,229 Bay Hill Contracting Ltd. Traffic signal & overhead crosswalk signs 15,982 BC Hydro Hydro charges Aug 72,019 BC Hydro & Power Authority 240th Streetroadwork & storm sewer project 15,604 BC SPCA Contract Aug 2 1.054 Dog license commission Mar. Apr. May. Jun 3.362 24,416 CUPE Local 622 Dues - pay periods 07/16 & 07/17 18,794 Chairlines RCMP workstation chairs 20,445 Bylaws workstation chairs 1,963 PM Rec. Centre workstation chairs 1.827 24,235 Chevron Canada Ltd Fuel 44,766 Directional Mining & Drilling 240th Street roadwork & storm sewer project 610,083 Finning International Inc Backhoe asphalt grinding attachment 23,114 Golder & Associates Investigation of Fraser River escarpment area 60.351 Conceptual dam design at Whonnock Lake 9,874 Landslide & slope assessments 1.012 71,237 Gr Vanc Sewerage & Drainage 2007 tax requisition 4.622.884 Waste disposal 1.510 4,624,394 Greater Vanc Transp Authority 2007 tax requisition 5,219,417 Greater Vanc Water District Water consumption May 2 - May 29/07 305.801 Water consumption May 30 - June 26/07 385.690 691,491 Greater Vancouver Regional Dis 2007 tax requisition 815,809 Mosquito control program 1.340 Water sample analysis 750 817,899 -lub Fire Engines And Equipment Fire truck chassis 263,798 Johal.Kulbeer & Sohi.Rajdeep & Tax refund 15,668 Manulife Financial Employee benefits premiums 189,580 Maple Ridge Municipal Holdings Monthly common costs Aug 15,545 McElhanney Consulting Services 2007 capital road project 31,503 Medical Services Plan Employee medical & health premiums .. 22,668 Metro Motors Ltd Two 2008 Ford Escape hybrids 66,645 Microserve Operations computers 19,442 Morrow Bioscie.nce Ltd 2007 West Nile virus program 32,841 Municipal Pension Plan Bc Pension remittance 209,001 National Bank Of Canada-MtrI Tax refunds 15,463 Oceah Construction Supplies Concrete pipes . 16,986 Overwaitea Food Group Security refund 91,875 Paul Bunyan Tree Services Tree removal & trimming 18,539 Professional Mechanical Ltd Maintenance: Courthouse 6,703 Firehalls 1,544 Leisure Centre 3.680 Library 1.329 Municipal HaIl 1,828 Operation Centre 585 PM Fam Rec Centre ' 194 PM Heritage HaIl 355 RCMP 1,317 Whonnock Lake Centre . 167 17,702 Receiver General For Canada Employer/Employee remit PP07/16 & 07/17 472,049 RCMP clothing 1,522 473,571 RG Arenas (Maple Ridge) Ltd Ice rental Jul 49.715 Curling rink operating expenses Jun 2.333 52,048 Ridge Meadow Comm Arts Council Ridgemeadows Recycling Society S & A Supplies Scottish Line Painting Ltd Sodhi.Ravinder Singh & Bhuller Stamp Asphalt Services Ltd Surrey Fire Service TD Waterhouse Ultra-Tech Cleaning System Ltd Warrington PCI Management Westminster Savings - N.Westm. Westvac Industries Ltd Westview Sales Ltd Winvan Paving Ltd Wolseley Canada Inc Disbursements In Excess $15,000 Disbursements Under $15,000 Total Payee Disbursements Payroll Purchase Cards - Payment TOTAL PERIOD 8 2007 DISBURSEMENTS Art Centre grant Sept 36,870 Theatre rental 197 Program revenue Jun & Jul 25.088 62,155 Monthly contract for recycling Aug 72.603 Weekly recycling 206 Litter pick-up contract 1.910 74,719 Traffic signal video systems 26,097 Pavement marking maintenance 2007 41,990 Tax sale redemption 172,506 Teracotta crosswalks 16,031 2007 Dispatch operating charges - Fire Dept. 65.745 2007 Dispatch operating charges - Public works 10,404 76,149 Retirement severance 27,234 Maintenance July: Firehalls 1.402 Library 4.204 Municipal Hall 3.813 Operations Centre 784 Randy Herman Building 4.012 RCMP 3.232 17,447 Advance for Tower common costs 35,000 Tax refund 28,942 Vacuum Excavator 159,828 Meter boxes 18,124 Traffic circle at 105 Ave & Tamarack Lane 479 224 Street Improvements 2,883 203 Street Bike Lanes 134.597 2007 roadwork projects 16.100 154,059 Water valves & fire hydrants 16,517 14,988,3E 902,5?, 15,890,932 PP 07/16, 07/17 & 07/18 1,770,545 83,061 17,744,538 Remittances Dsbursements 2007 !Montflly Councii ReOOrt 2007.,s:AL00 Please find attached: Report for Committee of the Whole Agenda item 1101 CORPORATION OF THE DISTRICT OF MAPLE RIDGE MAPLE RIDGE TO: His Worship Mayor Gordon Robson DATE: September 5, 2007 and Members of Council FILE NO: RZ/070/06 FROM: Chief Administrative Officer , ATTN: C of W SUBJECT: First Reading Maple Ridge Official Community Plan Amending Bylaw Nos. 6508-2007 and 6512-2007 Maple Ridge Zone Amending Bylaw No.6467-2007 22875 132 AVE EXECUTIVE SUMMARY: An application has been received to rezone the subject property located in the Silver Valley area from RS-3 (One Family Rural Residential) to the following five zones: • R-1 (Residential District), RST (Street Townhouse Residential Zone), and CD-3-98 (Comprehensive Development Zone) to permit the subdivision of 58 lots; • RS-ld (One Family Urban [Half Acre] Residential) to permit a one acre parcel subdivision, enabling the existing house site to remain as part of the development; • A-I (Small Holding Agricultural) for the portion of land at the south end of the subject site that is designated Agricultural in the Official Community Plan. Ten of the 58 lots, discussed above, are proposed as attached duplex-type units that are eachfee- simple units with no common property, as opposed to stratified units with common property ownership. A new zone (RST - Street Townhouse Residential Zone) has been prepared to permit development of the attached non-strata units. The proposed use of Eco-Cluster residential development complies with the Official Community Plan, except for one portion of the site designated as conservation area. The applicant has applied to remove a portion of the site out of the conservation area, because it has a slope that is less than 20% and no significant environmental features have been identified. In exchange, the applicant is proposing to dedicate some of the steeper portions of the site that are not currently designated as Conservation The applicant has requested a relaxation of the 30 metre setback requirement for small tributary off the mainstem of Cattell Brook, to a minimum setback of 15 metres, in exchange for an expanded setback to the north of the three artificially created Cattell Brook Ponds and restoration of the south portions of Cattell Brook and the three ponds. An equestrian trail is proposed to run east/west through the dedicated area at the south end of the site. A dedicated park is proposed for the highest elevation on the site to protect the rocky outcrop identified in that location as well as the expansive viewscape. This location will be included in the Natural Features Development Permit that is required for this site. 1101 The lower portion of the subject site, south of Cattell Brook, is not proposed for inclusion in the subject development, as it is designated Agriculture and proposed to remain as such. The application includes a rezoning of the Agricultural portion of the site from RS-3 (One Family Rural Residential) to A-I (Small Holding Agricultural) and the subdivision of this portion from the proposed development area. RECOMMENDATIONS: That Maple Ridge Official Community Plan Amending Bylaw No. 6508-2007 be read a first time and forwarded to Public Hearing; That in accordance with Section 879 of the Local Government Act opportunity for early and ongoing consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 6508-2007 on the municipal website and requiring that the applicant host a Development Information Meeting, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a public hearing on the bylaw; That Maple Ridge Official Community Plan Amending Bylaw No. 6508-2007, be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6508-2007, is consistent with the Capital Expenditure Plan and Waste Management Plan; That Maple Ridge Official Community Plan Amending Bylaw No. 6512-2007 be read a first time and forwarded to Public Hearing; That in accordance with Section 879 of the Local Government Act opportunity for early and ongoing consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 65 12-2007 on the municipal website and requiring that the applicant host a Development Information Meeting, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a public hearing on the bylaw; That Maple Ridge Official Community Plan Amending Bylaw No. 6512-2007, be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw 6512- 2007, is consistent with the Capital Expenditure Plan and Waste Management Plan; That Maple Ridge Zone Amending Bylaw No. 6467-2007 be given first reading and be forwarded to Public Hearing; and That the following terms and conditions be met prior to final reading: 1) Preliminary approval from the Ministry of Environment, Water Management Branch; ii) Preliminary approval from the Ministry of Environment, Fish and Wildlife Branch; -2- 14 Approval from the Agricultural Land Commission for the registration of a conservation amenity covenant on the creeks located on the portion of the site that will be subdivided and remain in the Agricultural Land Reserve; Registration of a Rezoning Servicing Agreement including the deposit of security as outlined in the Agreement; ') Registration of a geotechnical report on title, which addresses the suitability of the site for the proposed development; A Statutory right of way plan and agreement must be registered at the Land Title Office; Road dedication as required; A Restrictive Covenant for the duplex design must be registered at the Land Title Office; A Restrictive Covenant requiring the Nelson family house to be reconstructed on the existing footprint; Park dedication as required, including provision of walkways and equestrian trail; DISCUSSION: a) Background Context: Applicant: DAMAX CONSULTANTS DAVID LAIRD Owner: NORMA Y NELSON Legal Description: Lot: 2, Block: 6, Section: 29, Township: 12, Plan: 14756 Section: 29, Township: 12 OCP: Existing: Eco-Cluster Proposed: Eco-Cluster Zoning:. Existing: RS-3 (One Family Rural Residential) Proposed: R-1 (Residential District), RMST (Street Townhouse Residential Zone), CD-3-98 (Comprehensive Development) Surrounding Uses North: Use: Eco-Cluster with single-family units Zone: CD-3-98 (Comprehensive Development Zone) Designation Eco-Cluster South: Use: Single-Family Rural Residential Zone: RS-3 (One Family Rural Residential) Designation: Agricultural Land Reserve East: Use: Vacant -3- Zone: Designation: West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Companion Applications: RS-3 (One Family Rural Residential) Eco-Cluster Vacant RS-3 (One Family Rural Residential) Eco-Cluster Single-Family Residential Single-Family (Eco-Cluster) Residential 10.07 HA 136th Avenue (soon to be constructed) Full Urban SD/070/06 & DP/070/06 b) Project Description: The applicant is proposing to rezone the subject site to permit the subdivision and development of 58 lots. Most of the lots are proposed for RS-1 (Residential District) zoning to permit single-family development and ten lots are proposed for a newly proposed RST (Street Townhouse Residential) zoning that will permit a duplex-style form of townhouse that will not be bound together by a strata-title, but instead subdivided along the line that extends through the party wall and continues to the front and rear lot lines. An easement will be registered on these lots to ensure that all joint maintenance issues are addressed prior to occupancy. The easement will be registered at subdivision. Six of the proposed lots at the north end of the site require rezoning to CD-3-98 (Comprehensive Development) to match the zoning already in place on the site to the north, on which a subdivision was recently approved. At the subdivision stage, these six lots will each be subdivided and consolidated with the single-family lots to the north. The applicant is requesting an amendment to a portion of the conservation area shown for this site on the Silver Valley Area Plan, as an environmental assessment found that most of the west side of the site is developable land that is not encumbered by steep slopes, creeks, or other significant environmental features. However, a rocky outcrop, with a panoramië viewscape, was identified on the northern portion of this designated conservation area and the applicant has agreed to dedicate this significant environmental feature. Approximately 40% of the subject site will remain as conservation area, through park dedication, due to steep slopes, setback requirements from Cattell Brook, and the rocky outcrop, discussed above. -4- The development is expected to be similar to that of the award winning Silver Ridge Eco-Cluster, with similar housing design, and the incorporation of innovative stormwater management standards. The lot geometry proposed for this development is aligned with the Eco-Cluster vision defined in the Silver Valley Area Plan, which includes: • Condensing housing clusters within clearly defined limits; • Proposing minimal site regrading; • Incorporating parkettes, which serve as green frontage for most units; • Maximizing retention of existing vegetation; • Limiting development to areas where existing grades are less than 20%; • Natural open spaces are connected and continuous, creating wildlife corridors; • Protecting environmentally sensitive areas through public ownership; • Retaining and enhancing unique natural features, such as rocky knolls; • Providing a variety of trails that ensure linkages and connections to surrounding amenities; c) Planning Analysis: The northern portion of the subject site, from Cattell Brook northward, is located in Silver Valley and proposed as an Eco-Cluster development. The site grades vary from 10% to greater than 30% slopes, making some areas of the site a challenge to develop. A creek, known as Cattell Brook, runs through the site, starting at its headwaters at the northeast side of the site and flowing to the south end of the site where it turns west, connects with three artificial ponds, and continues directly across the bottom portion of the site. There is a requirement for a 30 metre setback from the top of bank, however, the applicant has requested a relaxation for this to 15 metres at the headwaters of a tributary flowing into Cattell Brook and for a reduction to 27 metres at two locations upsiope of Cattell Ponds. Compensation for these relaxations involves restoration work on the ponds, riparian plantings where needed and expanded setbacks in various areas for a net gain of riparian habitat. The rocky outcrop at the top of site, which is designated as conservation area, extends under the footprint of the existing house site - "the Nelson house site" (the house burned down recently). The current property owners intend to retain the housing site through subdivision into a one acre parcel and subsequently rebuild the house. The house site is proposed for rezoning to RS-ld (One Family Urban [Half Acre] Residential). In order to ensure that the new house does not encroach any further into the rock-v outcrop area, a covenant will be attached to the Nelson house site requiring that the house be reconstructed on the existing footprint. The rocky outcrop area outside of the Nelson house site is proposed for dedication into public ownership. Access to the viewpoint atop the rocky outcrop will be from hiking trails proposed at the following entry points: 1) 136th Avenue; 2) Nelson Peaks Drive, adjacent to first parkette off of 136 th Avenue; 3) the end of Nelson Peaks Drive, adjacent to the last parkette on the roadway. A subdivision application has been received for this site, which will involve the subdivision of the individual parcels and the subdivision of the portion of this site designated as Agricultural land. The portion of the site that is designated as Agricultural use will be subdivided from the proposed development and be rezoned to A-i (Small Holding Agricultural). -5- Access to the site is proposed off of 136 " Avenue, which will be constructed along with the recently approved subdivision to the north. A secondary access will be created as a 6.0 metre emergency access/exit only and will run east/west between the west side of the site and the site to the west. A locked gate will prevent regular vehicular movement through the emergency access and the Fire Department will hold a key for emergency purposes. The portion of the site in the Agricultural Land Reserve will be subdivided from the proposed development and will maintain its current access through a panhandle driveway off of 132"' Avenue. There is an existing driveway that continues northward past this lot through the subject site providing driveway access to the existing house footprint at the top of the hill (the house burned down recently). A portion of this driveway will become an emergency/maintenance road for access to the three Cattell Brook ponds. Access to this maintenance road, which will have a locked gate and keys provided to the Parks and Fire Departments, will be from the newly constructed road off of 136th Avenue. A horse trail is proposed at the south end of the site and is intended to connect with a trail network continuing through the adjacent sites to the east and west. Official Community Plan: The proposed Eco-Cluster development is one of only a few Silver Valley sites, to date, that has required a rezoning application in addition to-a subdivision application, as most of the previous Eco-Cluster developments have occurred on pre-zoned land. An Eco-Cluster is defined in the Silver Valley Area Plan as: A group of housing units, condensed within clearly defined limits, surrounded by open space and linked to other parts of the Silver Valley community by a single local road. The plan recognizes that the areas designated as Eco-Cluster often have steep slopes and the intent is to encourage lots that take advantage of areas with slopes less than 20% grade by clustering development in these areas and leaving the steeper sloped areas in a forested condition. This development approach requires minimal site re-grading. The Plan vision is for a fairly rural type of development that is sensitive to all aspects of the environment, including views, watercourses, environmental features, tree preservation, and connected and continuous natural open spaces. Parkettes are to be incorporated into the site plan as a frontage focal point for the housing unit clusters. Proposed Amendment to Official Community Plan: The portion of the site proposed for Eco-Cluster development is in compliance with the Official Community Plan, except for the area designated for conservation on the east side of the site. The applicant has applied to amend the Official Community Plan, to permit a reduction in the area of this conservation designation. Early in the process, the applicant inquired about the rationale for environmental significance of the large conservation area designated at the east side of the site. The applicant noted that there was a rocky outcrop at the upper-most portion of the area, but asserted that the land just below had no significant environmental features and most of it was less than 25% slope. Some of the conservation designations in the Silver Valley Area Plan were not ground-truthed during the preparation of the plan and as such, the Environmental Planner subsequently inspected the site. The Environmental Planner was unable to identify any significant environmental features and found that most of the area in question has an existing grade that is suitable for development (between 10 and 20% slopes). The rocky outcrop that was identified within the conservation designation at the highest point of the site is an environmentally unique and sensitive feature that will remain within the conservation designation and as mentioned above, is proposed for dedication. The existing footprint of the Nelson house that is also located within the designated conservation area is proposed for removal from the conservation designation in order to permit reconstruction and retain the residential use of the family housing site. A covenant will be placed on the site requiring that the house be located where it was located previously. The existing conservation designation located across the southern portion of the site will be increased with the additional dedicated area that is proposed beyond the 30 metre setback required for the Cattell Brook and ponds. The development site, less the agricultural land, has an area of 10.155 hectares and 5.833 hectares (57.4%) will be dedicated as Conservation. De,,sities: The applicant has proposed a density of 13 units per net hectare, which is at the top end of the 5 to 15 range set for Eco-Clusters in the Silver Valley Plan. The plan encourages a variety of housing types within and between Eco-Clusters and the form of development proposed here is 49 single family homes and 10 units of attached duplex style design. These 10 attached units represent the first multi-family styled units for an Eco-cluster designated area and may be the first in Silver Valley. Zoning Bylaw: There are five zones proposed for the subject site: R-1 (Residential District), CD-3-98 (Comprehensive Development), RS-ld (One Family Urban (Half Acre) Residential), a proposed new zone called RST (Street Townhouse Residential) Zone, and A-i (Small Holding Agricultural). The majority of the 58 lots are proposed to become R-1 (Residential District) sites. There are seven lots which straddle the north property line and these are proposed as CD-3-98 (Comprehensive Development) to match the zoning on the site to the north. This will permit a consolidation subdivision and development of seven lots that will front onto 136th Avenue. Ten of the 58 lots are proposed for rezoning to the RST (Street Townhouse Residential) zone, which is discussed below. As discussed above, the original Nelson house site will remain within the family and as such is proposed for subdivision into a one acre parcel. This parcel is therefore proposed for rezoning to RS-ld (One Family Urban (Half Acre) Residential). The portion of the sitethat is designated Agricultural Land is proposed to be rezoned to A-1 (Small Holding Agricultural) for consistency with the Zoning Matrix outlined in the Official Community Plan. Draft of Proposed RST (Residential Townhouse Zone): A new zone is proposed as part of this rezoning application to permit the development of 10 duplex units. The Silver Valley Plan encourages a variety of housing types throughout Eco-Cluster developments, but currently Maple Ridge does not have an existing zone that could easily accommodate this type of development. In order to accommodate and encourage a variety of housing types in Silver Valley Eco- Clusters. as part of the ongoing implementation of the Silver Valley Area Plan, the RST (Street Townhouse Residential Zone) was drafted and is attached, for Council consideration. WE The zone is intended for use in the Eco-Cluster designated areas of Silver Valley Area only, as it permits a fairly large 223 m 2 (2400 s.f.) unit, excluding basement, either in a duplex or triplex form, which is greater than the anticipated size of attached housing form within the urban area boundary. Although rear lanes are encouraged in Silver Valley, the topography can make this type of development difficult and therefore, the zone will allow for both rear lane and non-rear lane access. The RST zone is intended to permit a "zero lot line" subdivision, which will result in each owner having no common property between them. For such non-strata duplex proposals, an easement will be required on the duplex property titles prior to unit construction. The easement will deal with issues relating to shared walls and will set out the terms under which each owner will be required to cooperate. The building design proposed for the duplexes will be secured through a Restrictive Covenant put on title prior to subdivision of the individual units. This covenant will also require that the duplex lots cannot be sold separately until after the duplexes have been fully constructed. Requested Variances: The applicants will be requesting variances to the R-1 zone for the following: Front Setback: To be reduced from 5.5 metres to 4 metres, except for the garage, which will remain at the 5.5 metre setback, to provide opportunity to preserve existing ground cover in the rear gardens. Rear Setback: To be reduced from 8 metres to 6 metres, as discussed above. Building Height: To be increased from a maximum permitted height of 9 metres to 11 metres, to enable a greater slope to the roof design. Development Permits: The Cattell Brook watercourse and ponds triggered a Watercourse Protection Development Permit, which requires an environmental impact assessment within 50 metres of the edge of the watercourse. The applicant has requested a reduction in the 30 metre stream setback requirements at three locations: 1) to 15 metres at the headwater of the Cattell Brook tributary; 2&3) approximately 27 metres at two locations upsiope of Cattell Ponds. A report prepared by Golder & Associates, dated July 24, 2007, notes that an expanded setback is proposed in various areas that will result in a "net gain of 3,360 m2 in the amount of riparian habitat preserved". Golder has outlined the following remediation activities that will be undertaken as part of this application: • Removal of garbage from the area around the ponds; • Removal of the concrete pad; • Excavation of the area between the ponds to expand the western pond by 1300 m2; • Re-grading the pond margins to produce a more sloping bank profile suitable for emergent plant growth; • Planting of emergent vegetation around the ponds; and • Planting riparian vegetation around the perimeter of the ponds. Through the Watercourse Protection Development Permit, the applicant will be required to provide a re- grading and riparian planting plan, prepared by a professional. The District's Environmental Planner has reviewed this proposal and is supportive of the environmental components of the project. The rocky outcrop area at the top of the site that is proposed for dedication contains a significant amount of an invasive plant species called Scotch broom (Cytisus scoparius). The protection and enhancement of natural features, such as rocky knolls, are encouraged in the Silver Valley Area Plan and therefore, the broom is required to be removed and a plan for planting native species will be prepared to accompany the Environmental Features Development Permit. Advisory Design Panel: A development permit for form and character is not required for the duplex style form of development and therefore, this application will not be subject to Advisory Design Panel review. Development Information Meetin2: A development information meeting was held on the evening of March 14 th at the Yennadon Elementary School. The applicants reported that the general reaction to the plan was very positive. The public in attendance at the meeting had the following concerns: • Increased traffic and its impact on road safety in the area (specifically 128 th Ave., east of 227th & west of232fld); • A positive comment was made on the horse trail to be constructed across the southern slopes and the plan that it be continued through developments to the east and west; • The clustering of homes was noted as a positive reflection of the Eco-Cluster designation requirements in the Silver Valley Plan, along with the mix of housing types; • The narrower road widths and stormwater management concepts similar to the Silver Ridge development were also viewed positively by one local resident; (1) Interdepartmental Implications: Engineering Department: The comments provided by the Engineering Department are as follows: • Sidewalks and equestrian trail must be provided; • Sanitary sewer main is required from the pump station at 136th Avenue; • Must show how upgrade to watermain for this site will integrate into the overall municipal system in the area; • A geotechnical review has been provided for this site; • Ministry of Environment review is required for any works at Cattell Brook and the south portion of the site, which is located in the North Alouette River Flood Plain; • A six metre road dedication is required along the 132nd Avenue road frontage; • A statutory right-of-way is required on the property to the west of this in support of the sanitary sewer main which is to be extended from the pump station on 136 th Avenue; • An erosion and sediment control plan for the servicing works is required in accordance with the Watercourse Protection Bylaw; • The refundable security amount and municipal charges will be determined after the applicant's professional engineer provides a design for the servicing works; • The two properties involved in this development application are to be consolidated at the rezoning stage. The legal plan will also include the road dedication on 132 nd Avenue; • The park land will be dedicated at the rezoning stage; • At the subdivision stage, the south portion of the properties that are in the ALR will form an RS- 3 lot. A water connection will be required at that time, as will proof of sewage disposal and compliance with flood plain regulations. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the subdivision of this site is completed they will be responsible for maintaining the dedicated park areas and the street trees. In the case of this project it is estimated that there will be an additional 59 trees which is based on one tree per lot. The final subdivision design will provide exact numbers. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $1,475.00. Fire Department: The Fire Department has provided the following comments: Access: • The current access to 132 Avenue should be maintained as secondary access/egress until the intended secondary access/egress is constructed through to the development to the west of this site. Strata Portion: • Carriage width of access lane to be a minimum of 6 metres and must be rated for a minimum of 35,000 Kg with a minimum forced of 70 P.S.I.; • Driveways to the townhouses should be long enough to accommodate a standard sized vehicle (not a compact car). This will alleviate some parking issues; • Any turnaround: • Ensure no-stopping signs are installed before occupancy. This is to ensure it is clearly evident that this is a required turn around and must be kept clear at all times; • Required to be a minimum 6 metres wide and 8 metres in depth; • Carriage width to be a minimum of 6 metres (with no on-street parking permitted). Fire Hydrants: • Preferred location of fire hydrants is on corner lots; • Preferred location of fire hydrants is at main entrances as well as at the T intersections; • Private hydrants are to be lime-yellow with white caps; • Measures are to be in place to ensure landscaping does not encroach on access and visibility and that hydrants can be kept clear in all weather conditions. - 10 - e) Intergovernmental Issues: Local Government Act: An amendment to the Official Community Plan requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the Act. The amendment required for this application, OCP Amendment Bylaw No. 6508-2007 and No. 65 12-2007, is considered to be minor in nature. It has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. Section 8 82(3) of the Local Government Act also requires the local government consider the Financial Plan and Waste Management Plan when adopting an OCP amendment. The amendment has been reviewed with the Financial PlanlCapital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. 1) Environmental Implications: The applicant has completed an arborist report on the site, which identified significant trees and also significant tree retention areas. The site plan was prepared after completion of the arborist report and all the trees noted for retention in the arborist report are intended for protection as shown on the attached site plan. To aid with rainwater infiltration at pre-development rates, the applicant has agreed that the stormwater management principles utilized in the Silver Ridge Eco-Cluster development will also be used to guide the stormwater management design for the subject site. The stormwater design for this site will include two roadside swales, street trees on both sides of the street, and roof drains that will be directed into rain gardens on each lot. However, the grades are steeper on this site and at this point, the applicant has not determined if the roadside swales will be able to be located in the steepest areas. The ponds located at the south end of the site will be restored for the benefit of fish and wildlife, the ponds will also be designed to serve as stormwater storage and biofiltration ponds. CONCLUSION: The lot geometry presented for the proposed Eco-Cluster development is aligned with the Silver Valley Area Plan in that the design has achieved the clustering of units with distinct boundaries, a rural character with most lots facing a parkette or green belt, a variation in housing form, innovative stormwater management, wildlife corridors, and the protection of environmentally sensitive areas resulting in 40% of the site proposed as conservation area. A new zone is accompanying this application to permit a street-front non-strata townhouse form of housing for Eco-cluster developments and the Silver Valley area and encourage a greater variation in housing form, as envisioned within the Area Plan. Therefore, it is recommended that this application and accompanying bylaws proceed to Council for consideration. Prepared by: J0 Zosjak ( /1PPl.OVd\J Ic MCP, MCIP allaw Approved by: frrank Quinn, MBA4'P,ng l4: P71ic Work Development Services Concurrence: J. t. (Jim) RÜIj hief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - OCP Amending Bylaw No. 6508-2007 Appendix C - OCP Amending Bylaw No. 6512-2007 Appendix D - Zone Amending Bylaw No. 6467-2007 Appendix E - Concept Plan of Development Proposal Appendix F - Site Plan Showing Lot Geometry & Conservation Area p - 12 - Subject I CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6508-2007. A Bylaw to amend the Official Community Plan WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Section 10.3. Part IV - Silver Valley Area Plan, Figures 2, 3A and 4 of the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amendment Bylaw No. 6508-2007." Figure 2 and 3A are hereby amended for those parcels or tracts of land and premises known and described as: Lot 2, Section 29, Township 12, Plan 14756, New Westminster District and West 7.80 Chains of the North East Quarter, Section 29, Township 12, Except: Part Subdivided by Plan 32932, New Westminster District. and outlined in heavy black line on Map No. 734, are hereby redesignated to Conservation, and those portions shown hatched are hereby redesignated to Eco Cluster, and Horse Trail is added, as shown on Map No. 734, a copy of which is attached hereto, and forms part of this bylaw. Figure 4 is hereby amended for those parcels or tracts of land and premises known and described as: Lot 2, Section 29, Township 12, Plan 14756, New Westminster District and West 7.80 Chains of the North East Quarter, Section 29, Township 12, Except: Part Subdivided by Plan 32932, New Westminster District and outlined in heavy black line are added to Conservation, and those portions shown hatched are hereby removed from Conservation, and Horse Trail is added, as shown on Map No. 735, a copy of which is attached hereto and forms part of this Bylaw. 4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READAFIRSTTIME.the dayof A.D. PUBLIC HEARING HELD the day of , A.D. READ A SECOND TIME the day of , A.D. READ A THIRD TIME the dayof A.D. RECONSIDERED AND FINALLY ADOPTED the day of , A.D. MAYOR CORPORATE OFFICER A 1:3000 /APLE PDCE. OPFICAL COMMUNTY PLAN AMENDING vov' No. 6 5 0 8 — 2 0 0 7 '1 'Aoc No. 734 Conservation and Eco Cluster Eco Cluster - - - Horse Trail To Be Added conservation /..RLERIDGE OFPCIAL COMMUNTY PLAN AMENDNG ow No. 6508-2007 Aoc No. 735 TO BE ADDED TO CONSERVATION 710 BE REMOVED FROM CONSERVATION ---- HORSE TRAIL TO BE ADDED V Er1tITrml. - 1:3000 C'. CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6512-2007 A Bylaw to amend the Official Community Plan WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedule "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amendment Bylaw No. 6512-2007. Schedule 'C" is hereby amended for those parcels or tracts of land and premises known and described as: Lot 2, Section 29, Township 12, New Westminster District Plan 14756 and West 7.80 Chains of the North East Quarter, Section 29, Township 12, Except: Part Subdivided by Plan 32932, New Westminster District and outlined in heavy black line on Map No. 736, a copy of which is attached hereto and forms part of this Bylaw, is hereby added to Conservation. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the day of , A.D. 200. PUBLIC HEARING HELD the day of A.D. 200. READ A SECOND TIME the day of A.D. 200. READ A THIRD TIME the day of A.D. 200. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200. MAYO.R CORPORATE OFFICER * C U )j 0 (2:) 111 L cm () p z 0 io ( )j - 0 NJP1 o 2 o T1 C) - o 0 z - U) - FTI < 0 z ci z -u > z > P1 z z 0 ('I 0 0 0 CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6467-2007 A Bylaw to amend the text and Map forming part of Zoning Bylaw No. 3510 - 1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6467-2007." That Part 2 Interpretation is amended by inserting the following definition in the appropriate alphabetical location within the section: STREET TOWNHOUSE RESIDENTIAL USE means a residential use consisting of one dwelling unit vertically attached to one or more dwelling units (i.e. a duplex, triplex, or fourplex) with each dwelling unit located on a lot abutting a street. That Part 3 Basic Provisions is amended by inserting the following after Section 302, Zones (1): RST Street Townhouse Residential That Part 6 Residential Zones is amended by inserting the following after Section 601C and renumbering subsequent sections accordingly: 601D RST Street Townhouse Residential Intent: The Street Townhouse Residential Zone is intended for use only within the areas of Silver Valley designated as Eco-Cluster. 1.0 Permitted Uses Only the following uses shall be permitted in the RST zone: Street Townhouse Residential Use Duplex Use Accessory Boarding Use Accessory Home Occupation Use 2.0 Conditions of Use A Street Townhouse residential use shall be permitted where no more than four street townhouse residential units are attached and located on a lot abutting a public street. Vehicular access for lots backing on a Municipal lane will be restricted to the lane. All motor vehicle parking areas must be fully enclosed within a garage structure. 3.0 Density The maximum permitted gross floor area of a unit shall be 223 m 2 (2400 s.f.), specifically excluding basement, garage, and accessory building. 4.0 Lot Coverage The maximum permitted lot coverage shall be as follows: Lot Type Maximum Lot Coverage Exterior Lot 55% Interior Lot 65% Exterior Lot on Street Corner 45% - Accessory Buildings & Structures: The maximum lot coverage for accessory buildings and structures shall be 3%, which shall form part of the maximum lot coverage for the entire lot. A detached garage is not considered an accessory building in this zone. 5.0 Height of a Building or Structure The maximum height of a principal building shall be 3 storeys or 11 metres, whichever is less. The maximum height of any accessory building or structure shall be 4.6m 6.0 Setbacks If building in this zone is next to an existing single-family development, then front setback must match that of single-family neighbourhood on same side of same street*. If building in this zone is not adjacent to single-family development, then buildings and structures shall be sited in accordance with the following minimum setbacks: Building or Structure Front Rear Interior End L0V Corner Lot,' Side Exterior Side Exterior Side Principle Building 4m 8m Om 1.5m 3m (no lane access) See #3 below Garage (no lane 6m N/A Om 1.5m 3m access) Principle Building 4m 14m Om 1.5m 3m (lane access) Garage (lane N/A 1.5m Om 1.5m 3m access) Accessory Building N/A 0.5m 1.5m 1.5m 3m or Structure 1. Interior Side: 0 metre permitted where listed above, provided that the full length of the interior side wall of the principle building and/or garage is adjoined to the full length of the interior side wall of a neighbouring principle building and/or garage. Where a fee-simple subdivision results in no common property ownership among the attached units, the property line will run equally distant through the attached interior walls. 2. On a lot with rear lane access: Each lot shall have useable rear yard private outdoor space with minimum dimensions of 6.5m x 7.5m that is defined by fences and landscaping. Accessory buildings larger than 5m 2 are not permitted in the rear yard private outdoor space. A minimum 1.5 metre wide walkway must be maintained along the length of the garage, into the rear laneway. This walkway does not make up any part of the private outdoor space requirement. 3. On a lot with no lane access, the rear yard setback may be reduced to a minimum of 6 metres if the rear yard backs onto a greenbelt that is dedicated as Conservation Area or Park. 4. AU accessory buildings and structures must be located in the rear yard. 7.0 Minimum Lot Size iof Type Minimum Lot Area Minimum Lot Width Exterior Lot 234m2 9m Interior Lot 195m2 7.5m terior Lot on Street Corner 273m2 I 10.5ni In a neighbourhood where redevelopment is expected and the current zoning of the single- family neighbourhood in question is not consistent with the designation in the Official Community Plan, or the zoning matrix within the Official Community Plan, the front setback must match that of a zone that would be consistent with the current Official Community Plan. 8.0 Parking Requirements To be the same requirements listed in Schedule "A" under 1.0 b) for one and two family residential use in the Maple Ridge Off Street Parking and Loading Bylaw No. 4350-1990. 9.0 Other Regulations A Street Townhouse Residential use shall be permitted only if the site is serviced to the RT-1 zone standard, excluding road standards, set out in the Maple Ridge Subdivision Servicing Bylaw No. 4800-1993. A Street Townhouse Residential use shall be permitted only if the site is serviced to the Eco-Cluster road standards identified within the Silver Valley Area Plan. 5 That Schedule "D" Minimum Lot Area Dimensions is amended by inserting the following under each heading: Zone: RST Minimum Width: See Section 601D, Item 7.0 Minimum Lot Size Minimum Area: See Section 601D, Item 7.0 Minimum Lot Size Those parcels or tracts of land and premises known and described as: Lot 2, Section 29, Township 12, Plan 14756, New Westminster District West 7.80 Chains of the North East Quarter, Section 29, Township 12, Except: Part Subdivided by Plan 32932, New Westminster District and are hereby rezoned as shown on Map No. 1389, a copy of which is attached hereto and forms part of this bylaw. 7. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , A.D. 200. PUBLIC HEARING held the day of , A.D. 200. READ a second time the day of , A.D. 200. READ a third time the day of , A.D. 200. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200. MAYOR CORPORATE OFFICER I 9 LERIDGE ZONE AMENDNC VCV No. 6467-2007 No. 1389 cm: RS-3 (One Family Rural Residential) o: R—i (Residential District) &?SRST(Street Townhouse Residential) ///JCD-3-98(Comprehensive Development) ---A—'1(Small Holding Agricultural) N\NRS—id (One Family Urban (Half Acre) Residential) A 1:5000 8.8 41 ,c-3 RELSON PEAKS 9 070-06 damax consultants ltd. 312-750 terrmnal avenue,.vaflCOUVer v6a 2m5 NSIGNIA HOMES LTD. tel. 224-6827 fax. 689-3880 kLE