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HomeMy WebLinkAbout2024-10-15 Commitee of the Whole Agenda and Reports.pdfCOMMITTEE OF THE WHOLE AGENDA Tuesday, October 15, 2024, 11:00 a.m. Council Chambers City Hall, 11995 Haney Place All meetings are hybrid, allowing virtual or in person participation. Online participation via zoom https://mapleridge-ca.zoom.us/j/89860004010 The meeting is live streamed and recorded by the City of Maple Ridge. Pages 1.CALL TO ORDER Territory Acknowledgement The City of Maple Ridge carries out its business on the traditional and unceded territories of the Katzie (q̓ic̓әy̓) First Nation and the Kwantlen (qʼʷa:n̓ƛʼәn̓) First Nation. 2.APPROVAL OF AGENDA Committee of the Whole Agenda - October 15, 2024 RECOMMENDATION: THAT the agenda of the Committee of the Whole Meeting of October 15, 2024, be approved as circulated. 3.ADOPTION OF MINUTES 4 Committee of the Whole Minutes - October 1, 2024 RECOMMENDATION: THAT the minutes of the October 1, 2024 Committee of the Whole Meeting, be adopted as circulated. 4.DELEGATIONS/STAFF PRESENTATIONS 5.PLANNING AND DEVELOPMENT SERVICES 5.1 2023-342-AL,13540 Neaves Road 9 Application for Non-Adhering Residential Use to maintain two single family dwellings in the Agricultural Land Reserve. RECOMMENDATION: THAT the October 15, 2024, report titled "Non-Adhering Residential Use in the Agricultural Land Reserve 13540 Neaves Road" be forwarded to the next Regular Council Meeting. 5.2 2021-152-RZ, 11646 and 11648/11652/11654 228 Street, RS-1 to RM-1 27 To rezone the subject properties from the RS-1 (Single Detached Residential) to the RM-1 (Low Density Townhouse Residential), to facilitate the future construction of a townhouse development with 8 market strata dwelling units. RECOMMENDATION: THAT the October 15, 2024, report titled "Application 2021-152-RZ for 11646 and 11648/11652/11654 228 Street, Zone Amending Bylaw No. 7786-2021" be forwarded to the next Regular Council Meeting. 5.3 2023-053-RZ, 12625 McNutt Road, RS-3 to RS-2 60 To rezone the property from RS-3 (Single Detached Rural Residential) to RS-2 (Single Detached Suburban Residential) to allow a future subdivision into two single-family lots. RECOMMENDATION: THAT the October 15, 2024 report titled "2023-053-RZ for 12625 McNutt Road, Zone Amending Bylaw No. 7921-2023" be forwarded to the next Regular Council Meeting. 5.4 2023-184-RZ, 21308 123 Avenue, RS-1 to R-1 74 To rezone the subject property from the RS-1 (Single Detached Residential) to R-1 (Single Detached (Low Density) Urban Residential) to allow a future two lot subdivision. RECOMMENDATION: THAT the October 15, 2024, report titled "2023-184-RZ for 21308 123 Avenue, Zone Amending Bylaw No. 7947-2023" be forwarded to the next Regular Council Meeting. 5.5 2018-478-VP, PID 030-539-633, Development Variance Permit Report 85 To facilitate a future subdivision of 13 RS-1b residential lots and a park/conservation dedication area. RECOMMENDATION: THAT the October 15, 2024, report titled "Application 2018-478-VP for PID 030- 539-633 Development Variance Permit" be forwarded to the next Regular Council Meeting. 5.6 2024-204-DVP, 22611 Dewdney Trunk Road, Development Variance Permit 96 To reduce the required parking stalls for a proposed Group Child Care Centre at subject property. Page 2 of 170 RECOMMENDATION: THAT the October 15, 2024, report titled "2024-204-DVP for 22611 Dewdney Trunk Road, Development Variance Permit" be forwarded to the next Regular Council Meeting. 5.7 2022-268-VP-DP, 11872 Laity Street, Development Variance Permit and Multi- Family Development Permit Report 108 To construct a 6-storey apartment building with 60 dwelling units. RECOMMENDATION: THAT the October 15, 2024, report titled "Application 2022-268-VP/DP for 11872 Laity Street, Development Variance Permit Multi-Family Development Permit" be forwarded to the next Regular Council Meeting. 6.ENGINEERING SERVICES 7.CORPORATE SERVICES 8.PARKS, RECREATION, AND CULTURE 9.ADMINISTRATION 10.COMMUNITY FORUM 11.NOTICE OF CLOSED MEETING Resolution to Exclude the Public RECOMMENDATION: THAT the meeting will be closed to the public pursuant to Sections 90(1) of the Community Charter as the subject matter being considered is related to the following: Section 90(1)(k) - negotiations and related discussions respecting the proposed provision of a municipal service that are at their preliminary stages and that, in the view of the council, could reasonably be expected to harm the interests of the municipality if they were held in public; • Section 90(1)(l) - discussions with municipal officers and employees respecting municipal objectives, measures and progress reports for the purposes of preparing an annual report under section 98 [annual municipal report]; • Any other matter that may be brought before the Council that meets the requirements for a meeting closed to the public pursuant to Sections 90(1) and 90(2) of the Community Charter or Freedom of Information and Protection of Privacy Act. 12.ADJOURNMENT Page 3 of 170 1 COMMITTEE OF THE WHOLE MEETING MINUTES October 1, 2024, 11:00 a.m. Council Chambers City Hall, 11995 Haney Place Council Present: Mayor D. Ruimy Councillor K. Carreras Councillor O. Dozie Councillor J. Dueck Councillor S. Schiller Councillor J. Tan Councillor A. Yousef Staff Present: S. Hartman, Chief Administrative Officer C. Howes, Deputy Corporate Officer C. Bevacqua, Clerk 3 C. Nolan, Deputy Director of Finance A. Grochowich, Manager of Community Planning A. Kopystynski, Planner 2 N. Wilding, Planner 1 E. Saro, Planner 1 _____________________________________________________________________ 1. CALL TO ORDER – 11:00 am Councillor O. Dozie, Chair called the meeting to order and provided the territory acknowledgment. 2. APPROVAL OF AGENDA Committee of the Whole Agenda - October 1, 2024 R/2024-CW-088 Moved by: Councillor Dueck Seconded by: Councillor Schiller THAT the October 1, 2024, Committee of the Whole Agenda be approved as circulated. CARRIED Page 4 of 170 2 3. ADOPTION OF MINUTES Committee of the Whole Minutes - September 24, 2024 R/2024-CW-089 Moved by: Mayor Ruimy Seconded by: Councillor Yousef THAT the minutes of the September 24, 2024, Committee of the Whole be adopted as circulated. CARRIED 4. DELEGATIONS/STAFF PRESENTATIONS 5. PLANNING AND DEVELOPMENT SERVICES 5.1 2024-036-RZ, 21321 122 Avenue, RS-1 to R-4 To rezone the subject property located at 21321 122 Avenue, from RS-1 (Single Detached Residential) to R-4 (Single Detached (Infill) Urban Residential), to permit a future subdivision of three lots. The Planner 1, N. Wilding, gave a detailed presentation and answered questions of Council. R/2024-CW-090 Moved by: Councillor Yousef Seconded by: Mayor Ruimy THAT the October 1, 2024, report titled "Application 2024-036-RZ for 21321 122 Avenue Zone Amending Bylaw No. 8005-2024" be forwarded to the next Regular Council Meeting. CARRIED 5.2 2024-169-SD, 11225 240 Street, Strata Conversion To convert the commercial space of the subject property, an existing building to strata units. The Planner 2 provided a detailed presentation and answered questions of Council. The applicant, Emily Kearns, Ankenman Associates Architects and the property owner, Sukhi Sanghe answered questions of Council. R/2024-CW-091 Moved by: Councillor Yousef Seconded by: Mayor Ruimy THAT the October 1, 2024, report titled "Strata Conversion Existing (Mixed- Use) Building 11225 240 Street" be forwarded to the next Regular Council Meeting. CARRIED Page 5 of 170 3 5.3 2024-262-DP, 12061 Laity Street, Development Permit To extend the date to commence construction for the previously issued development permit 2018-448-DP by two years, from July 26, 2024, to July 26, 2026. The Planner 2 gave a detailed presentation. R/2024-CW-092 Moved by: Councillor Schiller Seconded by: Mayor Ruimy THAT the October 1, 2024, report titled "2024-262-DP – 12061 Laity Street, Development Permit (Extension)" be forwarded to the next Regular Council Meeting. CARRIED 5.4 Temporary Residential Use Removal To recommend amending the City of Maple Ridge Zoning Bylaw No. 7600-2019 by removing all references to the Temporary Residential Use. The Manager of Community Planning gave history and background information on the item. The Planner 1, E. Saro, gave a detailed presentation and answered questions of Council. R/2024-CW-093 Moved by: Councillor Yousef Seconded by: Mayor Ruimy THAT the October 1, 2024, report titled "Temporary Residential Use Removal Zone Amending Bylaw No. 7999-2024 " be forwarded to the next Regular Council Meeting. CARRIED 6. ENGINEERING SERVICES 7. CORPORATE SERVICES 7.1 Policy No. 5.11 - Proceeds of Sale of Municipal Land To consider amendments to the policy. The Deputy Director of Finance gave a detailed presentation and answered questions of Council. R/2024-CW-094 Moved by: Mayor Ruimy Seconded by: Councillor Yousef THAT the October 1, 2024, report titled "Policy No. 5.11 - Proceeds of Sale of Municipal Land " be forwarded to the next Regular Council Meeting. CARRIED Page 6 of 170 4 7.2 Policy No. 5.55 - Gaming Revenues To consider amendments to the policy. The Deputy Director of Finance gave a detailed presentation and answered questions of Council. R/2024-CW-095 Moved by: Mayor Ruimy Seconded by: Councillor Carreras THAT the October 1, 2024, report titled "Policy No. 5.55 - Gaming Revenues " be forwarded to the next Regular Council Meeting. CARRIED 7.3 Policy No. 5.35 - Staff Expenses To consider amendments to the policy. The Deputy Director of Finance gave a detailed presentation and answered questions of Council. R/2024-CW-096 Moved by: Councillor Carreras Seconded by: Councillor Dueck THAT the October 1, 2024, report titled "Policy No. 5.35 - Staff Expense" be forwarded to the next Regular Council Meeting. CARRIED 7.4 Policy No. 3.07 - Council Expenses To consider amendments to the policy. The Deputy Director of Finance gave a detailed presentation and answered questions of Council. R/2024-CW-097 Moved by: Councillor Carreras Seconded by: Councillor Yousef THAT the October 1, 2024, report titled "Policy No. 3.07 - Council Expenses" be forwarded to the next Regular Council Meeting. CARRIED 8. PARKS, RECREATION, AND CULTURE 9. ADMINISTRATION 10. COMMUNITY FORUM Page 7 of 170 5 11. NOTICE OF CLOSED MEETING Resolution to Exclude the Public R/2024-CW-098 Moved by: Mayor Ruimy Seconded by: Councillor Tan THAT the meeting will be closed to the public pursuant to Sections 90(1) of the Community Charter as the subject matter being considered is related to the following:  Section 90(1)(g) - litigation or potential litigation affecting the municipality;  Section 90(1)(k) - negotiations and related discussions respecting the proposed provision of a municipal service that are at their preliminary stages and that, in the view of the council, could reasonably be expected to harm the interests of the municipality if they were held in public;  Section 90(1)(l) - discussions with municipal officers and employees respecting municipal objectives, measures and progress reports for the purposes of preparing an annual report under section 98 [annual municipal report]; Any other matter that may be brought before the Council that meets the requirements for a meeting closed to the public pursuant to Sections 90(1) and 90(2) of the Community Charter or Freedom of Information and Protection of Privacy Act. CARRIED 12. CLOSED MEETING 13. ADJOURNMENT - 5:12 pm Councillor O. Dozie, Chair C. Howes, Deputy Corporate Officer Page 8 of 170 October 15, 2024 - Committee of the Whole Page 1 of 1 Non-Adhering Residential Use in the Agricultural Land Reserve 13540 Neaves Road Recommendation: THAT the application for non-adhering use in the Agricultural Land Reserve at 13540 Neaves Road be forwarded to the Agricultural Land Commission with a recommendation for approval. Report Purpose and Summary Statement: For the property at 13540 Neaves Road to maintain two single- family dwellings. One for the property owners and the other for farm help. Previous Council Action: 2015-355-AL – Denied. Proposed Variance: N/A Strategic Alignment: Liveable Community; Climate Leadership & Environmental Stewardship; Thriving Economy; Development Requirements Consequences: N/A – Preliminary consideration before Council to determine if the application will be forwarded to the ALC Page 9 of 170 October 15, 2024 - Committee of the Whole Page 1 of 4 To: Mayor and Council File number: 2023-342-AL 2023-342-AL for 13540 Neaves Road Non-Adhering Residential Use in the Agricultural Land Reserve BACKGROUND: Applicant: Manjit Chatha Owners: Manjit & Charan Chatha Legal Description: Lot 1 Except Parcel “C” (Statutory Right of Way Plan 5240) Section 25 Township 9 NWDP 3662 OCP : Existing: Agricultural Zoning: Existing: A-2 (Upland Agricultural) Surrounding Uses North: Use: Park Zone: A-2 (Upland Agricultural) Designation: Park in ALR South: Use: Single-Family Residence Zone: A-2 (Upland Agricultural) Designation: Agricultural East: Use: Park Zone: A-2 (Upland Agricultural) Designation: Park in ALR West: Use: Single-Family Residence (Pitt Meadows) Zone: A-1 Designation: Agricultural Existing Use of Property: Single-Family Residence & Agricultural Proposed Use of Property: Single-Family Residence & Agricultural Site Area: 5.277 ha (13.039 ac) Access: Neaves Road Page 10 of 170 October 15, 2024 - Committee of the Whole Page 2 of 4 ANALYSIS: Discussion: An application has been received for a Non-Adhering Residential Use of the Agricultural Land Reserve (ALC Application 67745), for the property located at 13540 Neaves Road to maintain two single-detached dwellings; one is for the property owner, and the other for farm help. The applicant applied for a building permit to construct a new single-detached dwelling and signed a Second Dwelling Agreement with a bond to live in the existing house while the new house was being constructed. The new house has now been built; however, the applicant has decided that it is best to keep the existing house instead of demolishing it as it would be beneficial to keep as a residence for farm help. The bond would be returned if the Agricultural Land Commission (ALC) grants permission to keep the house or, if denied, once the demolition of the house is complete. This application is received in accordance with ALC Policy L-26 which outlines general guidelines for the ALC’s consideration of Non-Adhering Residential Use applications requesting residential uses in excess of those residential uses permitted in the Agricultural Land Commission Act (ALC Act). This includes applications requesting additional housing for farm help. Planning Analysis: The subject property is located at 13540 Neaves Road on the border with the City of Pitt Meadows (see Attachments A and B). This application for a Non-Adhering Residential Use is to maintain the existing house for farm help now that the new house is completely built. The size of the property is 5.277 ha (13.039 ac). Both the new and existing dwellings meet the City of Maple Ridge’s Farm Home Plate (FHP) requirements. The FHP is intended to restrict the impact of residential development on agricultural land and is aimed at maintaining the land base for agricultural purposes. The area of the FHP does not exceed a maximum contiguous area of 0.2 hectares (2,000 m²). The new dwelling also complies with a maximum 500 m² (5,382 sq.ft) total floor area under the ALC Act (see Attachment C). Agricultural Land Commission Policy L-26 limits parcels in the Agricultural Land Reserve to no more than one residence. The ALC may grant permission for additional residences if its necessary for farm use, certain conditions are met, and the contribution of the occupants to the farm operation is necessary. To be allowed, the applicant must demonstrate that the scale and intensity of the farm operation has exceeded the labour and capacity of the owners and therefore, an additional residence is necessary to continue the farm production. The owners operate a family run business since 2007 under the name M&C Chatha Farms. Chatha Farms currently produces blueberries, and they are planning to expand and grow strawberries and other vegetables. Chatha Farms, has two operations managers who are both essential to the day-to-day operations for the family business. The operation managers would reside in the existing dwelling, and the property owners would reside in the new dwelling (see Attachment D). The owners applied to the ALC for approval of a second dwelling for farm help in 2015 under application 2015-355-AL, Council denied the application and it was not forwarded to the ALC for consideration. Building Department Page 11 of 170 October 15, 2024 - Committee of the Whole Page 3 of 4 The Building Department has indicated that a Second Dwelling Agreement and a bond of $10,000.00 was paid to ensure that the existing dwelling would be demolished once the new dwelling received an Occupancy Permit. Since the owners would now like to keep the existing house for farm help, the Building Department issued a Provisional Occupancy Permit to allow temporary occupancy until a decision is made by either Council or the ALC regarding the existing dwelling. Should the dwelling be permitted, the Building Department can then issue an Occupancy permit to the new dwelling. OPTIONS & IMPLICATIONS: It is recommended that the application for the Non-Adhering Residential Use be forwarded to the ALC for their consideration. Should Council not support the retention of the second dwelling, Council may elect not to forward this application the ALC, in which case it will be considered closed, and the application will not proceed any further. In that case, the Building Department will require the owners to demolish the existing house. CONCLUSION: This application for Non-Adhering Residential use is for the owners to maintain two dwellings on the property, one for the property owner and the other for farm help. The recommendation is to forward this application to allow an additional residence to the ALC for their consideration. Prepared by: Rosario Alvarado, Planning Technician Attachments: (A) Subject Map (B) OCP Map (C) Proposed Site Plan (D) Farm Plan Page 12 of 170 October 15, 2024 - Committee of the Whole Page 4 of 4 Report Approval Details Document Title: 2023-342-AL 13540 Neaves Road (ALR - NARU).docx Attachments: - Attachment A - Subject Map.pdf - Attachment B - OCP Map.pdf - Attachment C - Site Plan.pdf - Attachment D - Farm Plan.docx Final Approval Date: Oct 1, 2024 This report and all of its attachments were approved and signed as outlined below: James Stiver, Director of Building, Development and Planning Scott Hartman, Chief Administrative Officer Page 13 of 170 DATE: Sep 18, 2024FILE: 2023-342-AL 13540 NEAVES ROAD ACTIVE APPLICATIONS IN AREA PLANNING DEPARTMENT NEAVES RD NEAVES RD NEAVES RD 132 AVE 132 AVE SUBJECT PROPERTY Jerry Sulina NEAVES RD ´ Scale: 1:4,851 BY: DM Legend Existing Trails Pending, Proposed, & Desired Trails Municipal Park Canal Lake or Reservoir Marsh River Page 14 of 170 DATE: Sep 27, 2024FILE: Subject Map 13540 NEAVES ROADLAND USE PLANNING DEPARTMENT NEAVES RD NEAVES RD NEAVES RD SUBJECT PROPERTY NEAVES RD ´ Scale: 1:4,000 BY: DC Legend Agricultural Park in the ALR Page 15 of 170 Page 16 of 170 Attachment D - Farm Plan.docx FARM PLAN Page 17 of 170 2 TABLE OF CONTENTS Introduction ................................................................................................................................ 3 1. Company Overview ............................................................................................................ 4 2. Business Description .......................................................................................................... 6 3. Market Analysis .................................................................................................................. 7 4. Day to Day Operations ....................................................................................................... 8 Conclusion ................................................................................................................................. 9 Page 18 of 170 3 INTRODUCTION This Farm Plan was created by M&C Chatha Farms for Municipality of Maple Ridge. M&C Chatha Farms is a family run business that is dedicated to bringing healthy food to BC residents. We have a long-standing history of farming with the knowledge and skill necessary to succeed in our farming ventures. The plan is designed to show you full business operations and future developments for the company. We also hope to showcase the need for operations and facilities of the farm to remain as they currently are. We wish to amplify our request for the two residents to remain on the property, as it is required for all owners and successors to continue preforming their daily duties on the farm. This will ensure the success of M&C Chatha Farm operations and fulfillment of future goals. Please help us be a part of something great, to provide our local residents with nutritious and healthy food they deserve. All while maintaining the ability of this farming company to continue to be passed down to our future family generations. Page 19 of 170 4 1. COMPANY OVERVIEW Company summary: M&C Chatha Farms is a family run company that has been operational since 2007. M&C Chatha Farms is located at 13540 Neaves Rd, Maple Ridge with a total of 13.14 acres, 10.5 acres comprised of blueberry field, and 2.5 acres used for housing and open yard space. M&C Chatha Farms currently produces approximately 100,000lbs yield annually. We provide fresh local blueberries to our community, as well as opportunity for people within our community to gain employment with our company. Our future is bright as we aim to initiate a greenhouse on the property which will produce strawberries and other vegetables for direct store produce. Mission statement: Our mission is to provide high quality fresh blueberries for our community, and in the process increase our local agricultural economy. We aim to increase employment opportunities within our community. As well, we hope to expand our agricultural services to include other healthy fruits such as strawberries, and common household vegetables. With our expert knowledge in farming, we are able to assist other local farms by helping maintain their fields, as well as increase and collect their yields. Company history: M&C Chatha Farms is a family run business that was founded in 2007; however, the family history of farming dates back to our ancestors in our native land of Punjab, India. Our family through generations have built their livelihoods from farming various different foods from wheat, to rice and now presently blueberries. As children of immigrant parents, we saw the struggle to grasp once again what we already had built in a land far away. However, through hard work and dedication our family was able to continue their life of farming here in the Maple Ridge/ Pitt Meadows area. Our family has been farming blueberries and strawberries in the Maple Ridge/ Pitt Meadows area since 1983. It is with this knowledge, skill and same dedication to farming that M&C Chatha Farms is continuing this legacy of farming in Maple Ridge. Page 20 of 170 5 Markets and services: M&C Chatha Farms utilizes a variety of marketing mechanisms including social media advertisement, hosting events, and connecting with other local business to grow consumer demand for blueberries. Being a healthy fruit, rich in antioxidants and fiber, which is well tolerated by majority of individuals we market our product to all individuals. Operational structure: M&C Chatha Farms requires a variety of employees with different skill sets. Our two operations Managers oversees all employees and ensures daily operations are running as per scheduled in the most efficient way possible. The Farm also requires employees for pruining, spraying, field maintenance, transportation, produce collection, product delivery, and management of farm visitors. Financial goals: M&C Chatha Farms total income from 2023 was reported at $150,000. We forecast that the farm will produce the same, if not more yield this year; furthermore, two new lease contracts on local blueberry farms have been secured, both with 5 acres of blueberries. These new leases will double income projections for this current year. In addition to the new leases, M&C Chatha Farms has initiated a project to build a greenhouse to produce strawberries and other vegetables for direct store produce. With the combined income from M&C Chatha Farms, the lease contracts and new produce from strawberries and vegetables income is projected to increase triple in the next year. Page 21 of 170 6 2. BUSINESS DESCRIPTION M&C Chatha Farms is a family run company that is dedicated to increase local production of healthy foods to serve our community. Long gone are the days when people would be able to go to their local markets and buy food that was grown or made in their own community; much of our food is now out sourced. This is an unfortunate circumstance, as it often leads consumers questioning, what is actually in their food or in the soil in which their food was grown, as well as what process has their food taken to make it to their local grocery store after travelling from so far away. M&C Chatha Farms hopes to increase availability of fresh fruits and vegetables to their local stores for consumption directly by the people in our community. Consumers can rest assured knowing exactly where their food comes from, with direct production to their local stores. With the ideas to expand M&C Chatha Farms and its services it is essential to have the right people in place to make sure we are ready and able to serve our customers. That being said, due to the increase demands of the farm to ensure the success of our new projects, the farm requires members of the family to live on the premises to help carry out daily operations. Our largest concern at present is that we require our second home which is already on the premises to remain as is, so that our daughter and son can both remain with their families on the property to assist in daily operations. The future of the farm depends on having all members of the family on premises to ensure success of the current and future endeavors of M&C Chatha Farms. My son and daughter are both the successors of the family company; thus, their presence on site is imperative. M&C Chatha Farms is currently running with all family members on site. Each individual plays a part in ensuring smooth operation of the farm activities. My daughter is essential for managing employees and employee payroll, as well as ensuring transportation is in order for employee transfer to and from farms as well as transfer of produce or equipment required for farming to and from the farm, as well as management of visitors to the farm. My son is responsible for direct supervision of employees and production and is responsible for the direct transfer of goods to distributors, as well as labor assistance. As the current owners we are also responsible for much of the labor, and management of the lease properties, as well as preparation and planning for the upcoming greenhouses. Page 22 of 170 7 3. MARKET ANALYSIS M&C Chatha Farms understands the market for produce very well. We understand that with the growing population in our country, the demand on local farms cannot keep up. This is another reason for out sourcing of food production. Nevertheless, the local population is more inclined to support locally grown foods. Research done by Advanis on behalf of BC Stats in 2018 found that 80% of “BC Residents are strongly influenced in supporting their local economy”. Moreover, 79% if the population “have desire for food that is fresh and safe to eat…” (p.8). In the study conducted by Advanis (2018), the researchers found that residents would increase their support of local products if there were “competitive prices and promotions” and proper signage was used to identify local products as locally grown or made (p.9). Given this information we are prepared to offer competitive prices for our produce as well as ensure that consumers can easily identify our products as locally grown. Our blueberries are currently sold for a competitive price, and thus we understand the need to ensure our future products are also sold for competitive prices so that healthy home-grown foods are equally accessible for all BC residents. Page 23 of 170 8 4. DAY TO DAY OPERATIONS Day to day operations of M&C Chatha Farms are not simple to describe. Although farming is seasonal work, there is still much work to be done off season to prepare the fields for growth and collection of produce. With the additional leases the labor work will be tripled. November to December is comprised of daily hand pruning of each blueberry bush. A brush cutter is then ran through all the fields to cut everything up to smaller pieces, this process requires approximately 1-2 weeks, with the use of a tractor. Once the entire pruning process is complete a round of winter sprays are sprayed onto the blueberry plants to protect them from frost, utilizing backpack sprayers to ensure product is covering majority of the plants, this process takes approx 1 month over the winter months. In the Spring months 2 sets of herbicidal sprays are used 10 days apart to control fungus for mummy berry, and 3 sprays are used to control berry rot. The fields are brush cut again closer to the summer months prior to harvesting season. During harvesting season, the fields are picked daily by laborers, our operations managers supervise laborers, and are responsible for delivery of berries to the local cannery, as well as transportation of employees to and from the farm. Daily visitors to the farm for U-Pick are required to have supervision which is also conducted by our operations managers. The new greenhouse project will demand for work in the berries off season. May to October will consume labor for maintenance of greenhouse produce, which will require daily watering, harvesting of produce ready to pick, and replanting new produce. The greenhouse project will begin after the current blueberry harvesting season. Page 24 of 170 9 CONCLUSION We hope that M&C Chatha Farms was able to capture the importance of the business to be maintained as is with both homes remaining on the property. This will ensure that our operations managers, who are also the successors of the company are able to continue their daily duties on the farm as necessary. Removal of one of the properties will be a disruption to current operations and become a set back to the future goals of the company. We urge you to help us be a part of the success of M&C Chatha Farms in bringing healthy food to BC residents. All while maintaining the ability of this farming company to continue to be passed down to our future family generations. Thank you for viewing this proposal, we appreciate your time and consideration. Page 25 of 170 10 Page 26 of 170 October 15, 2024 [Committee of the Whole] Page 1 of 2 Application 2021-152-RZ for 11646 and 11648/11652/11654 228 Street Zone Amending Bylaw No. 7786-2021 Recommendations: THAT Zone Amending Bylaw No. 7786-2021 be given second reading, as amended, and be forwarded to Public Hearing. THAT staff be directed to work with the applicant to address the outstanding terms and conditions as set out in the October 15, 2024 report, and any other as identified by Council, prior to recommending bylaw adoption. Report Purpose and Summary Statement: Application 2021-152-RZ proposes to rezone the subject properties located at 11646 and 11648/11652/11654 228 Street, from the RS-1 (Single Detached Residential) zone to the RM-1 (Low Density Townhouse Residential) zone, to facilitate the future construction of a townhouse development with 8 market strata dwelling units. Previous Council Action: Council granted first reading to Zone Amending Bylaw No. 7786- 2021 on September 28, 2021. Proposed Variances: Minimum Principal Structure Setback Variances Zoning Bylaw No. 7600-2019, Part 6, Section 617.7 (1) (a)  To vary the minimum principal structure front lot line (western; adjacent to 228 Steet) setback from 5.0 metres to 3.0 metres.  To vary the minimum principal structure front lot line (western; adjacent to Gilley Avenue) setback from 5.0 metres to 2.5 metres. Zoning Bylaw No. 7600-2019, Part 6, Section 617.7 (1) (b)  To vary the minimum principal structure rear lot line (eastern) setback from 7.5 metres to 5.0 metres. Zoning Bylaw No. 7600-2019, Part 6, Section 617.7 (1) (c)  To vary the minimum principal structure interior side lot line (northern) setback from 6.0 metres to 2.0 metres.  To vary the minimum principal structure interior side lot line (southern) setback from 6.0 metres to 4.1 metres. Maximum Building Projection Setback Reduction Variance Zoning Bylaw No. 7600-2019, Part 4, Section 403.2 (4) (b)  To vary the maximum building projection (eaves/porches) interior side lot line (northern/southern) setback reduction from 0.6 metres to 0.95 metres. Maximum Principal Structure Height Variance Zoning Bylaw No. 7600-2019, Part 6, Section 617.8 (1) Page 27 of 170 October 15, 2024 [Committee of the Whole] Page 2 of 2  To vary the maximum principal structure height from 9.5 metres to 9.7 metres. Minimum Maneuvering Aisle Width Variance Off-Street Parking and Loading Bylaw No. 4350-1900, Part 4, Section 4.1 (a) (iii) (b)  To vary the minimum maneuvering aisle width from 7.3 metres to 7.0 metres. Strategic Alignment: Livable Community Development Requirements: Terms and conditions are outlined in the report. Page 28 of 170 October 15, 2024 [Committee of the Whole] Page 1 of 11 To: Mayor and Council File number: 2021-152-RZ Application 2021-152-RZ for 11646 and 11648/11652/11654 228 Street Zone Amending Bylaw No. 7786-2021 BACKGROUND: Applicant: Propel Development Planning Inc. Property Owners: Jagjit Singh Manhas; Nina Kumari Manhas Legal Description: Lot 9 Section 17 Township 12 New Westminster District Plan 12197; Lot 8 Section 17 Township 12 New Westminster District Plan 12197 OCP Designation: Existing: Ground-Oriented Multi-Family Proposed: Ground-Oriented Multi-Family [no change] Within Urban Area Boundary: Yes Area Plan: Town Centre Area Plan OCP Major Corridor: No Zoning: Existing: RS-1 (Single Detached Residential) Proposed: RM-1 (Low Density Townhouse Residential) Surrounding Uses: North: Use: Vacant Land; Commercial Zone: RS-1 (Single Detached Residential); C-3 (Town Centre Commercial) Designation: Ground-Oriented Multi-Family; Town Centre Commercial South: Use: Single Detached Residential Zone: RS-1 (Single Detached Residential) Designation: Ground-Oriented Multi-Family; Conservation East: Use: Watercourse; Vacant Land Zone: RS-1 (Single Detached Residential); C-3 (Town Centre Commercial) Designation: Conservation; Low-Rise Apartment West: Use: Single Detached Residential Zone: RS-1 (Single Detached Residential) Page 29 of 170 October 15, 2024 [Committee of the Whole] Page 2 of 11 Designation: Low-Rise Apartment; Ground-Oriented Multi-Family Use of Property: Existing: Vacant Land Proposed: Townhouse Residential Site Area: Existing: 2,176.3 m2 (0.5 acres) Proposed: 1,415.9 m2 (0.3 acres) Proposed Vehicular Access: 228 Street Servicing Requirement: Urban Standard Fraser Sewer Area: Yes Flood Plain: No SITE CHARACTERISTICS: The subject properties are located on 228 Street and have a total site area of 2,176.3 m2 (0.5 acres) (Attachments A and B). The site has some trees and steep slopes near the adjacent watercourse to the east. The subject properties are vacant land with vehicular access from 228 Street. They are bounded by vacant land to the northeast, a watercourse and vacant land to the east, and a single detached residence to the south. To the west is 228 Street with single detached residences across the road. To the north is Gilley Avenue with commercial uses across the road. PROJECT DESCRIPTION: The proposed townhouse development involves 8 market strata dwelling units clustered into three buildings. The development comprises 7 three-storey, three-bedroom units and 1 three-storey, two- bedroom unit. The proposed units fronting Gilley Avenue are designed as urban-style townhouses with a 2.5-metre building face setback. Vehicular access to the proposed development would be from 228 Street. As part of the proposed development, the area up to the 10-metre watercourse setback from the top- of-bank of the adjacent watercourse would be transferred to the City as a fee-simple lot for conservation purposes. The area between the 10-metre and 15-metre watercourse setbacks from the top-of-bank of the adjacent watercourse would be subject to a No-Build Covenant to restrict structures Page 30 of 170 October 15, 2024 [Committee of the Whole] Page 3 of 11 from being built in that area while maximizing the developable area and allowing the two northeastern units to have some yard space (Figure 1). This is supported by Environmental Planning staff. Figure 1 After park/conservation dedication and road dedications for 228 Street and Gilley Avenue, the proposed site area is 1,415.9 m2 (0.3 acres). Since the development proposes a gross floor area of 1,047.0 m2 (11,269.1 sq.ft.) as calculated under the Zoning Bylaw, the density would be 0.74 FSR based on the proposed lot area. The proposed development utilizes the RM-1 (High Density Townhouse Residential) zone’s base allowable density of 0.6 FSR and additional density of 0.14 FSR through a density bonus contribution at a rate of $344.46 per m2 ($32.00 per sq.ft.) for an estimated $67,981.25. PLANNING ANALYSIS: Official Community Plan: The subject properties are located within the Town Centre Area Plan and are currently designated Ground-Oriented Multi-Family. The proposed development under the RM-1 (Low Density Townhouse Residential) zone is in conformance with the Ground-Oriented Multi-Family designation. Although an Official Community Plan (OCP) amendment is not required for the proposed development, a future OCP housekeeping amendment will redesignate the proposed park/conservation dedication area from Ground-Oriented Multi-Family to Conservation to more accurately reflect its long-term intent. Zoning Bylaw: The current application proposes to rezone the subject property, from the RS-3 (Single Detached Rural Residential) zone to the RM-1 (Low Density Townhouse Residential) zone (Attachment C), to facilitate the future construction of a townhouse development (Attachments D, E, and F). The zone amending bylaw has been revised since first reading to include a map that would only rezone the proposed site area instead of the total site area. The proposed development is generally consistent with Zoning Bylaw and Off-Street Parking and Loading Bylaw requirements, including those for the RM-1 (Low Density Townhouse Residential) zone. However, some variances are required as outlined in this report. Proposed No-Build Covenant Area Proposed Fee-Simple Lot for Conservation Purposes Top-of-bank Page 31 of 170 October 15, 2024 [Committee of the Whole] Page 4 of 11 Parking Requirements: The required and proposed parking for the development is summarized in the table below. Category Required Spaces Proposed Spaces Off-Street Parking Spaces Residential Tenant 1.1 spaces per 2-bedroom unit; 1.2 spaces per 3-bedroom unit (10 spaces) 2.0 spaces per unit (16 spaces) Residential Visitor 0.2 spaces per unit (2 spaces) 0.2 spaces per unit (2 spaces) Total 18 spaces 18 spaces Accessible Including 0 accessible spaces Including 0 accessible spaces Bicycle Parking Spaces Long-Term (Tenant) Storage provided inside units 2.0 spaces per unit (16 spaces) Short-Term (Visitor) 0.15 spaces per unit (7 spaces) 0.15 spaces per unit (7 spaces) Consistent with what is required in the Off-Street Parking and Loading Bylaw, all residential tenant parking spaces and half of the residential visitor parking spaces will be provided with roughed-in infrastructure capable of providing Level 2 electric vehicle charging. Variances: The Development Variance Permit application involves the variances summarized in the table below. Minimum Principal Structure Setback Variances Variances: Zoning Bylaw No. 7600-2019, Part 6, Section 617.7 (1) (a)  To vary the minimum principal structure front lot line (western; adjacent to 228 Street) setback from 5.0m to 3.0m.  To vary the minimum principal structure front lot line (western; adjacent to Gilley Avenue) setback from 5.0m to 2.5m. Zoning Bylaw No. 7600-2019, Part 6, Section 617.7 (1) (b)  To vary the minimum principal structure rear lot line (eastern) setback from 7.5m to 5.0m. Zoning Bylaw No. 7600-2019, Part 6, Section 617.7 (1) (c)  To vary the minimum principal structure interior side lot line (northern) setback from 6.0m to 2.0m. Staff Comment: The minimum principal structure setback variances are being supported since the reduced setbacks would increase the developable area and allow urban- style townhouses. The reduced principal structure front lot line setback variance would improve the connection to 228 Street and Gilley Avenue. Maximum Building Projection Setback Reduction Variance Variance: Zoning Bylaw No. 7600-2019, Part 4, Section 403.2 (4) (b)  To vary the maximum building projection (eaves/porches) interior side lot line (northern/southern) setback reduction from 0.6m to 0.95m. Staff Comment: The maximum building projection setback reduction variance is being supported since it is consistent with the allowed 1.25m setback reduction for other lot lines and since it would be a minor variance Page 32 of 170 October 15, 2024 [Committee of the Whole] Page 5 of 11 that would not substantially impact the proposed development or adjacent developments. Maximum Principal Structure Height Variance Variance: Zoning Bylaw No. 7600-2019, Part 6, Section 617.8 (1)  To vary the maximum principal structure height from 9.5m to 9.7m. Staff Comment: The maximum principal structure height variance is being supported since it would be a minor variance that would not substantially impact the proposed development, adjacent developments, or be discernable to passersby. Minimum Maneuvering Aisle Width Variance Variance: Off-Street Parking and Loading Bylaw No. 4350-1900, Part 4, Section 4.1 (a) (iii) (b)  To vary the minimum maneuvering aisle width from 7.3m to 7.0m. Staff Comment: The minimum maneuvering aisle width variance is being supported since the proposed new Off-Street Parking and Loading Bylaw would require a minimum maneuvering aisle width of 6.9m and since a 7.0m maneuvering aisle width is adequate for the proposed development. Consistent with what is required under the Off-Street Parking and Loading Bylaw, all residential tenant parking spaces and half of the residential visitor parking spaces will be provided with roughed-in infrastructure capable of providing Level 2 EV charging. Page 33 of 170 October 15, 2024 [Committee of the Whole] Page 6 of 11 Development Permits: Town Centre Development Permit Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application is required for all multifamily residential located in the Town Centre. The proposed development is located within the Town Centre Area Plan’s South of Lougheed Precinct. The following is a brief description and assessment of the proposal’s compliance with the applicable South of Lougheed Precinct Key Guideline Concepts: 1. “Develop a diverse shopping, employment and residential district.”  Staff Comment: The proposed development would help create a diverse shopping, employment, and residential district by bringing higher residential density close to Lougheed Highway. 2. “Create pedestrian-oriented streetscapes.”  Staff Comment: The proposed development would create pedestrian-oriented streetscapes. 3. “Enhance the quality, character and vibrancy of SOLO.”  Staff Comment: The proposed development would enhance the quality, character, and vibrancy of the Sough of Lougheed Precinct through the use of harmonious materials and colours. 4. “Maintain cohesive building styles.”  Staff Comment: The proposed development’s building style would be consistent with the surrounding neighbourhood. 5. “Capitalize on important views.”  Staff Comment: The proposed development would capitalize on views of what would be a conservation area with the adjacent watercourse. 6. “Provide public outdoor space.”  Staff Comment: The proposed development would provide outdoor amenity area that meets the required outdoor amenity area required by the zone. The outdoor amenity area is satisfactory considering its size and site-specific constraints. 7. “Provide climate appropriate landscaping and green features.”  Staff Comment: The proposed development would provide appropriate landscaping and green features. 8. “Maintain street interconnectivity.”  Staff Comment: The proposed development would maintain street interconnectivity. Multi-Family Development Permit Pursuant to Section 8.7 of the OCP, a Multi-Family Development Permit application is required to ensure that the current proposal enhances existing neighbourhoods with compatible housing styles that meet diverse needs and minimize potential conflicts with neighbouring land uses. Page 34 of 170 October 15, 2024 [Committee of the Whole] Page 7 of 11 The following is a brief description and assessment of the proposal’s compliance with the applicable Key Guideline Concepts: 1. “New development into established areas should respect private spaces, and incorporate local neighbourhood elements in building form, height, architectural features and massing.”  Staff Comment: The proposed townhouse development would respect the privacy of adjacent residential area to the south by including a privacy fence along the relevant lot line. To the east, there is an adjacent watercourse. The part of the subject property within the required setback from the top-of-bank of the watercourse would be transferred to the City as a fee-simple lot for conservation. To the northeast, there is an adjacent vacant lot and there would be a privacy fence along the relevant lot line. To the north across Gilley Avenue are commercial uses with access from Lougheed Highway. To the west across 228 Street are single detached residences. The proposed building form, massing, height, and architectural features are consistent with the emerging character of the neighbourhood. 2. “Transitional development should be used to bridge areas of low and high densities, through means such as stepped building heights, or low rise ground oriented housing located to the periphery of higher density developments.”  Staff Comment: The proposed use and density for the development is consistent with what is identified in the Town Centre Area Plan. The development will provide a transition between the commercial uses along Lougheed Highway and the single detached residences to the west and south. It is anticipated that there may be future Ground-Oriented Multi-Family development to the west and south. 3. “Large scale developments should be clustered and given architectural separation to foster a sense of community and improve visual attractiveness.”  Staff Comment: The proposed townhouse development is clustered into three buildings. The development includes an outdoor amenity area, a common open area, and a private outdoor area to foster a sense of community and provide visual interest. 4. “Pedestrian circulation should be encouraged with attractive streetscapes attained through landscaping, architectural details, appropriate lighting and by directing parking underground where possible or away from public view through screened parking structures or surface parking located to the rear of the property.”  Staff Comment: The proposed townhouse development encourages pedestrian circulation. To the west, the units fronting the streets are designed to create an appealing streetscape. The proposed development also includes internal pedestrian walkways. Parking for the proposed development is concealed except for the residential visitor parking. For the residential visitor parking, effort has been made to adequately screen the parking from public view. The Town Centre/Multi-Family Development Permit would be the subject of a future Development Permit report for council’s consideration should the zone amending bylaw receive third reading. Watercourse Protection / Natural Features Development Permit Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is required for all developments and building permits within 50m of the top-of-bank of all watercourses Page 35 of 170 October 15, 2024 [Committee of the Whole] Page 8 of 11 and wetlands. The purpose of the Watercourse Protection Development Permit is to ensure the preservation, protection, restoration, and enhancement of watercourse and riparian areas. Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required for all development and subdivision activity or building permits for all lands with an average natural slope of greater than 15 percent. The Watercourse Protection/Natural Features Development Permit, consideration of which has been delegated to the Director of Building, Development and Planning, would be considered should the zone amending bylaw receive third reading. Advisory Design Panel: The application was reviewed by the Advisory Design Panel during its meeting on July 17, 2024. The ADP’s resolution and comments and the applicant’s responses are appended to this report as Attachment G. A detailed description of the development’s form and character will be included in a future Development Permit report to Council. Development Information Meeting: A Development Information Meeting hosted by the applicant was held at the Ridge Meadows Seniors Society Maple Ridge Activity Centre on August 12, 2024. Three people attended the meeting. The notification requirements for the Development Information Meeting include a mail-out, newspaper advertisements, and notice on the development signs that provides the contact information for the developer and information on the development. A summary of the main comments and discussions with the attendees at the Development Information Meeting was provided by the applicant (Attachment H). The applicant’s summary indicates general support for the proposed development. Page 36 of 170 October 15, 2024 [Committee of the Whole] Page 9 of 11 Conditions to be Met Prior to Adoption: Staff recommend the following conditions, and any additional conditions that Council identifies, be met before the consideration of final reading. The applicant has been advised as such. a) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; b) Road dedication for 228 Street and Gilley Avenue as required; c) Park dedication as required, and removal of all debris and garbage from parkland; d) Registration of a Statutory Right-of-Way plan and agreement to access the park/conservation dedication area; e) Registration of a Restrictive Covenant for the protection of Visitor Parking; f) Registration of a Restrictive Covenant for Stormwater Management; g) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject property for the proposed development; h) In addition to the Ministry of Environment Site Disclosure Statement, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site; i) That a voluntary contribution, in the amount of $59,200.00 ($7,400.00 per unit), or such rate applicable at the third reading of this application, be provided in keeping with Council Policy 6.31 with regard to Community Amenity Contributions; and j) That a density bonus contribution, in the amount of $67,981.25 ($344.46 per square metre), be provided in keeping with the Zoning Bylaw. INTERDEPARTMENTAL IMPLICATIONS: Engineering Department: The Engineering Department has indicated that the following servicing upgrades will be required through the Rezoning Servicing Agreement:  Road dedication as required to meet the design criteria of Subdivision and Development Bylaw No. 4800-1993.  Utility servicing as required to meet the design criteria of Subdivision and Development Bylaw No. 4800-1993.  Frontage upgrades to the applicable road standard. EXTERNAL STAKEHOLDER/REFERRAL: Ministry of Transportation and Infrastructure: Pursuant to Section 52 of the Province’s Transportation Act, zone amending bylaws within 800m of a controlled access highway needs approval from the Ministry of Transportation and Infrastructure. The subject properties are approximately 680m from a controlled access highway (Haney Bypass). The Ministry of Transportation and Infrastructure provided preliminary approval with no objections for the proposed zone amending bylaw. Page 37 of 170 October 15, 2024 [Committee of the Whole] Page 10 of 11 CONCLUSION: It is recommended that second reading, as amended, be given to Zone Amending Bylaw No. 7786-2021, and that application 2021-152-RZ be forwarded to Public Hearing, to facilitate the future construction of a townhouse development with 8 market strata dwelling units. “Daniel Rajasooriar” Prepared by: Daniel Rajasooriar, Planner 2 Attachments: (A) Subject Map (B) Ortho Map (C) Zone Amending Bylaw No. 7786-2021 (D) Proposed Site Plan (E) Proposed Building Elevation Plans (F) Proposed Landscape Plans (G) Advisory Design Panel’s Resolution/Comments and Applicant’s Responses (H) Development Information Meeting Summary Page 38 of 170 October 15, 2024 [Committee of the Whole] Page 11 of 11 Report Approval Details Document Title: 2021-152-RZ - 11646 and 11648-11652-11654 228 Street - Second Reading Report.docx Attachments: - Attachment A - Subject Map.pdf - Attachment B - Ortho Map.pdf - Attachment C - Zone Amending Bylaw No. 7786-2021.pdf - Attachment D - Proposed Site Plan.pdf - Attachment E - Proposed Building Elevation Plans.pdf - Attachment F - Proposed Landscape Plans.pdf - Attachment G - ADP's Resolution and Comments and Applicant's Responses.pdf - Attachment H - Development Information Meeting Summary.pdf Final Approval Date: Oct 9, 2024 This report and all of its attachments were approved and signed as outlined below: Hasib Nadvi, Associate Director of Building, Development and Planning James Stiver, Director of Building, Development and Planning Scott Hartman, Chief Administrative Officer Page 39 of 170 DATE: Jul 2, 2024FILE: 2021-152-RZ 11646 -11654 228 STREETACTIVE DEVELOPMENTS IN AREA PLANNING DEPARTMENT 22904/06 22 8 1 9 2 2 7 6 6 11663 11671 22 7 8 0 11662-90 22 8 1 2 11585 2 2 8 0 2 11790 11630 11788 11661- 11768 11761 22 7 6 9 11779 11675 22785 22 7 9 9 11575 11739 22856 22 7 3 4 22 7 7 7 11791 22 9 5 0 11633 22 7 1 8 11678 1158022 8 0 9 11567 22 7 7 4 22 9 1 0 22 7 1 2 22 7 7 0 22 8 9 3 22 8 0 1 22782 11778 11597 22 8 1 3 2279 9 11607 22 7 5 6 2 2 8 0 4 11621 22 9 3 6 22 7 9 8 22894 11655 11682 11778 11644 22 9 3 7 11750 22900/ 0 2 22 8 0 5 11632 2 2 7 6 9 11661 2 2 7 2 1 227 9 3 11670 22 7 4 6 22 7 2 4 22 7 5 0 22780 / 9 0 227 5 0 / 7 8 22824 11646 11650 22 9 2 7 22 9 2 9 11736 22 8 1 0 2 2 7 5 3 11553 11648-5 4 11747 22838 22 9 0 1 11640 22 8 0 6 22 7 1 8 / 2 0 11667 229 3 2 22790 11764 22 7 9 3 2 2 7 2 9 11659 22 7 6 2 11686 22 9 3 0 22 7 2 6 11692 22 9 2 0 22 9 2 8 22 9 0 0 22908/10 22 8 1 1 11662 11695 22 8 0 8 11681 22 8 0 7 2 2 7 4 5 22 9 0 4 227 7 4 22 7 5 8 22 9 3 5 22 9 0 5 22 7 1 1 - 5 1 22 8 9 7 22 9 3 0 11749 22 7 4 2 22890 22855 11680 22 7 3 4 11765 11782 2 2 7 6 1 11672 22858 11669 227 9 5 227 9 1 22 7 8 8 11690 2 2 7 3 7 22 8 2 1 11703 22 8 1 7 11779 22805 227 2 2 22 8 0 3 2018-041-RZ2018-041-VP 2018-041-DP 2018-513-DP 2021-381-RZ 2021-381-VP2021-381-DP 116 AVE 22 8 S T L O U G H E E D H W Y 22 9 S T BU R N E T T S T RITCHIE AVE GILLEY AVE 117 AVE FU L T O N S T H O LYR O O D A V E CLIFF AVE R I T C H I E A V E 22 9 S T BU R N E T T S T G IL L E Y A VE 2 2 8 S T GILL E Y A V E ´ Scale: 1:2,500 BY: DT SUBJECT PROPERTIES Legend Stream Active Applications (RZ/SD/DP/VP) Page 40 of 170 DATE: Jul 2, 2024FILE: 2021-152-RZ 11646 -11654 228 STREET ORTHO MAP ^ PLANNING DEPARTMENT 22904/06 22 8 1 9 2 2 7 6 6 11663 11671 22 7 8 0 11662-90 22 8 1 2 11585 2 2 8 0 2 11790 11630 11788 11661- 11768 11761 22 7 6 9 11779 11675 22785 22 7 9 9 11575 11739 22856 22 7 3 4 22 7 7 7 11791 22 9 5 0 11633 22 7 1 8 11678 1158022 8 0 9 11567 22 7 7 4 22 9 1 0 22 7 1 2 22 7 7 0 22 8 9 3 22 8 0 1 22782 11778 11597 22 8 1 3 2279 9 11607 22 7 5 6 2 2 8 0 4 11621 22 9 3 6 22 7 9 8 22894 11655 11682 11778 11644 22 9 3 7 11750 22900/ 0 2 22 8 0 5 11632 2 2 7 6 9 11661 2 2 7 2 1 227 9 3 11670 22 7 4 6 22 7 2 4 22 7 5 0 22780 / 9 0 227 5 0 / 7 8 22824 11646 11650 22 9 2 7 22 9 2 9 11736 22 8 1 0 2 2 7 5 3 11553 11648-5 4 11747 22838 22 9 0 1 11640 22 8 0 6 22 7 1 8 / 2 0 11667 229 3 2 22790 11764 22 7 9 3 2 2 7 2 9 11659 22 7 6 2 11686 22 9 3 0 22 7 2 6 11692 22 9 2 0 22 9 2 8 22 9 0 0 22908/10 22 8 1 1 11662 11695 22 8 0 8 11681 22 8 0 7 2 2 7 4 5 22 9 0 4 227 7 4 22 7 5 8 22 9 3 5 22 9 0 5 22 7 1 1 - 5 1 22 8 9 7 22 9 3 0 11749 22 7 4 2 22890 22855 11680 22 7 3 4 11765 11782 2 2 7 6 1 11672 22858 11669 227 9 5 227 9 1 22 7 8 8 11690 2 2 7 3 7 22 8 2 1 11703 22 8 1 7 11779 22805 227 2 2 22 8 0 3 116 AVE 22 8 S T L O U G H E E D H W Y 22 9 S T BU R N E T T S T RITCHIE AVE GILLEY AVE 117 AVE FU L T O N S T H O LYR O O D A V E CLIFF AVE R I T C H I E A V E 22 9 S T BU R N E T T S T G IL L E Y A VE 2 2 8 S T GILL E Y A V E Aerial Imagery from the Spring of 2023´ Scale: 1:2,500 BY: DT SUBJECT PROPERTIES Page 41 of 170 CITY OF MAPLE RIDGE BYLAW NO. 7786-2021 A Bylaw to amend Schedule "A" Zoning Bylaw Map forming part of Zoning Bylaw No. 7600-2019, as amended ______________________________________________________________________________ WHEREAS it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600-2019, as amended; NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7786-2021." 2. Those parcels of land and premises known and described as: Lot 8 Section 17 Township 12 New Westminster District Plan 12197; and Lot 9 Section 17 Township 12 New Westminster District Plan 12197 and outlined in heavy black line on Map No. 1905, a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RM-1 (Low Density Townhouse Residential). 3. Maple Ridge Zoning Bylaw No. 7600-2019, as amended, and Map "A" attached thereto are hereby amended accordingly. READ a first time the 28th day of September, 2021. READ a second time, as amended, the day of , 20 . PUBLIC HEARING HELD the day of , 20 . READ a third time the day of , 20 . APPROVED by the Ministry of Transportation and Infrastructure the day of , 20 . ADOPTED the day of , 20 . PRESIDING MEMBER CORPORATE OFFICER Page 42 of 170 BURNETT ST. CLIFF AVE. FULTON ST. LOUGHEED HWY. 117 AVE. 228 ST. GILLEY AVE. 229 ST. GILLEY AVE. RITCHIE AVE. GILLEY AVE. H OLY R O O D A VE. 22904/06 22746 22724 22780/90 11 6 63 22824 11671 22780 11662-90 22929 11585 11768 11553 11648-54 11761 22769 22901 11675 22799 11575 11739 22777 22932 11678 22726 11580 11692 22809 22928 22774 22811 22910 22770 11695 22893 11681 22782 22807 1159722774 22930 11607 22756 22734 11621 22936 22858 11669 22894 11690 2 2 7 3 7 11655 22817 11750 22900/02 22805 11632 2 2 7 6 9 11661 22803 22819 2 2 7 6 6 11670 22750 11646 11 6 5 0 22927 11736 11630 11661- 2 2 7 5 3 11747 22838 1 1 6 4 0 22785 22856 22734 11 6 6 7 22790 11764 11633 22793 2 2 7 2 9 116 59 2 2 71 8 22762 11686 22930 22920 11567 22900 22908/10 22712 11662 22801 2 2 7 4 5 22813 22904 22758 22935 22905 22711-51 22897 11749 22742 2 2 89 0 22855 11680 11765 2 2 7 6 1 22798 11672 22788 11682 22821 11644 11703 22937 22805 2 2 7 2 1 240 E N 1/2 1 1 1 1 1 18 1 171 1 A 108 184 33 3 1 8 19 Rem 7 67 7 1 14 14 10 15 11 1 127 7 2N 1/2 5 1 17 4 8 16 13 A 1 83 E 238 68 21 1617 239 60' 3 20 6 2 Rem. LOT 2 Rem Rem. 63 211 Rem. A 8 84 9 2 2 5 3 LOT 1 1 1 227 2 S 1/2 1 8 19 12 2 35 18 4 241 Rem. 244 128 11 11 10 A Rem. 13 B 9 51 10 12 10 A 172 22 21 3 19 2 242 8 49 68 9 106 6 15 6 A 20 5 2 105 2 10 1 12 228 13 243 P 12197 L MS 2 3 9 0 P 72307 *PP087 LMS 1873 LMP 52799 LMS 1172 P 51655 P 14406 P 12316 P 65141 LMS 804 P 12197 P 16011 LMP 30408 P 12588 LMP 43731 LMP 7787 P 12197 P 51052 P 61520 P 71517LP 82566 L M P 5 0 9 9 7 P 41319 P 57530 EPP 61886 P 87494 P 12316 P 83761 LP 76566 P 18773 LMP RP 13279 P 21553 B C S 3 9 1 P 81957 LMP 9571 L M P 509 9 7 P 70383 BCS 3824 RP 8464 L M P 4 9 8 EP 12951 10032 NW P 8312 1830 P 8881 P 42061P 57408 RW 79939 LMP 50997 P 12588 RP 3161 NWS 3378 LMP 50997 P 8881P 40889 P 16473 P 21553 P 18773 P 12274 EP 46517 LMP 52800 E P 453 57 9 5 7 2 LMP 9574 RW 48257 L M P 48046 E P 4 5 3 5 6 LMP 7788 RW 18313 RW N'ly 20 Feet L M P LMP 41296(lease) RW 51656 RW 79939 R W 73424 RW 18313 LMP 9573 LMP 49707 LMP 2415 RW 87469 LMP 2619 LMP 7789 EP 82567 LMP 1359 5 B CP 3 5 6 6 9 LMP R W 58 8 8 3 B C P 5 7 38 R W 87495 LMP 2414 EPP 73732 RW 18313 RW 51656 EP 42071 L M P 4 8 0 4 5,L M P 4 8 0 4 4 9574 ´ SCALE 1:2,500 MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From: To: RS-1 Single Detached Residential RM-1 Low Density Townhouse Residential 7786-20211905 Page 43 of 170 CONSULTANT LIST CLIENT:PROPEL DEVELOPMENT ARCHITECT:SK ARCHITECT LANDSCAPE:PMG LANDSCAPE ARCHITECTS ARBORIST: RED CEDAR ENVIRONMENTAL GEOTECHNICAL:GEOPACIFIC SURVEYOR: BENNETT LAND SURVEYING WEED CONTROL:WESTERN WEED CONTROL SN WET T E D E D G E WETT E D E D G E WET T E D E D G E WE T T E D E D G E BOT T O M O F S L O P E BOTT O M O F S L O P E BO T T O M O F S L O P E BO T T O M O F S L O P E WE T T E D E D G E TO P O F B A N K TOP O F B A N K TOP OF BANK TOP O F S L O P E TO P O F S L O P E 5 m 5 m G E O T E C H N I C A L S E T B A C K - S E E G E O T E C H R E P O R T 5 m G E O T E C H N I C A L S E T B A C K - S E E G E O T E C H R E P O R T GILL E Y A V E 36.8% 40.7 % 40.0% 36.0% PRO P E R T Y L I N E 2 4 . 1 8 m PR O P E R T Y L I N E 3 3 . 5 0 m PROPERTY LINE 42.85 m PRO P E R T Y L I N E 1 5 . 2 3 m 44.00 m 39.31 m 40.95 m43.15 m 43.52 m 43.50 m ADJACENT PROPERTY11670 GILLEY AVERS-1 ADJACENT PROPERTY22858 LOUGHEED HWYC-3, RS-1 ADJACENT PROPERTY11655 BURNETT STC-3, RS-1 ADJACENT PROPERTY11632 GILLEY AVERS-1 ADJACENT PROPERTY11621 BURNETT STRS-1 43.85 m SID E W A L K SIDE W A L K DRIVEWAY BICYCLE RACKS (2) UNIT 3 UNIT 8 UNIT 2UNIT 1 UNIT 7 UNIT 6 UNIT 4 UNIT 5 PROPOSED 4.1m SETBACK PRO P O S E D 2 m S E T B A C K EN T R Y PERMEABLE PAVERS LINE OF DECK ABOVE PRO P O S E D P R O P E R T Y L I N E 68.34% OF PERMEABLE SURFACE EXISTING TREES TO BE REMOVED EXISTING TREES TO BE REMOVED RETAIN EXISTING TREES (#15, & #16) EXISTING TREE TO BE REMOVED REMOVE EXISTING TREES (#1, #2, & #3) REMOVE EXISTING TREES (#4, #5, & #6) RETAIN EXISTING TREES RETAIN EXISTING TREES STR E A M S I D E P R O T E C T I O N A N D ENH A N C E M E N T A R E A & S E T B A C K VISITOR 2 VISITOR 1 SPEA PROTECTION FENCING SETBA C K [3.0 0 m ] 9'-1 0 1 / 8 " AMENITY AREA 46.2 m2 EX I S T . S I D E W A L K EXIS T I N G 2.5m S E T B A C K [2.7 1 m ] 8'-1 0 5 / 8 " [18. 1 5 m ] 59'- 6 5 / 8 " [14.86 m] 48'-9 1/8" PR O P O S E D P R O P E R T Y L I N E PR O P O S E D 3 m S E T B A C K PRO P O S E D P R O P E R T Y L I N E RD D E D 3 m SE T B A C K 2.5 m RD DED 3 m SETBACK 3 m SET B A C K 2 m 5 m STRE A M S I D E P R O T E C T I O N A N D E N H A N C E M E N T A R E A ( S P E A ) 15 m DRIV E W A Y PROPOSED MAILBOX LOCATION PARK/CONSERVATION DEDICATION AREA RO A D DE D I C A T I O N A R E A RO A D DE D I C A T I O N A R E A ROAD DEDI C A T I O N A R E A PARK/CONSERVATION DEDICATION AREA PARK/CONSERVATION DEDICATION AREA PROP O S E D F U T U R E S I D E W A L K BAY WINDOW ABOVE LINE OF MAIN FLOOR CANTILEVER BALCONY ABOVE RO A D D E D I C A T I O N 10. 8 4 m RO A D 8 m R 1 2 0 0 0 m m PERMEABLE PAVERS PERMEABLE PAVERS PERMEABLE PAVERS LAWN LAWN LAWN LAWN LAWN LAWN COMMON AREA COMMON AREA COMMON AREA PERMEABLE PAVERS LAWN LAWN LAWN LINE OF ROOF OVERHANG LINE OF ROOF OVERHANG LINE OF ROOF OVERHANG LINE OF ROOF OVERHANG PROPOSED WATER METER LOCATION LINE OF ROOF OVERHANG LINE OF ROOF ABOVE LINE OF ROOF ABOVE LINE OF ROOF ABOVE PMT LAWN [0.51 m] 1'-8" 2. 4 4 m [2.44 m] 8'-0" 4.2 1 m LE N G T H 5.5 m LETDOWN EX I S T I N G ROOF ABOVE [0.51 m] 1'-8" [0.51 m ] 1'-8" [0.5 1 m ] 1'-8 " WIDTH 2.5 m WIDTH 2.5 m0.61 m [0 . 5 1 m ] 1'- 8 " [0.51 m ] 1'-8" [1.5 0 m ] 4'-1 1 1 / 8 " [1.50 m] 4'-11" APRON WIDTH 4.15 m AREA:113.02 m2 (1,216.64 SF)AFTER EXEMPT AREA: 49.17 m 2 AREA:117.60 m2 (1,265.94 SF)AFTER EXEMPT AREA: 49.22 m 2 AREA:143.10 m2 (1,216.64 SF)AFTER EXEMPT AREA: 52.42 m2 AREA:141.04 m2 (1,518.23 SF)AFTER EXEMPT AREA: 52.44 m 2 AREA:103.81 m2 ( 1,117.43 SF)AFTER EXEMPT AREA: 40.86 m 2 AREA:151.40m2 (1,629.71 SF)AFTER EXEMPT AREA: 51.8 m 2 AREA:153.64 m2 ( 1,53.86 SF)AFTER EXEMPT AREA: 52.15 m 2 AREA:123.27 m2 (1,326.92 SF)AFTER EXEMPT AREA: 50.18 m 2 [0.9 5 m ] 3'-1 1 / 2 " [0.9 5 m ] 3'-1 1 / 2 " [0 . 9 5 m ] 3'- 1 1 / 2 " [0.91 m] 3'-0" [1.21 m] 3'-11 5/8" [3.00 m] 9'-10 1/8" [4 . 1 1 m ] 13 ' - 6 " [7 . 3 0 m ] 23 ' - 1 1 3 / 8 " [2 . 2 0 m ] 7'- 2 5 / 8 " [2.05 m] 6'-8 3/4" AP R O N L E N G T H 6. 1 7 m [1 . 8 0 m ] 5'- 1 0 7 / 8 " [0 . 5 1 m ] 1'- 8 " [0 . 9 1 m ] 2'- 1 1 7 / 8 " [7.0 4 m ] 23'- 1 1 / 4 " SITE SIGNAGE [1.5 9 m ] 5'-2 5 / 8 " [1.8 0 m ] 5'-10 3 / 4 " [1.2 2 m ] 4'-0 1 / 8 " [7.0 0 m ] 22'- 1 1 5 / 8 " [1.5 0 m ] 4'-11 1 / 8 " [0.9 5 m ] 3'-1 5 / 8 " [1.8 7 m ] 6'-1 3 / 4 " [2.0 5 m ] 6'-8 5 / 8 " 7. 8 4 m 202 – 1380 Dominion AvePort Coquitlam, BC V3B 8G7 www.skarchitect.caT. 604.335.3356 TB C o n c e p t - D e s i g n 2 4 x 3 6 ( A r c h D ) - R 1 9 R e v _ ( M a y / 1 9 ) C o p y r i g ht © 2 0 1 9 P:\ 2 0 2 1 \ 2 1 0 0 7 T o w n h o u s e 2 2 8 s t M a p l e R i d g e \ 2 A c t i v e D r a w i n g s \ 2 2 8 S t M a p l e R i d g e T o w n h o m e R e v i t 2 0 2 2 _ L T . r v t 20 2 4 - 0 9 - 2 7 1 0 : 0 5 : 5 7 A M 11646 228st TOWNHOUSE DEVELOPMENT 11646 228 STREETMAPLE RIDGE, BC 21007 A000SITE PLAN PROJECT DATA APPLICABLE CODE BCBC 2018 PROJECT TYPERESIDENTIAL LEGAL DESCRIPTION LT 8; SEC 17; TWP 12; NWD; PL NWP12197 PID: 009-652-281LT 9; SEC 17; TWP 12; NWD; PL NWP12197 PID: 009-652-302 CIVIC ADDRESS 11646 228TH STREET, MAPLE RIDGE, BC(11648, 11652, AND 11654 228 ST.) ZONINGRS-1 SINGLE DETACHED RESIDENTIAL (CURRENT)RM-1 LOW DENSITY TOWNHOUSE RESIDENTIAL (PROPOSED) LOT AREAEXISTING:2,176.37 m2 (23,426.28 SF)PARK/ CONSERVATION DEDICATION AREA: 587.68 m2 (6,325.76 SF)ROAD DEDICATION AREA 172.65 m2 (1,858.39 SF)PROPOSED:1,415.94 m2 (15,241.07 SF) ZONING REQUIREMENTS SETBACKS FRONT @ GILLEY:5.0 m MINIMUM 2.5 m PROPOSED (VARIANCE REQUIRED)FRONT @ 228th:5.0 m MINIMUM 3.0 m PROPOSED (VARIANCE REQUIRED)SIDE NE (INTERIOR):6.0 m MINIMUM 2.0 m PROPOSED (VARIANCE REQUIRED)SIDE S (INTERIOR):6.0 m MINIMUM 4.1 m PROPOSED (VARIANCE REQUIRED)SIDE (EXTERIOR):N/A N/A REAR:7.5 m MINIMUM 5.0 m PROPOSED (VARIANCE REQUIRED) DENSITYREQUIRED: MAXIMUM 0.75 FSR PROPOSED: 0.74 FSR BUILDING HEIGHT REQUIRED: MAXIMUM 9.5 m PROPOSED: 9.69 m (VARIANCE REQUIRED) GROSS FLOOR AREAUNIT AREA BLDG A NET FLOOR AREA EXEMPT AREA GROSS FLOOR AREAUNIT 1:205.80 m2 <52.15 m2>153.64 m2 UNIT 2:203.21 m2 <51.80 m2>151.40 m2 UNIT 3:144.67 m2 <40.86 m2>103.81 m2 TOTAL:553.68 m2 (5,959.76 SF)408.85 m2 (4,400.82 SF) BLDG BUNIT 4:193.48 m2 <52.44 m2>141.04 m2 UNIT 5:195.52 m2 <52.42 m2>143.10 m2 TOTAL:389.00 m2 (4,187.16 SF)284.14 m2 (3,058.45 SF) BLDG CUNIT 6:162.19 m2 <49.17 m2>113.02 m2 UNIT 7:166.83 m2 <49.22 m2>117.60 m2 UNIT 8:173.46 m2 <50.18 m2>123.27 m2 TOTAL:502.48 m2 (5,408.65 SF)353.89 m2 (3,809.24 SF) 1,046.92 m2 (11,269.06 SF) GFA EXEMPTIONS ARE PARKING AREAS, AND MECHANICAL/ ELECTRICAL SERVICE ROOMS. PERMEABLE AREAREQUIRED: MINIMUM 40% PROPOSED: 40.4% (572.79 m2) VEHICLE PARKING (10.2)RESIDENTIAL PARKING:2 SPACES PER DWELLING UNIT (16 SPACES) VISITOR PARKING:0.2 SPACES PER DWELLING UNIT (2 SPACES) BICYCLE PARKING (10.3) SHORT TERM BICYCLE STORAGE REQUIRED:3 SPACES PER 20 UNITSPROPOSED:2 STALLS ELECTRIC VEHICLE CHARGING (10.4) RESIDENTIAL:100% OF RESIDENTIAL SPACES – ROUGHED-IN INFRASTRUCTURE CAPABLE OF PROVIDING LEVEL 2 EV CHARGING. VISITOR:50% OF VISITOR SPACES – ROUGHED-IN INFRASTRUCTURE CAPABLE OF PROVIDING LEVEL 2 EV CHARGING. COMMON OPEN AREA REQUIRED:345.00 m2 (3,714 SF) = (45 m2 x 7 UNITS) + (30m2 x 1 UNIT)PROPOSED:471.87 m2 (5,079.28 SF) = (221.57 m2) + (46.2 m2) + (204.1 m2) OUTDOOR AMENITY AREA REQUIRED: 40.00 m2 (430.56 SF) = (5 m2 * 8 UNITS)PROPOSED:46.2 m2 (497.08 SF) PRIVATE OUTDOOR AREAMINIMUM: 5% OF UNIT AREAPROPOSED:204.12 m2 (2,197.22 SF) BLDG A MINIMUM PROPOSEDUNIT 1:153.64 m2 x 0.05 = 7.68 m2 (82.69 SF)51.16 m2 (550.74 SF)UNIT 2:151.40 m2 x 0.05 = 7.57 m2 (81.48 SF)20.77 m2 (223.59 SF)UNIT 3:103.81 m2 x 0.05 = 5.19 m2 (55.87 SF)18.25 m2 (185.78 SF)89.19 m2 (960.11 SF)BLDG B MINIMUMUNIT 4:141.04 m2 x 0.05 = 7.05 m2 (75.91 SF)29.54 m2 (318.06 SF)UNIT 5:143.10 m2 x 0.05 = 7.15 m2 (77.01 SF)28.74 m2 (309.34 SF)58.28 m2 (627.40 SF)BLDG C MINIMUMUNIT 6:113.02 m2 x 0.05 = 5.65 m2 (60.83 SF)17.81 m2 (191.73 SF)UNIT 7:117.60 m2 x 0.05 = 5.88 m2 (63.29 SF)18.92 m2 (203.67 SF) UNIT 8:123.27 m2 x 0.05 = 6.16 m2 (66.34 SF)19.91 m2 (214.31 SF)56.64 m2 (609.71 SF) 11646 228 STREET TOWNHOUSE DEVELOPMENT 1 : 2002SITE PLAN NORTH Sheet List SheetNumber Sheet Name A000 SITE PLAN A001 COMMON & PERMEABLE AREAS A002 CONTEXT/AERIAL SITE PLAN A003 CONTEXT/AERIAL PHOTOGRAPHS A004 DESIGN RATIONALE A101 BLDG A - FLOOR PLANS A101.1 BLDG A - FLOOR PLANS - AREAS A102 BLDG B - FLOOR PLANS A102.1 BLDG B - FLOOR PLANS - AREAS A103 BLDG C - FLOOR PLANS A103.1 BLDG C - FLOOR PLANS - AREAS A201 BLDG A - ELEVATIONS A202 BLDG B - ELEVATIONS A203 BLDG C - ELEVATIONS A301 BLDG A B & C - SECTIONS No Description Date 18 ISSUED FOR ADP 2024-09-25 Page 44 of 170 SN WET T E D E D G E WETT E D E D G E WET T E D E D G E WE T T E D E D G E BOT T O M O F S L O P E BOTT O M O F S L O P E BO T T O M O F S L O P E BO T T O M O F S L O P E WE T T E D E D G E TO P O F B A N K TOP O F B A N K TOP OF BANK TOP O F S L O P E TO P O F S L O P E 5 m 5 m G E O T E C H N I C A L S E T B A C K - S E E G E O T E C H R E P O R T 5 m G E O T E C H N I C A L S E T B A C K - S E E G E O T E C H R E P O R T GILL E Y A V E 36.8% 40.7 % 40.0% 36.0% PRO P E R T Y L I N E 2 4 . 1 8 m PR O P E R T Y L I N E 3 3 . 5 0 m PROPERTY LINE 42.85 m PRO P E R T Y L I N E 1 5 . 2 3 m 44.00 m 39.31 m 40.95 m 43.15 m 43.52 m 43.50 m ADJACENT PROPERTY11670 GILLEY AVERS-1 ADJACENT PROPERTY22858 LOUGHEED HWYC-3, RS-1 ADJACENT PROPERTY11655 BURNETT STC-3, RS-1 ADJACENT PROPERTY11632 GILLEY AVERS-1 ADJACENT PROPERTY11621 BURNETT STRS-1 43.85 m SI D E W A L K SIDE W A L K DRIVEWAY UNIT 3 UNIT 8 UNIT 2UNIT 1 UNIT 7 UNIT 6 UNIT 4 UNIT 5 PROPOSED 4.1m SETBACK PRO P O S E D 2 m S E T B A C K EN T R Y LINE OF DECK ABOVE PRO P O S E D P R O P E R T Y L I N E RETAIN EXISTING TREES RETAIN EXISTING TREES STR E A M S I D E P R O T E C T I O N A N D ENH A N C E M E N T A R E A & S E T B A C K VISITOR 2 VISITOR 1 SPEA PROTECTION FENCING [3.0 0 m ] 9'-1 0 1 / 8 " AMENITY AREA 46.2 m2 EX I S T . S I D E W A L K 2.5m S E T B A C K EX I S T I N G [18. 1 5 m ] 59'- 6 5 / 8 " [14.86 m] 48'-9 1/8" PR O P O S E D P R O P E R T Y L I N E PR O P O S E D 3 m S E T B A C K PROP O S E D P R O P E R T Y L I N E DRIV E W A Y PARK/CONSERVATION DEDICATION AREA RO A D DE D I C A T I O N A R E A RO A D DE D I C A T I O N A R E A ROAD DEDIC A T I O N A R E A PARK/CONSERVATION DEDICATION AREA PARK/CONSERVATION DEDICATION AREA PRO P O S E D F U T U R E S I D E W A L K LINE OF MAIN FLOOR CANTILEVER BALCONY ABOVE RO A D D E D I C A T I O N 10. 8 4 m RO A D 8 m R 12 0 0 0 m m PRIVATE AREA17.8 m2 PRIVATE AREA18.9 m2 PRIVATE AREA19.9 m2 PRIVATE AREA29.5 m2 PRIVATE AREA28.7 m2 COMMON AREA37.6 m2 PRIVATE AREA 51.1 m2 PRIVATE AREA20.7 m2 PRIVATE AREA17.2 m2 LINE OF ROOF OVERHANG LINE OF ROOF OVERHANG LINE OF ROOF OVERHANG LINE OF ROOF OVERHANG COMMON AREA 183.9 m2 PR O P E R T Y L I N E 5 1 . 3 2 m EXI S T I N G EXI S T I N G PMT PROPOSED WATER METER LOCATION [3.2 8 m ] 10'- 9 " [2.7 1 m ] 8'-1 0 5 / 8 " [5.03 m] 16'-6" [1.5 0 m ] 4'-1 1 " [2.58 m ] 8'-5 3/ 8 " [2.6 4 m ] 8'-8 1 / 8 " [2.1 7 m ] 7'-1 3 / 8 " [2.7 6 m ] 9'-0 7 / 8 " SN WET T E D E D G E WETT E D E D G E WET T E D E D G E WE T T E D E D G E BOT T O M O F S L O P E BOTT O M O F S L O P E BO T T O M O F S L O P E BO T T O M O F S L O P E WE T T E D E D G E TO P O F B A N K TOP O F B A N K TOP OF BANK TOP O F S L O P E TO P O F S L O P E 5 m 5 m G E O T E C H N I C A L S E T B A C K - S E E G E O T E C H R E P O R T 5 m G E O T E C H N I C A L S E T B A C K - S E E G E O T E C H R E P O R T GILL E Y A V E 36.8% 40.7 % 40.0% 36.0% PRO P E R T Y L I N E 2 4 . 1 8 m PR O P E R T Y L I N E 3 3 . 5 0 m PROPERTY LINE 42.85 m PRO P E R T Y L I N E 1 5 . 2 3 m 44.00 m 39.31 m 40.95 m43.15 m 43.52 m 43.50 m ADJACENT PROPERTY11670 GILLEY AVERS-1 ADJACENT PROPERTY22858 LOUGHEED HWYC-3, RS-1 ADJACENT PROPERTY11655 BURNETT STC-3, RS-1 ADJACENT PROPERTY11632 GILLEY AVERS-1 ADJACENT PROPERTY11621 BURNETT STRS-1 43.85 m SID E W A L K SIDE W A L K DRIVEWAY BICYCLE RACKS (2) UNIT 3 UNIT 8 UNIT 2UNIT 1 UNIT 7 UNIT 6 UNIT 4 UNIT 5 PROPOSED 4.1m SETBACK PRO P O S E D 2 m S E T B A C K EN T R Y LINE OF DECK ABOVE PRO P O S E D P R O P E R T Y L I N E RETAIN EXISTING TREES RETAIN EXISTING TREES STR E A M S I D E P R O T E C T I O N A N D ENH A N C E M E N T A R E A & S E T B A C K VISITOR 2 VISITOR 1 SPEA PROTECTION FENCING [3.0 0 m ] 9'-1 0 1 / 8 " EX I S T . S I D E W A L K 2.5m S E T B A C K EX I S T I N G [18. 1 5 m ] 59'- 6 5 / 8 " [14.86 m] 48'-9 1/8" PR O P O S E D P R O P E R T Y L I N E PR O P O S E D 3 m S E T B A C K PROP O S E D P R O P E R T Y L I N E DRIV E W A Y PARK/CONSERVATION DEDICATION AREA RO A D DE D I C A T I O N A R E A RO A D DE D I C A T I O N A R E A ROAD DEDIC A T I O N A R E A PARK/CONSERVATION DEDICATION AREA PARK/CONSERVATION DEDICATION AREA PROP O S E D F U T U R E S I D E W A L K LINE OF MAIN FLOOR CANTILEVER BALCONY ABOVE RO A D D E D I C A T I O N 10. 8 4 m RO A D 8 m R 12 0 0 0 m m LINE OF ROOF OVERHANGLINE OF ROOF OVERHANG LINE OF ROOF OVERHANG LINE OF ROOF OVERHANG PROPOSED WATER METER LOCATION PR O P E R T Y L I N E 5 1 . 3 2 m EXI S T I N G PERMEABLE AREA 44.2 m2 PERMEABLE AREA 211.1 m2 PERMEABLE AREA 83.0 m2 PERMEABLE AREA 37.6 m2 PERMEABLE AREA 48.1 m2 PERMEABLE AREA 82.3m2 PERMEABLE AREA 66.3 m2 EXI S T I N G PERMEABLE PAVERS PERMEABLE PAVERS PERMEABLE PAVERS PMT AREAS LEGEND COMMON AREA PRIVATE AREA AMENITY AREA NON - COMMON AREA DRIVEWAY SIDEWALK PERMEABLE AREA PATHWAY DEDICATED HABITAT AREA ROAD DEDICATION AREA PERMEABLE PAVERS LANDSCAPING SHRUBS/ HEDGING 202 – 1380 Dominion AvePort Coquitlam, BC V3B 8G7 www.skarchitect.caT. 604.335.3356 TB C o n c e p t - D e s i g n 2 4 x 3 6 ( A r c h D ) - R 1 9 R e v _ ( M a y / 1 9 ) C o p y r i g ht © 2 0 1 9 P:\ 2 0 2 1 \ 2 1 0 0 7 T o w n h o u s e 2 2 8 s t M a p l e R i d g e \ 2 A c t i v e D r a w i n g s \ 2 2 8 S t M a p l e R i d g e T o w n h o m e R e v i t 2 0 2 2 _ L T . r v t 20 2 4 - 0 9 - 2 7 1 0 : 0 6 : 0 2 A M 11646 228st TOWNHOUSE DEVELOPMENT 11646 228 STREETMAPLE RIDGE, BC 21007 A001COMMON & PERMEABLE AREAS 11646 228 STREET TOWNHOUSE DEVELOPMENT 1 : 2001SITE PLAN - COMMON OPEN AREA 1 : 2002SITE PLAN - PERMEABLE AREA NORTH NORTH No Description Date 18 ISSUED FOR ADP 2024-09-25 Page 45 of 170 MATERIAL FINISHES LEGEND FASCIA/TRIM (WOOD)BM 1591 Sterling White ASPHALT ROOFBM CW-695 Lampblack1 2 3 WOOD SHAKEBM AF-705 Cinder 4 HARDIE BOARD PANELSBM 1603 Graphite 5 6 NOT USED 7 WOOD SIDINGBM AF-95 Hush 8 9 STONE VENEEROakfield Stonegate CORNICEBM HC-Livingston Gold GLASS RAILING EXTERIOR DOORBM AF-705 Cinder GARAGE DOORUrban Bronze SW 7048 ALUMINUM WINDOWDouble Glazed 10 11 12 14 TRIM/ CORNER POST (WOOD)Urban Bronze SW 704813 LOUVER - DECORATIVE15 NOT USED 1 A301 12 13 4 3 8 AA AB ADAC 3 10 7 2 GROUND FLOOR144'-2 3/8" MAIN FLOOR153'-5 1/8" UPPER FLOOR163'-7 7/8" T.O PLATE172'-8 5/8" T.O. ROOF175'-11 7/8" MAIN FLOOR153'-5 1/8" T.O. ROOF175'-11 7/8" GROUND FLOOR144'-2 3/8" MAIN FLOOR153'-5 1/8" UPPER FLOOR163'-7 7/8" T.O PLATE172'-8 5/8" T.O. ROOF175'-11 7/8" 9. 6 9 m 1 m 2. 7 6 m 3. 1 2 m 2.8 1 m 7 7 14 7 15 1 1 A301 7 13 2 3 8 12 3 1 AAABADAC 9 2 11 14 GROUND FLOOR144'-2 3/8" MAIN FLOOR153'-5 1/8" UPPER FLOOR163'-7 7/8" T.O PLATE172'-8 5/8" T.O. ROOF175'-11 7/8" MAIN FLOOR153'-5 1/8" GROUND FLOOR144'-2 3/8" MAIN FLOOR153'-5 1/8" UPPER FLOOR163'-7 7/8" T.O PLATE172'-8 5/8" T.O. ROOF175'-11 7/8" 9.6 9 m 1 m 2.7 6 m 3.1 2 m 2. 8 1 m 3 7 4 2 A301 7 7 12 A1A2 8 1 GROUND FLOOR144'-2 3/8" MAIN FLOOR153'-5 1/8" UPPER FLOOR163'-7 7/8" T.O PLATE172'-8 5/8" T.O. ROOF175'-11 7/8" GROUND FLOOR144'-2 3/8" T.O. ROOF175'-11 7/8" GROUND FLOOR144'-2 3/8" MAIN FLOOR153'-5 1/8" UPPER FLOOR163'-7 7/8" T.O PLATE172'-8 5/8" T.O. ROOF175'-11 7/8" 9.6 9 m 2. 8 1 m 3.1 2 m 2.7 6 m 1 m 10 2 13 9 14 10 2 A301 7 13 8 3 1 A1 A2 GROUND FLOOR144'-2 3/8" MAIN FLOOR153'-5 1/8" UPPER FLOOR163'-7 7/8" T.O PLATE172'-8 5/8" T.O. ROOF175'-11 7/8" MAIN FLOOR153'-5 1/8" GROUND FLOOR144'-2 3/8" MAIN FLOOR153'-5 1/8" UPPER FLOOR163'-7 7/8" T.O PLATE172'-8 5/8" T.O. ROOF175'-11 7/8" 9.6 9 m 1 m 2. 7 6 m 3.1 2 m 2.8 1 m 2 10 14 9 12 202 – 1380 Dominion AvePort Coquitlam, BC V3B 8G7 www.skarchitect.caT. 604.335.3356 TB C o n c e p t - D e s i g n 2 4 x 3 6 ( A r c h D ) - R 1 9 R e v _ ( M a y / 1 9 ) C o p y r i g ht © 2 0 1 9 P:\ 2 0 2 1 \ 2 1 0 0 7 T o w n h o u s e 2 2 8 s t M a p l e R i d g e \ 2 A c t i v e D r a w i n g s \ 2 2 8 S t M a p l e R i d g e T o w n h o m e R e v i t 2 0 2 2 _ L T . r v t 20 2 4 - 0 9 - 2 7 1 0 : 0 6 : 4 8 A M 11646 228st TOWNHOUSE DEVELOPMENT 11646 228 STREETMAPLE RIDGE, BC 21007 A201BLDG A - ELEVATIONS No Description Date 18 ISSUED FOR ADP 2024-09-25 1/8" = 1'-0"1 Elevation - Bldg A South 1/8" = 1'-0"2 Elevation - Bldg A North 1/8" = 1'-0"3 Elevation - Bldg A East 1/8" = 1'-0"4 Elevation - Bldg A West Page 46 of 170 B2B43 A301 B1B3 10 14 12 GROUND FLOOR144'-2 3/8" MAIN FLOOR153'-5 1/8" UPPER FLOOR163'-7 7/8" T.O PLATE172'-8 5/8" T.O. ROOF175'-11 7/8" GROUND FLOOR144'-2 3/8" MAIN FLOOR153'-5 1/8" UPPER FLOOR163'-7 7/8" T.O PLATE172'-8 5/8" T.O. ROOF175'-11 7/8" GROUND FLOOR144'-2 3/8" MAIN FLOOR153'-5 1/8" UPPER FLOOR163'-7 7/8" T.O PLATE172'-8 5/8" T.O. ROOF175'-11 7/8" 4 108 1 9.6 9 m 1 m 2.7 6 m 3.1 2 m 2. 8 1 m 4 92 14 B2 B43 A301B1 B3 13 14 1210 GROUND FLOOR144'-2 3/8" MAIN FLOOR153'-5 1/8" UPPER FLOOR163'-7 7/8" T.O PLATE172'-8 5/8" T.O. ROOF175'-11 7/8" GROUND FLOOR144'-2 3/8" MAIN FLOOR153'-5 1/8" UPPER FLOOR163'-7 7/8" T.O PLATE172'-8 5/8" T.O. ROOF175'-11 7/8" 3 1 8 9 9.6 9 m 1 m 2.7 6 m 3.1 2 m 2. 8 1 m 3 2 3 10 9 BB BABC4 A301 GROUND FLOOR144'-2 3/8" MAIN FLOOR153'-5 1/8" UPPER FLOOR163'-7 7/8" T.O PLATE172'-8 5/8" T.O. ROOF175'-11 7/8" GROUND FLOOR144'-2 3/8" MAIN FLOOR153'-5 1/8" UPPER FLOOR163'-7 7/8" T.O PLATE172'-8 5/8" T.O. ROOF175'-11 7/8" 3 13 14 8 9.6 9 m 1 m 2. 7 6 m 3.1 2 m 2.8 1 m 10 9 12 1 4 7 2 BBBA BC4 A301 4 13 14 GROUND FLOOR144'-2 3/8" MAIN FLOOR153'-5 1/8" UPPER FLOOR163'-7 7/8" T.O PLATE172'-8 5/8" T.O. ROOF175'-11 7/8" GROUND FLOOR144'-2 3/8" MAIN FLOOR153'-5 1/8" UPPER FLOOR163'-7 7/8" T.O PLATE172'-8 5/8" T.O. ROOF175'-11 7/8" 11 1 7 2 12 8 1 m 2. 7 6 m 3.1 2 m 2.8 1 m 9.6 9 m 3 9 MATERIAL FINISHES LEGEND FASCIA/TRIM (WOOD)BM 1591 Sterling White ASPHALT ROOFBM CW-695 Lampblack1 2 3 WOOD SHAKEBM AF-705 Cinder 4 HARDIE BOARD PANELSBM 1603 Graphite 5 6 NOT USED 7 WOOD SIDINGBM AF-95 Hush 8 9 STONE VENEEROakfield Stonegate CORNICEBM HC-Livingston Gold GLASS RAILING EXTERIOR DOORBM AF-705 Cinder GARAGE DOORUrban Bronze SW 7048 ALUMINUM WINDOWDouble Glazed 10 11 12 14 TRIM/ CORNER POST (WOOD)Urban Bronze SW 704813 LOUVER - DECORATIVE15 NOT USED 202 – 1380 Dominion AvePort Coquitlam, BC V3B 8G7 www.skarchitect.caT. 604.335.3356 TB C o n c e p t - D e s i g n 2 4 x 3 6 ( A r c h D ) - R 1 9 R e v _ ( M a y / 1 9 ) C o p y r i g ht © 2 0 1 9 P:\ 2 0 2 1 \ 2 1 0 0 7 T o w n h o u s e 2 2 8 s t M a p l e R i d g e \ 2 A c t i v e D r a w i n g s \ 2 2 8 S t M a p l e R i d g e T o w n h o m e R e v i t 2 0 2 2 _ L T . r v t 20 2 4 - 0 9 - 2 7 1 0 : 0 7 : 1 1 A M 11646 228st TOWNHOUSE DEVELOPMENT 11646 228 STREETMAPLE RIDGE, BC 21007 A202BLDG B - ELEVATIONS 1/8" = 1'-0"1 Elevation - Bldg B North 1/8" = 1'-0"2 Elevation - Bldg B South 1/8" = 1'-0"3 Elevation - Bldg B East 1/8" = 1'-0"4 Elevation - Bldg B West No Description Date 18 ISSUED FOR ADP 2024-09-25 Page 47 of 170 C1C2 GROUND FLOOR144'-2 3/8" MAIN FLOOR153'-5 1/8" UPPER FLOOR163'-7 7/8" T.O PLATE172'-8 5/8" T.O. ROOF175'-11 7/8" GROUND FLOOR144'-2 3/8" MAIN FLOOR153'-5 1/8" UPPER FLOOR163'-7 7/8" T.O PLATE172'-8 5/8" T.O. ROOF175'-11 7/8" 9.6 9 m 1 m 2.7 6 m 3.1 2 m 2. 8 1 m 7 13 14 8 1 12 6 A301 2 9 C1 C2 GROUND FLOOR144'-2 3/8" MAIN FLOOR153'-5 1/8" UPPER FLOOR163'-7 7/8" T.O PLATE172'-8 5/8" T.O. ROOF175'-11 7/8" MAIN FLOOR153'-5 1/8" GROUND FLOOR144'-2 3/8" MAIN FLOOR153'-5 1/8" UPPER FLOOR163'-7 7/8" T.O PLATE172'-8 5/8" T.O. ROOF175'-11 7/8" 9.6 9 m 1 m 2.7 6 m 3.1 2 m 2. 8 1 m 14 2 3 8 12 7 1 10 6 A301 9 13 CACBCCCD GROUND FLOOR144'-2 3/8" MAIN FLOOR153'-5 1/8" UPPER FLOOR163'-7 7/8" T.O PLATE172'-8 5/8" T.O. ROOF175'-11 7/8" GROUND FLOOR144'-2 3/8"GROUND FLOOR144'-2 3/8" MAIN FLOOR153'-5 1/8" UPPER FLOOR163'-7 7/8" T.O PLATE172'-8 5/8" T.O. ROOF175'-11 7/8" 9. 6 9 m 1 m 2. 7 6 m 3. 1 2 m 2.8 1 m 12 9 4 8 1 2 3 11 7 5 A301 14 13 3 7 CA CB CC CD GROUND FLOOR144'-2 3/8" MAIN FLOOR153'-5 1/8" UPPER FLOOR163'-7 7/8" T.O PLATE172'-8 5/8" T.O. ROOF175'-11 7/8" GROUND FLOOR144'-2 3/8" UPPER FLOOR163'-7 7/8" T.O PLATE172'-8 5/8" T.O. ROOF175'-11 7/8" MAIN FLOOR153'-5 1/8" UPPER FLOOR163'-7 7/8" T.O PLATE172'-8 5/8" T.O. ROOF175'-11 7/8" 13 8 1 14 12 10 3 3 9. 6 9 m 1 m 2.7 6 m 3. 1 2 m 2. 8 1 m 5 A301 7 92 10 7 4 MATERIAL FINISHES LEGEND FASCIA/TRIM (WOOD)BM 1591 Sterling White ASPHALT ROOFBM CW-695 Lampblack1 2 3 WOOD SHAKEBM AF-705 Cinder 4 HARDIE BOARD PANELSBM 1603 Graphite 5 6 NOT USED 7 WOOD SIDINGBM AF-95 Hush 8 9 STONE VENEEROakfield Stonegate CORNICEBM HC-Livingston Gold GLASS RAILING EXTERIOR DOORBM AF-705 Cinder GARAGE DOORUrban Bronze SW 7048 ALUMINUM WINDOWDouble Glazed 10 11 12 14 TRIM/ CORNER POST (WOOD)Urban Bronze SW 704813 LOUVER - DECORATIVE15 NOT USED 202 – 1380 Dominion AvePort Coquitlam, BC V3B 8G7 www.skarchitect.caT. 604.335.3356 TB C o n c e p t - D e s i g n 2 4 x 3 6 ( A r c h D ) - R 1 9 R e v _ ( M a y / 1 9 ) C o p y r i g ht © 2 0 1 9 P:\ 2 0 2 1 \ 2 1 0 0 7 T o w n h o u s e 2 2 8 s t M a p l e R i d g e \ 2 A c t i v e D r a w i n g s \ 2 2 8 S t M a p l e R i d g e T o w n h o m e R e v i t 2 0 2 2 _ L T . r v t 20 2 4 - 0 9 - 2 7 1 0 : 0 7 : 3 3 A M 11646 228st TOWNHOUSE DEVELOPMENT 11646 228 STREETMAPLE RIDGE, BC 21007 A203BLDG C - ELEVATIONS 1/8" = 1'-0"1 Elevation - Bldg C South 1/8" = 1'-0"2 Elevation - Bldg C North 1/8" = 1'-0"3 Elevation - Bldg C East 1/8" = 1'-0"4 Elevation - Bldg C West No Description Date 18 ISSUED FOR ADP 2024-09-25 Page 48 of 170 SPEA #1 #2 #3 #4 #5 #6 #20 #19 #18 #17 #16 #15 #14 #12 #11 #10 #7 #8 #9 #13 36.8% 40. 7 % 40.0 % 36.0% PR O P E R T Y L I N E 2 4 . 1 8 m PR O P E R T Y L I N E 3 3 . 5 0 m PROPERTY LINE 42.85 m PR O P E R T Y L I N E 1 5 . 2 3 m 44.00 m 39.31 m 40.95 m43.15 m 43.52 m 43.50 m 43.85 m EXISTING TREE TO RETAIN EXISTING TREE TO REMOVE TREE MANAGEMENT LEGEND #17 #15 *REFER TO ARBORIST REPORT; ALL WORKS WITHIN CRZ TO BE MONITORED BY PROJECT ARBORIST TREE PROTECTION FENCE CHK'D: 22080-9.ZIP DRAWN: DESIGN: SCALE: DATE: PMG PROJECT NUMBER:22-080 OF 4 DRAWING TITLE: MAPLE RIDGE, BC TOWNHOUSE DEVELOPMENT PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO.DATE DR. 11646 228 STREET SEAL: Copyright reserved. This drawing and design is the property of PMG Landscape Architects and may not be reproduced or used for other projects without their permission. c CLIENT: LANDSCAPE Burnaby, British Columbia, V5C 6G9 p: 604 294-0011 ; f: 604 294-0022 Suite C100 - 4185 Still Creek Drive ARCHITECTS 1 22.JUL.15 ADD PERMEABILITY PLAN SA 2 22.OCT.27 NEW SITE PLAN / SHRUB PLAN SA 3 23.JUN.14 REVISE PER ENV. COMMENTS SA 4 23.DEC.18 NEW ARCHITECTURE PLAN SA 5 24.APR.19 REVISE PER CITY COMMENTS SA 6 24.APR.24 ARCH COMMENTS SA 7 24.JUN.27 ADP SUBMISSION SA 8 24.SEP.06 REVISE PER ADP COMMENTS SA TREE MANAGEMENT PLAN L0 22.JUN.21 1/8" = 1'-0" SA SA RK N Page 49 of 170 SPEA 36.8% 40. 7 % 40.0 % 36.0% PR O P E R T Y L I N E 2 4 . 1 8 m PR O P E R T Y L I N E 3 3 . 5 0 m PROPERTY LINE 42.85 m PR O P E R T Y L I N E 1 5 . 2 3 m 44.00 m 39.31 m 40.95 m43.15 m 43.52 m 43.50 m 43.85 m POPULUS TREMULOIDES SOD LAWN BELGARD SF RIMA PERMEABLE PAVERS 3'-6" WOOD SLAT FRONTAGE FENCE RETAINED TREE PER ARBORIST REPORT ALL WORK IN TPZ TO BE SUPERVISED BY PROJECT ARBORIST SPLIT RAIL ENVIRONMENTAL FENCE 3'-6" WOOD SLAT FRONTAGE FENCE MAGLIN 150 SERIES BIKE RACK (THREE SPACES) 6' PRIVACY FENCE BETWEEN UNITS BELGARD SF RIMA PERMEABLE PAVERS SOD LAWN SOD LAWN 6' PRIVACY FENCE BETWEEN UNITS SOD LAWN SOD LAWN PSEUDOTSUGA MENZIESII PROPERTY LINE PERMEABLE PAVERS AT REAR PATIOS SOD LAWN SOD LAWN SOD LAWN BELGARD AQUALINE PERMEABLE PAVERS MIDNIGHT COLOUR BBQ AREA TRELLIS PLANTING IN TPZ TO BE HAND DUG AND PLANTED AT MAX #1 POT SIZE WATER METER MULCH AROUND BASE OF TREE BELGARD AQUALINE PERMEABLE PAVERS AT DRIVE ENTRY NATURAL COLOUR PMT SOD LAWN SOD LAWN 6' FENCE AT PROPERTY LINE 6' FENCE AT PROPERTY LINE PLANTED SIZE / REMARKSCOMMON NAMEBOTANICAL NAME TREE SCHEDULE KEY QTY TREE 4 ACER CIRCINATUM VINE MAPLE 1.5M HT; B&B; 3 STEM CLUMP 7 CHAMAECYPARIS NOOTKATENSIS 'PENDULA'WEEPING NOOTKA CYPRESS 2M HT; B&B 1 KOELREUTERIA PANICULATA GOLDEN RAIN TREE 6CM CAL; 2M STD; B&B 3 LIQUIDAMBAR STYRACIFLUA 'SLENDER SILHOUETTE'SLENDER SILHOUETTE SWEETGUM 6CM CAL; B&B; CLASS B; 3 LIRIODENDRON TULIPIFERA 'ARNOLD'COLUMNAR TULIP TREE 6CM CAL; B&B; CLASS B; 2 POPULUS TREMULOIDES TREMBLING ASPEN 5CM CAL; 1.8M STD; B&B 5 PSEUDOTSUGA MENZIESII DOUGLAS FIR 3M HT; B&B NOTES: * PLANT SIZES IN THIS LIST ARE SPECIFIED ACCORDING TO THE BC LANDSCAPE STANDARD AND CANADIAN LANDSCAPE STANDARD, LATEST EDITION. CONTAINER SIZES SPECIFIED AS PER CNLA STANDARD. BOTH PLANT SIZE AND CONTAINER SIZE ARE THE MINIMUM ACCEPTABLE SIZES. * REFER TO SPECIFICATIONS FOR DEFINED CONTAINER MEASUREMENTS AND OTHER PLANT MATERIAL REQUIREMENTS. * SEARCH AND REVIEW: MAKE PLANT MATERIAL AVAILABLE FOR OPTIONAL REVIEW BY LANDSCAPE ARCHITECT AT SOURCE OF SUPPLY. AREA OF SEARCH TO INCLUDE LOWER MAINLAND AND FRASER VALLEY. * SUBSTITUTIONS: OBTAIN WRITTEN APPROVAL FROM THE LANDSCAPE ARCHITECT PRIOR TO MAKING ANY SUBSTITUTIONS TO THE SPECIFIED MATERIAL. UNAPPROVED SUBSTITUTIONS WILL BE REJECTED. ALLOW A MINIMUM OF FIVE DAYS PRIOR TO DELIVERY FOR REQUEST TO SUBSTITUTE. SUBSTITUTIONS ARE SUBJECT TO BC LANDSCAPE STANDARD AND CANADIAN LANDSCAPE STANDARD - DEFINITION OF CONDITIONS OF AVAILABILITY. * ALL LANDSCAPE MATERIAL AND WORKMANSHIP MUST MEET OR EXCEED BC LANDSCAPE STANDARD AND CANADIAN LANDSCAPE STANDARD LATEST EDITION. * ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY. * BIO-SOLIDS NOT PERMITTED IN GROWING MEDIUM UNLESS AUTHORIZED BY LANDSCAPE ARCHITECT. PMG PROJECT NUMBER:22-080 CH A M A E C Y P A R I S KO E L R E U T E R I A P A N I C U L A T A AC E R C I R C I N A T U M PO P U L U S T R E M U L O I D E S ST E W A R T I A P S E U D O C A M E L L I A PS E U D O T S U G A M E N Z I E S I I NO O T K A T E N S I S ' P E N D U L A ' MA G L I N 1 5 0 S E R I E S B I K E R A C K MA G L I N 7 2 0 T A B L E A N D B E N C H E S 3'-3" FRONTAGE FENCE 6' HT PRIVACY FENCE FENCING LEGEND TREE PROTECTION FENCE SPEA SPLIT RAIL FENCE CHK'D: 22080-9.ZIP DRAWN: DESIGN: SCALE: DATE: PMG PROJECT NUMBER:22-080 OF 4 DRAWING TITLE: MAPLE RIDGE, BC TOWNHOUSE DEVELOPMENT PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO.DATE DR. 11646 228 STREET SEAL: Copyright reserved. This drawing and design is the property of PMG Landscape Architects and may not be reproduced or used for other projects without their permission. c CLIENT: LANDSCAPE Burnaby, British Columbia, V5C 6G9 p: 604 294-0011 ; f: 604 294-0022 Suite C100 - 4185 Still Creek Drive ARCHITECTS 1 22.JUL.15 ADD PERMEABILITY PLAN SA 2 22.OCT.27 NEW SITE PLAN / SHRUB PLAN SA 3 23.JUN.14 REVISE PER ENV. COMMENTS SA 4 23.DEC.18 NEW ARCHITECTURE PLAN SA 5 24.APR.19 REVISE PER CITY COMMENTS SA 6 24.APR.24 ARCH COMMENTS SA 7 24.JUN.27 ADP SUBMISSION SA 8 24.SEP.06 REVISE PER ADP COMMENTS SA LANDSCAPE PLAN L1 22.JUN.21 1/8" = 1'-0" SA SA RK N Page 50 of 170 SPEA 36.8% PR O P E R T Y L I N E 2 4 . 1 8 m PR O P E R T Y L I N E 3 3 . 5 0 m PROPERTY LINE 42.85 m 43.15 m 43.52 m 43.50 m 43.85 m PLANTED SIZE / REMARKSCOMMON NAMEBOTANICAL NAME PLANT SCHEDULE KEY QTY SHRUB 5 BUXUS SEMPERVIRENS 'GRAHAM BLANDY'ENGLISH BOXWOOD 1.5M B&B 19 LONICERA PILEATA BOXLEAF HONEYSUCKLE #2 POT; 30CM 43 MAHONIA AQUIFOLIUM OREGON GRAPE #3 POT; 50CM 16 RIBES SANGUINEUM RED FLOWERING CURRANT #3 POT; 80CM 75 SYMPHORICARPOS ALBUS SNOWBERRY #3 POT; 160 TAXUS BACCATA 'FASTIGIATA'COLUMNAR IRISH YEW 1.5M B&B GRASS 103 CAREX OBNUPTA SLOUGH SEDGE #1 POT 25 STIPA TENUISSIMA MEXICAN FEATHER GRASS #1 POT PERENNIAL 7 ASTER x FRIKARTII 'MONCH'FRIKART ASTER #1 POT 8 ECHINACEA PURPUREA PURPLE CONEFLOWER 15CM POT GC 12 CALLUNA VULGARIS 'FIREFLY'SCOTS HEATHER; PINK; GOLD FOLIAGE #1 POT 176 GAULTHERIA SHALLON SALAL #1 POT; 20CM; 60 POLYSTICHUM MUNITUM WESTERN SWORD FERN #1 POT; 25CM 4 RUBUS ROLFEII CREEPING TAIWAN BRAMBLE 15 CM POT NOTES: * PLANT SIZES IN THIS LIST ARE SPECIFIED ACCORDING TO THE BC LANDSCAPE STANDARD AND CANADIAN LANDSCAPE STANDARD, LATEST EDITION. CONTAINER SIZES SPECIFIED AS PER CNLA STANDARD. BOTH PLANT SIZE AND CONTAINER SIZE ARE THE MINIMUM ACCEPTABLE SIZES. * REFER TO SPECIFICATIONS FOR DEFINED CONTAINER MEASUREMENTS AND OTHER PLANT MATERIAL REQUIREMENTS. * SEARCH AND REVIEW: MAKE PLANT MATERIAL AVAILABLE FOR OPTIONAL REVIEW BY LANDSCAPE ARCHITECT AT SOURCE OF SUPPLY. AREA OF SEARCH TO INCLUDE LOWER MAINLAND AND FRASER VALLEY. * SUBSTITUTIONS: OBTAIN WRITTEN APPROVAL FROM THE LANDSCAPE ARCHITECT PRIOR TO MAKING ANY SUBSTITUTIONS TO THE SPECIFIED MATERIAL. UNAPPROVED SUBSTITUTIONS WILL BE REJECTED. ALLOW A MINIMUM OF FIVE DAYS PRIOR TO DELIVERY FOR REQUEST TO SUBSTITUTE. SUBSTITUTIONS ARE SUBJECT TO BC LANDSCAPE STANDARD AND CANADIAN LANDSCAPE STANDARD - DEFINITION OF CONDITIONS OF AVAILABILITY. * ALL LANDSCAPE MATERIAL AND WORKMANSHIP MUST MEET OR EXCEED BC LANDSCAPE STANDARD AND CANADIAN LANDSCAPE STANDARD LATEST EDITION. * ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY. * BIO-SOLIDS NOT PERMITTED IN GROWING MEDIUM UNLESS AUTHORIZED BY LANDSCAPE ARCHITECT. PMG PROJECT NUMBER:22-080 CHK'D: 22080-9.ZIP DRAWN: DESIGN: SCALE: DATE: PMG PROJECT NUMBER:22-080 OF 4 DRAWING TITLE: MAPLE RIDGE, BC TOWNHOUSE DEVELOPMENT PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO.DATE DR. 11646 228 STREET SEAL: Copyright reserved. This drawing and design is the property of PMG Landscape Architects and may not be reproduced or used for other projects without their permission. c CLIENT: LANDSCAPE Burnaby, British Columbia, V5C 6G9 p: 604 294-0011 ; f: 604 294-0022 Suite C100 - 4185 Still Creek Drive ARCHITECTS 1 22.JUL.15 ADD PERMEABILITY PLAN SA 2 22.OCT.27 NEW SITE PLAN / SHRUB PLAN SA 3 23.JUN.14 REVISE PER ENV. COMMENTS SA 4 23.DEC.18 NEW ARCHITECTURE PLAN SA 5 24.APR.19 REVISE PER CITY COMMENTS SA 6 24.APR.24 ARCH COMMENTS SA 7 24.JUN.27 ADP SUBMISSION SA 8 24.SEP.06 REVISE PER ADP COMMENTS SA SHRUB PLAN L2 22.JUN.21 1/8" = 1'-0" SA SA RK N Page 51 of 170 SPEA 36.8% 40. 7 % 40.0 % 36.0% PR O P E R T Y L I N E 2 4 . 1 8 m PR O P E R T Y L I N E 3 3 . 5 0 m PROPERTY LINE 42.85 m PR O P E R T Y L I N E 1 5 . 2 3 m 44.00 m 39.31 m 40.95 m43.15 m 43.52 m 43.50 m 43.85 m PERMEABLE SURFACE (TOTAL 596 SQ. M) IMPERMEABLE SURFACE SURFACE PERMEABILITY LEGEND CHK'D: 22080-9.ZIP DRAWN: DESIGN: SCALE: DATE: PMG PROJECT NUMBER:22-080 OF 4 DRAWING TITLE: MAPLE RIDGE, BC TOWNHOUSE DEVELOPMENT PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO.DATE DR. 11646 228 STREET SEAL: Copyright reserved. This drawing and design is the property of PMG Landscape Architects and may not be reproduced or used for other projects without their permission. c CLIENT: LANDSCAPE Burnaby, British Columbia, V5C 6G9 p: 604 294-0011 ; f: 604 294-0022 Suite C100 - 4185 Still Creek Drive ARCHITECTS 1 22.JUL.15 ADD PERMEABILITY PLAN SA 2 22.OCT.27 NEW SITE PLAN / SHRUB PLAN SA 3 23.JUN.14 REVISE PER ENV. COMMENTS SA 4 23.DEC.18 NEW ARCHITECTURE PLAN SA 5 24.APR.19 REVISE PER CITY COMMENTS SA 6 24.APR.24 ARCH COMMENTS SA 7 24.JUN.27 ADP SUBMISSION SA 8 24.SEP.06 REVISE PER ADP COMMENTS SA PERMEABILITY PLAN L3 22.JUN.21 1/8" = 1'-0" SA SA RK N Page 52 of 170 1 - WOOD SLAT FRONTAGE FENCE AND GATE 1/2"=1'-0" 6x6 POST 3'-3" [991MM] 3" GAP 6' O.C.4'-2" [1270MM] 2X4 VERTICAL SUPPORTS 1x4 HORIZONTAL SLATS 4x4 POST ALL POSTS PRESSURE TREATED TO CSA STANDARD AND END CUTS ALL OTHER MEMBERS TO BE CEDAR. #2 (CONSTRUCTION) GRADE MINIMUM. APPLY 2 COATS EXTERIOR STAIN TO MANUFACTURERS SPECIFICATION. GAPS TO GRADE TO FOLLOW FINISH GRADE. GAP TO BE 3-6". ALL FENCES TO BE LEVEL. CHANGES IN GRADE TO BE IN 12"-18" STEPS (MAX.). 1/3 POST HEIGHT IN CONCRETE FOOTING ON 3" DRAIN ROCK NOTE BACK OF GATE DETAIL 5. 3. 4. 2. 1. ALL HARDWARE HOT DIPPED GALVANIZED. FINISH SELECTION TO MATCH ARCHITECTURE TREATED WITH PRESERVITIVE. 2" [38MM] GATE LATCH HEAVY DUTY HINGES 2x4 FRAME AND CROSS SUPPORT 3' [914MM] TH I S S I D E F A C E S S T R E E T 4 - TREE AND SHRUB PLANTING DETAIL, TYP. 1/2"=1'-0" ROOTBALL WIDTH PLUS 600 MM (MIN) TREE STD. HT PER SPECS. 2/3 HT OF STANDARD NOTES: 18" TYP. PROTECT TREE FROM DAMAGE DURING PLANTING. TREE ROOTS NOT TO BE EXPOSED TO SUN, FROST, WIND. DO NOT LET ROOTS DRY OUT. CONFIRM FREE DRAINING SUBSOIL. PROVIDE POSITIVE SURFACE DRAINAGE AT MINIMUM 2%. CONFIRM EXISTING GROWING MEDIUM MEETS SPECIFICATIONS AND IS SUITABLE FOR RE-USE. FERTILIZE AS PER GROWING MEDIUM TEST RESULTS. CONFIRM UNDERGROUND SERVICES LOCATIONS PRIOR TO EXCAVATION. ALL PLANTING PITS SHALL BE DUG BY HAND WHERE UNDERGROUND SERVICES MAY EXIST. DO NOT CUT LEADER GROWING MEDIUM DEPTH AS PER SPEC. FILL PLANTING HOLE WITH GROWING MEDIUM TO 2/3RDS FULL, THEN REMOVE STRAPPING, CUT ALL BINDING MATERIAL, AND FOLD BURLAP INTO BOTTOM OF HOLE. COMPACT CROWING MEDIUM TO 85% PROCTOR DENSITY, TO REMOVE AIR POCKETS. COMPACT SUBGRADE UNDER ROOTBALL TO 95% PROCTOR DENSITY, TO PREVENT TREE SETTLING. AFTER COMPACTION, SCARIFY SIDES AND BOTTOM OF PLANTING PIT. FINISHED GRADE OF PLANTING, INCLUDING BARK MULCH, TO BE EQUIVALENT TO NURSERY GROWN GRADE. FINISH GRADE TO MEET TOPS OF CURBS, WALKS AND DRIVEWAYS, ETC. GATOR BAG TO BE PLACED SURROUNDING TREE STAKE SET TREE PLUMB. USE TWO ROUND STAKES (50mm - 75mm DIA. P.T. WOOD), 2.0M IN LENGTH, EACH SET 1/3RD HT. BELOW GRADE. CLEAN CUT SOD EDGE 1500mm DIA. X 50mm DEEP WELL FORMED IN TOPSOIL FOR FIRST YEAR WATERING. 50mm DEPTH BARK MULCH APPLIED AT A MINIMUM DISTANCE OF 150mm FROM TRUNK. 30" TYP. 3 - SPEA SPLIT RAIL FENCE 1/2" = 1'-0" NOTES: 1. ALL VERTICALS 4X4 ROUGH (IRREGULAR) CEDAR SPIKED TO TOP OF ADJACENT RAIL BELOW 2. ALL HARDWARE GALVANIZED, HOTDIPPED 6" DRAIN GRAVEL COMPACTED SUBGRADE UNDISTURBED SUBGRADE #4 REBAR THROUGH FOOTING AND FIRST RAIL PRECAST CONCRETE FOOTING (15"X15") 2-1/2" GAP 2 - 6' HEIGHT PRIVACY FENCE 1/2"=1'-0" 8' [2438MM] O.C. MAX 3" [76MM] GAP 6x6 POST 2X6 CEDAR CAP ON 3" DRAIN ROCK IN CONCRETE FOOTING 1/3 POST HEIGHT 6'-0" HEIGHT 2X6 HORIZONTALS 1X4 CEDAR PICKET TREE STD. HT PER SPECS. 2X4 CEDAR BOTTOM ALL WORK IN TREE PROTECTION ZONES MUST BE UNDER ARBORIST SUPERVISION. CONTACT PROJECT ARBORIST FOR ASSISTANCE PRIOR TO PROCEEDING. NOTE: PLACE TOOLED CONTROL JOINTS 1.2M O.C. FOR EASE OF REPLACING PANELS 5 - PAVING IN TREE PROTECTION ZONE, TYP 1"=1'-0" THICKEN CONCRETE EDGE FOR SUPPORT FEATHER OUT EDGE WITH SOIL TO MEET EXISTING GRADE 100MM CONCRETE SIDEWALK SURFACING: BROOM FINISH 100MM COMAPACTED GRANULAR FILL TENSAR BX GEOGRID UNDISTURBED EXISTING SUBGRADE - DO NOT CUT ROOTS 6" CONCRETE BORDER FROM BENCH FOOTING 6" DEPTH CONCRETE USE TAMPER PROOF HARDWARE FOR MOUNTING SITE FURNISHING AS SPECIFIED ON LANDSCAPE PLAN 6" DEPTH CONCRETE 6" COMPACTED CRUSHED GRAVEL SITE FURNITURE MOUNTING USE TAMPER PROOF HARDWARE SEE MOUNTING DETAIL 6" [154MM] 6" [152MM] 6" [152MM] 6 - FURNITURE ON CONCRETE PAD, TYP. 1/2"=1'-0" CONCRETE ANCHOR IN DRILLED HOLE NOTE: SITE FURNISHINGS TO BE INSTALLED TO MANUFACTURERS SPECIFICATIONS CONCRETE PAD /SIDEWALK GRADE FURNITURE BASE 7 - SITE FURNITURE MOUNTING 1/2"=1'-0" CHK'D: 22080-9.ZIP DRAWN: DESIGN: SCALE: DATE: PMG PROJECT NUMBER:22-080 OF 4 DRAWING TITLE: MAPLE RIDGE, BC TOWNHOUSE DEVELOPMENT PROJECT: DRAWING NUMBER: REVISION DESCRIPTIONNO.DATE DR. 11646 228 STREET SEAL: Copyright reserved. This drawing and design is the property of PMG Landscape Architects and may not be reproduced or used for other projects without their permission. c CLIENT: LANDSCAPE Burnaby, British Columbia, V5C 6G9 p: 604 294-0011 ; f: 604 294-0022 Suite C100 - 4185 Still Creek Drive ARCHITECTS 1 22.JUL.15 ADD PERMEABILITY PLAN SA 2 22.OCT.27 NEW SITE PLAN / SHRUB PLAN SA 3 23.JUN.14 REVISE PER ENV. COMMENTS SA 4 23.DEC.18 NEW ARCHITECTURE PLAN SA 5 24.APR.19 REVISE PER CITY COMMENTS SA 6 24.APR.24 ARCH COMMENTS SA 7 24.JUN.27 ADP SUBMISSION SA 8 24.SEP.06 REVISE PER ADP COMMENTS SA LANDSCAPE DETAILS L4 22.JUN.21 AS NOTED SA SA RK N Page 53 of 170 2022-262-DP Advisory Design Panel’s Resolution/Comments and Applicant’s Responses Page 1 of 2 Advisory Design Panel’s Resolution/Comments and Applicant’s Responses Application 2022-262-DP in relation to the properties located at 11646 and 11648/11652/11654 228 Street was reviewed by the Advisory Design Panel (ADP) during their meeting on July 17, 2024. The ADP’s resolution/comments (in black), and the applicant’s responses (in teal), are below: R/2024-ADP-020 It was moved and seconded That the application be supported, and the following concerns be addressed as the design develops and submitted to Planning staff for follow up. Architectural Comments: • Concern about the smoke, smell, and noise from amenity area affecting the unit directly beside it. o Architect’s Response: Relocated BBQ., added landscaping and trees to amenity space area. Landscape Comments: • Consider more robust screen, or tree in the amenity area, to give shade in an area with the potential to get hot in the summer. o Landscape Architect’s Response: Tree proposed in amenity area. • Consider SPEA setback and fence location. Concern about having the SPEA fence well within the required 15m setback with the SPEA planting within private yard space with no protection from future resident/strata alteration. Recommend fence to be located at 15m setback line. o Landscape Architect’s Response: City staff require the SPEA fence to be located at the 10-metre setback. • Currently bike rack only accommodates 2 bikes. Bylaw requires 3. Ensure bylaw is met. o Landscape Architect’s Response: Additional bike rack has been added. • Review circulation around picnic table. o Landscape Architect’s Response: Amenity revised to improve circulation. • Recommend changing the concrete around the retained tree to a permeable material. o Landscape Architect’s Response: Material has been changed to be permeable. • Update the Arborist report to provide information on the type of trees. Page 54 of 170 2022-262-DP Advisory Design Panel’s Resolution/Comments and Applicant’s Responses Page 2 of 2 o Landscape Architect’s Response: A recent Arborist Report has been provided. • Review design around water meter. Consider making area around water meter planting instead of hardscape. o Landscape Architect’s Response: Planting added around water meter. • Fencing design – tie the fence designs together, consider adding horizontal elements to the vertical panels or replacing vertical fence design with something more compatible with other two fence types. o Landscape Architect’s Response: Privacy fence design revised. CARRIED Page 55 of 170 City of Maple Ridge Planning Department Attn: Daniel Rajasooriar Hi Daniel We held our DIM. Aug. 12th. 2024. We felt we had a very positive response from our three guests. Attendance: Kevin Bennett, Propel Development. Rebecca Krebs, PMG Landscape. Sang Kim, SK Architectural. Jag Manhas, Property owner. Summary: We had 3 persons attend over the 2 hours. We had all our information out for review. Sign in sheets and Comment, sheet attached. I think you may recognize the first two names, they don’t live in the area, but they said they attend all DIM meetings. Analysis of the Comment Sheets: 1) The first gentleman just discussed the drawings and was intrigued with the technology of the drawings that the Architects can produce. 2) The one retired Lady liked Rebecca from PMG Landscape. They discussed the lawn areas in the rear of the property. She liked the ideas we showed her. They mainly spoke of different projects in Pitt Meadows, TOL, Surrey, projects the Lady analyses. 3) Last Gentleman visited as he and his Mother own their home very close by. He felt the new development will reduce the Homelessness and was satisfied with our proposed layout. August 19, 2024 Page 56 of 170 Page 57 of 170 Page 58 of 170 Page 59 of 170 October 15, 2024 - Committee of the Whole Page 1 of 1 2023-053-RZ for 12625 McNutt Road Zone Amending Bylaw No. 7921-2023 Recommendation: THAT Zone Amending Bylaw No. 7921-2023 be given second reading and be forwarded to Public Hearing. THAT staff be directed to work with the applicant to address the outstanding terms and conditions as set out in the October 15, 2024, report and any other as identified by council, prior to recommending bylaw adoption. Report Purpose and Summary Statement: To rezone the property located at 12625 McNutt Road from RS-3 (Single Detached Rural Residential) to RS-2 (Single Detached Suburban Residential) to allow a future subdivision into two single- family lots. Previous Council Action: First Reading on May 9, 2024 Proposed Variance: N/A Strategic Alignment: Liveable Community Environmental/Climate Impact: A Natural Features Development Permit will be required to ensure the protection, restoration, and enhancement of the natural environment. Page 60 of 170 October 15, 2024 - Committee of the Whole Page 1 of 6 To: Mayor and Council File number: 2023-053-RZ 2023-053-RZ for 12625 McNutt Road Zone Amending Bylaw No. 7921-2023 BACKGROUND: Applicant: Ryan Fry Legal Description: Lot 19 District Lot 6881 Group 1 New Westminster District Plan 34392 OCP: Existing: Suburban Residential Proposed: Suburban Residential [no change] Within Urban Area Boundary: No OCP Major Corridor: No Zoning: Existing: RS-3 (Single Detached Rural Residential) Proposed: RS-2 (Single Detached Suburban Residential) Surrounding Uses: North: Use: Single Detached Dwelling Zone: RS-3 (Single Detached Rural Residential) Designation: Suburban Residential South: Use: Single Detached Dwelling Zone: RS-3 (Single Detached Rural Residential) Designation: Suburban Residential East: Use: Single Detached Dwelling Zone: RS-3 (Single Detached Rural Residential) Designation: Suburban Residential West: Use: Single Detached Dwelling Zone: RS-3 (Single Detached Rural Residential) Designation: Suburban Residential Existing Use of Property: Single Detached Dwelling Proposed Use of Property: Single Detached Dwelling Site Area: 1.179 ha (2.9 ac) Access: McNutt Road Servicing Requirement: Rural Standard Page 61 of 170 October 15, 2024 - Committee of the Whole Page 2 of 6 Flood Plain: No Fraser Sewer Area: No ANALYSIS: Discussion: This rezoning application is being considered for second reading only as the application was received prior to July 25, 2023, when Development Procedures Bylaw No. 5879-1999 was amended to require a complete rezoning application for consideration of first and second reading. As the application was received before November 30, 2023, the application requires a Public Hearing. Pursuant to Council Policy 6.31, this application is subject to the Community Amenity Contribution (CAC) Program at a rate of $9,200 per lot. Council Policy 6.31 stipulates that in single detached residential subdivisions proposing fewer than three lots, only the first lot is exempt, after which the CAC program applies to each additional lot. Therefore, an estimated CAC amount of $9,200 or such rate applicable at third reading of this application would be required. Project Description: The subject property located at 12625 McNutt Road, is approximately 1.179 hectares (2.9 acres) in size and has frontage on McNutt Road (Attachments 1 and 2). The subject property which is located outside of the Urban Area Boundary of the Official Community Plan (OCP) is bounded by single detached residential properties to the north, east, west, and south (Attachment 3). In general, the property is heavily treed with the exception of the central portion of the lot, and it has a large number of Significant Trees throughout the site. The subject property contains slopes greater than 15% along McNutt Road and in its north-western section. There is an existing single detached dwelling, which will be maintained as part of the proposed north lot. The site is currently connected to the Community Water System, but it does not have access to the Community Sanitary Sewer System. The applicant is proposing to rezone the subject property from RS-3 to RS-2 to permit future subdivision into two single detached residential lots with a minimum lot area of 0.4 hectares (1.0 acre.) Proposed lot 1 is 0.608 ha (1.5 acres) and proposed lot 2 is 0.573 ha (1.41 acres). Both lots meet the minimum lot area for the RS-2 zone (Attachment 4). The lots would be accessed from McNutt Road. Planning Analysis: Official Community Plan The OCP designates the subject property as Suburban Residential and development of the property is subject to the Suburban Residential Policies 3.10 through to 3.13 of the OCP. Suburban Residential Policies 3.10 through to 3.13 state the following: Policy 3-10 Urban-level residential densities will not be supported in areas designated Suburban Residential. Policy 3-11 Maple Ridge will support some agricultural uses and single detached housing on large suburban lots. Lot sizes within this land use designation are generally 0.4 hectares in size. Policy 3-12 Maple Ridge will continue to support garden suites as a form of infill in Suburban Residential areas in accordance with the requirements of the Zoning Bylaw. Policy 3-13 Areas designated Suburban Residential are located outside the Urban Area Boundary. City water is required and sewage disposal is provided through a private system. Page 62 of 170 October 15, 2024 - Committee of the Whole Page 3 of 6 In August 2016, Council received a staff report outlining Suburban Residential and Estate Suburban Residential land use designation options. On September 5, 2017 after further review Council resolved that no changes would be made to the Estate Suburban and Suburban Residential OCP policies and that residential development in these areas could proceed accordingly. The proposed application is compliant with the Official Community Plan. Zoning Bylaw The current application proposes to rezone the subject property from RS-3 to RS-2 to permit a future subdivison into two lots (Attachment 5). The minimum lot size for the current RS-3 zone is 0.8 hectares (1.98 acres), and the minimum lot size for the proposed RS-2 zone is 0.4 hectares (1.0 acre). Both lots meet the minimum lot size requirements as they are 0.57 hectares and 0.61 hectares respectively. Off-Street Parking and Loading Bylaw According to the Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990, two parking spaces per dwelling unit are required. The applicant is providing the required parking spaces in the garages. One parking space per dwelling unit is required to be roughed-in and capable of providing level 2 charging for electric vehicles, which is being provided by the applicant. Proposed Variances There are no variances being requested by the applicant for this development. Development Permits Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required for all development and subdivision activity or building permits for:  All lands with an average natural slope of greater than 15 percent; and  All floodplain areas and forest lands identified on Schedule “C”. to ensure the preservation, protection, restoration and enhancement of the natural environment and for development that is protected from hazardous conditions. The subject property is located within the Wildfire Development Permit Area. Section 8.4 of the OCP, exempts a single detached home or a subdivision resulting in the creation of not more than two residential lots from requiring a development permit. However, a restrictive covenant detailing building design and landscaping requirements will be required and registered on title as part of this application. Parkland Requirement As there are less than three lots being created, the applicant will not be subject to the park dedication requirements of Section 510 of the Local Government Act prior to subdivision approval. Conditions to be Met Prior to Adoption: Staff have advised the applicant that adoption of the zoning amendment bylaw will not be recommended unless the following conditions, and any others that council identifies, are met: i) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject property for the proposed development; ii) Registration of a Restrictive Covenant for Stormwater Management; Page 63 of 170 October 15, 2024 - Committee of the Whole Page 4 of 6 iii) Registration of a Restrictive Covenant for Wildfire Protection detailing building design and landscaping requirements; iv) Removal of existing buildings; v) Registration with Fraser Health for septic disposal and water quality, and registration of a Restrictive Covenant for the protection of the septic field areas; vi) If the Director of Waste Management from the Ministry of Environment determines that a site investigation is required based on the submitted Site Disclosure Statement, a rezoning, development, or development variance permit cannot be approved until a release is obtained for the subject property; vii) In addition to the Ministry of Environment Site Disclosure Statement, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site; and, viii) That a voluntary contribution, in the amount of $9,200 ($9,200/lot), or such rate applicable at third reading of this application, be provided in keeping with the Council Policy 6.31 with regard to Community Amenity Contributions. Environmental Implications: An arborist report has been provided by the applicant in accordance with the Tree Protection and Management Bylaw No. 7133-2015. A tree permit will be required for the removal, protection and/or compensation of trees. All Engineering servicing and building design shall be coordinated with the approved tree retention/protection, landscaping, and stormwater management plan. Interdepartmental Implications: Engineering Department The Engineering Department has indicated that the following servicing upgrades will be required through the Rezoning Servicing Agreement:  Utility servicing as required to meet the design criteria of the Subdivision and Development Bylaw No. 4800-1993. Building Department The comments were regarding the septic system that will be addressed at the time of building permit application. External Stakeholders/Referrals: School District No. 42 Pursuant to Section 476 of the Local Government Act, consultation with School District No. 42 is required. A referral was sent to School District No. 42, and they provided a response noting the catchment schools and their capacities, on September 25, 2023 which is attached to this report as Attachment 6. CONCLUSION: It is recommended that second reading be given to Zone Amending Bylaw No 7921-2023, and that application 2023-053-RZ be forwarded to Public Hearing. Page 64 of 170 October 15, 2024 - Committee of the Whole Page 5 of 6 Prepared by: Rosario Alvarado, Planning Technician Attachments: (A) Attachment 1 – Subject Map (B) Attachment 2 – Ortho Map (C) Attachment 3 – OCP Map (D) Attachment 4 – Zone Amending Bylaw No. 7951-2023 (E) Attachment 5 – Site Plan (F) Attachment 6 – SD 42 Letter Page 65 of 170 October 15, 2024 - Committee of the Whole Page 6 of 6 Report Approval Details Document Title: 2023-053-RZ - 12625 McNutt Road.docx Attachments: - Attachment 2 - Ortho Map.pdf - Attachment 1 - Subject Map.pdf - Attachment 3 - OCP MAP.pdf - Attachment 4 - Bylaw number 7921-2023.docx - Attachment 4 - Bylaw number 7921-2023 MAP.pdf - Attachment 5 - Site Plan.pdf - Attachment 6 - SD 42 Letter.pdf Final Approval Date: Oct 1, 2024 This report and all of its attachments were approved and signed as outlined below: James Stiver, Director of Building, Development and Planning Scott Hartman, Chief Administrative Officer Page 66 of 170 DATE: Mar 2, 2023FILE: 2023-053-RZ 12625 MCNUTT ROAD PID 007-085-583 ^PLANNING DEPARTMENT SUBJECT PROPERTY MCNUTT RD BLUE MOUNTAIN CRES 128 AVE GARIBALDI ST MCNUTT RD MCNUTT RD Aerial Imagery from the Spring of 2020´ Scale: 1:2,500 BY: AHPage 67 of 170 DATE: Apr 13, 2023FILE: 2023-053-RZ 12625 MCNUTT ROADPID: 007-085-583 ^PLANNING DEPARTMENT SUBJECT PROPERTY 2019-193-RZ2019-193-VP 2019-193-DP 2021-374-DP 2019-193-SD 2021-196-RZ2022-316-DP GARIBALDI ST MCNUTT RD 271 ST BLUE MOUNTAIN CRES SAYERS CRES 128 AVE MCNUTT RD 128 AVE MCNUTT RD G A R I B A L D I S T ´ Scale: 1:4,500 BY: ALPage 68 of 170 DATE: Mar 2, 2023FILE: 2023-053-RZ 12625 MCNUTT ROAD PID 007-085-583 PLANNING DEPARTMENT SUBJECT PROPERTY 2019-193-RZ2019-193-VP 2019-193-DP 2019-193-SD2021-374-DP MCNUTT RD BLUE MOUNTAIN CRES GARIBALDI ST 128 AVE SAYERS C RES MCNUTT RD MCNUTT RD ´ Scale: 1:3,000 BY: AH Legend Suburban Residential Page 69 of 170 CITY OF MAPLE RIDGE BYLAW NO. 7921-2023 A Bylaw to amend Schedule ‘A’ Zoning Map forming part of Zoning Bylaw No. 7600-2019 as amended ______________________________________________________________________________ WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600-2019 as amended; NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7921-2023." 2. That parcel or tract of land and premises known and described as: Lot 19 District Lot 6881 Group 1 New Westminster District Plan 34392 and outlined in heavy black line on Map No. 2007, a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS-2 (Single Detached Suburban Residential). 3. Maple Ridge Zoning Bylaw No. 7600-2019 as amended and Map ‘A’ attached thereto are hereby amended accordingly. READ a first time the day of , 20 READ a second time the day of , 20 PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 ADOPTED the day of , 20 _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER Page 70 of 170 BL U E M O U N T A I N C R . BL U E M O U N T A I N C R . McN U T T R D . 12595 27 5 2 0 12565 12634 12650 12695 12603 12707 12625 12675 12630 12711 12674 12580 12635 12590 12627 12696 12577 12616 12668 12581 12593 15 21 30 19 12 17 33 18 41 14 20 51 32 42 40 29 43 31 13 P 34392 P 34392 P 34392 P 57415 P 57415 P 34392 P 57415 P 57415 P 57415 EPP 18082 BLUE MOUNTAIN CR. SCALE 1:2,500 MAPLE RIDGE ZONE AMENDING From: To: 7921-2023 2007 Bylaw No. Map No. RS-3 Single Detached Rural Residential RS-2 Single Detached Suburban Residential MCNUTT RD. Page 71 of 170 © APLIN & MARTIN *(2MATI&6 LAN' 68R9(<IN* LT'   QG A9(N8( 68RR(< %& 9:(  Page 72 of 170 Maryam Fallahi Digitally signed by Maryam Fallahi Date: 2023.09.25 13:38:28 -07'00' Page 73 of 170 October 15, 2024 [Committee of the Whole] Page 1 of 1 2023-184-RZ for 21308 123 Avenue Zone Amending Bylaw No. 7947-2023 Recommendation: THAT Zone Amending Bylaw No. 7947-2023 be given second reading and be forwarded to Public Hearing; and That staff be directed to work with the applicant to address the outstanding terms and conditions as set out in the October 15, 2024 report, and any other as identified by Council, prior to recommending bylaw adoption. Report Purpose and Summary Statement: To rezone 21308 123 Avenue from the RS-1 zone to the R-1 zone to allow a future two lot subdivision. Previous Council Action: First Reading on July 11, 2023 Proposed Variance: N/A Strategic Alignment: Liveable Community Applicable Legislation/Bylaw/Policy: TOA: No Housing Targets: Yes Page 74 of 170 October 15, 2024 [Committee of the Whole] Page 1 of 5 To: Mayor and Council File number: [2023-184-RZ] 2023-184-RZ for 21308 123 Avenue Zone Amending Bylaw No. 7947-2023 BACKGROUND: Applicant: 1306918 BC Ltd. Legal Description: Lot 12 District Lot 248 Group 1 New Westminster District Plan 15784 OCP: Existing: Urban Residential Proposed: Urban Residential [no change] Within Urban Area Boundary: Yes Area Plan: N/A OCP Major Corridor: Yes (123 Avenue) Zoning: Existing: RS-1 (Single Detached Residential) Proposed: R-1 (Single Detached (Low Density) Urban Residential) Surrounding Uses: North: Use: Single Detached Residential Zone: RS-1 (Single Detached Residential) Designation: Urban Residential South: Use: Single Detached Residential Zone: RS-1 (Single Detached Residential) Designation: Urban Residential East: Use: Single Detached Residential Zone: RS-1 (Single Detached Residential) Designation: Urban Residential West: Use: Single Detached Residential Zone: RS-1 (Single Detached Residential) Designation: Urban Residential Existing Use of Property: Single Detached Residential Proposed Use of Property: Single Detached Residential Site Area: 1,110 m2 (0.27 acre) Access: 123 Avenue Servicing Requirement: Urban Standard Flood Plain: No Fraser Sewer Area: Yes ANALYSIS: Project Description: The property located at 21308 123 Avenue is an approximately 1,110 m2 (0.27 acre) parcel located east of the intersection of Laity Street and 123 Avenue (see Attachment A for subject map). The property is Page 75 of 170 October 15, 2024 [Committee of the Whole] Page 2 of 5 relatively flat with large hedging trees along the rear property line. The neighbourhood comprises primarily single detached homes and is nearby to Laity View Elementary and Maple Ridge Secondary with proximity to major transit routes along Dewdney Trunk Road. This application proposes to rezone the property to the R-1 zone to permit a future two lot subdivision (see Attachment B for Zone Amending Bylaw). The existing home will be required to be removed as a condition of final adoption of the rezoning bylaw. The rezoning to the R-1 zone is supported in the City’s Official Community Plan due to property’s frontage on 123 Avenue which is classified as a Major Corridor. The minimum lot area in the R-1 zone is 371 m2, and both proposed lots are approximately 470 m2 in area (see Attachment C for Preliminary Subdivision Plan). The provided subdivision layout is strictly preliminary and could change after servicing details and analysis reports are reviewed. The surrounding neighbourhood is primarily single detached residential homes built in the 1950-60s on large (>1,000 m2) lots. The street located to the south of the subject property is a newer subdivision of smaller RS-1 zoned lots (minimum lot area 668 m2) with homes built in the 1990s and infill RS-1b zoned lots (minimum lot area 557 m2) with newer homes built in the 2020s. Planning Analysis: This application received first reading by Council on July 11, 2023 and therefore is exempt from Section 464(3) of the Local Government Act which prohibits Public Hearings for residential rezoning applications which are consistent with a City’s Official Community Plan (OCP). Should Council grant second reading to this application, a Public Hearing will be required. A Geotechnical Site Assessment Report by Able Geotechnical Ltd dated August 8, 2024 has been provided by the applicant and states that, provided the recommendations in the report are followed, the land can be safely used for the proposed use. A Geotechnical Report is required to be registered as a covenant on the property as a condition of rezoning approval, as the property is located within the Fraser River Escarpment Discharge Area. Official Community Plan The property is designated Urban Residential and has frontage on 123 Avenue, which is classified as a Major Corridor and is therefore subject to the Official Community Plan’s Major Corridor Residential Infill policies (see Attachment D for OCP designations). Under the Major Corridor policies, the proposed rezoning to the R-1 zone is supported. The subject property is not located within an Area Plan. This application does not require an OCP amendment. In accordance with OCP Policy 3-20, Major Corridor Residential Infill developments must be designed to be compatible in housing form with the surrounding neighbourhood and include a maximum height of two and one-half storeys for single detached residential developments. Zoning Bylaw The proposed subdivision plan includes two R-1 zoned lots which are required to meet the regulations of the Zoning Bylaw as shown in Table 1. This application proposes to reduce the lot width for both proposed lots from 12.0 m to approximately 11.5 m. Other applicable R-1 zone regulations include a maximum 9.5 m building height and 40% of lot area permeable surface requirement. Table 1: Zoning Bylaw Regulations Zoning Bylaw R-1 Zone Proposed Lot A Proposed Lot B Lot Area 371 m2 470.5 m2 477.0 m2 Lot Width 12.0 m (non-corner) 11.5 m 11.5 m Page 76 of 170 October 15, 2024 [Committee of the Whole] Page 3 of 5 Lot Depth 24.0 m 40.8 m 41.4 m Building Envelope 8 m x 12 m Meets requirement Meets requirement Proposed Variances A Development Variance Permit application has been received for this project and involves the following relaxations: Maple Ridge Zoning Bylaw No. 7600-2019 (Part 6, Section 601.4.1.b – Minimum Lot Width): To reduce the required minimum Lot Width of R-1 sized lots from 12.0m to 11.5m for Proposed Lot A and Lot B. The proposed variances are supported as the lots will be able to satisfy building envelope and lot line setback requirements of the Zoning Bylaw. The requested variances will be the subject of a future Council report. Development Permits There are no Development Permit requirements for this application. Parkland Requirement This application is not required to meet the park dedication subdivision requirements as there are less than three additional lots proposed. Conditions to be Met Prior to Adoption Staff have advised the applicant that adoption of the Zone Amending Bylaw will not be recommended unless the following conditions, and any others that Council identifies, are met: i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii. Road dedication on 123 Avenue as required; iii. Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject property for the proposed development; iv. Removal of existing building; v. In addition to the Ministry of Environment Site Disclosure Statement, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site; and vi. That a voluntary contribution, in the amount of $9,200 ($9,200/newly created lot), or such rate applicable at third reading of this application, be provided in keeping with the Council Policy 6.31 with regard to Community Amenity Contributions. Interdepartmental Implications: Engineering Department The Engineering Department has indicated that the following servicing upgrades will be required through the Rezoning Servicing Agreement:  Road dedication as required to meet the design criteria of the Subdivision and Development Bylaw No. 4800-1993.  Utility servicing as required to meet the design criteria of the Subdivision and Development Bylaw No. 4800-1993.  Frontage upgrades to the applicable road standard. Page 77 of 170 October 15, 2024 [Committee of the Whole] Page 4 of 5 External Stakeholders/Referrals: School District No. 42 This application is not required to be referred to the School District as it proposes less than two additional lots. CONCLUSION: It is recommended that second reading be given to Zone Amending Bylaw No. 7947-2023, and that application 2023-184-RZ be forwarded to a Public Hearing. Prepared by: Erin Mark, Planning Technician Attachments: (A) Subject Property Map (B) Zone Amending Bylaw No. 7947-2023 (C) Preliminary Subdivision Plan (D) OCP Map Page 78 of 170 October 15, 2024 [Committee of the Whole] Page 5 of 5 Report Approval Details Document Title: 2023-184-RZ, 21308 123 Avenue, RS-1 to R-1.docx Attachments: - A - Subject Map (2023-184-RZ).pdf - B - Zone Amending Bylaw No. 7947-2023 (2023-184-RZ).pdf - C - Preliminary Sketch Plan (2023-184-RZ).pdf - D - OCP Map (2023-184-RZ).pdf Final Approval Date: Oct 1, 2024 This report and all of its attachments were approved and signed as outlined below: James Stiver, Director of Building, Development and Planning Scott Hartman, Chief Administrative Officer Page 79 of 170 DATE: May 29, 2023FILE: 2023-184-RZ 21308 123 AVENUEORTHO ^PLANNING DEPARTMENT 12404 21282 21435 12240 12267 21431 12322 21413 12250 12427 21292 12343 21385 21372 21289 12234 21290 12257/63 12343 21327 21235/37 12330 21307 12295 12238 12268 12171 21180 21288 12227 12219 21295 21294 21314 21293 21308 12296 21365 12277 12255 21221 21388 12220 21298 21292 21290 /23 12277 12282 21195 21241 12217 21426 21281 2132812209 21213 12291 12370 12295 12386 21387 12288 12350 21280 21415 21425 12258 21230 21238 21311 21286 21321 12367 12323 21405 21282 12212 12230 21240 12188 12369 21397 21297 21305 21291 21225 21344 21330 21279 12279 12355 21355 21371 12209 12324 21199 21317 12375 21311 12370 21329 12409 21416 21295 12350 12360 21220 21366 21228 21438 21330 21310 21340 21315 21210 12336 2 1 2 2 2 21416 12230 21405 21310/14 21300 12273 12350 12186 12387 21428 12189 21425 21201 12365 21320 12296 12270 21364 12222 21222 12315 12264 12191 21359 12407 21235 21275 12211 12383 21206/08 12397 12225 21203 21341 12377 12233 21319 12192 2 1297 21404 21371 12218 21206 21303 21196/98 21191 12204 12234 21247 12239 21314 21194 21270 12267 21229 12323/25 21321 12257 12263 21193 21406 212 9 6 12259 12244/48 12212 21282 12237 21207 12403 21214 12287 21302 21360 21199 12290 21396 12213 21430 21332 21348 21370 12196 12358 12180 12312 12375 12208 21328 21351 1238021296/98 21291 12355 21282 21367 21211 2 1 3 6 0 12370 21321 21216 12203 12242 12353 21333 21302 21297 21377 21406 21196 12331 12245 21295 21191 12285 12401 12200 12395 21311 12219 2 1 2 98 21301 21437 1 2 3 7 8 12237 SUBJECT PROPERTY 123 AVE LAITY ST 214 ST 124 AVE 122 AVE CRESTON ST 212 ST 122B AVE CARLTON ST CAMPBELL AVE 123B AVE DAWSON PL LANE S OF 122 AVE MCCALLUM CRT 122 AVE 214 ST 122 AVE 214 ST CAMPBELL AVE STONEHOUSE AVE STONEHOUSE AVE Aerial Imagery from the Spring of 2020´ Scale: 1:2,500 BY: ALPage 80 of 170 CITY OF MAPLE RIDGE BYLAW NO. 7947-2023 A Bylaw to amend Schedule ‘A’ Zoning Map forming part of Zoning Bylaw No. 7600-2019 as amended ______________________________________________________________________________ WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600-2019 as amended; NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7947-2023." 2.That parcel or tract of land and premises known and described as: Lot 12 District Lot 248 Group 1 New Westminster Land District 15784 and outlined in heavy black line on Map No. 2013, a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-1 (Single Detached (Low Density) Urban Residential). 3.Maple Ridge Zoning Bylaw No. 7600-2019 as amended and Map ‘A’ attached thereto are hereby amended accordingly. READ a first time the 11th day of July, 2023 READ a second time the day of , 20 PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 ADOPTED the day of , 20 _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER Page 81 of 170 122 AVE. CA R L T O N S T . 21 2 S T . LA I T Y S T . 122B AVE. 21 4 S T . 21 4 S T . 123B AVE. 123 AVE. 12263 12233 21 2 8 1 12350 21 2 3 5 21 3 9 6 21 3 6 4 21 3 0 2 12219 12212 12288 21 3 2 8 12257/63 12220 21229 12234 21 2 2 2 21 3 8 8 21 3 4 8 12227 12244/48 12296 12330 12208 12343 21 3 0 8 12237 12380 21 3 1 5 21 2 7 0 2122 1 21 3 1 1 21 2 9 2 21294 21 2 9 8 123 5 0 21 3 0 3 21 3 2 1 12397 12324 12259 12267 21 2 7 5 21 2 8 2 21 2 8 6 12230 12264 12277 21 3 7 2 21 3 7 7 12295 12350 12353 12258 12331 12336 21 3 1 0 / 1 4 12279 21 3 3 2 21 2 9 6 / 9 8 21 3 3 0 212 9 5 21 3 1 1 12277 12268 12323 12375 1 2 3 7 8 21 2 9 1 2 1 2 2 2 21298 12367 21 3 9 7 21 2 8 2 21 4 1 3 12240 12360 12322 12290 12 3 6 5 21 3 7 1 21 3 4 4 12 3 7 0 12219 21 3 1 0 21297 21 2 1 6 21 4 0 4 21 2 1 3 123 5 5 /2 3 21 3 0 5 12218 12315 21 3 6 6 21 4 0 6 21 3 5 9 12257 21 2 9 2 12358 12383 12 2 9 5 21296 21 4 0 5 12287 21 3 3 0 12273 12323/25 21 3 6 5 12343 12237 21228 21 3 1 4 21 3 2 1 21 2 9 7 12355 12267 12370 12209 21 3 6 7 21 3 6 0 21 2 4 1 21 3 7 0 12250 21 2 9 0 12282 12270 21 4 1 6 21 3 2 1 21 2 9 7 21 2 2 5 21 2 8 2 21 2 8 0 12234 12242 21 2 9 3 21 2 9 1 12291 21 2 8 8 21 3 8 7 21 3 0 2 12211 21 2 3 8 12369 12222 12213 12370 12375 316 20 22 113 13 A 16 2 C 339 313 30 27 39 2 8 349 9 2 6 1 112 6 318 55 280 2 9 29 17 10 343 70 10 31 14 4 347 2 22 57 15 2 Rem 4 1 11 5 3 Rem 4 37 309 23 284 18 17 283 2 38 113 10 8 7 3 B 21 16 346 350 4 20 1 340 E 12 33 4 4 6 315 7 317 2 3 19 1 32 3 345 5 5 14 1 19 2 311 7 36 21 33 11 8 13 344 342 8 308 303 302 314 6 282 1 281 301 58 18 348 5 32 341 24 9 310 279 Rem 5 69 19 1 20 3 25 34 2 12 1 3 7 26 56 35 28 23 312 P 2 5 1 9 3 P 15784P 5330 P 2 4 8 5 6 LMP 11193 P 56039 P 48094 EPP 93155 P 1 7 8 9 9 P 17899 P 1 4 3 0 2 P 17823 P 1 9 2 0 2 P 37928 P 2 0 7 1 1 P 20089 P 2 0 7 1 1 EPP 53735 P 1 4 6 8 6 P 32892 P 15784 P 7 5 0 1 9 P 6 3 7 9 5 Sk BCP26209 P 20089 P 1 9 2 0 2 LM P 2 9 4 2 1 LMP 11733 RP 1 3 8 5 2 P 2 0 7 1 1 P 2 4 8 5 6 P 2 5 1 9 3 P 32892 1650 P 23730 P 6 0 6 5 9 LMP 11733 LM P 2 9 4 2 1 P 18981 P 1 4 6 8 6 EP P 9 5 8 5 4 P 14302 P 24856 P 6 0 6 5 9 A P 80424 EP 60661 LM P 3 5 2 8 3 LM P 3 8 9 6 3 RW 17412 EP P 9 5 8 5 3 LMP 35019 EP P 5 3 4 3 3 EPP 55965 LMP 35291 EPP 55957 SCALE 1:2,000 MAPLE RIDGE ZONE AMENDING From: To: 7947-2023 2013 Bylaw No. Map No. RS-1 Single Detached Residential R-1 Single Detached (Low Density) Urban Residential Page 82 of 170 Satbir Dhami GYSWTJ c=CA, cn=Satbir Dhami GYSWTJ, o=BC Land Surveyor, ou=Verify ID at www.juricert.com/ LKUP.cfm?id=GYSWTJ Page 83 of 170 DATE: May 29, 2023FILE: 2023-184-RZ 21308 123 AVENUELAND USE PLANNING DEPARTMENT 12404 21282 21435 12240 12267 21431 12322 21413 12250 12427 21292 12343 21385 21372 21289 12234 21290 12257/63 12343 21327 21235/37 12330 21307 12295 12238 12268 12171 21180 21288 12227 12219 21295 21294 21314 21293 21308 12296 21365 12277 12255 21221 21388 12220 21298 21292 21290 /23 12277 12282 21195 21241 12217 21426 21281 2132812209 21213 12291 12370 12295 12386 21387 12288 12350 21280 21415 21425 12258 21230 21238 21311 21286 21321 12367 12323 21405 21282 12212 12230 21240 12188 12369 21397 21297 21305 21291 21225 21344 21330 21279 12279 12355 21355 21371 12209 12324 21199 21317 12375 21311 12370 21329 12409 21416 21295 12350 12360 21220 21366 21228 21438 21330 21310 21340 21315 21210 12336 2 1 2 2 2 21416 12230 21405 21310/14 21300 12273 12350 12186 12387 21428 12189 21425 21201 12365 21320 12296 12270 21364 12222 21222 12315 12264 12191 21359 12407 21235 21275 12211 12383 21206/08 12397 12225 21203 21341 12377 12233 21319 12192 2 1297 21404 21371 12218 21206 21303 21196/98 21191 12204 12234 21247 12239 21314 21194 21270 12267 21229 12323/25 21321 12257 12263 21193 21406 212 9 6 12259 12244/48 12212 21282 12237 21207 12403 21214 12287 21302 21360 21199 12290 21396 12213 21430 21332 21348 21370 12196 12358 12180 12312 12375 12208 21328 21351 1238021296/98 21291 12355 21282 21367 21211 2 1 3 6 0 12370 21321 21216 12203 12242 12353 21333 21302 21297 21377 21406 21196 12331 12245 21295 21191 12285 12401 12200 12395 21311 12219 2 1 2 98 21301 21437 1 2 3 7 8 12237 RES SUBJECT PROPERTY 123 AVE LAITY ST 214 ST 124 AVE 122 AVE CRESTON ST 212 ST 122B AVE CARLTON ST CAMPBELL AVE DAWSON PL LANE S OF 122 AVE MCCALLUM CRT 122 AVE 214 ST 122 AVE 214 ST CAMPBELL AVE 123B AVE STONEHOUSE AVE STONEHOUSE AVE ´ Scale: 1:2,500 BY: AL Legend Urban Residential Page 84 of 170 October 15, 2024 [Committee of the Whole] Page 1 of 1 Application 2018-478-VP for PID 030-539-633 Development Variance Permit Recommendation: THAT the Corporate Officer be authorized to sign and seal Development Variance Permit 2018-478-VP respecting the property located at PID 030-539-633. Report Purpose and Summary Statement: Application 2018-478-VP proposes the variances outlined below to facilitate a future subdivision into 13 RS-1b residential lots and a park/conservation dedication area. The future subdivision would utilize the Albion Area Density Bonus to create RS-1b (Single Detached (Medium Density) Residential) lots with zone requirements consistent with the R-1 (Single Detached (Low Density) Urban Residential) zone. Proposed Variances: Minimum Building Envelope Dimension Variances Zoning Bylaw No. 7600-2019, Part 4, Section 407.1 (1) (a)  To vary the minimum building envelope dimensions from 8.0 metres by 12.0 metres to 8.5 metres by 11.3 metres for proposed Lots 1 to 8.  To vary the minimum building envelope dimensions from 8.0 metres by 12.0 metres to 10.0 metres and 9.0 metres for proposed Lot 11. Minimum Arterial Road Lot Depth Variances Zoning Bylaw No. 7600-2019, Part 4, Section 407.4 (3); Subdivision and Development Servicing Bylaw No. 4800-1993, Part IV (A) (4)  To vary the minimum lot depth for lots adjacent to an arterial road from 30.0 metres to 29.5 metres for proposed Lot 11.  To vary the minimum lot depth for lots adjacent to an arterial road from 30.0 metres to 29.1 metres for proposed Lot 12. Strategic Alignment: Liveable Community Page 85 of 170 October 15, 2024 [Committee of the Whole] Page 1 of 5 To: Mayor and Council File number: 2018-478-VP Application 2018-478-VP for PID 030-539-633 Development Variance Permit BACKGROUND: Applicant: H.Y. Engineering Ltd. (Fahad Abrahani) Property Owner: Jackson Heights Developments Ltd., Inc. No. BC1027794 Legal Description: Lot 48 Section 10 Township 12 New Westminster District Plan EPP76590 OCP Designation: Existing: Low/Medium Density Residential Proposed: Low/Medium Density Residential [no change] Within Urban Area Boundary: Yes Area Plan: Albion Area Plan OCP Major Corridor: Yes Zoning: Existing: RS-1b (Single Detached (Medium Density) Residential) Proposed: RS-1b (Single Detached (Medium Density) Residential) [no change] Surrounding Uses: North: Use: Single Detached Residential Zone: RS-1b (Single Detached (Medium Density) Residential) Designation: Low/Medium Density Residential South: Use: Park/Conservation Zone: P-1 (Park and School) Designation: Park East: Use: Single Detached Residential Zone: R-3 (Single Detached (Intensive) Urban Residential) Designation: Medium Density Residential West: Use: Single Detached Residential; Park/Conservation Zone: RS-1b (Single Detached (Medium Density) Residential); RS-2 (Single Detached Suburban Residential) Designation: Low/Medium Density Residential; Conservation Use of Property: Page 86 of 170 October 15, 2024 [Committee of the Whole] Page 2 of 5 Existing: Vacant Land Proposed: Single Detached Residential Site Area: Existing: 9,930.0 m2 (2.4 acres) Proposed: 7,262.4 m2 (0.3 acres) Proposed Vehicular Access: McVeety Street (or rear lane for proposed Lots 10 -12) Servicing Requirement: Urban Standard Fraser Sewer Area: Yes Flood Plain: No SITE CHARACTERISTICS: The subject property is located on McVeety Street and has a total site area of 9,930.0 m2 (2.5 acres) (Attachments A and B). It is cleared land with steep slopes up toward Jackson Road to the east and a developer-built retaining wall for the steep slopes. Vehicular access is from McVeety Street. The subject properties are bounded by single detached residences to the north and west, and park/conservation area to the west. To the south is 104 Avenue with a park/conservation use across the road. To the east is Jackson Road with single detached residences across the road. PROJECT DESCRIPTION: The proposed subdivision involves 13 RS-1b lots and a park/conservation dedication area (Attachment C). The future subdivision would utilize the Albion Area Density Bonus to create RS-1b (Single Detached (Medium Density) Residential) lots with zone requirements consistent with the R-1 (Single Detached (Low Density) Urban Residential) zone. PLANNING ANALYSIS: Official Community Plan: The subject properties are located within the Albion Area Plan and are designated Low/Medium Density Residential. The Low/Medium Density Residential designation supports the proposed development under the RS-1b (Single Detached (Medium Density) Residential) zone. Zoning Bylaw: The proposed development is generally consistent with the City’s Zoning Bylaw requirements – including those for the R-1 (Single Detached (Low Density) Urban Residential) zone through the Albion Area Density Bonus. However, some variances are required as outlined in this report. Variances: The Development Variance Permit application involves the variances summarized in the table below. Minimum Building Envelope Dimension Variances Variances: Zoning Bylaw No. 7600-2019, Part 4, Section 407.1 (1) (a) Staff Comment: Page 87 of 170 October 15, 2024 [Committee of the Whole] Page 3 of 5  To vary the minimum building envelope dimensions from 8.0 metres by 12.0 metres to 8.5 metres by 11.3 metres for proposed Lots 1 to 8.  To vary the minimum building envelope dimensions from 8.0 metres by 12.0 metres to 10.0 metres and 9.0 metres for proposed Lot 11. The minimum building envelope dimension variances are being supported since they provide adequate width, depth, and area for a single detached residence. For proposed Lots 1 to 8, the variance would not reduce the minimum building envelope area. For proposed Lot 11, the variance would reduce the minimum building envelope by 6 square metres. Minimum Arterial Road Lot Depth Variances Variances: Zoning Bylaw No. 7600-2019, Part 4, Section 407.4 (3); Subdivision and Development Servicing Bylaw No. 4800-1993, Part IV (A) (4)  To vary the minimum lot depth for lots adjacent to an arterial road from 30.0 metres to 29.5 metres for proposed Lot 11.  To vary the minimum lot depth for lots adjacent to an arterial road from 30.0 metres to 29.1 metres for proposed Lot 12. Staff Comment: The minimum arterial road lot depth variances are being supported since they are minor variances with the variances being 0.5 and 0.9 metres from what is required. For context, lot depth is defined in the City’s Zoning Bylaw as the lesser of (a) the average of the side lot lines, or (b) the length of a line running through the centre point of the front lot line to the centre point of the rear lot line. The two relevant lots only do not meet the 30.0 metre requirement when going with the lesser of the two measurements. Page 88 of 170 October 15, 2024 [Committee of the Whole] Page 4 of 5 CONCLUSION: The proposed variances are supported by staff. It is recommended that the Corporate Officer be authorized to sign and seal Development Variance Permit 2018-478-VP. “Daniel Rajasooriar” Prepared by: Daniel Rajasooriar, Planner 2 Attachments: (A) Subject Map (B) Ortho Map (C) Proposed Subdivision Plan (D) Draft Development Variance Permit Page 89 of 170 October 15, 2024 [Committee of the Whole] Page 5 of 5 Report Approval Details Document Title: 2018-478-VP - PID 030-539-633 - Development Variance Permit Report.docx Attachments: - Attachment A - Subject Map.pdf - Attachment B - Ortho Map.pdf - Attachment C - Proposed Subdivision Plan.pdf - Attachment D - Draft Development Variance Permit.pdf Final Approval Date: Oct 8, 2024 This report and all of its attachments were approved and signed as outlined below: Hasib Nadvi, Associate Director of Building, Development and Planning James Stiver, Director of Building, Development and Planning Scott Hartman, Chief Administrative Officer Page 90 of 170 DATE: Sep 16, 2024FILE: 2018-478-SD PID: 030-539-633ACTIVE APPLICATIONS IN AREA PLANNING DEPARTMENT 10606 10348 10457 10351 10516 10529 10500 10502 10541 10596 24669 24617 10520 10490 10436 24701 10513 10420 24602 24625 24687 10591 10536 10475 10411 10386 24619 10558 10524 24692 10438 24702 24664 10460 10596 10512 10356 10540 24670 10452 10570 10486 10562 10591 10489 10450 10517 10458 10527 10546 24598 10579 10451 10368 10477 10516 10509 24695 10577 10561 10430 24732 10472 10396 10570 10506 10435 10356 10476 10431 10469 1052610548 24716 10580 10362 24708 10556 10558 24731 10587 10582 10536 10470 24677 10410 10543 10576 24592 10429 10346 10502 10582 24606 10526 10486 10597 1052010508 10378 10492 10360 10565 10415 24678 10441 10448 10586 24710 10590 10360 10480 10500 10530 10580 10566 24713 10510 10523 10392 24698 10390 10469 10439 10345 10542 10561 246 2 9 10530 24670 10536 24635 10497 24624 10449 10445 10444 24726 10516 24707 10562 10530 24618 10366 10576 24686 24652 10466 10519 10590 10350 10463 10565 10550 10456 24682 10522 10496 10528 24705 10386 10573 10446 10506 1 0 5 8 8 10545 2 4 6 2 1 10465 10445 10462 10441 10493 10510 10357 10512 10469 10583 10426 10372 10509 24737 10559 10440 10505 10480 10587 10481 10583 24685 10496 10466 10570 10555 10501 10363 24700 10445 24725 10579 10531 10481 10470 10369 10416 24676 24611 10487 24623 10380 2 46 2 7 2 4 6 9 9 24719 10556 10481 10459 10588 10387 24658 10473 10539 10585 24723 10493 10476 10419 2 4 6 9 3 10425 10496 10381 10569 10468 10492 10597 10490 10406 10476 10455 10375 24715 10500 10570 10490 24638 24630 10455 10531 10486 10485 10393 10592 10452 10435 10525 24612 10519 10450 10551 10458 10374 10530SUBJECT PROPERTY Albion Robertson2022-228-RZ 2018-478-SD 104 AVE 245 ST JACKSON RD 245B ST ROBERTSON ST LANE E OF JACKSON RD105A AVE MCVEETY ST MCEACHERN ST 103B AVE 105A AVERotary Sport Field 106 AVELA N E E O F 2 4 7 A S T M C C L U R E D R ´ Scale: 1:2,500 BY: DM Legend Stream Existing Trails Active Applications (RZ/SD/DP/VP) Municipal Park Lake or Reservoir Page 91 of 170 DATE: Sep 16, 2024FILE: 2018-478-SD PID: 030-539-633ORTHO ^ PLANNING DEPARTMENT 10606 10348 10457 10351 10516 10529 10500 10502 10541 10596 24669 24617 10520 10490 10436 24701 10513 10420 24602 24625 24687 10591 10536 10475 10411 10386 24619 10558 10524 24692 10438 24702 24664 10460 10596 10512 10356 10540 24670 10452 10570 10486 10562 10591 10489 10450 10517 10458 10527 10546 24598 10579 10451 10368 10477 10516 10509 24695 10577 10561 10430 24732 10472 10396 10570 10506 10435 10356 10476 10431 10469 1052610548 24716 10580 10362 24708 10556 10558 24731 10587 10582 10536 10470 24677 10410 10543 10576 24592 10429 10346 10502 10582 24606 10526 10486 10597 1052010508 10378 10492 10360 10565 10415 24678 10441 10448 10586 24710 10590 10360 10480 10500 10530 10580 10566 24713 10510 10523 10392 24698 10390 10469 10439 10345 10542 10561 246 2 9 10530 24670 10536 24635 10497 24624 10449 10445 10444 24726 10516 24707 10562 10530 24618 10366 10576 24686 24652 10466 10519 10590 10350 10463 10565 10550 10456 24682 10522 10496 10528 24705 10386 10573 10446 10506 1 0 5 8 8 10545 2 4 6 2 1 10465 10445 10462 10441 10493 10510 10357 10512 10469 10583 10426 10372 10509 24737 10559 10440 10505 10480 10587 10481 10583 24685 10496 10466 10570 10555 10501 10363 24700 10445 24725 10579 10531 10481 10470 10369 10416 24676 24611 10487 24623 10380 2 46 2 7 2 4 6 9 9 24719 10556 10481 10459 10588 10387 24658 10473 10539 10585 24723 10493 10476 10419 2 4 6 9 3 10425 10496 10381 10569 10468 10492 10597 10490 10406 10476 10455 10375 24715 10500 10570 10490 24638 24630 10455 10531 10486 10485 10393 10592 10452 10435 10525 24612 10519 10450 10551 10458 10374 10530SUBJECT PROPERTY Albion Robertson 104 AVE 245 ST JACKSON RD 245B ST ROBERTSON ST LANE E OF JACKSON RD105A AVE MCVEETY ST MCEACHERN ST 103B AVE 105A AVERotary Sport Field 106 AVELA N E E O F 2 4 7 A S T M C C L U R E D R Aerial Imagery from the Spring of 2023´ Scale: 1:2,500 BY: DMPage 92 of 170 104th Avenue Ja c k s o n R o a d 482.1 m² 475.9 m² 469.6 m² 463.4 m² 457.1 m² 450.9 m² 444.7 m² 438.4 m² 524.8 m² 471.8 m² 460.2 m² 0.2 2 3 h a Ro a d (M c V e e t y S t r e e t ) McV e e t y S t r e e t 0.156 ha 571.1 m² Road Road Sec 10 Tp 12 437.6 m²24 5 B S t r e e t SKETCH PLAN ILLUSTRATING ZONE RS-1b (WITH R-1 BONUS DENSITY) LOT ENVELOPES AND DEPTHS/WIDTHS NOTE: THIS DRAWING SHALL NOT BE USED FOR LEGAL PURPOSES LEGEND D.V.P.'s REQUIRED: ·LOTS 1-8 - MINIMUM BUILDING ENVELOPE DIMENSIONS REVISED FROM 8.0m x 12.0m TO 8.5m x 11.3m (AREA UNCHANGED) ·LOTS 9&10 - NO D.V.P.'S REQUIRED ·LOT 11 - MINIMUM BUILDING ENVELOPE DIMENSIONS REVISED FROM FROM 8.0m x 12.0m TO 10.0m x 9.0m AND AREA REDUCED FROM 96sqm TO 90sqm - MINIMUM LOT DEPTH REDUCED FROM 30.0m TO 29.5m ·LOT 12 -MINIMUM LOT DEPTH REDUCED FROM 30.0m TO 29.1m Page 93 of 170 11995 Haney Place Maple Ridge, BC V2X 6A9 mapleridge.ca @yourmapleridge City of Maple Ridge Planning Department Page 1 of 2 CITY OF MAPLE RIDGE DEVELOPMENT VARIANCE PERMIT NO. 2018-478-VP TO: JACKSON HEIGHTS DEVELOPMENTS LTD., INC. NO. BC1027794 35336 Raven Court Abbotsford BC V3G 0G8 (the “Permittee”) 1. This Development Variance Permit (the “Permit”) is issued subject to compliance with all the Bylaws of the City of Maple Ridge (the “City”) applicable thereto, except as specifically varied or supplemented by this Permit. 2. This Permit applies to, and only to those lands within the City described below and any and all buildings, structures, and other development thereon: Lot 48 Section 10 Township 12 New Westminster District Plan EPP76590 (the “Lands”) 3. Maple Ridge Zoning Bylaw No. 7600-2019, as amended, is varied as follows: Part 4, Section 407.1 (1) (a) • The minimum building envelope dimensions are hereby varied from 8.0 metres by 12.0 metres to 8.5 metres by 11.3 metres for proposed Lots 1 to 8. • The minimum building envelope dimensions are hereby varied from 8.0 metres by 12.0 metres to 10.0 metres and 9.0 metres for proposed Lot 11. Part 4, Section 407.4 (3) • The minimum lot depth for lots adjacent to an arterial road are hereby varied from 30.0 metres to 29.5 metres for proposed Lot 11. • The minimum lot depth for lots adjacent to an arterial road are hereby varied from 30.0 metres to 29.1 metres for proposed Lot 12. 4. Maple Ridge Subdivision and Development Servicing Bylaw No. 4800-1993, as amended, is varied as follows: Part IV (A) (4) • The minimum lot depth for lots adjacent to an arterial road are hereby varied from 30.0 metres to 29.5 metres for proposed Lot 11. Page 94 of 170 11995 Haney Place Maple Ridge, BC V2X 6A9 mapleridge.ca @yourmapleridge City of Maple Ridge Planning Department Page 2 of 2 • The minimum lot depth for lots adjacent to an arterial road are hereby varied from 30.0 metres to 29.1 metres for proposed Lot 12. 5. The Lands described herein shall be developed strictly in accordance with the terms and conditions and provisions of this Permit and any plans and specifications attached to this Permit which shall form a part hereof. 6. If the Permittee does not substantially commence the development permitted by this Permit, this Permit shall lapse on, , which is 24 months from the date of Council Authorization. 7. This Permit is not a Building Permit. AUTHORIZING RESOLUTION passed by Council on the day of , 20 . ISSUED on the day of , 20 . CORPORATE OFFICER The following attachments are attached hereto: Attachment A – Subject Map Attachment B – Ortho Map Attachment C – Proposed Subdivision Plan Page 95 of 170 October 15, 2024 - Committee of the Whole Page 1 of 1 2024-204-DVP for 22611 Dewdney Trunk Road Development Variance Permit Recommendation: THAT the Corporate Officer be authorized to sign and seal 2024-204-DVP to reduce the parking stalls required for an Assembly (Group Child Care Centre) use, to reduce the number of accessible stalls, and to reduce the maneuvering drive aisle, respecting property located at 22611 Dewdney Trunk Road; and THAT receipt of payment-in-lieu in the amount of $80,000 for four parking stalls, in accordance with the provisions in the Off-Street Parking and Loading Bylaw No. 4350- 1990, for the property located at 22611 Dewdney Trunk Road be acknowledged. Report Purpose and Summary Statement: Development Variance Permit application 2024-204-DVP requests to reduce the required parking stalls for a proposed Group Child Care Centre at 22611 Dewdney Trunk Road from 21 to 13 stalls, to reduce the number of accessible stalls from two to one, and to reduce the maneuvering drive aisle width. A payment-in-lieu of parking in the amount of $80,000 for 4 additional parking stalls ($20,000/stall) has been received from the applicant, which would reduce the total on-site parking provided to 9 stalls. Strategic Alignment: Liveable Community; Healthy Community Communications: Development Permit Notifications mailed to adjacent properties Page 96 of 170 October 15, 2024 - Committee of the Whole Page 1 of 6 To: Mayor and Council File number: [2024-204-VP] 2024-204-DVP for 22611 Dewdney Trunk Road Development Variance Permit BACKGROUND: Applicant: Sean Jobling Legal Description: Lot 1 Section 20 Township 12 New Westminster District Plan LMP37413 OCP: Existing: Town Centre Commercial Within Urban Area Boundary: Yes Area Plan: Town Centre Area Plan (Central Business District) OCP Major Corridor: Yes (Dewdney Trunk Road) Zoning: Existing: C-3 (Town Centre Commercial) Surrounding Uses: North: Use: Single Detached Residential Zone: RS-1 (Single Detached Residential) Designation: Medium and High-Rise Residential South: Use: Group Child Care Zone: CS-1 Service Commercial Designation: Town Centre Commercial East: Use: Public Service Zone: CS-1 Service Commercial Designation: Town Centre Commercial West: Use: Highway Commercial Zone: CS-1 Service Commercial Designation: Town Centre Commercial Existing Use of Property: Business Services Proposed Use of Property: Assembly (Group Child Care Centre) Site Area: 680 m2 Access: Rear Lane accessed off Edge Street Servicing Requirement: Urban Standard Flood Plain: No Fraser Sewer Area: Yes ANALYSIS: Project Description: The applicant proposes to renovate the existing building at 22611 Dewdney Trunk Road for a future Group Child Care Centre with up to 49 children and 8 staff. A Development Variance Permit application Page 97 of 170 October 15, 2024 - Committee of the Whole Page 2 of 6 has been received requesting to reduce the required parking stalls for the Group Child Care Centre from 21 parking stalls to 13 parking stalls . The applicant has also provided payment-in-lieu of parking for an additional four stalls in accordance with the provisions in the Off-Street Parking and Loading Bylaw No. 4350-1990, which will be removed to accommodate an outdoor play area, reducing the proposed total on-site parking provided to 9 parking stalls (Attachment A). The proposed Group Child Care Centre will be approximately 410m2 in size and include an Infant Toddler Program for 24 children, and a Preschool Aged Program for 25 children. The applicant has noted that they will utilize pre-designated drop-off and pick-up times to stagger the amount of people and vehicles arriving at the Child Care Centre. Currently 50% of their staff are driving to work, with the other 50% utilizing public transit or walking. The applicant also estimates that approximately 55% of their clients will drive to their centre, with the remaining 45% using public transit or walking. Planning Analysis: The Maple Ridge Child Care Needs Assessment completed in 2019/20 surveyed local families, service providers and childcare operators and found that more childcare spaces were required in the community. The Assessment showed that Maple Ridge had an overall shortage of 53% for all childcare types, with the highest demand for infant/toddler spaces incurring a 69% shortage and before/after school care incurring a 67% shortage of spaces. Caregivers, service providers and childcare providers surveyed all stated at the time that most licensed and group centres were carrying waitlists. To address the child care gap analysis provided in the Assessment, child care creation targets were established in the 2020-2030 Maple Ridge Child Care Action Plan which identified a need for 1,250 new child care spaces between 2023-2025. One of the targeted locations for these childcare spaces is within the urban core of the community. The subject site is located within the City’s Town Centre Area Central Business District along Dewdney Trunk Road between Edge Street and 227 Street (Attachment B). The property is located approximately 250 metres from the Haney Transit Exchange and has proximity to the municipal parking lot at the Civic Business Centre and the municipal lot at the intersection of 226 Street and McIntosh Avenue (east of the Haney Transit Exchange). Eric Langton Elementary School and St. Patrick’s School are both located approximately 400-500 m from the site. Many of the neighbouring properties north of the subject site are under different stages of redevelopment and are designated as Low-Rise Apartment or Medium and High-Rise Apartment in the City’s Official Community Plan (Attachment C). It can be anticipated that this targeted growth in the City’s Town Centre Area will continue to increase the need for child care services in this area. Official Community Plan The City’s Official Community Plan (OCP) speaks to the priority function of commercial uses that support the residential population of the Town Centre with the provision of necessary services, such as childcare, and that these uses will be encouraged to develop and remain in and around the City’s Central Business District. Policy 4-22 of the OCP encourages the development of accessible child care facilities throughout the community. Zoning Bylaw The proposed Group Child Care Centre is permitted as a Principal Use in the existing C-3 zone as an Assembly use. There are no proposed alterations to the footprint or the exterior of the building. An Page 98 of 170 October 15, 2024 - Committee of the Whole Page 3 of 6 outdoor play area will be constructed to the rear of the building. Access to the existing parking will remain unchanged off the rear lane accessed from Edge Street. Landscaping will be provided in accordance with the Zoning Bylaw regulations. Off-Street Parking and Loading Bylaw The provisions of the Off-Street Parking and Loading Bylaw includes reduced parking requirements for seven non-residential uses in the Town Centre Area’s Central Business District, but the uses listed do not include the Group Child Care use. As this use is not identified, Group Child Care Centres are required to meet the Assembly (including Group Child Care Centres) use parking requirements which apply to the entire City. The Assembly use parking requirements are to provide 1 space/ 20m2 gross floor area (GFA) which equates to 21 parking spaces for this application. Two of the parking spaces are required to be accessible parking stalls which are 1.3m larger in width and reserved exclusively for those individuals requiring accessible parking. Two short term bicycle parking spaces must also be provided. The Parking Bylaw is currently under review by Council and has received first reading for proposed amendments; future Council consideration is anticipated in Q4 2024. The proposed draft Parking Bylaw includes a new parking rate of 1 space/ employee plus 1.5 spaces/10 children for Group Child Care Centres. If that rate was applied to this application, that would equate to 16 parking spaces being required. Page 99 of 170 October 15, 2024 - Committee of the Whole Page 4 of 6 Proposed Variances This Development Variance Permit application proposes the following relaxations (Attachment D): Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990 (Schedule A): To reduce the required parking spaces for a proposed Group Child Care Centre at 22611 Dewdney Trunk Road from the Assembly use rate of 1 space per 20m2 gross floor area to the Town Centre Central Business District Large Retail Unit rate of 3 spaces per 100m2 gross floor area; and Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990 (Section 4.1.3): To reduce the required maneuvering drive aisle width for parking angles of 90 degrees from 7.3 m to 7.08 m; and Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990 (Section 4.4): To reduce the required accessible parking stalls from two parking stalls to one parking stall. The Planning Department recognizes that the parking requirements for the Assembly (Group Child Care) use can be onerous for existing buildings in the Town Centre and that there are a few existing properties which can provide the number of parking stalls required. Staff have previously supported variances for Group Child Care uses to utilize the Central Business District’s Large Retail Use rate (i.e., 3 stalls/100 m2 GFA). For this application, utilizing the Large Retail Use rate would equate to 13 parking stalls. Staff support the proposed variance due to the subject property’s location which allows the clients of the Child Care Centre to utilize nearby public transit/municipal parking lots and the growing need for additional child care spaces in the community. As the Town Centre continues to develop, higher density forms of development will increase the population in this immediate area that will be increasingly able to use non-vehicular modes of travel to access businesses in the area. It is also noted that the proposed child care centre intends to have staggered drop-off/pick-up times which will be assigned to caregivers at registration and that they estimate approximately 50-55% of their staff and clients will drive to the centre. The reduction in accessible stalls is supported by staff as it is proportional to the number of stalls being provided. The width of the existing maneuvering drive aisle does not meet the current Parking Bylaw requirements. Staff also support the minor variance of 0.22 m to the drive aisle width to allow the current layout with the central drive aisle to remain. In accordance with the Development Procedures Bylaw No. 5879-1999, notice of Council consideration of a resolution to issue a Development Variance Permit was mailed to all owners or tenants in occupation of all parcels or portions of which are adjacent to the property that is subject to the Development Variance Permit application. Page 100 of 170 October 15, 2024 - Committee of the Whole Page 5 of 6 Payment-in-Lieu of Parking Stalls The Off-Street Parking and Loading Bylaw offers an option to property owners located within 930 m of the municipal parking garage (Civic Centre) to make a payment-in-lieu of parking instead of providing the required off-street parking spaces for certain specified uses. The applicant has made a payment-in- lieu contribution in the amount of $80,000 for four parking spaces in accordance with the provisions of the Bylaw. The combination of the requested variance and the payment-in-lieu would reduce the on- site proposed parking to nine parking spaces. Council is required to acknowledge receipt of payment-in-lieu of parking by resolution when a property owner has made a payment to the City. As such a recommended Council resolution has been included in this report to meet this requirement. The funds collected for payment-in-lieu of parking are transferred into a reserve which the City can only use for the provision of new off-street parking spaces (i.e., parkades, parking lots, etc.). This process is regulated by the Off-Street Parking and Loading Spaces Reserve Fund Establishment Bylaw No. 4686- 1992. CONCLUSION: It is recommended that Development Variance Permit 2024-204-DVP be approved to reduce the required parking stalls for the proposed Group Child Care Centre located at 22611 Dewdney Trunk Road from 21 stalls to 13 stalls, to reduce the number of accessible stalls from two to one stall, and to reduce the maneuvering drive aisle width. Additionally, it is recommended that receipt of payment-in-lieu of four parking stalls in the amount of $80,000 (four stalls x $20,000) be acknowledged. Prepared by: Erin Mark, Planning Technician Attachments: (A) Site Plan (B) Subject Map (C) Ortho Map (D) Draft Development Variance Permit Page 101 of 170 October 15, 2024 - Committee of the Whole Page 6 of 6 Report Approval Details Document Title: 2024-204-DVP, 22611 Dewdney Trunk Road, Development Variance Permit .docx Attachments: - (A) Site Plan, 2024-204-DVP.pdf - (B) Subject Map, 2024-204-DVP.pdf - (C) Ortho Map, 2024-204-DVP.pdf - (D) Draft Variance Permit, 2024-204-DVP.pdf Final Approval Date: Oct 8, 2024 This report and all of its attachments were approved and signed as outlined below: James Stiver, Director of Building, Development and Planning Scott Hartman, Chief Administrative Officer Page 102 of 170 SITE PLAN SCALE: 1:100 1 A2.0 NORTH: DEWDNEY TRUNK ROAD 59.977' (18.28m) LANE 59.977' (18.28m) 13 9 . 9 9 ' ( 4 0 . 2 3 m ) 13 9 . 9 9 ' ( 4 0 . 2 3 m ) EXISTING ASPHALT PROPOSED PLAY AREA (ARTIFICIAL TURF FINISH) (152.0m² / 1,636ft²) EXISTING BUILDING FOOTPRINT = 225.02m² (2,422ft²) EX I S T . C O V E R E D E X T E R I O R SP A C E = 6 2 . 0 0 m ² ( 6 6 7 f t ² ) 18280 [59'-11 3/4"] 77 8 2 [2 5 ' - 6 1 / 2 " ] 16 1 9 3 [5 3 ' - 1 1 / 2 " ] 14402 [47'-3"] PROPERTY LINE PROPERTY LINE EXIST. DRIVEWAY LETDOWN PROPOSED FENCE & MAN GATE EXIST. C.B. M.H. FIRE HYDRANT 30 0 0 [9 ' - 1 0 " ] SLAB ELEV = 137.0' (41.758m) SIDEWALKSIDEWALK EXIST. CHAIN LINK FENCE STEEL ROLL UP DOOR O/H DOOR SHORT TERM BICYCLE PARKING PER BYLAW 10.4 & 10.4.1 3829 [12'-6 3/4"] 1 5 6 9 30 5 [1 ' - 0 " ] 30 5 [1 ' - 0 " ] 89 8 2 [2 9 ' - 5 1 / 2 " ] 13 2 5 5 [4 3 ' - 6 " ] 12 0 5 5 [3 9 ' - 7 " ] TOTAL EXTERIOR PLAY AREA = 152.0m² TOTAL PLAY AREA REQUIRED FOR 25 CHILDREN 6.0m² / CHILD 25 x 6 = 150m² PROPOSED CONC. SIDE WALK (FLUSH W/ PLAY AREA) CHILD /PARENT ENTRANCE EMPLOYEE ENTRANCE 1830mm (6'-0") HIGH ROLLING GATE 25 0 0 [8 ' - 2 1 / 2 " ] 5500 [18'-0 1/2"] 7080 [23'-2 3/4"] 6800 [22'-3 3/4"] 38 0 0 [1 2 ' - 6 " ] 45 0 [1 ' - 5 3 / 4 " ] PROPOSED CHAIN LINK FENCE EXIST. CHAIN LINK FENCE GATE WIDTH AISLE WIDTH 100 [4"] PROPERTY INFORMATION ADDRESS: LEGAL DESCRIPTION: ZONING:C-3 TOWN CENTRE COMMERCIAL SITE AREA:735.40 S.M. 225.0 S.M. (0.18± ACRES) MAIN FLOOR: SECOND FLOOR: TOTAL: (2,422 sq ft) 225.0 S.M. (1,995 sq ft) 185.3 S.M. (4,417 sq ft) 410.3 S.M. (38.5%) 283.8 S.M.TOTAL SITE COVERAGE GROSS FLOOR AREA: SITE COVERAGE: 22611 - DEWDNEY TRUCK ROAD, MAPLE RIDGE, B.C. LOT 10, DL SECTION 20, TWP 12 NEW WESTMINSTER DISTRICT PLAN 9446 EXISTING BUILDING: 0.90 (90%) LOT COVERAGE - PERMITTED: CITY OF MAPLE RIDGE ZONING BYLAW REVIEW 283.8 /735.40 = 0.385 (38.5%)LOT COVERAGE - EXISTING & NEW: 11.0 m.MAX. PERMISSIBLE BUILDING HEIGHT: 9.75 m.EXISTING BUILDING HEIGHT: PARKING REQUIREMENTS: LANDSCAPING, SCREENING & FENCING: ZONING BYLAW 7600-2019 PART 703 - C-3 LANDSCAPING AREAS, LANDSCAPING SCREENS & FENCING SHALL COMPLY WITH C.o.M.R.. BYLAW SECTION 405 FRONT: REAR: 0.0m (0'-0") 6.0m (19'-8") SETBACKS - ZONING BYLAW: PARKING & LOADING SHALL BE PROVIDED IN ACCORDANCE WITH C.o.M.R. OFF STREET PARKING & LOADING No. 4350-1990 PARKING (ASSEMBLY / GROUP CHILDCARE CENTRE): ASSEMBLY = 1 STALL / 20m² OF GROSS FLOOR AREA - MAIN FLOOR = 225.0m² / 20m² = 11.25 - 2nd FLOOR = 185.3m² / 20m²= 9.26 TOTAL ASSEMBLY PARKING = 20.51 (21) GROUP CHILD CARE = 3 STALLS / 100m² (1 STALL / 33.3m²) OF GROSS FLOOR AREA - TOTAL GROSS FLOOR AREA = 410.3 / 33.33 = 12.3 (13) TOTAL GROUP CHILD CARE PARKING = = 13 TOTAL PARKING PROVIDED = 9 STALLS -4 REQUIRED OFF-STREET PARKING SPACES NOT PROVIDED (13 - 9 = 4). -OFF-STREET PARKING BYLAW NO. 4350-1990, PART III - 3.4, & SCHEDULE 'C' (2). -PAYMENT-IN-LIEU FEE OF $20,000 PER PARKING STALL 58.8 S.M.EXISTING COVERED EXTERIOR SPACE INTERIOR SIDE:0.0m (0'-0") SCALE: DRAWN: CHECKED: PROJECT NO: DRAWING NO: DRAWING TITLE: PROJECT NAME: NO: ISSUES & REVISIONS: DATE: (m/d/y)DESCRIPTION: PROJECT ADDRESS: THIS DRAWING IS PROPERTY OF GLACIER WEST CONSTRUCTION AND SHOULD NOT BE COPIED OR DISTRIBUTED WITHOUT PRIOR WRITTEN CONSENT 1 09.04.2024 ISSUED FOR D.V.P. 2 SEAL GLACIER WEST CONSTRUCTION INC. VANCOUVER OFFICE 1841 PANDORA STREET VANCOUVER BC V5L1M2 T: 604.570.0006 F: 604.676.2516 www.glacierwest.ca DOVER LEARNING CENTRE RENO. 22611 DEWDNEY TRUNK ROAD, MAPLE RIDGE, B.C. AS NOTED M.A. S.J. / I.Y. GW2024028 A2.0 SITE PLAN. (OPTION 1) DEWDNEY TRUNK ROAD FRASER RIVER H A N E Y B Y P A S S L O U G H E E D H W Y 22 8 t h S T R E E T 22 4 t h S T R E E T LOUGHEED HWY DEWDNEY TRUNK ROAD 22 7 t h S T R E E T 22 8 t h S T R E E T ED G E S T R E E T 22611 DEWDNEY TRUNK ROAD SITE CONTEXT PLAN. MAPLE RIDGE Page 103 of 170 DATE: Jun 28, 2024FILE: 2024-204-VP 22611 DEWDNEY TRUNK ROAD LAND USE PLANNING DEPARTMENT 22554 12070 22562 12087 22596 22566 22645 22680 22611 22708 22597 12018 22630 22610 22577 22557 22576 22620 22680 22661 22610 11996 22550 22674 11980 22590 22624 22606 22621 22602 22575 22588 22589 12047 22587 22640 22641 22660 22670 22597 22611 12038 22650 12060 22603 22598 22561 12077 22681 11971 11940/48 22574 22558 11963 22540 22644/48 11970 11947 SUBJECT PROPERTY 227 STBROWN AVE MCINTOSH AVE DEWDNEY TRUNK RD LANE S OF 121 AVE LANE S OF BROWN AVE 22 6 S T LANE W OF 227 ST ´ Scale: 1:1,500 BY: DM Legend Medium and High-Rise Apartment Low-Rise Apartment Town Centre Commercial Institutional Page 104 of 170 DATE: Jun 28, 2024FILE: 2024-204-VP 22611 DEWDNEY TRUNK ROAD ORTHO ^ PLANNING DEPARTMENT 22554 12070 22562 12087 22596 22566 22645 22680 22611 22708 22597 12018 22630 22610 22577 22557 22576 22620 22680 22661 22610 11996 22550 22674 11980 22590 22624 22606 22621 22602 22575 22588 22589 12047 22587 22640 22641 22660 22670 22597 22611 12038 22650 12060 22603 22598 22561 12077 22681 11971 11940/48 22574 22558 11963 22540 22644/48 11970 11947 SUBJECT PROPERTY 227 STBROWN AVE MCINTOSH AVE DEWDNEY TRUNK RD LANE S OF 121 AVE LANE S OF BROWN AVE 22 6 S T LANE W OF 227 ST Aerial Imagery from the Spring of 2023´ Scale: 1:1,500 BY: DMPage 105 of 170 11995 Haney Place Maple Ridge, BC V2X 6A9 mapleridge.ca @yourmapleridge City of Maple Ridge Planning Department CITY OF MAPLE RIDGE DEVELOPMENT VARIANCE PERMIT NO. 2024-204-DVP TO: SORRENTO HOLDINGS LTD PO BOX 48600 VANCOUVER BC V7X 1T2 (the “Permittee”) 1. This Development Variance Permit (the “Permit”) is issued subject to compliance with all the Bylaws of the City of Maple Ridge (the “Municipality”) applicable thereto, except as specifically varied or supplemented by this Permit. 2. This Permit applies to, and only to those lands within the Municipality described below and any and all buildings, structures, and other development thereon: Lot 1 Section 20 Township 12 New Westminster District Plan LMP37413 (the “Lands”) 3. The Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990 as amended is varied as follows: Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990 (Schedule A): To reduce the required parking spaces for a proposed Group Child Care Centre to a rate of three spaces per 100m2 gross floor area; and Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990 (Section 4.1.3): To reduce the required maneuvering drive aisle width for parking angles of 90 degrees from 7.3 m to 7.08 m; and Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990 (Section 4.4): To reduce the required accessible parking stalls from two parking stalls to one parking stall. Page 106 of 170 11995 Haney Place Maple Ridge, BC V2X 6A9 mapleridge.ca @yourmapleridge City of Maple Ridge Planning Department 4. The Lands described herein shall be developed strictly in accordance with the terms and conditions and provisions of this Permit and any plans and specifications attached to this Permit which shall form a part hereof. 5. If the Permittee does not substantially commence the development permitted by this Permit, this Permit shall lapse on, ___________________, which is 24 months from the date of Council Authorization. 6. This Permit is not a Building Permit. AUTHORIZING RESOLUTION passed by the Council the day of 20 . ISSUED on the day of , 2024. ______________________________________ CORPORATE OFFICER Attachment A: Subject Map Attachment B: Site Plan Page 107 of 170 October 15, 2024 [Committee of the Whole] Page 1 of 1 Application 2022-268-VP/DP for 11872 Laity Street Development Variance Permit Multi-Family Development Permit Recommendations: THAT the Corporate Officer be authorized to sign and seal Development Variance Permit 2022-268-VP respecting the property located at 11872 Laity Street. THAT the Corporate Officer be authorized to sign and seal Multi-Family Development Permit 2022-268-DP respecting the property located at 11872 Laity Street. Report Purpose and Summary Statement: Application 2022-268-DP proposes to construct a 6-storey apartment building with 60 dwelling units. Proposed Variances: Minimum Principal Structure Setback Variances Zoning Bylaw No. 7600-2019, Part 6, Section 618.7 (a)  To vary the minimum principal structure front lot line (western) setback from 7.5 metres to 6.0 metres. Zoning Bylaw No. 7600-2019, Part 6, Section 618.7 (b)  To vary the minimum principal structure rear lot line (eastern) setback from 7.5 metres to 6.0 metres. Zoning Bylaw No. 7600-2019, Part 6, Section 618.7 (c)  To vary the minimum principal structure interior side lot line (northern/southern) setback from 7.5 metres to 6.0 metres. Maximum Principal Structure Height Variance Zoning Bylaw No. 7600-2019, Part 6, Section 618.8 (2)  To vary the maximum principal structure height from 15 metres / 4 storeys to 22.4 metres / 6 storeys. Minimum Off-Street Parking Space Variances Off-Street Parking and Loading Bylaw No. 4350-1900, Part 3, Section 3.1 and Schedule A, Section 1 (b)  To vary the minimum residential tenant off-street parking spaces from 1.5 spaces per dwelling unit (90 spaces) to 1.1 spaces per dwelling unit (66 spaces).  To vary the minimum residential visitor off-street parking spaces from 0.2 spaces per dwelling unit (12 spaces) to 0.1 spaces per dwelling unit (6 spaces). Strategic Alignment: Liveable Community Page 108 of 170 October 15, 2024 [Committee of the Whole] Page 1 of 8 To: Mayor and Council File number: 2022-268-VP/DP Application 2022-268-VP/DP for 11872 Laity Street Development Variance Permit Multi-Family Development Permit BACKGROUND: Applicant: Focus West Developments 2020 Ltd. Property Owner: 1304358 B.C. Ltd. Legal Description: Lot 4 District Lot 248 Group 1 New Westminster District Plan 20050 OCP Designation: Existing: Urban Residential Proposed: Urban Residential [no change] Within Urban Area Boundary: Yes Area Plan: Not Applicable OCP Major Corridor: Yes Zoning: Existing: RM-2 (Medium Density Apartment Residential) Proposed: RM-2 (Medium Density Apartment Residential) [no change] Surrounding Uses: North: Use: Two-Unit (Duplex) Residential Zone: RT-1 (Two-Unit (Duplex) Urban Residential) Designation: Urban Residential South: Use: Two-Unit (Duplex) Residential Zone: RT-1 (Two-Unit (Duplex) Urban Residential) Designation: Urban Residential East: Use: Cemetery Zone: RS-1 (Single Detached Residential) Designation: Institutional West: Use: Apartment Residential; Manufactured Home Park Zone: RM-2 (Medium Density Apartment Residential); CS-3 (Recreation Commercial) Designation: Urban Residential Use of Property: Existing: Apartment Residential Page 109 of 170 October 15, 2024 [Committee of the Whole] Page 2 of 8 Proposed: Apartment Residential Site Area: Existing: 2,156.6 m2 (0.5 acres) Proposed: 2,018.0 m2 (0.5 acres) Proposed Vehicular Access: Laity Street Servicing Requirement: Urban Standard Fraser Sewer Area: Yes Flood Plain: No SITE CHARACTERISTICS: The subject property is located on Laity Street and has a total site area of 2,156.6 m2 (0.5 acres) (Attachments A and B). The site is generally flat with some trees. It has an existing 3-storey apartment building with 12 rental dwelling units on it with vehicular access from Laity Street. The subject property is bounded by a two-unit (duplex) residence to the north, Maple Ridge Cemetery to the east, a two-unit (duplex) residence to the southeast, and a single detached dwelling to the south. To the west, there is Laity Street with an apartment building and a manufactured home park across the road. PROJECT DESCRIPTION: The proposed development involves a 6-storey apartment building with 60 dwelling units. The parking is proposed to be concealed and located away from public view within the first storey and one level of underground parking. An outdoor amenity area will be provided on the rooftop, and vehicular access to the proposed development will be from Laity Street (Attachments C and D). After road dedication for Laity Street, the proposed site area is 2,018.0 m2 (0.5 acres). Since the development proposes a gross floor area of 3,424.0 m2 (36,855.4 sq. ft.) as calculated under the City’s Zoning Bylaw, the density would be 1.7 FSR (Floor Space Ratio) based on the proposed lot area. The proposed development is within the RM-2 (Medium Density Apartment Residential) zone’s base allowable density of 1.8 FSR. PLANNING ANALYSIS: Official Community Plan: The subject property is currently designated Urban Residential (Major Corridor Residential category). A variance is required to permit a building height above four storeys. Staff support a variance to allow a building height of six storeys since the subject property is intended to be designated Transit Corridor Multi-Family under the proposed Lougheed Transit Corridor Area Plan, which is currently under development; the Transit Corridor Multi-Family designation is intended to support building heights of three to six storeys. Zoning Bylaw and Off-Street Parking and Loading Bylaw: The proposed development is generally consistent with the City’s Zoning Bylaw and Off-Street Parking and Loading Bylaw requirements – including those for the RM-2 (Medium Density Apartment Residential) zone. However, some variances are required as outlined in this report. Page 110 of 170 October 15, 2024 [Committee of the Whole] Page 3 of 8 Parking Requirements: The required and proposed parking for the development is summarized in the table below: Category Required Spaces Proposed Spaces Off-Street Parking Spaces Residential Tenant 1.5 spaces per unit (90 spaces) 1.1 spaces per unit (66 spaces) Residential Visitor 0.2 spaces per unit (12 spaces) 0.1 spaces per unit (6 spaces) Total 95 spaces 95 spaces Small Car Including max. 10% small car spaces Including max. 6% small car spaces Accessible Including 2 accessible spaces Including 2 accessible spaces Bicycle Parking Spaces Long-Term (Tenant) Unspecified in bylaw 1.0 spaces per unit (60 spaces) Short-Term (Visitor) Unspecified in bylaw 0.05 spaces per unit (3 spaces) Consistent with what is required by the City’s Off-Street Parking and Loading Bylaw, all residential tenant parking spaces and half of the residential visitor parking spaces will be provided with roughed-in infrastructure capable of providing Level 2 EV charging. The long-term (tenant) bicycle parking charging spaces will be provided with roughed-in infrastructure for electric bicycle charging. Variances: The Development Variance Permit application involves the variances summarized in the table below: Minimum Principal Structure Setback Variances Variances: Zoning Bylaw No. 7600-2019, Part 6, Section 618.7 (a)  To vary the minimum principal structure front lot line (western) setback from 7.5 metres to 6.0 metres. Zoning Bylaw No. 7600-2019, Part 6, Section 618.7 (b)  To vary the minimum principal structure rear lot line (eastern) setback from 7.5 metres to 6.0 metres. Zoning Bylaw No. 7600-2019, Part 6, Section 618.7 (c)  To vary the minimum principal structure interior side lot line (northern/southern) setback from 7.5 metres to 6.0 metres. Staff Comment: The minimum principal structure setback variances are being supported since the applicant will be providing at least 2.9 metres of road dedication for Laity Street and since the reduced setbacks would increase the size of dwelling units without changing privacy impacts. The reduced principal structure front lot line setback variance would improve the connection to the Laity Street and would help reduce the perceived building height from Laity Street. Maximum Principal Structure Height Variance Variance: Zoning Bylaw No. 7600-2019, Part 6, Section 618.8 (2) Staff Comment: The maximum principal structure height variance is being supported since the subject property is intended to be designated Transit Corridor Multi- Family under the proposed Lougheed Transit Corridor Area Plan and since the Transit Corridor Page 111 of 170 October 15, 2024 [Committee of the Whole] Page 4 of 8  To vary the maximum principal structure height from 15 metres / 4 storeys to 22.4 metres / 6 storeys. Multi-Family designation is intended to support building heights of three to six storeys. Minimum Off-Street Parking Space Variances Variances: Off-Street Parking and Loading Bylaw No. 4350- 1900, Section 3.1 and Schedule A, Section 1 (b)  To vary the minimum residential tenant off-street parking spaces from 1.5 spaces per dwelling unit (90 spaces) to 1.1 spaces per dwelling unit (66 spaces).  To vary the minimum residential visitor off-street parking spaces from 0.2 spaces per dwelling unit (12 spaces) to 0.1 spaces per dwelling unit (6 spaces). Staff Comment: The minimum off-street parking space variances are being supported in consideration of a supportive parking study provided by the applicant which considers factors such as parking demand, proximity to amenities and frequent transit service, and facilities for active transportation (e.g., walking, bicycling). The City’s proposed new Off-Street Parking and Loading Bylaw proposes to reduce the minimum residential tenant off-street parking spaces for apartment buildings in the proposed Lougheed Transit Corridor Area Plan to 1.0 space per rental dwelling unit or 1.2 spaces per market dwelling unit. The proposed bylaw would not reduce the minimum residential visitor off-street parking spaces for apartment buildings. As a proposed condition of the Development Variance Permit, the variances authorized would be subject to the property owner providing at least 2.9 metres of road dedication for Laity Street before the start of any building/construction on the land. The proposed plans anticipate the road dedication, and the applicant has provided a commitment letter indicating that the road dedication will be provided before the start of any building/construction (Attachment G). Laity Street currently has a road right-of- way width of 15 metres. While the City’s Subdivision and Development Servicing Bylaw contemplates a right-of-way width of 24 metres for collector streets with bike lanes, the City’s Engineering Department has noted that the required services can be accommodated in a width of 20 metres. The proposed road cross section does not include an on-street parking lane on the eastern side of Laity Street but does include a 4-metre-wide multi-use pathway on the eastern side of Laity Street. Development Permit: Multi-Family Development Permit Pursuant to Section 8.7 of the City’s Official Community Plan, a Multi-Family Development Permit application is required to ensure the current proposal enhances existing neighbourhoods with compatible housing styles that meet diverse needs and minimize potential conflicts with neighbouring land uses. The following is a brief description and assessment of the proposal’s compliance with the applicable Key Guideline Concepts: 1. “New development into established areas should respect private spaces, and incorporate local neighbourhood elements in building form, height, architectural features and massing.” Page 112 of 170 October 15, 2024 [Committee of the Whole] Page 5 of 8  Staff Comment: The proposed apartment building would respect the privacy of adjacent residential areas to the north, south, and west and the adjacent cemetery to the east. The proposed development includes the following: (1) a landscape screen along the northern lot line and most of the southern lot line; (2) a privacy fence along the eastern lot line adjacent to the cemetery and the rest of the southern lot line; (3) a row of replacement trees within the cemetery; and (4) landscaping along the western lot line adjacent to Laity Street to improve the streetscape and create a more urban form of development. For context, the same applicant is proposing to rezone properties to the north (at 11894/11896 and 11902/11904 Laity Street), from RT-1 (Two-Unit (Duplex) Urban Residential) to RM-2 (Medium Density Apartment Residential), and construct a 6-storey apartment building with 75 dwelling units. The building form, massing, height, and architectural features proposed are consistent with the emerging character of the neighbourhood, and the proposed 6-storey apartment building to the north. 2. “Transitional development should be used to bridge areas of low and high densities, through means such as stepped building heights, or low rise ground oriented housing located to the periphery of higher density developments.”  Staff Comment: The proposed apartment building has an appropriate density. It will be consistent with the proposed development to the north and future development to the south. The Official Community Plan and Lougheed Transit Corridor Area Plan envision a higher density use to the south than is currently present. 3. “Large scale developments should be clustered and given architectural separation to foster a sense of community and improve visual attractiveness.”  Staff Comment: The proposed apartment building has architectural features which foster a sense of community and improve its visual attractiveness. 4. “Pedestrian circulation should be encouraged with attractive streetscapes attained through landscaping, architectural details, appropriate lighting and by directing parking underground where possible or away from public view through screened parking structures or surface parking located to the rear of the property.”  Staff Comment: The proposed apartment building encourages pedestrian circulation through attractive streetscapes and internal pedestrian connections with appropriate lighting. Parking is concealed and located away from public view within the first storey and one level of underground parking. Advisory Design Panel: The application was reviewed by the Advisory Design Panel during its meeting on July 17, 2024. The Advisory Design Panel’s resolution and comments and the applicant’s responses are attached (Attachment H). The Advisory Design Panel’s comments have been addressed and are reflected in the attached plans. Development Information Meeting: A Development Information Meeting hosted by the applicant was held at Fraserview Community Hall on July 18, 2024. Seven people attended the meeting. The notification requirements for the Page 113 of 170 October 15, 2024 [Committee of the Whole] Page 6 of 8 Development Information Meeting included a mail-out, newspaper advertisements, and notice on the development signs that provided the contact information for the developer and information on the development. A summary of the main comments and discussions with the attendees at the Development Information Meeting was provided by the applicant (Attachment I). There was general support for the proposed development, noting the need for more housing and the proposed design and amenities. INTERDEPARTMENTAL IMPLICATIONS: Engineering Department: The applicant was provided comments from the City’s Engineering Department about items to be addressed through the Building Permit process. The applicant will need approval from the City’s Engineering Department for any work on or impacting the road right-of-way. Fire Department: The applicant was provided comments from the City’s Fire Department about items to be addressed through the Building Permit process. Building Department: The applicant was provided comments from the City’s Building Department about items to be addressed through the Building Permit process. Facilities, Parks, and Properties Department: The applicant was provided comments from the Facilities, Parks, and Properties Department about items to be addressed through the Tree Permit and Building Permit processes. The applicant will need approval from the Facilities, Parks, and Properties Department for any work on or impacting the City- owned cemetery to the east. Tree removal and replacement within the cemetery will require a Tree Permit and will need to be consistent with what is indicated in the attached landscape plans. There is to be no encroachment, including no shoring or anchoring, into the cemetery. Finance Department: In accordance with Council’s Landscape Security Policy, a refundable security equivalent to 100% of the estimated landscape cost (i.e., $240,076.00) has been provided by the applicant to ensure satisfactory provision of landscaping in accordance with the terms and conditions of the Development Permit. CITIZEN IMPLICATIONS: Development Variance Permit Notification: In accordance with the City’s Development Procedures Bylaw, notice of Council consideration of a resolution to issue a Development Variance Permit was mailed to all owners or tenants in occupation of all parcels, any parts of which are adjacent to the property that is subject to the permit. Page 114 of 170 October 15, 2024 [Committee of the Whole] Page 7 of 8 Relocation Assistance Plan Commitment and Tenant Communication: Considering how the subject property has an existing 3-storey apartment building with 12 rental dwelling units on it, the applicant has voluntarily committed to following the previous version of the City’s Tenant Relocation Assistance Policy even though following either the previous (effective March 7, 2018) or current (effective September 26, 2023) versions of the City’s Tenant Relocation Assistance are not mandatory for the proposed development. Consistent with the previous version of the City’s Tenant Relocation Assistance Policy, the applicant’s Relocation Assistance Plan commitment and tenant communication are attached (Attachment J). The tenant communication includes an attendance list and minutes from an applicant-led consultation meeting that occurred on June 19, 2024. CONCLUSION: The development proposal, including the proposed variances, is supported by City staff. It is recommended that the Corporate Officer be authorized to sign and seal Development Variance Permit 2022-268-VP and Multi-Family Development Permit 2022-268-DP. “Daniel Rajasooriar” Prepared by: Daniel Rajasooriar, Planner 2 Attachments: (A) Subject Map (B) Ortho Map (C) Proposed Architectural Plans (D) Proposed Landscape Plans (E) Draft Development Variance Permit (F) Draft Development Permit (G) Road Dedication Commitment Letter (H) Advisory Design Panel’s Resolution/Comments and Applicant’s Responses (I) Development Information Meeting Summary (J) Relocation Assistance Plan Commitment and Tenant Communication Page 115 of 170 October 15, 2024 [Committee of the Whole] Page 8 of 8 Report Approval Details Document Title: 2022-268-VP-DP - 11872 Laity Street - Development Variance Permit and Multi-Family Development Permit Report.docx Attachments: - Attachment A - Subject Map.pdf - Attachment B - Ortho Map.pdf - Attachment C - Proposed Architectural Plans.pdf - Attachment D - Proposed Landscape Plans.pdf - Attachment E - Draft Development Variance Permit.pdf - Attachment F - Draft Development Permit.pdf - Attachment G - Road Dedication Commitment Letter.pdf - Attachment H - ADP's Resolution and Comments and Applicant's Responses.pdf - Attachment I - Development Information Meeting Summary.pdf - Attachment J - Relocation Assistance Plan Commitment and Tenant Communication.pdf Final Approval Date: Oct 8, 2024 This report and all of its attachments were approved and signed as outlined below: Hasib Nadvi, Associate Director of Building, Development and Planning James Stiver, Director of Building, Development and Planning Scott Hartman, Chief Administrative Officer Page 116 of 170 DATE: Oct 2, 2024FILE: 2022-268-DP/VP 11872 LAITY STREETACTIVE DEVELOPMENTS IN AREA PLANNING DEPARTMENT 21178 21155 21347 21188 2 1 1 5 0 21195 11785 21165 11919 11935/37 11783 11951 11967 21180 21197 11959 21213 11904/11902 21243 21338 21223 11775 11934 21191 21237 21174 21175 21190 11895 11911 21175 21212/14 21227 21311 21181 21375 21198 21241 11786 21185 11940/76 21324 11947 21319 11860/62 11921 11828 11788 21181 11894/11896 11931 11950 11934 11826 21333 21182 21335 21219 21191 21293 21345 21209 21173 21359 21305 21409 21207 11767 11777 21184 21254 11915 21172 21233 21198 1195921231 21314 11856/58 21279 21219 21250 11779 21222/24 11773 11940 11954 21167 21280 21358 21188 21390 21206 11995/97 21176 21202 11781 11929 21260 11944 21304 11904 21157 21125-21171 11944 11848 11939 21283 21171 11790 21169 11964 11934 11872 21247 11924 21192 11941 21366 21227 11982 11879 21176 21184 11939 11914 11985/87 21339 21285 21387 21369 21277 21161 21363 21185 12009 21227 21203 SUBJECT PROPERTY LAITY ST DEWDNEY TRUNK RD COOK AVE HOOD ST LOUGHEED HWY 119 AVE 212 ST CUTLER PL 212 ST 214 ST MCINTYRE CRT ´ Scale: 1:2,500 BY: AL Legend Stream Page 117 of 170 DATE: Oct 2, 2024FILE: 2022-268-DP/VP 11872 LAITY STREETORTHO MAP ^ PLANNING DEPARTMENT 21178 21155 21347 21188 2 1 1 5 0 21195 11785 21165 11919 11935/37 11783 11951 11967 21180 21197 11959 21213 11904/11902 21243 21338 21223 11775 11934 21191 21237 21174 21175 21190 11895 11911 21175 21212/14 21227 21311 21181 21375 21198 21241 11786 21185 11940/76 21324 11947 21319 11860/62 11921 11828 11788 21181 11894/11896 11931 11950 11934 11826 21333 21182 21335 21219 21191 21293 21345 21209 21173 21359 21305 21409 21207 11767 11777 21184 21254 11915 21172 21233 21198 1195921231 21314 11856/58 21279 21219 21250 11779 21222/24 11773 11940 11954 21167 21280 21358 21188 21390 21206 11995/97 21176 21202 11781 11929 21260 11944 21304 11904 21157 21125-21171 11944 11848 11939 21283 21171 11790 21169 11964 11934 11872 21247 11924 21192 11941 21366 21227 11982 11879 21176 21184 11939 11914 11985/87 21339 21285 21387 21369 21277 21161 21363 21185 12009 21227 21203 SUBJECT PROPERTY Maple Ridge Cemetery LAITY ST DEWDNEY TRUNK RD COOK AVE HOOD ST LOUGHEED HWY 119 AVE 212 ST CUTLER PL 212 ST 214 ST MCINTYRE CRT Aerial Imagery from the Spring of 2023´ Scale: 1:2,500 BY: ALPage 118 of 170 SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© MULTI-FAMILY 11872 LAITY STREET MAPLE RIDGE B.C. 2108 A0.1RENDERING FOCUSWEST FEB. 22, 2024 REV DATE DESCRIPTION BY JULY 4 2022 ISSUED FOR DP OCT. 25, 2023 RE-ISSUED FOR DP FEB. 22, 2024 RE-ISSUED FOR DP CONSULTANT TEAM: ARCHITECTURAL ANKENMAN ASSOCIATES ARCHITECTS INC. 200 -12321 BEECHER STREET SURREY, BC 604.536.1600 PROJECT CONTACT: EMILY KEARNS (emilyk@aaai.bc.ca) LANDSCAPE VDZ & ASSOCIATES VANCOUVER 604.546.0928 PROJECT CONTACT: MASON TIERNEY (mason@vdz.ca) CIVIL VDZ & ASSOCIATES VANCOUVER 604.546.0930 PROJECT CONTACT: TAYLOR WEBBER (twebber@vdz.ca) ARBORIST VDZ & ASSOCIATES 236.521.4645 PROJECT CONTACT: GLYN ROMAINE (glyn@vdz.ca) GEOTECH GEOWEST 200-34425 MCCONNELL ROAD, ABBOTSFORD, BC 604.852.9088 PROJECT CONTACT: JOHN CARTER (jcarter@geowestengineering.com) Page 119 of 170 SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© MULTI-FAMILY 11872 LAITY STREET MAPLE RIDGE B.C. 2108 A0.2PERSPECTIVES FOCUSWEST FEB. 22, 2024 SCALE:A0.2 1 PERSPECTIVE - SW SCALE:A0.2 2 PERSPECTIVE - NW SCALE:A0.2 3 PERSPECTIVE - NE SCALE:A0.2 4 PERSPECTIVE - SE REV DATE DESCRIPTION BY JULY 4 2022 ISSUED FOR DP OCT. 25, 2023 RE-ISSUED FOR DP DEC, 19, 2023 RE-ISSUED FOR DP FEB. 22, 2024 RE-ISSUED FOR DP Page 120 of 170 SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© MULTI-FAMILY 11872 LAITY STREET MAPLE RIDGE B.C. 2108 A0.3CONTEXT & PHOTOS FOCUSWEST FEB. 22, 2024 S1. DUPLEX AND TOWNHOUSES SOUTH OF PROJECT SITE S3. 3-STOREY APARTMENT BUILDING WEST OF PROJECT SITE S4. SINGLE STOREY DUPLEXES NORTH OF PROJECT SITE S5. SINGLE FAMILY RESIDENTIAL HOMES NORTH-WEST OF PROJECT SITE S6. GAS STATION AND SERVICE COMMERCIAL BUILDINGS SOUTH-WEST OF PROJECT SITE S2. ENTRANCE TO MOBILE HOME LOT WEST OF PROJECT SITE CONTEXT MAP S2 S4 PROJECT SITE LA I T Y S T R E E T LOUGHEED HWY LA I T Y S T R E E T COOK AVE. 21 2 S T . CS-1 CS-1 RS-1 RS-1 RS-1 RS-1 RS-1 P-6 CS-1 CS-1 CS-1 CS-1 RT-1 RM-1 RS-1 RT-1 RT-1 RT-1 CS-3 RS-1 RS-1 RS-1 RS-1 RS-1 RM-2 RM-4 RM-1 S3 S5 S1S6REV DATE DESCRIPTION BY JULY 4 2022 ISSUED FOR DP OCT. 25, 2023 RE-ISSUED FOR DP FEB. 22, 2024 RE-ISSUED FOR DP Page 121 of 170 SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© MULTI-FAMILY 11872 LAITY STREET MAPLE RIDGE B.C. 2108 A0.4SITE ANALYSIS FOCUSWEST FEB. 22, 2024 SITE CONTEXT + PROJECT DESCRIPTION Focus West Developments Inc has applied for development permit for the site at 11872 Laity Street. The site is mid-block on Laity Street surrounded by a redevelopment project to the North (also a Focuswest project, 6 storey multi-family residential condominium), the Maple Ridge Cemetery to the East, an existing duplex to the South and an existing 3-storey apartment zoned RM-2 across the street to the West. Transit on Lougheed is only a few minutes to the south. The proposed 4491m2 6 storey multi-family project generally complies with the Maple Ridge OCP and RM-2 Zoning Bylaw but is requesting some minor variances to provide much needed housing to the community. This project seeks to increase the allowable height from 4 to 6 storeys which is a variance to the RM-2 zoning bylaw but aligns with the Lougheed Transit Corridor Study, which allows up to 6 storeys. The proposal also requests marginal variances for setbacks around the building. Access to parking is via Laity Street, with two levels of covered parking: one concealed at grade and the other underground. This tight site achieves 72 parking stalls (ratio of 1.0 parking stalls per unit), a variance from the required 90 stalls. It meets the bylaw for visitor parking. There is no requirement for secured bicycle parking however Focuswest sees the value in providing alternative means of transportation and have provided 1 secured bike stall per unit, which is 60 extra secured bicycle stalls, to supplement the available vehicle parking. The proposed project complies with the requirements for both indoor & outdoor amenity, providing options for the residents with ground-oriented indoor/outdoor space and south-facing outdoor space at L7. This space is programmed for a variety of uses and is accessible to all residents. The developer has provided a variety of unit sizes, ranging from bachelor to 3 bedroom units, to offers opportunities for different demographics within the building: from singles to seniors to families. SUSTAINABILITY CONCEPT REV DATE DESCRIPTION BY OCT. 25, 2023 RE-ISSUED FOR DP FEB. 22, 2024 RE-ISSUED FOR DP There will be an ongoing discussion with our clients regarding sustainability and smart material choices. The following features are anticipated to be incorporated into the proposed residential development, to address sustainability and increase envelope performance: ·Large overhangs on south facing units for shading in the hot summer months ·Increase stud spacing for wood frame construction to reduce wood use in framing. ·Use of engineered wood products, flooring sheathing and structural systems to reduce use of dimensional lumber. ·Use of cementitious cladding products for exterior durability, reducing the required maintenance program. ·Use of roofing with a minimum 25-year warranty. ·Use of Low-E coatings, on the applicable surfaces, for energy efficient windows. ·Utilize high efficiency lighting and Energy Star labeled appliances. ·Utilize low flush toilets and low VOC paints. ·Utilize night sky friendly exterior lighting. ·Incorporate permeable paving into exterior hard landscape surfaces where possible. ·Increase the R value of insulation within stud cavity at exterior building envelope. Page 122 of 170 ELEV. STAIRS LA I T Y S T R E E T ACCESS TO SURFACE AND U/G PARKING LINE OF FLOOR ABOVE EXIT FROM U/G PARKING LINE OF U/G PARKING EXHAUST VENT EXISTING TREE TO RETAIN PMT BALCONY ABOVE U/G PARKING ACCESS SLOPE @ 10% U/ G P A R K I N G A C C E S S SL O P E @ 1 0 % LOBBY OVERHEAD GATE 1 5 6 20 10 9 45.636M 89O 21' 11" 45.666M 89O 18' 55" 47 . 2 6 2 M 0 O 06 ' 5 7 " 47 . 2 3 1 M 0 O 04 ' 5 0 " 102.85 ft 31.35 m M.F.E101' - 7 1/4"30.97M102' - 6 1/2"31.26M100' - 7 7/8"30.68M19'-8 1/4" SETBACK 6.00 m 19'-8 1/4" SETBACK 6.00 m 19'-8 1/4" SETBACK 6.00 m CROSS HATCH DENOTES COMMON OUTDOOR AREA CITY CEMETERY 19'-8 1/4" SETBACK 6.00 m 9' - 2 1 / 4 " 2. 8 0 m 9'- 2 1 / 4 " 2. 8 0 m 9' - 2 1 / 4 " 2. 8 0 m 9'- 2 1 / 4 " 2. 8 0 m 18'-0 1/2" 5.50 m 22'-11 3/4" 7.00 m 18'-0 1/2" 5.50 m LINE OF O/H ABOVE 9'- 3 1 / 4 " 2. 8 3 m 9'- 2 1 / 4 " 2. 8 0 m 9' - 2 1 / 4 " 2. 8 0 m 8' - 2 1 / 2 " 2. 5 0 m 9'- 2 1 / 4 " 2. 8 0 m 9'- 2 1 / 4 " 2. 8 0 m 8'- 2 1 / 2 " 2. 5 0 m 9'- 2 1 / 4 " 2. 8 0 m 9'- 2 1 / 4 " 2. 8 0 m 8'- 2 1 / 2 " 2. 5 0 m 7'- 1 0 1 / 2 " 2. 4 0 m 1' - 0 " 0. 3 1 m SMALL CAR 5'-0" 1.52 m 8'-2 1/2" 2.50 m 9'-2 1/4" 2.80 m 9'-2 1/4" 2.80 m 8'-2 1/2" 2.50 m 8'-2 1/2" 2.50 m 1'-0" 0.30 m 23'-10" 7.26 m INDOOR AMENITY 9'-6 1/8" ROAD DEDICATION 2.90 m EXISTING PL NEW PL 11'-1 7/8" TRAVEL LANE 3.40 m 11'-1 7/8" TRAVEL LANE 3.40 m 6'-6 3/4" BLVD. 2.00 m 13'-1 1/2" MULTI-USE PATH 4.00 m 1'-7 5/8" BLVD 0.50 m MECH/ WATER ENTRY PARCEL TREE PROTECTED FENCE 102' - 2 3 /8"31.1 5 M CRITICAL ROOT ZONE TYPICAL TREE CROWN RADIUS TYPICAL STANDPIPE 101' - 4 1 /2"30.9 0 M100' -10"30.73MEXHAUST VENT31.03 m31.24 m31.24 m31.24 m31.31 m31.35 m31.35 m31.25 m31.32 m31.35 m31.35 m31.35 m31.24 m31.32 m31.25 m101' -11"31.07M101' - 4 3/4"30.91M101' - 1 3 /4"30.8 3 M 101' - 7 1 /4"31.0 8 M 5'- 0 " 1. 5 2 m 3'-8 1/4" 1.12 m 18 ' - 0 1 / 2 " 5. 5 0 m 22 ' - 1 1 3 / 4 " 7. 0 0 m 4'-1 1/4" 1.25 m BIKES 2'- 0 5 / 8 " 0. 6 2 m 0.6M LANDSCAPE SCREEN 3'-8 3/4" 1.14 m STAGING AREA FOR GARBAGE AND RECYCLING SYNOPSIS ZONING: EXISTING: RM-2 PROPOSED: RM-2 (W/VARIANCES* PER THE BELOW) CIVIC ADDRESS: 11872 LAITY STREET MAPLE RIDGE B.C. GROSS SITE AREA: 2,156.66 SM (23,214.10 SF) NET SITE AREA (-ROAD DEDICATION): 2,018.07 SM (21,722.29 SF) SITE COVERAGE: 977.93 SM (10,526.31 SF) / 2,018.07 SM = 48.46% SETBACK: PERMITTED PROVIDED FRONT (WEST) 7.50 M 6.00 M* REAR (EAST) 7.50 M 6.00 M* SIDE 1 (NORTH) 7.50 M 6.00 M* SIDE 2 (SOUTH) 7.50 M 6.00 M* GROSS FLOOR AREA:(NOT INCLUDING PARKING) LEVEL 1 267.41 M2 (2878.37 SF) LEVEL 2 828.02 M 2 (8912.70 SF) LEVEL 3 828.02 M 2 (8912.70 SF) LEVEL 4 828.02 M 2 (8912.70 SF) LEVEL 5 828.02 M 2 (8912.70 SF) LEVEL 6 828.02 M 2 (8912.70 SF) LEVEL 7 58.93 M 2 ( 634.34 SF) TOTAL 4,466.44 M 2(48,076.21 SF) FLOOR AREA FOR FAR CALC (-AMENITY/SERVICE SPACES/STAIRWELLS/CORRIDORS): TOTAL: 3,423.97 M2 FLOOR AREA RATIO:PERMITTED PROVIDED 1.8 3,423.97 M2 / 2,018.07 SM = 1.70 BUILDING HEIGHT:PERMITTED PROVIDED MAX. 4-6 STOREYS 6 STOREYS* * RM-2 ZONING BYLAW PERMITS MAX 15M HEIGHT HOWEVER LOUGHEED TRANSIT CORRIDOR STUDY PERMITS UP TO 6 STOREYS IN THIS LOCATION RESIDENT PARKING:REQUIRED PROVIDED 90 STALLS (1.5x60 UNITS) 66 STALLS* (INCLUDING 4 SMALL STALLS AND 1 ACCESSIBLE PARKING) (* ALL 66 STALLS ARE PROVIDED WITH ROUGH-IN INFRASTRUCTURE CAPABLE OF PROVIDING LEVEL 2 CHARGING) VISITOR PARKING:REQUIRED PROVIDED 12 STALLS (0.2x60 UNITS) 6 STALLS* (INCLUDING 3 SMALL STALL AND 1 ACCESSIBLE PARKING) (* 3 STALLS ARE PROVIDED WITH ROUGH-IN INFRASTRUCTURE CAPABLE OF PROVIDING LEVEL 2 CHARGING) TOTAL PARKING RATIO: PROVIDED UNITS: 60 RESIDENTIAL UNITS PROVIDED PARKING: 72 STALLS (INCLUDING 7 SMALL STALLS) RATIO: 1.2 STALLS/UNIT (1.7 STALLS/UNIT REQUIRED) BICYCLE STORAGE (LONG TERM): REQUIRED PROVIDED NOT REQUIRED 60 STALLS (1 STALL/UNIT) (25% PROVIDED AS VERTICAL STALLS; 75% AS STANDARD STALLS) (ROUGH IN PROVIDED FOR ELEC. BIKE CHARGING) BICYCLE STORAGE (SHORT TERM): REQUIRED PROVIDED NOT REQUIRED 3 STALLS OUTDOOR AMENITY: REQUIRED PROVIDED 60M2 (1SM x60 UNITS) 111M2 (1,199SF) INDOOR AMENITY: REQUIRED PROVIDED 60M2 (1SM x60 UNITS) 89.5M2 (963.5SF) PRIVATE OUT DOOR AREA: REQUIRED PROVIDED 5% OF UNIT AREA >5% OF UNIT AREA COMMON OUT DOOR AREA: REQUIRED PROVIDED 605.42M2 (30% OF LOT AREA) 671M2 (7,219SF) (EXCLUDES OUTDOOR AMENITY & PRIVATE OUTDOOR AREA) SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© As indicated MULTI-FAMILY 11872 LAITY STREET MAPLE RIDGE B.C. 2108 A1.1SITE PLAN / SYNOPSIS FOCUSWEST FEB. 22, 2024 SCALE:1 : 125A1.1 1 SITE PLAN REV DATE DESCRIPTION BY JULY 4 2022 ISSUED FOR DP OCT. 25, 2023 RE-ISSUED FOR DP FEB. 22, 2024 RE-ISSUED FOR DP Page 123 of 170 ELEV. STAIRS 2 LA I T Y S T R E E T ACCESS TO SURFACE AND U/G PARKING EXIT FROM U/G PARKING LINE OF U/G PARKING EXHAUST VENT PMT BALCONY ABOVE U/G PARKING ACCESS SLOPE @ 10% U/ G P A R K I N G A C C E S S SL O P E @ 1 0 % EXIT LOBBY OVERHEAD GATE 1 5 6 20 10 9 45.636M 89O 21' 11" 45.666M 89O 18' 55" 47 . 2 6 2 M 0 O 06 ' 5 7 " 47 . 2 3 1 M 0 O 04 ' 5 0 " ACCESSIBLE PATH TO BUILDING CITY CEMETERY FIRE DEPARTMENT CONNECTION FIRE ALARM ANNUNCIATOR PANEL LINE OF O/H ABOVE SMALL CAR INDOOR AMENITY EXISTING PL NEW PL PROPOSED FIRE HYDRANT WITHIN 45M TO PROPOSED BUILDING ENTRANCE MECH/ WATER ENTRY PARCEL FD LOCK BOX STANDPIPE STANDPIPE EXHAUST VENT 91 ' - 1 0 1 / 4 " DI S T T O F H 28 . 0 0 m 45'-5 7/8" DIST TO FH 13.87 m 3'-8 1/4" 1.12 m 2'-0 3/4" 0.63 m 48'-9" ACCESS ROUTE TO PRINCIPAL ENTRANCE 14.86 m 6M F I R E D E P ' T A C C E S S R O U T E TO M E E T B C B C 3 . 2 . 5 . 6 . 6.00 m STAIRS 1 STAIRS 3 EXIT EXIT EXIT EXIT EXIT EXIT BIKES BRIEF CODE ANALYSIS SUMMARY CODE EDITION: BC BUILDING CODE 2018. BUILING DATA: THIS BUILDING IS CLASSIFIED AS PART 3 BUILDING. NO FIRE WALL, NO MEZZANINE AND NO INTERCONNECTED FLOORS. BUILDING AREA: 834 M2 BUILDING HEIGHT: 6 STOREYS MAJAR OCCUPANCY: GROUP C (RESIDENTIAL) GROUP F3 (PARKING) NO. OF STREET FACING:1 STREET SPRINKLERED: YES, FULLY SPRINKERED CONSTRUCTION REQUIREMENTS: THE BUILDING IS WOOD FRAME AND CONCRETE CONSTRUCTION: PARKADE P1 AND LEVEL 1 (PARKADE AND RESIDENTIAL ENTRY) WILL BE CONSTRUCTED IN CONCRETE. LEVEL 2 THROUGH LEVEL 6 WILL BE WOOD FRAME. THE BUILDING IS REQUIRED TO MEET THE REQUIREMENTS OF THE FOLLOWING ARTICLES GOVERING CONSTRUCTION AS SUMMARIZED BELOW: 3.2.2.50 - GROUP C, UP TO 6 STOREYS, SPRINKLERED MAXIMUM AREA: 1500 M2 IF 6 STOREYS IN HEIGHT CONSTRUCTION TYPE: CONBUSTIBLE AND NONCOMBUSTIBLE PERMITED FLOOR ASSEMBLIES: FIRE SEPARATIONS WITH 1HR FIRE RESISTANCE RATING LOAD BEARING: 1HR FIRE RESISTANCE RATING ROOF ASSEMBLIES: 1HR FIRE RESISTANCE RATING SPRINKLER: REQUIRED -- NFPA 13 STANDPIPE: REQUIRED -- NFPA 14 FOR THE PARKADE LOCATED UNDERGROUND AND LEVEL 1, STORAGE GARAGE LOCATED BELOW THE FOURTH STORY IS PERMITTED. THE STORAGE GARAGE LOCATED UNDERGROUND IS NOT CONSIDERED A SEPARATE BUILDING THEREFORE 3.2.1.4 APPLIES (NOT 3.2.1.2) FIRE SEPARATION: ACCORDING TO 3.3.5.6., STORAGE GARAGES SHALL BE SEPARATED FROM OTHER OCCUPANCIES BY A FIRE SEPARATION WITH A FIRE RESISTANCE RATING OF 1.5 HRS. THE FLOOR SLAB BETWEEN LEVEL 1 AND LEVEL 2 & THE FLOOR SLAB BETWEEN LEVEL 1 AND UNDERGROUND PARKING SHALL HAVE FIRE SEPARATION WITH 1.5 HR FIRE RESISTANCE RATING. THE WALLS BETWEEN PARKADE AND RESIDENTAL AT LEVEL 1 SHALL HAVE A FIRE SEPARATION WITH 1.5 HR FIRE RESISTANCE RATING. LOADBEARING WALLS AND COLUMNS AT LEVEL 1 AND P1 SHALL HAVE A FIRE SEPARATION WITH 1.5 HR FIRE RESISTANCE RATING ALSO. RESIDENTIAL SUITES SHALL BE SEPARATED FROM EACH OTHER AND THE REMAINDER OF THE BUILDING BY A FIRE SEPARATION WITH 1HR FIRE RESISTANCE RATING. EXITS: EVERY FLOOR MUST HAVE AT LEAST 2 EXITS. THE DISTANCE BETWEEN 2 EXITS MUST BE AT LEAST ONE HALF THE MAXIMUM DIAGONAL DIMENSION OF THE FLOOR AREA, BUT NEED NOT BE MORE THAN 9M FOR A FLOOR AREA SERVED BY A PUBLIC CORRIDOR, OR ONE HALF OF THE MAXIMUM DIAGONAL DIMENSION OF THE FLOOR AREA BUT NOT LESS THAN 9M FOR ALL OTHER FLOOR AREAS. FOR EXIT FIRE SEPARATION, EXITS SHALL BE SEPARATED FROM THE REMAINDER OF THE FLOOR BY A FIRE SEPARATION WITH 1.5HR FIRE RESISTANCE RATING AT LEVEL 1 AND P1. EXITS STAIR SHALL BE SEPARATED FROM THE REMAINDER OF THE FLOOR BY A FIRE SEPARATION WITH 1HR FIRE RESISTANCE RATING AT LEVEL 2-6. FOR THE EXIT THROUGH THE LOBBY, TRAVEL DISTANCE THROUGH THE LOBBY WILL NOT EXCEED 15M, AND THE LOBBY SHALL CONFORM TO 3.4.4.2. SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© As indicated MULTI-FAMILY 11872 LAITY STREET MAPLE RIDGE B.C. 2108 A1.2 FD ACCESS/PRELIM CODE ANALYSIS FOCUSWEST FEB. 22, 2024 REV DATE DESCRIPTION BY OCT. 25, 2023 RE-ISSUED FOR DP FEB. 22, 2024 RE-ISSUED FOR DP SCALE:1 : 125A1.2 1 FIRE DEPARTMENT SITE PLAN Page 124 of 170 18'-0 1/2" 5.50 m 22'-11 3/4" 7.00 m 16'-1" 4.90 m 1'-11 1/2" 0.60 m 5'-4 3/4" 1.64 m 12'-6" 3.81 m 20 ' - 0 " 6. 1 0 m 8" 0. 2 0 m 22 ' - 1 1 3 / 4 " 7. 0 0 m 18 ' - 0 1 / 2 " 5. 5 0 m 23'-7" 7.19 m 9'-2 1/4" 2.80 m 9'-2 1/4" 2.80 m 9'-2 1/4" 2.80 m 8'-2 1/2" 2.50 m 9'-2 1/4" 2.80 m 9'-2 1/4" 2.80 m 8'-2 1/2" 2.50 m 9'-2 1/4" 2.80 m 9'-2 1/4" 2.80 m 9'-2 1/4" 2.80 m 5'-0" 1.52 m 12 ' - 0 1 / 2 " 3. 6 7 m 9' - 2 1 / 4 " 2. 8 0 m 8'- 2 1 / 2 " 2. 5 0 m 9'- 2 1 / 4 " 2. 8 0 m 9' - 2 1 / 4 " 2. 8 0 m 8'- 2 1 / 2 " 2. 5 0 m 9'- 2 1 / 4 " 2. 8 0 m 9' - 2 1 / 4 " 2. 8 0 m 8'- 2 1 / 2 " 2. 5 0 m 9'- 2 1 / 4 " 2. 8 0 m 6'- 8 " 2. 0 3 m 23 ' - 1 1 3 / 4 " 7. 3 1 m 19 ' - 7 1 / 8 " 5. 9 7 m 1'-7" 0.48 m 18'-0 1/2" 5.50 m 22'-11 3/4" 7.00 m 18'-0 1/2" 5.50 m 18 ' - 0 1 / 2 " 5. 5 0 m MECH. VEST. ST A I R S ST A I R S 1019 34 43 1 52 PARKING STALLS 15 0 ' - 1 0 1 0 3 / 2 5 6 " 45 . 9 8 4 m 138'-2 1/2" 42.126 m ELEV. MACHINE 2 A4.1 2 A4.1 UP 9 GARBAGE AND RECYCLING 30 40 41 42 49 50 51 52 20 18 ' - 0 1 / 2 " 5. 5 0 m 22 ' - 1 1 3 / 4 " 7. 0 0 m 6" 0. 1 5 m 9'- 2 1 / 4 " 2. 8 0 m 8'- 2 1 / 2 " 2. 5 0 m 9'- 2 1 / 4 " 2. 8 0 m 9'- 2 1 / 4 " 2. 8 0 m 8'- 2 1 / 2 " 2. 5 0 m 9'- 2 1 / 4 " 2. 8 0 m 9'- 2 1 / 4 " 2. 8 0 m 2'- 6 " 0. 7 6 m 4' - 9 " 1. 4 5 m 8'- 2 3 / 8 " 2. 5 0 m 8'- 2 3 / 8 " 2. 5 0 m 1'- 0 " 0. 3 0 m 1 A4.2 1 A4.2 1 A4.1 1 A4.1 UP 33 UP UP 19 ' - 6 " 5. 9 4 m 4'- 2 3 / 8 " 1. 2 8 m 9'- 2 1 / 4 " 2. 8 0 m 8'- 2 1 / 2 " 2. 5 0 m 9' - 2 1 / 4 " 2. 8 0 m 9'- 2 1 / 4 " 2. 8 0 m 8'- 2 1 / 2 " 2. 5 0 m 9' - 2 1 / 4 " 2. 8 0 m 9'- 2 1 / 4 " 2. 8 0 m 8'- 2 1 / 2 " 2. 5 0 m 9' - 2 1 / 4 " 2. 8 0 m 9'- 2 1 / 4 " 2. 8 0 m 8'- 2 1 / 2 " 2. 5 0 m 9' - 2 1 / 4 " 2. 8 0 m 9'- 2 1 / 4 " 2. 8 0 m 9'- 2 1 / 4 " 2. 8 0 m 1' - 7 1 / 2 " 0. 5 0 m U/ G P A R K I N G A C C E S S SL O P E @ 1 0 % U/G PARKING ACCESS SLOPE @ 10% OVERHEAD GATE PARKADE EXHAUST PARKADE EXHAUST SMALL CAR ELEC. SMALL CAR SMALL CAR SMALL CAR SMALL CAR 35 36 37 38 6" 0. 1 5 m 9'- 2 1 / 4 " 2. 8 0 m 7'- 1 0 1 / 2 " 2. 4 0 m 7' - 1 0 1 / 2 " 2. 4 0 m 8'- 1 0 1 / 2 " 2. 7 1 m 8' - 1 0 1 / 2 " 2. 7 1 m 7'- 1 0 1 / 2 " 2. 4 0 m 12 ' - 5 5 / 8 " 3. 8 0 m 1'- 0 " 0. 3 0 m 22 ' - 1 1 3 / 4 " 7. 0 0 m 18'-0 1/2" 5.50 m 8" 0.20 m 20'-0" 6.10 m 8" 0.20 m A G 12 LINE OF FLOOR ABOVE 1 15 2 ' - 6 1 / 4 " 46 . 4 9 m 138'-2 1/2" 42.13 m 2 A4.2 2 A4.2 1'-4 1/4" PARKADE SETBACK 0.41 m EXISTING PL NEW PL EXISTING TREE TO RETAIN CRITICAL ROOT ZONE TYPICAL TREE CROWN RADIUS TYPICAL STANDPIPE BICYCLE STORAGE (9) 16'-1" 4.90 m SMALL CAR VISITOR PARKING VISITOR PARKING VISITOR PARKING VISITOR PARKING VISITOR PARKING VISITOR PARKING 18'-0 1/2" 5.50 m (ALL RESIDENT & HALF OF VISITOR STALLS PROVIDED W/ROUGH-IN INFRASTRUC. CAPABLE OF LEVEL 2 CHARGING) (ROUGH IN ALSO PROVIDED FOR ELEC. BIKE CHARGING) SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© 1/8" = 1'-0" MULTI-FAMILY 11872 LAITY STREET MAPLE RIDGE B.C. 2108 A2.1PARKING PLANS FOCUSWEST FEB. 22, 2024 SCALE:1/8" = 1'-0"A2.1 1 U/G PARKING REV DATE DESCRIPTION BY JULY 4 2022 ISSUED FOR DP OCT. 25, 2023 RE-ISSUED FOR DP FEB. 22, 2024 RE-ISSUED FOR DP Page 125 of 170 ELEV. STAIRS LOBBYLA I T Y S T R E E T EXIT FROM U/G PARKING 20 ' - 0 " 6. 0 9 6 m UP DN 2 A4.1 2 A4.1 PARCEL ROOM LINE OF FLOORS ABOVE 1 A4.2 1 A4.2 1 A4.1 1 A4.1 5 6 20 10 9'- 6 " 2. 9 0 m 21 ' - 6 " 6. 5 5 m 20 ' - 0 " 6. 1 0 m 9 1' - 0 " 0. 3 0 m 9'- 2 1 / 4 " 2. 8 0 m 9'- 2 1 / 4 " 2. 8 0 m 9'- 2 1 / 4 " 2. 8 0 m 9'- 2 1 / 4 " 2. 8 0 m 1'- 0 " 0. 3 0 m EXHAUST VENT EXHAUST VENT PMT 18'-0 1/2" 5.50 m 5'-0" 1.52 m 8'-2 1/2" 2.50 m 9'-2 1/4" 2.80 m 9'-2 1/4" 2.80 m 8'-2 1/2" 2.50 m 8'-2 1/2" 2.50 m 1'-0" 0.30 m 23'-10" 7.26 m 2'-6 3/4" 0.78 m BALCONY ABOVE U/G PARKING ACCESS SLOPE @ 10% U/ G P A R K I N G A C C E S S SL O P E @ 1 0 % OVERHEAD GATE ACCESS TO SURFACE AND U/G PARKING 9' - 3 1 / 4 " 2. 8 3 m 9' - 2 1 / 4 " 2. 8 0 m 9'- 2 1 / 4 " 2. 8 0 m 8'- 2 1 / 2 " 2. 5 0 m 9' - 2 1 / 4 " 2. 8 0 m 9'- 2 1 / 4 " 2. 8 0 m 8'- 2 1 / 2 " 2. 5 0 m 9' - 2 1 / 4 " 2. 8 0 m 9'- 2 1 / 4 " 2. 8 0 m 8' - 2 1 / 2 " 2. 5 0 m 7'- 1 0 1 / 2 " 2. 4 0 m 1'- 0 " 0. 3 1 m 18 ' - 0 1 / 2 " 5. 5 0 m 22 ' - 1 1 3 / 4 " 7. 0 0 m 1 MAIL A B G F C D 12 4 6 7532 98 1110 1 2 A4.2 2 A4.2 FIRE DEPARTMENT CONNECTION FIRE ALARM ANNUNCIATOR PANEL 34 ' - 0 " 10 . 3 6 m 21 ' - 6 " 6. 5 5 m 21 ' - 6 " 6. 5 5 m 32 ' - 5 " 9. 8 8 m 4'-0" 1.22 m 21'-10" 6.65 m 22'-0" 6.71 m 20'-6" 6.25 m 25'-2" 7.67 m 25'-0 3/4" 7.64 m 21'-10" 6.65 m 22'-0" 6.71 m 20'-6" 6.25 m 25'-2" 7.67 m 4'-0" 1.22 m 25'-0 3/4" 7.64 m 93'-6" 28.50 m 10 9 ' - 5 " 33 . 3 5 m CO R R I D O R UP LINE OF U/G PARKING LINE OF O/H ABOVE FENCE FENCE INDOOR AMENITY 963.5 SF 22'-11 3/4" 7.00 m 18'-0 1/2" 5.50 m SMALL CAR EXISTING PL NEW PL 11'-1 7/8" 3.40 m 6'-6 3/4" 2.00 m 13'-1 1/2" 4.00 m 1'-7 5/8" 0.50 m 2M TREE/UTILITY BOULEVARD 4M MULTI-USE PATH (MUP)0.5M BOULEVARD MECH/ WATER ENTRY EXISTING TREE TO RETAIN TREE PROTECTED FENCE CRITICAL ROOT ZONE TYPICAL TREE CROWN RADIUS TYPICAL FD LOCK BOX NEW FIRE HYDRANT STANDPIPE STANDPIPE 9'-6 1/8" ROAD DEDICATION 2.90 m 3.4M TRAVEL LANE BIKES (11) 20 ' - 0 " 6. 1 0 m 2' - 0 5 / 8 " 0. 6 2 m 0.6M LANDSCAPE SCREEN 4'-1 1/4" 1.25 m INTERCOM STAGING AREA FOR GARBAGE AND RECYCLING 11 ' - 0 " 3. 3 5 m 3'-8 3/4" 1.14 m 21'-3 3/4" 6.50 m 1'- 3 " 0. 3 8 1 m 1'- 0 " 0. 3 0 5 m 6" 0. 1 5 2 m 6" 0. 1 5 2 m 6" 0. 1 5 2 m 6" 0. 1 5 2 m 6" 0. 1 5 2 m 4'- 9 " 1. 4 4 8 m 6" 0.152 m 6" 0.152 m 6" 0.152 m 6" 0.152 m 6" 0.152 m 6" 0.152 m 6" 0.152 m 6" 0.152 m 6" 0.152 m 6" 0.152 m 6" 0.152 m 6" 0.152 m 1'-0" 0.305 m 3'-0" 0.914 m 4'-0" 1.219 m LEVEL 1 PARCEL BOX KEY SLOT TOTAL: 60 MAILBOXES; 9 PARCEL BOXES (1'-2" DEEP) 6 1/2" 0.165 m 3/ 4 " 0. 0 1 9 m 3'- 6 " 1. 0 7 m 2'- 3 " 0. 6 9 m 2'- 6 " 0. 7 6 m MATERIAL & DESIGN OF BOXES PER CP STANDARDS SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© As indicated MULTI-FAMILY 11872 LAITY STREET MAPLE RIDGE B.C. 2108 A2.2FIRST FLOOR PLAN FOCUSWEST FEB. 22, 2024 SCALE:1/8" = 1'-0"A2.2 1 LEVEL 1 REV DATE DESCRIPTION BY JULY 4 2022 ISSUED FOR DP OCT. 25, 2023 RE-ISSUED FOR DP FEB. 22, 2024 RE-ISSUED FOR DP SCALE:1" = 1'-0"A2.2 2 MAILBOX FRONT VIEW Page 126 of 170 W W W W W W W W W W W W UNIT COUNT 1BED-1 1BED-2 2BED 2BED-2BATH 2BED+DEN 2BED+DEN 3BED TOTAL (445SF) (478SF) (588/591SF) (632SF) (700SF) (747SF) (795/859SF) LEVEL 2 2 2 2 2 1 1 2 12 LEVEL 3 2 2 2 2 1 1 2 12 LEVEL 4 2 2 2 2 1 1 2 12 LEVEL 5 2 2 2 2 1 1 2 12 LEVEL 6 2 2 2 2 1 1 2 12 TOTAL UNIT 10 10 10 10 5 5 10 60 TOTAL AREA 4,450 SF 4,890 SF 5,780 SF 6,320 SF 3,445 SF 3,735 SF 8,580 SF 37,200 SF ELEV. STAIRS 2 A4.1 2 A4.1 BICYCLE STORAGE (5) 1 A4.2 1 A4.2 1 A4.1 1 A4.1 2 BED 591 sq ft 2 BED-2BATH 632 sq ft 1 BED-1 445 sq ft 1 BED-2 478 sq ft 2 BED+DEN 747 sq ft 3 BED 859 sq ft ELEC. UP DNUP DN B F C D E 34 ' - 0 " 10 . 3 6 m 21 ' - 6 " 6. 5 5 m 21 ' - 6 " 6. 5 5 m 32 ' - 5 " 9. 8 8 m 4 6 753 2 9 8 11 10 4'-0" 1.22 m 21'-10" 6.65 m 22'-0" 6.71 m 20'-6" 6.25 m 25'-2" 7.67 m 8" 0.20 m 21'-10" 6.65 m 22'-0" 6.71 m 20'-6" 6.25 m 25'-2" 7.67 m 4'-0" 1.22 m 93'-6" 28.50 m 10 9 ' - 5 " 33 . 3 5 m 2 A4.2 2 A4.2 DECK DECK DECK DECK DECK DECK DECK DECKDECKDECK DECK DECK CORRIDOR CO R R I D O R CORRIDOR 2 BED+DEN 700 sq ft OPTION BICYCLE STORAGE (3) STANDPIPE STANDPIPE OPTION 3 BED 795 sq ft 6'- 8 1 / 8 " 2. 0 3 m 2 BED 588 sq ft 2 BED-2BATH 632 sq ft 1 BED-2 478 sq ft 1 BED-1 445 sq ft 16'-1 1/4" 4.91 m <6M SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© As indicated MULTI-FAMILY 11872 LAITY STREET MAPLE RIDGE B.C. 2108 A2.3SECOND FLOOR PLAN FOCUSWEST FEB. 22, 2024 SCALE:1/8" = 1'-0"A2.3 1 LEVEL 2 REV DATE DESCRIPTION BY JULY 4 2022 ISSUED FOR DP OCT. 25, 2023 RE-ISSUED FOR DP FEB. 22, 2024 RE-ISSUED FOR DP Page 127 of 170 W W W W W W W W W W W W 2 A4.1 2 A4.1 1 A4.2 1 A4.2 1 A4.1 1 A4.1 ELEV. STAIRS ELEC. 48 ' - 6 " 14 . 7 8 m 21 ' - 6 " 6. 5 5 m 27 ' - 0 " 8. 2 3 m 4'-0" 1.22 m 21'-10" 6.65 m 22'-0" 6.71 m 20'-6" 6.25 m 25'-2" 7.67 m UP DN DN B F C D E 4 6 753 2 9 8 11 10 34 ' - 0 " 10 . 3 6 m 21 ' - 6 " 6. 5 5 m 21 ' - 6 " 6. 5 5 m 32 ' - 5 " 9. 8 8 m 21'-10" 6.65 m 22'-0" 6.71 m 20'-6" 6.25 m 25'-2" 7.67 m 4'-0" 1.22 m 93'-6" 28.50 m 2 A4.2 2 A4.2 10 9 ' - 5 " 33 . 3 5 m UP CORRIDOR CO R R I D O R CORRIDOR DECK DECK DECK DECK DECK DECK DECK DECKDECKDECK DECK DECK OPTION BICYCLE STORAGE (3) STANDPIPE STANDPIPE BICYCLE STORAGE (5) 2 BED 591 sq ft 2 BED-2BATH 632 sq ft 3 BED 859 sq ft 3 BED 795 sq ft 2 BED 588 sq ft 2 BED-2BATH 632 sq ft 1 BED-2 478 sq ft 1 BED-1 445 sq ft 1 BED-1 445 sq ft 1 BED-2 478 sq ft 2 BED+DEN 747 sq ft 2 BED+DEN 700 sq ft 16'-1 1/4" 4.91 m <6M UNIT COUNT 1BED-1 1BED-2 2BED 2BED-2BATH 2BED+DEN 2BED+DEN 3BED TOTAL (445SF) (478SF) (588/591SF) (632SF) (700SF) (747SF) (795/859SF) LEVEL 2 2 2 2 2 1 1 2 12 LEVEL 3 2 2 2 2 1 1 2 12 LEVEL 4 2 2 2 2 1 1 2 12 LEVEL 5 2 2 2 2 1 1 2 12 LEVEL 6 2 2 2 2 1 1 2 12 TOTAL UNIT 10 10 10 10 5 5 10 60 TOTAL AREA 4,450 SF 4,890 SF 5,780 SF 6,320 SF 3,445 SF 3,735 SF 8,580 SF 37,200 SF SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© As indicated MULTI-FAMILY 11872 LAITY STREET MAPLE RIDGE B.C. 2108 A2.4TYPICAL FLOOR PLAN FOCUSWEST FEB. 22, 2024 SCALE:1/8" = 1'-0"A2.4 1 LEVEL 3 (LEVELS 4, 5 & 6 SIM.) REV DATE DESCRIPTION BY JULY 4 2022 ISSUED FOR DP OCT. 25, 2023 RE-ISSUED FOR DP FEB. 22, 2024 RE-ISSUED FOR DP Page 128 of 170 ELEV. STAIRS 2 A4.1 2 A4.1 1 A4.2 1 A4.2 1 A4.1 1 A4.1 DN DN OUTDOOR AMENITY 1,199 SF STAIRS B F C D E 4 6 7532 98 1110 2 A4.2 2 A4.2 4'-0" 1.22 m 21'-10" 6.65 m 22'-0" 6.71 m 20'-6" 6.25 m 25'-2" 7.67 m 34 ' - 0 " 10 . 3 6 m 21 ' - 6 " 6. 5 5 m 21 ' - 6 " 6. 5 5 m 32 ' - 5 " 9. 8 8 m 21'-10" 6.65 m 22'-0" 6.71 m 20'-6" 6.25 m 25'-2" 7.67 m 4'-0" 1.22 m 93'-6" 28.50 m 10 9 ' - 5 " 33 . 3 5 m CORRIDOR LINE OF CANOPY ABOVE STORAGE STANDPIPE SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© 1/8" = 1'-0" MULTI-FAMILY 11872 LAITY STREET MAPLE RIDGE B.C. 2108 A2.5LEVEL 7 (OA) FOCUSWEST FEB. 22, 2024 SCALE:1/8" = 1'-0"A2.5 1 LEVEL 7 (OA) REV DATE DESCRIPTION BY JULY 4 2022 ISSUED FOR DP OCT. 25, 2023 RE-ISSUED FOR DP FEB. 22, 2024 RE-ISSUED FOR DP Page 129 of 170 2 A4.1 2 A4.1 A3.1 2 A3.1 1 A3.2 1 A3.2 2 1 A4.2 1 A4.2 1 A4.1 1 A4.1 A B G F C D E 12 4 6 7532 98 11101 2 A4.2 2 A4.2 34 ' - 0 " 10 . 3 6 m 21 ' - 6 " 6. 5 5 m 21 ' - 6 " 6. 5 5 m 32 ' - 5 " 9. 8 8 m 19'-7 3/4" 5.99 m 4'-0" 1.22 m 21'-10" 6.65 m 22'-0" 6.71 m 20'-6" 6.25 m 25'-2" 7.67 m 25'-0 3/4" 7.64 m 21'-10" 6.65 m 22'-0" 6.71 m 20'-6" 6.25 m 25'-2" 7.67 m 4'-0" 1.22 m 25'-0 3/4" 7.64 m 93'-6" 28.50 m 20 ' - 3 1 / 4 " 6. 1 8 m 10 9 ' - 5 " 33 . 3 5 m 22 ' - 1 0 " 6. 9 6 m CANOPY OUTDOOR AMENITY BELOW ELEVATOR OVERUN CANOPY A0.03 1 SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© 1/8" = 1'-0" MULTI-FAMILY 11872 LAITY STREET MAPLE RIDGE B.C. 2108 A2.6ROOF PLAN FOCUSWEST FEB. 22, 2024 SCALE:1/8" = 1'-0"A2.6 1 ROOF REV DATE DESCRIPTION BY JULY 4 2022 ISSUED FOR DP OCT. 25, 2023 RE-ISSUED FOR DP FEB. 22, 2024 RE-ISSUED FOR DP Page 130 of 170 LEVEL1 31.35 m [102'-10 1/4"] LEVEL 2 34.55 m [113'-4 1/4"] LEVEL 3 37.60 m [123'-4 1/4"] LEVEL 4 40.65 m [133'-4 1/4"] LEVEL 5 43.69 m [143'-4 1/4"] LEVEL 7 (OA) 49.79 m [163'-4 1/4"] ROOF 53.14 m [174'-4 1/4"]ABGFCDE NORTH SETBACK 6.00 m SOUTH SETBACK 6.00 m 2'- 0 " 0. 6 1 m 11 ' - 0 " 3. 3 5 m 20 ' - 0 " 6. 1 0 m 10 ' - 0 " 3. 0 5 m 10 ' - 0 " 3. 0 5 m 10 ' - 0 " 3. 0 5 m 10 ' - 6 " 3. 2 0 m 73 ' - 6 " 22 . 4 0 m 34'-0" 10.36 m 21'-6" 6.55 m 21'-6" 6.55 m 32'-5" 9.88 m T/O ROOF PARAPET 53.75 m [176'-4 1/4"] LEVEL 6 46.74 m [153'-4 1/4"] E1 E10 E3 E8 E8 E2 E1 E5 E4E6 E12 E8E8 E8 E7 E7E11 LEVEL1 31.35 m [102'-10 1/4"] LEVEL 2 34.55 m [113'-4 1/4"] LEVEL 3 37.60 m [123'-4 1/4"] LEVEL 4 40.65 m [133'-4 1/4"] LEVEL 5 43.69 m [143'-4 1/4"] LEVEL 7 (OA) 49.79 m [163'-4 1/4"] 2 A4.1 ROOF 53.14 m [174'-4 1/4"] 124675329811101 2'- 0 " 0. 6 1 m 11 ' - 0 " 3. 3 5 m 20 ' - 0 " 6. 1 0 m 10 ' - 0 " 3. 0 5 m 10 ' - 0 " 3. 0 5 m 10 ' - 0 " 3. 0 5 m 10 ' - 6 " 3. 2 0 m 73 ' - 6 " 22 . 4 0 m WEST SETBACK 6.00 m EAST SETBACK 6.00 m 4'-0" 1.22 m 17'-10" 5.44 m 4'-0" 1.22 m 18'-0" 5.49 m 4'-0" 1.22 m 16'-6" 5.03 m 4'-0" 1.22 m 21'-2" 6.45 m 4'-0" 1.22 m T/O ROOF PARAPET 53.75 m [176'-4 1/4"] LEVEL 6 46.74 m [153'-4 1/4"] SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© 1/8" = 1'-0" MULTI-FAMILY 11872 LAITY STREET MAPLE RIDGE B.C. 2108 A3.1ELEVATIONS FOCUSWEST FEB. 22, 2024 SCALE:1/8" = 1'-0"A3.1 1 WEST ELEVATION SCALE:1/8" = 1'-0"A3.1 2 SOUTH ELEVATION MATERIAL LEGEND E1 MATERIAL: CEMENTITIOUS PANEL C/W PAINTED REVEALS (HARDIE 2.0) COLOUR: TO MATCH BENJAMIN MOORE OC-17 WHITE DOVE E2 MATERIAL: VERTICALLY INSTALLED CEMENTITIOUS BOARD SIDING 7" EXPOSURE COLOUR: WOODGRAIN FINISH WOODSTONE SAND CASTLE E3 MATERIAL: HORIZONTALLY INSTALLED CEMENTITIOUS BOARD SIDING 7" EXPOSURE COLOUR: HARDI COLOURPLUS LIGHT MIST E4 MATERIAL: GLEN-GERY FACEBRICK COLOUR: STONE GREY KLAYCOAT SMOOTH E5 MATERIAL: VINYL WINDOWS COLOUR: WHITE (L2+) E6 MATERIAL: STOREFRONT WINDOW/DOOR FRAME C/W CLEAR DOUBLE GLAZING COLOUR: BLACK (L1) E7 MATERIAL: GLASS RAILINGS COLOUR: CLEAR E8 MATERIAL: TRELLIS, COLUMNS ON CONCRETE BASE, ROOF/CANOPY FASCIA & SOFFIT COLOUR: CEMENTITIOUS PAINTED TO MATCH SAND CASTLE E9 MATERIAL: PAINTED METAL SCREEN COLOUR: BM 2127-20 BLACK INK E10 MATERIAL: PAINTED METAL SCREEN COLOUR: GRAY SCREEN E11 MATERIAL: PREFINISHED ALUMINUM RAILS HORIZONTAL PICKETS AT 6" O/C COLOUR: GRAY E12 MATERIAL: SUITE ENTRY DOORS COLOUR: TO MATCH BENJAMIN MOORE FAIRY TALE BLUE 2055-50 REV DATE DESCRIPTION BY JULY 4 2022 ISSUED FOR DP OCT. 25, 2023 RE-ISSUED FOR DP FEB. 22, 2024 RE-ISSUED FOR DP Page 131 of 170 LEVEL1 31.35 m [102'-10 1/4"] LEVEL 2 34.55 m [113'-4 1/4"] LEVEL 3 37.60 m [123'-4 1/4"] LEVEL 4 40.65 m [133'-4 1/4"] LEVEL 5 43.69 m [143'-4 1/4"] LEVEL 7 (OA) 49.79 m [163'-4 1/4"] ROOF 53.14 m [174'-4 1/4"] 12 4675 3 2981110 1 10 ' - 6 " 3. 2 0 m 10 ' - 0 " 3. 0 5 m 10 ' - 0 " 3. 0 5 m 10 ' - 0 " 3. 0 5 m 20 ' - 0 " 6. 1 0 m 11 ' - 0 " 3. 3 5 m 2'- 0 " 0. 6 1 m 73 ' - 6 " 22 . 4 0 m EAST SETBACK 6.00 m WEST SETBACK 6.00 m E9 4'-0" 1.22 m 17'-10" 5.44 m 4'-0" 1.22 m 18'-0" 5.49 m 4'-0" 1.22 m 16'-6" 5.03 m 4'-0" 1.22 m 21'-2" 6.45 m 4'-0" 1.22 m T/O ROOF PARAPET 53.75 m [176'-4 1/4"] LEVEL 6 46.74 m [153'-4 1/4"] E2 E1 E3 E4 E10 E5 E1 E7 E7E11 E8 LEVEL1 31.35 m [102'-10 1/4"] LEVEL 2 34.55 m [113'-4 1/4"] LEVEL 3 37.60 m [123'-4 1/4"] LEVEL 4 40.65 m [133'-4 1/4"] LEVEL 5 43.69 m [143'-4 1/4"] LEVEL 7 (OA) 49.79 m [163'-4 1/4"] ROOF 53.14 m [174'-4 1/4"]A B GFCDE 2'- 0 " 0. 6 1 m 11 ' - 0 " 3. 3 5 m 20 ' - 0 " 6. 1 0 m 10 ' - 0 " 3. 0 5 m 10 ' - 0 " 3. 0 5 m 10 ' - 0 " 3. 0 5 m 10 ' - 6 " 3. 2 0 m 73 ' - 6 " 22 . 4 0 m SOUTH SETBACK 6.00 m NORTH SETBACK 6.00 m E1 E1 E8 E2 32'-5" 9.88 m 21'-6" 6.55 m 21'-6" 6.55 m 34'-0" 10.36 m T/O ROOF PARAPET 53.75 m [176'-4 1/4"] LEVEL 6 46.74 m [153'-4 1/4"] E8 E5 E7 E1 E8 E3 E7E11 SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© 1/8" = 1'-0" MULTI-FAMILY 11872 LAITY STREET MAPLE RIDGE B.C. 2108 A3.2ELEVATIONS FOCUSWEST FEB. 22, 2024 SCALE:1/8" = 1'-0"A3.2 1 NORTH ELEVATION SCALE:1/8" = 1'-0"A3.2 2 EAST ELEVATION MATERIAL LEGEND E1 MATERIAL: CEMENTITIOUS PANEL C/W PAINTED REVEALS (HARDIE 2.0) COLOUR: TO MATCH BENJAMIN MOORE OC-17 WHITE DOVE E2 MATERIAL: VERTICALLY INSTALLED CEMENTITIOUS BOARD SIDING 7" EXPOSURE COLOUR: WOODGRAIN FINISH WOODSTONE SAND CASTLE E3 MATERIAL: HORIZONTALLY INSTALLED CEMENTITIOUS BOARD SIDING 7" EXPOSURE COLOUR: HARDI COLOURPLUS LIGHT MIST E4 MATERIAL: GLEN-GERY FACEBRICK COLOUR: STONE GREY KLAYCOAT SMOOTH E5 MATERIAL: VINYL WINDOWS COLOUR: WHITE (L2+) E6 MATERIAL: STOREFRONT WINDOW/DOOR FRAME C/W CLEAR DOUBLE GLAZING COLOUR: BLACK (L1) E7 MATERIAL: GLASS RAILINGS COLOUR: CLEAR E8 MATERIAL: TRELLIS, COLUMNS ON CONCRETE BASE, ROOF/CANOPY FASCIA & SOFFIT COLOUR: CEMENTITIOUS PAINTED TO MATCH SAND CASTLE E9 MATERIAL: PAINTED METAL SCREEN COLOUR: BM 2127-20 BLACK INK E10 MATERIAL: PAINTED METAL SCREEN COLOUR: GRAY SCREEN E11 MATERIAL: PREFINISHED ALUMINUM RAILS HORIZONTAL PICKETS AT 6" O/C COLOUR: GRAY E12 MATERIAL: SUITE ENTRY DOORS COLOUR: TO MATCH BENJAMIN MOORE FAIRY TALE BLUE 2055-50 REV DATE DESCRIPTION BY JULY 4 2022 ISSUED FOR DP OCT. 25, 2023 RE-ISSUED FOR DP FEB. 22, 2024 RE-ISSUED FOR DP Page 132 of 170 E2 MATERIAL:VERTICALLY INSTALLED CEMENTITIOUS BOARD SIDING 7" EXPOSURE COLOUR:WOODGRAIN FINISH WOODSTONE SANDCASTLE E8 MATERIAL:TRELLIS, COLUMNS ON CONCRETE BASE, ROOF/CANOPY FASCIA & SOFFIT COLOUR:CEMENTITIOUS PAINTED TO MATCH SAND CASTLE E3 MATERIAL:HORIZONTALLY INSTALLED CEMENTITIOUS BOARD SIDING 7" EXPOSURE COLOUR:HARDI COLOURPLUS LIGHT MIST E1 MATERIAL:CEMENTITIOUS PANEL C/W PAINTED REVEALS (HARDIE 2.0) COLOUR:TO MATCH BENJAMIN MOORE OC-17 WHITE DOVE E6 MATERIAL:STOREFRONT WINDOW/DOOR FRAME C/W CLEAR DOUBLE GLAZING COLOUR:BLACK (L1) MATERIAL:GLASS RAILINGS COLOUR:CLEAR E7 E5 MATERIAL:VINYL WINDOWS COLOUR:WHITE (L2+) E4 MATERIAL:GLEN-GERY FACEBRICK COLOUR:STONE GREY KLAYCOAT SMOOTH MATERIAL:PAINTED METAL SCREEN COLOUR:BM 2127-20 BLACK INK E10 E9 MATERIAL:PAINTED METAL SCREEN COLOUR:GRAY E12 MATERIAL:SUITE ENTRY DOORS COLOUR:TO MATCH BENJAMIN MOORE FAIRY TALE BLUE E11 MATERIAL:PREFINISHED ALUMINUM RAILS HORIZONTAL PICKETS AT 6" O/C COLOUR:GRAY SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© 12" = 1'-0" MULTI-FAMILY 11872 LAITY STREET MAPLE RIDGE B.C. 2108 A3.3COLOUR BOARD FOCUSWEST FEB. 22, 2024 E2 E4 E5 E6 E3 E7 E8 E8 E8E8 E9 E13E1 E12 REV DATE DESCRIPTION BY JULY 4 2022 ISSUED FOR DP OCT. 25, 2023 RE-ISSUED FOR DP FEB. 22, 2024 RE-ISSUED FOR DP E8 E10 E11 Page 133 of 170 LEVEL1 31.35 m [102'-10 1/4"] LEVEL 2 34.55 m [113'-4 1/4"] LEVEL 3 37.60 m [123'-4 1/4"] LEVEL 4 40.65 m [133'-4 1/4"] LEVEL 5 43.69 m [143'-4 1/4"] LEVEL 7 (OA) 49.79 m [163'-4 1/4"] U/G PARKING 28.15 m [92'-4 1/4"] ROOF 53.14 m [174'-4 1/4"] A B GFCDE 1 BED 1 BED 1 BED 1 BED 1 BED 1 BED 1 BED 1 BED PARKING PARKING U/G PARKING U/G PARKING 2'- 0 " 0. 6 1 m 11 ' - 0 " 3. 3 5 m 20 ' - 0 " 6. 1 0 m 10 ' - 0 " 3. 0 5 m 10 ' - 0 " 3. 0 5 m 10 ' - 0 " 3. 0 5 m 10 ' - 6 " 3. 2 0 m 10 ' - 6 " 3. 2 0 m 73 ' - 6 " 22 . 4 0 m CORR. CORR. CORR. CORR. CORR. CORR. CORR. CORR. SOUTH SETBACK 6.00 m NORTH SETBACK 6.00 m 22'-10" 6.96 m 32'-5" 9.88 m 21'-6" 6.55 m 21'-6" 6.55 m 34'-0" 10.36 m 20'-3 1/4" 6.18 m T/O ROOF PARAPET 53.75 m [176'-4 1/4"] LEVEL 6 46.74 m [153'-4 1/4"] 1 BED 1 BEDCORR. STAIRS CORR. LEVEL1 31.35 m [102'-10 1/4"] LEVEL 2 34.55 m [113'-4 1/4"] LEVEL 3 37.60 m [123'-4 1/4"] LEVEL 4 40.65 m [133'-4 1/4"] LEVEL 5 43.69 m [143'-4 1/4"] LEVEL 7 (OA) 49.79 m [163'-4 1/4"] U/G PARKING 28.15 m [92'-4 1/4"] T/O PARAPET 47.40 m [155'-6"] ROOF 53.14 m [174'-4 1/4"] A B GFCDE PARKING U/G PARKING 3 BED 2 BED+DEN 2 BED+DEN 3 BED 3 BED 2 BED+DEN 2 BED+DEN 3 BED 3 BED 2 BED+DEN 2 BED+DEN 3 BED 3 BED 2 BED+DEN 2 BED+DEN 3 BED 2'- 0 " 0. 6 1 m 11 ' - 0 " 3. 3 5 m 7'- 1 0 1 / 4 " 2. 3 9 m 12 ' - 1 3 / 4 " 3. 7 0 m 10 ' - 0 " 3. 0 5 m 10 ' - 0 " 3. 0 5 m 10 ' - 0 " 3. 0 5 m 10 ' - 6 " 3. 2 0 m 10 ' - 6 " 3. 2 0 m 73 ' - 6 " 22 . 4 0 m SOUTH SETBACK 6.00 m NORTH SETBACK 6.00 m 22'-10" 6.96 m 32'-5" 9.88 m 21'-6" 6.55 m 21'-6" 6.55 m 34'-0" 10.36 m 20'-3 1/4" 6.18 m T/O ROOF PARAPET 53.75 m [176'-4 1/4"] LEVEL 6 46.74 m [153'-4 1/4"] 3 BED 2 BED+DEN 2 BED+DEN 3 BED SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© 3/32" = 1'-0" MULTI-FAMILY 11872 LAITY STREET MAPLE RIDGE B.C. 2108 A4.1SECTIONS FOCUSWEST FEB. 22, 2024 SCALE:3/32" = 1'-0"A4.1 1 SECTION A SCALE:3/32" = 1'-0"A4.1 2 SECTION B REV DATE DESCRIPTION BY JULY 4 2022 ISSUED FOR DP OCT. 25, 2023 RE-ISSUED FOR DP FEB. 22, 2024 RE-ISSUED FOR DP Page 134 of 170 LEVEL1 31.35 m [102'-10 1/4"] LEVEL 2 34.55 m [113'-4 1/4"] LEVEL 3 37.60 m [123'-4 1/4"] LEVEL 4 40.65 m [133'-4 1/4"] LEVEL 5 43.69 m [143'-4 1/4"] LEVEL 7 (OA) 49.79 m [163'-4 1/4"] U/G PARKING 28.15 m [92'-4 1/4"] T/O PARAPET 47.40 m [155'-6"] ROOF 53.14 m [174'-4 1/4"] 124675329811101 11 ' - 0 " 3. 3 5 m 7'- 1 0 1 / 4 " 2. 3 9 m 12 ' - 1 3 / 4 " 3. 7 0 m 10 ' - 0 " 3. 0 5 m 10 ' - 0 " 3. 0 5 m 10 ' - 0 " 3. 0 5 m 10 ' - 6 " 3. 2 0 m 10 ' - 6 " 3. 2 0 m 71 ' - 6 " 21 . 7 9 m U/G PARKING U/G PARKING PARKINGINDOOR AMENITY 2 BED 2 BED+DEN 2 BED 2 BED+DEN 2 BED 2 BED+DEN 2 BED 2 BED+DEN ELEV. STAIRS WEST SETBACK 9.00 m LA I T Y S T R E E T EAST SEBACK 6.00 m 19'-7 3/4" 5.99 m 4'-0" 1.22 m 17'-10" 5.44 m 4'-0" 1.22 m 18'-0" 5.49 m 4'-0" 1.22 m 16'-6" 5.03 m 4'-0" 1.22 m 21'-2" 6.45 m 4'-0" 1.22 m 25'-0 3/4" 7.64 m T/O ROOF PARAPET 53.75 m [176'-4 1/4"] LEVEL 6 46.74 m [153'-4 1/4"] 2 BED 2 BED+DEN LEVEL1 31.35 m [102'-10 1/4"] LEVEL 2 34.55 m [113'-4 1/4"] LEVEL 3 37.60 m [123'-4 1/4"] LEVEL 4 40.65 m [133'-4 1/4"] LEVEL 5 43.69 m [143'-4 1/4"] LEVEL 7 (OA) 49.79 m [163'-4 1/4"] U/G PARKING 28.15 m [92'-4 1/4"] T/O PARAPET 47.40 m [155'-6"] ROOF 53.14 m [174'-4 1/4"] 12 4 6 7532 98 11101 11 ' - 0 " 3. 3 5 m 7'- 1 0 1 / 4 " 2. 3 9 m 12 ' - 1 3 / 4 " 3. 7 0 m 10 ' - 0 " 3. 0 5 m 10 ' - 0 " 3. 0 5 m 10 ' - 0 " 3. 0 5 m 10 ' - 6 " 3. 2 0 m 10 ' - 6 " 3. 2 0 m 71 ' - 6 " 21 . 7 9 m PARKING U/G PARKING 2 BED 1 BED 1 BED 3 BED 2 BED 1 BED 1 BED 3 BED 2 BED 1 BED 1 BED 3 BED 2 BED 1 BED 1 BED 3 BED PARKING RAMP GARBAGE WEST SETBACK 9.00 m LA I T Y S T R E E T EAST SEBACK 6.00 m 19'-7 3/4" 5.99 m 4'-0" 1.22 m 17'-10" 5.44 m 4'-0" 1.22 m 18'-0" 5.49 m 4'-0" 1.22 m 16'-6" 5.03 m 4'-0" 1.22 m 21'-2" 6.45 m 4'-0" 1.22 m 25'-0 3/4" 7.64 m T/O ROOF PARAPET 53.75 m [176'-4 1/4"] LEVEL 6 46.74 m [153'-4 1/4"] 2 BED 1 BED 1 BED 3 BED SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© 3/32" = 1'-0" MULTI-FAMILY 11872 LAITY STREET MAPLE RIDGE B.C. 2108 A4.2SECTIONS FOCUSWEST FEB. 22, 2024 SCALE:3/32" = 1'-0"A4.2 1 SECTION C SCALE:3/32" = 1'-0"A4.2 2 SECTION D REV DATE DESCRIPTION BY JULY 4 2022 ISSUED FOR DP OCT. 25, 2023 RE-ISSUED FOR DP FEB. 22, 2024 RE-ISSUED FOR DP Page 135 of 170 W W W W W W W W x BEDROOM 9'-6"9'-6" 1 BED 489 SF x LIVING 10'-6"11'-4" x KITCHEN 10'-0"7'-11" x BATH 5'-0"8'-0" x W.I.C. 5'-0"6'-6" x DECK 6'-0"22'-0" 2 BED 578 SF x PRIMARY SUITE 9'-4"9'-6" x BEDROOM 8'-0"9'-6" x BATH 5'-0"7'-6" x KITCHEN 11'-9"6'-11" x LIVING 7'-6"11'-0" x DECK 6'-0"20'-8" 2 BED 632 SF x KITCHEN 6'-7"10'-9" x LIVING 10'-10"9'-7" x PRIMARY SUITE 9'-2"9'-7" x BATH 5'-8"5'-3"x W.I.C. 6'-1"3'-2" x BEDROOM 8'-0"8'-7" x BATH 5'-0"7'-6" x DECK 12'-6"5'-2" 2 BED+DEN 747 SF x KITCHEN 7'-3"8'-7" x LIVING 10'-10"10'-3" x PRIMARY SUITE 9'-6"11'-5"x W.I.C. 9'-6"4'-1"x BATH 7'-6"5'-0"x BEDROOM 9'-11"9'-0" x BATH 8'-0"5'-0" x DEN 6'-1"6'-11" x DECK 9'-5"9'-10" 3 BED 859 SF x LIVING 11'-5"9'-4" x BEDROOM 10'-0"8'-10"x PRIMARY SUITE 12'-5"9'-1" x BATH 7'-6"5'-0" x DECK 33'-4"4'-10" x KITCHEN 6'-2"10'-6" x BATH 8'-0"5'-0" x BEDROOM 9'-6"10'-10" x W.I.C. 4'-6"5'-6" 1 BED 445 SF x LIVING 9'-9"10'-4" x BEDROOM 9'-6"9'-0" x W.I.C. 4'-8"4'-7" x KITCHEN 11'-0"6'-6" x BATH 5'-0"8'-0" x DECK 6'-0"20'-0" 2 BED+DEN 689 SF x 7'-3"8'-7" x 10'-10"8'-2" x 9'-6"11'-0" x 7'-6"4'-6" x 7'-6"5'-0"x 9'-5"9'-6" x 7'-6"5'-0"x 6'-11"4'-11" x DECK 21'-1"9'-10" SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© 1/4" = 1'-0" MULTI-FAMILY 11872 LAITY STREET MAPLE RIDGE B.C. 2108 A5.1UNIT PLANS FOCUSWEST FEB. 22, 2024 SCALE:1/4" = 1'-0"A5.1 2 1 BED UNIT SCALE:1/4" = 1'-0"A5.1 3 2 BED UNIT SCALE:1/4" = 1'-0"A5.1 4 2 BED UNIT SCALE:1/4" = 1'-0"A5.1 5 2 BED+DEN UNIT SCALE:1/4" = 1'-0"A5.1 6 3 BED UNIT (10 UNITS)(10 UNITS) (10 UNITS)(5 UNITS)(10 UNITS) SCALE:1/4" = 1'-0"A5.1 7 1 BED UNIT (10 UNITS) REV DATE DESCRIPTION BY JULY 4 2022 ISSUED FOR DP OCT. 25, 2023 RE-ISSUED FOR DP FEB. 22, 2024 RE-ISSUED FOR DP SCALE:1/4" = 1'-0"A5.1 1 2 BED+DEN SMALL UNIT (5 UNITS) Page 136 of 170 SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© MULTI-FAMILY 11872 LAITY STREET MAPLE RIDGE B.C. 2108 A7.1STREETSCAPE FOCUSWEST FEB. 22, 2024 WEST ELEVATION STREETSCAPE SOUTH WEST STREETSCAPE REV DATE DESCRIPTION BY JULY 4 2022 ISSUED FOR DP OCT. 25, 2023 RE-ISSUED FOR DP FEB. 22, 2024 RE-ISSUED FOR DP PROPOSED BLDG PROPOSED BLDG Page 137 of 170 SCALE: 12321 Beecher St., Crescent Beach, BC V4A 3A7 604.536.1600 Ankenman Associates Architects Inc.Development For copyright Ankenman Associates Architects Inc. All rights reserved.© 1" = 100'-0" MULTI-FAMILY 11872 LAITY STREET MAPLE RIDGE B.C. 2108 A7.2SHADOW STUDY FOCUSWEST FEB. 22, 2024 SPRING EQUINOX - MARCH 21ST 10AM SPRING EQUINOX - MARCH 21ST 12PM SPRING EQUINOX - MARCH 21ST 2PM FALL EQUINOX - SEPT 21ST 10AM FALL EQUINOX - SEPT 21ST 12PM FALL EQUINOX - SEPT 21ST 2PM SUMMER SOLSTICE - JUNE 21ST 10AM SUMMER SOLSTICE- JUNE 21ST 12PM SUMMER SOLSTICE - JUNE 21ST 2PM WINTER SOLSTICE - DEC 21ST 10AM WINTER SOLSTICE - DEC 21ST 12PM WINTER SOLSTICE- DEC 21ST 2PM REV DATE DESCRIPTION BY JULY 4 2022 ISSUED FOR DP OCT. 25, 2023 RE-ISSUED FOR DP FEB. 22, 2024 RE-ISSUED FOR DP Page 138 of 170 Page 139 of 170 Page 140 of 170 Page 141 of 170 Page 142 of 170 Page 143 of 170 Page 144 of 170 Page 145 of 170 Page 146 of 170 Page 147 of 170 11995 Haney Place Maple Ridge, BC V2X 6A9 mapleridge.ca @yourmapleridge City of Maple Ridge Planning Department Page 1 of 2 CITY OF MAPLE RIDGE DEVELOPMENT VARIANCE PERMIT NO. 2022-268-VP TO: 1304358 B.C. LTD. 494 256 Street Aldergrove BC V4W 2H8 (the “Permittee”) 1. This Development Variance Permit (the “Permit”) is issued subject to compliance with all the Bylaws of the City of Maple Ridge (the “City”) applicable thereto, except as specifically varied or supplemented by this Permit. 2. This Permit applies to, and only to those lands within the City described below and any and all buildings, structures, and other development thereon: Lot 4 District Lot 248 Group 1 New Westminster District Plan 20050 (the “Lands”) 3. Maple Ridge Zoning Bylaw No. 7600-2019, as amended, is varied as follows: Part 6, Section 618.7 (a) • The minimum principal structure front lot line (western) setback is hereby varied from 7.5 metres to 6.0 metres. Part 6, Section 618.7 (b) • The minimum principal structure rear lot line (eastern) setback is hereby varied from 7.5 metres to 6.0 metres. Part 6, Section 618.7 (c) • The minimum principal structure interior side lot line (northern/southern) setback is hereby varied from 7.5 metres to 6.0 metres. Part 6, Section 618.8 (2) • The maximum principal structure height is hereby varied from 15 metres / 4 storeys to 22.4 metres / 6 storeys. Page 148 of 170 11995 Haney Place Maple Ridge, BC V2X 6A9 mapleridge.ca @yourmapleridge City of Maple Ridge Planning Department Page 2 of 2 4. Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990, as amended, is varied as follows: Part 3, Section 3.1 and Schedule A, Section 1 (b) • The minimum residential tenant off-street parking spaces is hereby varied from 1.5 spaces per dwelling unit (90 spaces) to 1.1 spaces per dwelling unit (66 spaces). • The minimum residential visitor off-street parking spaces is hereby varied from 0.2 spaces per dwelling unit (12 spaces) to 0.1 spaces per dwelling unit (6 spaces). 5. As a condition of this Permit, the variances authorized by this Permit are subject to the property owner providing at least 2.9 metres of road dedication for Laity Street before the start of any building / construction on the land. 6. The Lands described herein shall be developed strictly in accordance with the terms and conditions and provisions of this Permit and any plans and specifications attached to this Permit which shall form a part hereof. 7. If the Permittee does not substantially commence the development permitted by this Permit, this Permit shall lapse on, , which is 24 months from the date of Council Authorization. 8. This Permit is not a Building Permit. AUTHORIZING RESOLUTION passed by Council on the day of , 20 . ISSUED on the day of , 20 . CORPORATE OFFICER The following attachments are attached hereto: Attachment A – Subject Map Attachment B – Ortho Map Attachment C – Proposed Architectural Plans Attachment D – Proposed Landscape Plans Page 149 of 170 11995 Haney Place Maple Ridge, BC V2X 6A9 mapleridge.ca @yourmapleridge City of Maple Ridge Planning Department Page 1 of 2 CITY OF MAPLE RIDGE DEVELOPMENT PERMIT NO. 2022-268-DP MULTI-FAMILY TO: 1304358 B.C. LTD. 494 256 Street Aldergrove BC V4W 2H8 (the “Permittee”) 1. This Development Permit (the “Permit”) is issued subject to compliance with all the Bylaws of the City of Maple Ridge (the “City”) applicable thereto, except as specifically varied or supplemented by this Permit. 2. This Permit applies to, and only to, those lands within the City described below and any and all buildings, structures, and other development thereon: Lot 4 District Lot 248 Group 1 New Westminster District Plan 20050 (the “Lands”) 3. As a condition of the issuance of this Permit, Council will be holding the security set out below to ensure that development, including landscape works is carried out in accordance with the terms and conditions of this Permit. The condition of the posting of the security is that should the Permittee fail to carry out the development hereby authorized, according to the terms and conditions of the Permit within the time provided, the City may use the security to carry out the work by its servants, agents or contractors. Any surplus shall be paid over to the Permittee upon verification by the Director of Planning of the City, or their designate, that the development has been completed in accordance with the terms and conditions of this Permit. There will be filed accordingly: a) an Irrevocable Letter of Credit in the amount of $240,076.00; or b) a Certified Cheque in the amount of $240,076.00. 4. The Lands described herein shall be developed strictly in accordance with the terms and conditions and provisions of this Permit and any plans and specifications attached to this Permit which shall form a part hereof. Page 150 of 170 11995 Haney Place Maple Ridge, BC V2X 6A9 mapleridge.ca @yourmapleridge City of Maple Ridge Planning Department Page 2 of 2 5. If the Permittee does not substantially commence the development permitted by this Permit, this Permit shall lapse on, , which is 24 months from the date of Council Authorization. 6. In the event that this Permit lapses, the Permittee may request refund of the security described in Paragraph 3, and the City shall make such refund. 7. This Permit is not a Building Permit. AUTHORIZING RESOLUTION passed by Council on the day of , 20 . ISSUED on the day of , 20 . CORPORATE OFFICER The following attachments are attached hereto: Attachment A – Subject Map Attachment B – Ortho Map Attachment C – Proposed Architectural Plans Attachment D – Proposed Landscape Plans Page 151 of 170 Page 152 of 170 2022-268-DP Advisory Design Panel’s Resolution/Comments and Applicant’s Responses Page 1 of 2 Advisory Design Panel’s Resolution/Comments and Applicant’s Responses Application 2022-268-DP in relation to the property located at 11872 Laity Street was reviewed by the Advisory Design Panel (ADP) during their meeting on January 17, 2024. The ADP’s resolution/comments (in black), and the applicant’s responses (in teal), are below: R/2024-ADP-006 It was moved and seconded That the application be supported as the following concerns be addressed as the design develops and submitted to Planning staff for follow up. Architectural Comments: • Review the building code and ensure you have incorporated the correct vestibules on the parking level between the elevator lobby and stairwells. o Architect’s Response: Please note that we have a CP on staff and have also checked with a third-party Building Code consultant and our vestibule is indeed code compliant. • Further articulation should be considered for the corner feature massings. The massings seem to be competing for dominance with the rest of the building, particularly with the lower parking offset and varied window types. o Architect’s Response: We have revised the small window types on either side of the corner box-outs to match. • Reconsider the break between level 1 and 2, provide further definition between the upper white cladding and lower darker brick. o Architect’s Response: We have added a soldier-course to further define the transition between the upper white cladding & gray brick base. • Concern about the length of the North-East Corridor. o Architect’s Response: Please note that we have a CP on staff and have also checked with a third-party Building Code consultant and the length of our North- East (dead end) Corridor is indeed code compliant. • Consider more care in terms of the edges at the base of the building, where the parking is. The openings would have a better, more detailed, treatment and it would go far in terms of aesthetic. o Architect’s Response: We have provided more metal screens for additional natural light into the concealed parking at Level 1, and ensured all edges for Page 153 of 170 2022-268-DP Advisory Design Panel’s Resolution/Comments and Applicant’s Responses Page 2 of 2 theses screens are similarly detailed. The building is carefully detailed at edges. Landscape Comments: • Ensure the existing trees in the South-West corner are shown on the site plan. o Landscape Architect’s Response: Existing Trees have been added, refer to site plan L-02. • Recommend a gate on the multi-use path to provide a public/private indicator. o Landscape Architect’s Response: Gate has been added to pathway, refer to site plan L-02. • Ensure enough clearance is given around the bike racks. o Landscape Architect’s Response: Clearance has been checked and bike racks have been relocated, refer to site plan on L-02 for updated location. • Recommend including a prep table for the community gardens, as well as some storage on the upper patio for supplies for the raised beds. o Landscape Architect’s Response: A potting table with storage has been added, refer to L-03 and detail 8 on LD-03. • With the perforated metal panels going up the balconies, is there an opportunity to include a piece on the roof pergola to keep the branding consistent. o Landscape Architect’s Response: The screens are meant for privacy on the floors below and there is no need for privacy screening on the roof as the rooftop space is set back quite far from the remainder of the building. No pedestrians will see the rooftop space (or sense that ‘consistent brand identity’ from Laity), and no one in the OA will sense it there either, as it is a completely separate floor. • Recommend standing garden plot and wheelchair accessible plots. o Landscape Architect’s Response: The Specification of the garden plot has been changed to a wheelchair accessible plot, refer to updated layout on L-03 and detail 5 on LD-02. CARRIED UNANIMOUSLY Page 154 of 170 Focus West Developments 494 256 St, Aldergrove, BC V4W 2H8 2022-268-DP (11872 Laity Street) - Development Information Meeting Summary July 18, 2024, at Fraserview Community Hall Section 1: Meeting Minutes • Meeting minutes are attached. Section 2: Comment Sheet Analysis • Focus West Developments received only one comment sheet: o Tom and Francina indicated that they are supportive of the proposed development. o Tom and Francina noted the following: “Looks good – provides housing for the people working @ hospital or who want to use transit + bikes to get to work. We like the idea of electric chargers. Like fiex rooms that extend size of living room if wall bed used.” • Focus West Developments has the following analysis for the comment sheet: o This comment sheet provides support for our proposed project. Tom and Francina are supportive of the housing this proposed building will provide. Tom and Francina also like the inclusion of electric car charging infrastructure. They are in favor of the unit design, speciflcally our use of fiex spaces to allow for enough space for a wall bed. Section 3: Summary of how issues and concerns identified from the Development Information Meeting will be addressed in the project • We here at Focus West Developments look forward to continuing to provide well designed homes that work for today and tomorrow. • We will continue to provide electric car charging Infrastructure that will help provide future occupants the opportunity to implement electric car charging technology of today and tomorrow. Appendices: 1. Meeting Minutes 2. Sign-In Sheet 3. Comment Sheet Page 155 of 170 Page 156 of 170 Focus West Developments 494 256 St, Aldergrove, BC V4W 2H8 NO. DESCRIPTION 1.7 The following verbal comments and or concerns were provided by the attendees: • (Question) “Will there be access to the cemetery?” • (Question) “Why has this taken so long? The sing has been there for awhile, when will the construction start?” • (Comment) “This development will be a nice addition to the area, the proposed building looks great, and I like the amenities.” Focus West Developments responded to the comments above: • There will be no access to the cemetery. • There are a few processes we must work through, and we hope to have construction underway as soon as possible, unfortunately we are unable to provide a detailed timeline at this time, please feel free to keep in touch with us via phone calls or emails and we will be more then happy to keep you in the loop with our progress. 1.8 Next attendees arrived at 6:42PM. 1.9 The only comment sheet provided by an attendee was provided at 7:05PM. (Completed comment sheet – DIM meeting for 11872 Laity Street – July 17, 2024) 1.10 No question(s), concern(s) or comment(s) were provided by any of the attendees. 1.11 Last attendee left the meeting at 7:29PM 1.12 The meeting ended at 8:20PM. These minutes are considered to be a true and accurate recording of all items discussed. If there are any discrepancies, errors or omissions, they shall be brought to the attention of the writer immediately; otherwise these minutes shall be deemed acceptable by all. Brandon Hennessy Signed: July 17, 2024 Date: Page 157 of 170 Page 158 of 170 Page 159 of 170 To: Maple Ridge Planning department / Daniel Rajasooriar - Planner / City of Maple Ridge. From: Focus West Developments LTD. RE: Commitment to uphold and implement the Relocation Assistance Plan We here at Focus West Developments hereby commit to upholding and implement the Relocation Assistance Plan dated March 7, 2018 regarding 11872 Laity Street, Maple Ridge. - Focus West Developments LTD. Focus West Developments LTD. 494 256 St. Aldergrove BC. V4W 2H8 Page 160 of 170 Page 161 of 170 - Financial compensation equivalent to three months current rent allocated to each current tenant to assist in their relocation and in compensation for moving expenses, to be provided before the move-out date. Such compensation can take the form of free rent, a lump sum payment, or a combination of both as agreed to with the tenant - We have informed the tenants of their financial compensation and their options for the compensation by letter and at our consultation meeting conducted on June 19, 2024. And we commit to uphold this obligation of the Tenant Relocation Assistance Plan and will provide three months compensation to each tenant as per their preference. - A commitment that each tenant will be given a minimum of a two-month four months notice to end the current tenancies, and that such notice will be served only after the date of Final Approval by Council. - As per the new ruling at the residential tenancy act ( Landlords must give four months' notice to end tenancy for demolition, renovation or repair, or conversion ) all tenant have been informed by our property manager, by letter and at our consultation meeting conducted on June 19, 2024 that they will be provided four months notice to vacate. We commit to uphold this obligation of the Tenant Relocation Assistance Plan and provide fourth months notice to vacate to the tenants. - Regular updates on the progress of the Relocation Assistance Plan must be provided to the City at each stage of the application process as the application progresses. - We hereby commit to upholding and implementing regular update to the tenants as part of the Tenant Relocation Assistance Plan. - A final report must be provided to the City which outlines the names of current tenants; whether the tenant was accommodated in the new building; the total financial compensation provided per tenant; and copies of all communication provided to the tenants. - We hereby commit to upholding and implementing the final report to the city of Maple Ridge, as part of the Tenant Relocation Assistance Policy. Page 2/2 Focus West Developments LTD. 494 256 St. Aldergrove BC. V4W 2H8 Page 162 of 170 Jan 22th 2024 11872 Laity St. Maple Ridge, B.C. V2X5A6 As many of you are aware the owners of the building have been working through the City process for well over a year to obtain a Development Variance Permit to allow them to build a new building. On January 17th 2024 they had a meeting with the Advisory Design Panel and are now able to proceed to Council for final reading once minor changes to the building design are approved by the Planning Department. As per the Residential Tenancy Act and the City of Maple Ridge Tenant Relocation Assistance Policy this letter is to serve as written notice of the pending approval to construct a new building. It does appear and is anticipated that vacancy of the building/units will be August/September of 2024 and as per the Act and Policy noted, notices will be prepared 3 – 4 months in advance. For those not on a fixed term lease other compensation as required will be noted in the notice to end tenancy. It is anticipated that a meeting will be arranged with all tenants to discuss any concerns or answer any questions. In the meantime if you have any questions please do not hesitate to contact me via email at or call at Regards Al Hogarth Property Manager Fraser Property Management Realty Services Ltd Page 163 of 170 Page 164 of 170 Page 1 of 3 Policy POLICY MANUAL Title: Tenant Relocation Assistance Policy Policy No: 6.32 Supersedes: New Authority: Legislative Operational Approval: Council CMT General Manager Effective Date: March 7, 2018 Policy Statement: All development applications for properties, which currently contain five or more purpose-built rental housing units, that propose a:  Rezoning;  Adoption of a heritage revitalisation agreement;  Strata conversions of previously occupied buildings; or  Change to rental units secured through an existing Housing Agreement with the City; shall provide the following measures: 1. Proof of early and ongoing tenant communication that: a. Notifies tenants of the intent to redevelop the property (the notices to end current tenancies are not to be issued at this early stage); b. Provides information on the development application process and timelines involved and identifies opportunities where tenants can provide input to the City; c. Outlines the Relocation Assistance Plan; d. Identifies other information and resources, including all rights and obligations as outlined under the British Columbia Residential Tenancy Act; e. Includes a consultation meeting with existing tenants held as early in the development application process as possible with opportunities for tenants to voice comments about the development application. 2. A Relocation Assistance Plan which shall include: a. A list setting out the name of each current tenant, the current unit type (1 bedroom, 2 bedroom, etc.), the size of each current unit, the unit number currently rented by the tenant, the length of current occupancy, and the rent the tenant currently pays; b. Provision of a right of first refusal to current tenants to rent a unit in the new building if the proposed building is to be a purpose-built rental building or contain secured rental units, with rents that are at least 10% below the average rents for the City of Maple Ridge as per the CMHC Rental Market Report for the previous year. If the current rents are higher than the proposed 10% below average rent, then the right of first refusal may be provided at the current rental rate; Page 165 of 170 Page 2 of 3 Policy c. Financial compensation equivalent to three months current rent allocated to each current tenant to assist in their relocation and in compensation for moving expenses, to be provided before the move-out date. Such compensation can take the form of free rent, a lump sum payment, or a combination of both as agreed to with the tenant. d. A commitment that each tenant will be given a minimum of two months notice to end the current tenancies, and that such notice will be served only after the date of Final Approval by Council. Prior to proceeding forward to Council, the First Council Report must include: 1. Copies of all early and ongoing tenant communication, including minutes and an attendance list of the applicant-led consultation meeting; 2. A commitment by the applicant to uphold and implement the Relocation Assistance Plan. Prior to receiving Final Approval: 1. Regular updates on the progress of the Relocation Assistance Plan must be provided to the City at each stage of the application process as the application progresses. 2. A final report must be provided to the City which outlines the names of current tenants; whether the tenant was accommodated in the new building; the total financial compensation provided per tenant; and copies of all communication provided to the tenants. Following Final Approval: 1. Provision of two month notice, only after the date of Final Approval by Council. Purpose: To ensure that existing rental tenants are not impacted or displaced as a result of proposals to redevelop properties with purpose-built rental housing, through a rezoning application, heritage revitalisation agreement, strata conversion of a previously occupied building, or change to rental units secured through an existing Housing Agreement with the City. This Policy Statement applies to all existing purpose-built rental buildings, or a collection of buildings, with a total of five or more purpose-built rental housing units, excluding those secondary rental market units that were not originally purpose-built to be rental units (such as condominiums) or other buildings, structures or uses that comprise fewer than five dwelling units (such as duplexes, triplexes, fourplexes, secondary suites, detached garden suites, temporary residential uses, or accessory employee residential uses). This policy does not apply to developments that are permitted outright under the Zoning Bylaw. Definitions: Purpose-built rental means a residential building that is not subdivided by strata plan, and in which all or a portion of the dwelling units have been purposely built and/or secured through a Housing Agreement to be rented or leased under a tenancy agreement for either periodic or fixed-term tenancies as defined under the Residential Tenancy Act. Page 166 of 170 Page 3 of 3 Policy Key Areas of Responsibility: Action to Take To require applicants proposing a rezoning, heritage revitalisation agreement, or strata conversion of a previously occupied building that would redevelop properties with purpose built rental housing of five or more units to provide the measures outlined in this Policy Statement. Responsibility Planning Department Page 167 of 170 Page 168 of 170 Page 169 of 170 Page 170 of 170