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HomeMy WebLinkAbout2013-05-06 Committee of the Whole Meeting Agenda and Reports.pdfDistrict of Maple Ridge COMMITTEE OF THE WHOLE AGENDA May 6, 2013 1:00 p.m. Council Chamber Committee of the Whole is the initial venue for review of issues. No voting takes place on bylaws or resolutions. A decision is made to send an item to Council for debate and vote or to send an item back to staff for more information or clarification before proceeding to Council. Note: If required, there will be a 15 -minute break at 3:00 p.m. Chair: Acting Mayor 1. DELEGAT/ONS/STAFFPRESENTAT/ONS- (10 minutes each) 1:00 p.m. 2. PUBL/C WORKS AND DEVELOPMENT SERV/CES Note: Owners and/or Agents of Development Applications may be permitted to speak to their applications with a time limit of 10 minutes. Note: The following items have been numbered to correspond with the Council Agenda: 1101 2013-021-RZ, 20581 Maple Crescent, RS -1 to P-2 Staff report dated May 6, 2013 recommending that Maple Ridge Zone Amending Bylaw No. 6990-2013 to rezone from RS -1 (One Family Urban Residential) to P-2 (Special Institutional) to permit construction of a two storey treatment centre building. 1102 2013-029-RZ, 22305 and 22315 122 Avenue, RS -1 to RM -2 Staff report dated May 6, 2013 recommending that first reading for properties at 22305 and 22315 122 Avenue be denied as it is not in compliance with Town Centre Area Plan policies. Committee of the Whole Agenda May 6, 2013 Page 2 of 3 1103 2011-012-RZ, 11550 and 11544 207 Street, One Year Extension Staff report dated May 6, 2013 recommending that Maple Ridge Zone Amending Bylaw No. 6803-2011 to permit ten townhouse units under the RM -1 (Townhouse Residential) zone be granted a one year extension. 1104 2012-016-DVP, 13502 Balsam Street Staff report dated May 6, 2013 recommending that the Corporate Officer be authorized to sign and seal 2012-016-DVP to postpone subdivision servicing requirements on Lot 22 until it is further subdivided in the future. 1105 2011-097-DP-DVP, 12025 203 Street and 20337 Dewdney Trunk Road Staff report dated May 6, 2013 recommending that the Corporate Officer be authorized to sign and seal 2011-097-DVP to vary building setbacks and that the Corporate Officer be authorized to sign and seal 2011 -097 -DP to regulate the form and character of the proposed 22 unit four storey wood frame apartment building with underground parking. 3. FINANCIAL AND CORPORATE SERV/CES (including Fire and Police) 1131 4. COMMUNITY DEVELOPMENT AND RECREATION SERV/CES 1151 5. CORRESPONDENCE 1171 6. OTHER ISSUES 1181 Committee of the Whole Agenda May 6, 2013 Page 3 of 3 7. ADJOURNMENT 8. COMMUNITY FORUM COMMUNITY FORUM The Community Forum provides the public with an opportunity to ask questions of Council on items that are of concern to them, with the exception of Public Hearing by-laws that have not yet reached conclusion. Council will not tolerate any derogatory remarks directed at Council or staff members. Each person will be permitted 2 minutes to speak or ask questions (a second opportunity is permitted if no one else is sitting in the chairs in front of the podium). Questions must be directed to the Chair of the meeting and not to the individual members of Council. The total time for this Forum is limited to 15 minutes. If a question cannot be answered, the speaker will be advised when and how a response will be given. Other opportunities are available to address Council including public hearings and delegations. The public may also make their views known to Council by writing or via email and by attending open houses, workshops and information meetings. Serving on an Advisory Committee is an excellent way to have a voice in the future of this community. For more information on these opportunities contact: Clerk's Department at 604-463-5221 or clerks@mapleridge.ca Mayor and Council at mayorandcouncil@mapleridge.ca Checked by: Date: MAPLE R11)0E 9Mri.liruu�m.r urrn Kaci_ Pcs; . :.gr.:. District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 6, 2013 and Members of Council FILE NO: 2013-021-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 6990-2013 20581 Maple Crescent EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS -1 (One Family Urban Residential zone) to P-2 (Special Institutional zone) to permit the construction of a two storey "Treatment Centre" building. To proceed further with this application additional information is required as outlined below. This project is a joint venture between B.C.Housing and the Innervisions Recovery Society. The applicant has acquired partial funding for this project from the Federal Government through the Homelessness Partnering Strategy (HPS). The proposal includes two properties, 20581 and 20591 Maple Crescent out of which one is already zoned P-2 (Special Institutional zone). The rezoning from RS -1 (One Family Urban Residential zone) to P-2 (Special Institutional zone) is for 20581 Maple Crescent. Both the properties are designated "Commercial" on the Official Community Plan and will require an Official Community Plan amendment to re -designate them to "Institutional" as described in this report. RECOMMENDATIONS: In respect of Section 879 of the Local Government Act, requirement for consultation during the development or amendment of an Official Community Plan, Council must consider whether consultation is required with specifically: i. The Board of the Regional District in which the area covered by the plan is located, in the case of a Municipal Official Community Plan; ii. The Board of any Regional District that is adjacent to the area covered by the plan; iii. The Council of any municipality that is adjacent to the area covered by the plan; iv. First Nations; v. School District Boards, greater boards and improvements district boards; and vi. The Provincial and Federal Governments and their agencies. and in that regard it is recommended that no additional consultation not be required in respect of this matter beyond the early posting of the proposed Official Community Plan amendments on the District's website, together with an invitation to the public to comment, and; That Zone Amending Bylaw No. 6990-2013 be given first reading; That the proposed development be reviewed by the Advisory Design Panel prior to considering second reading; and; 1101 That the applicant provide further information as described on schedules C and E of the Development Procedures Bylaw No. 5879 - 1999, along with the information required for a lot line adjustment subdivision application. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: Use: Zone: Designation: South: Use: Zone: Designation: East: Use: Zone: Designation: West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Treatment Centre Use: Gordon W Knuttila of Silver Valley Homes Ltd. Innervisions Recovery Society of BC Parcel A, District Lot 278, NWD Plan NWP88024. Commercial Institutional RS -1 (One Family Urban Residential) P-2 (Special Institutional) Vacant Single Family lots and Battle Avenue RS -1 (One Family Urban Residential) Urban Residential Commercial and Maple Crescent C-3 (Town Centre Commercial) Commercial Maple Crescent Lodge -Recovery House P-2 (Special Institutional) Commercial Commercial and Maple Crescent C-3 (Town Centre Commercial) Commercial Single Family Residential Treatment Centre 567 m2 (in addition to this, property with the Maple Crescent Lodge is 708 m2) Battle Avenue Full Urban Standard In addition to the Maple Crescent facility, Innervisions Recovery Society currently operates two other drug and alcohol treatment centres; one is the "Hannah House" for women and the other is a facility for men, in Port Coquitlam. "Hannah House" is located on the corner of Laity Street and Dewdney Trunk Road which is a treatment centre for women who go through a regimented drug/alcohol recovery program. "Hannah House" has a capacity of 44 beds, kitchen, dining, outdoor activity space, counselling rooms, common training room, medical rooms, common laundry room and administrative office areas, managed by four staff members and volunteers. The participants enter this recovery program on a volunteer basis or through a referral and the treatment lasts for 60 days, after which the client goes home or to a group recovery house that provides after care. While in the -2- treatment centre, the participants are not permitted to have a vehicle or visit friends/family outside the centre. It is a structured recovery program with strict discipline and any visits outside are organized and monitored by staff. The proposed facility and recovery program will be similar to Hannah House, but for men. Site & Project Characteristics: The development site consisting of two irregular shaped lots, that will be consolidated, is located within the Hammond Area of West Maple Ridge. The consolidated lot size is approximately 1275 m2, out of which only 567m2 is being rezoned. The remaining site is already zoned P-2 (Special Institutional) and houses the "Maple Crescent Lodge" which is a recovery house for men. The development site is surrounded by road on three sides (i.e. Battle Avenue on the north; Maple Crescent on the south and 206th street on the east). Both properties are owned by the Innervisions Recovery Society. The triangular shaped property at 20581 Maple Crescent (subject site, Appendix A) is being rezoned to P-2 (Special Institutional zone) to permit phase 1 of the proposed "Treatment Centre". The existing single family house on it will be demolished. Consolidation of the two lots will be required as a condtion of Final Reading on the rezoning. The property fronting 206th Street is zoned P-2 (Special Institutional zone) and houses the "Maple Crescent Lodge" which is a two storey group recovery home with 17 beds, common kitchen, dining and living rooms. This building is encroaching into the road right of way and is on a parcel designated "Commercial" on Schedule B of the Official Community Plan. While the use is a permitted use in the P-2 (Special Instituitonal) zone, the siting of the building is non -conforming. This existing structure will be retained during the proposed phase 1 of the project. Once phase 1 is complete, the residents of Maple Crescent Lodge will be moved to a new facility so it can be demolished for phase 11 to begin. The project is proposed in two phases. Phase I will include kitchen, dining, laundry and service areas to serve both the phases in a two storey 17 bed facility. Phase 11 will include demolition of the existing lodge and addition of 24 beds and common areas. Phase 11 will be attached to the completed phase 1 building and final product will be one facility with 41 beds and the required common areas. However, the timing on phase 11 is dependent on acquiring funding in the future. Vehicular access to the site is proposed off of Battle Avenue (Appendix C). Due to the flat topography of the site and location of the existing "Maple Crescent Lodge", the proposed parking area with four spaces would be slightly raised to provide a level access from Battle Avenue. Battle Avenue is anticipated to be closed at Maple Crescent with a turn around, similar to the existing Waresley Street to the north-west of subject site. At this time the current application has been assessed to determine its compliance with the Official Community Plan and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and a further report will be required prior to Second Reading. Such assessment may impact proposed lot boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require application for further development permits. c) Planning Analysis: Official Community Plan: The development site is currently designated "Commercial" on Schedule B of the Official Community Plan. -3- The Official Community Plan recognizes that there is a shortage of special needs housing units in the community. Special needs housing is commonly defined as housing for people, who for varying reasons cannot have their housing needs met through the traditional housing market. Research conducted as a component of the Official Community Plan review in 2005-2006 identified that there are waiting lists for social housing, shelter beds, transition housing, community care facilities and supportive housing within the community, and that providers regularly turn away those in need of such housing, for lack of such facilities. As a result of this recognized need, the Official Community Plan has objectives and policies, outlined below, that encourage the proposed use. Objectives: To encourage the provision of affordable market and non -market housing and rental accommodation in Maple Ridge. To recognize that mixed socio-economic housing contributes positively to overall community health, and to facilitate the provision of special needs housing within the District (including social housing, community care facilities, transition housing, shelter housing and supportive housing units) for people with physical, mental and/or lifestyle challenges. Policies: 3-30 Maple Ridge will encourage partnerships with government and non-government agencies to support the creation of affordable, rental and special needs housing in the community. 3-34 Maple Ridge supports the provision of affordable, rental and special needs housing throughout the District. Where appropriate, the provision of affordable, rental, and special needs housing will be a component of area plans. There is no one root cause or solution to social issues, therefore a cooperative approach is required through partnerships. This proposal will be a joint venture between BC Housing and the Innervisions Recovery Society to serve our community. "Hannah House" for women, has proven to be a community asset in assisting those in need of recovery from drug/alcohol. The proposed facility for men should prove just as successful and is another initiative to alleviate the shortage of services to assist recovery from addictions in our community. Based on all the findings,the objectives and policies stated above, the "Treatment Centre Use" and is in compliance with the Official Community Plan policies. The amendment also recognizes the existing use of a portion of the property and provides for further expansion of the Treatment Centre. Please note that the OCP amendment will apply to both the properties. Zoning Bylaw: The current application proposes to rezone the property located at 20581 Maple Crescent from RS -1 (One Family Urban Residential) to P-2 (Special Institutional) to permit the future construction of a two storey "Treatment Centre" building. The proposed P-2 (Special Institutional) zone permits a "private hospital" as a principal use. Private hospital use is defined as "a use providing for the care of the sick, injured, or aged other than in a public hospital; includes private hospitals, convalescent homes, nursing homes, hospices, palliative care units, community care facilities, multi-level care facilities, congregate care facilities and adult daycare centres". The proposed use of a Drug/Alcohol Treatment Centre falls within this definition. -4- The proposed zone permits a maximum density (floor space ratio) of 0.5 times net lot area. It also restricts the maximum lot coverage to 40% of the net lot area, the maximum height to 11.0 metres and specifies minimum building setbacks of 7.5 metres from all the property lines. It is anticipated that a site-specific text amendment will be required to the P-2 (Special Institutional) zone to permit a higher density and lot coverage than permitted in the zone. Proposed floor space ratio is anticipated to be 0.91 times the net lot area, with a total gross floor area of 12494 ft2 for both the phases. The proposed lot coverage is anticipated to be 49.1% of the net lot area. It is also anticipated that the setbacks will need a variance to fit all the requirements for both the phases on the irregular shaped lots. The details of all the text amendments and proposed variances will be discussed in the second reading report for Council consideration. The existing "Maple Crescent Lodge" (20591 Maple Crescent) building is encroaching into the 206th Street road right of way. While the use is a permitted use in the P-2 (Special Instituitonal) zone, the siting of the building is non -conforming. The Maple Crescent Lodge has existed for several decades and when it will be demolished for phase II, the new building will be in compliance. The proposed development will resolve the non -conformity when phase II is implemented. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. Details of all the variances required will be discussed in the second reading report for Council consideration. Parking Bylaw: The proposed use requires a parking ratio of one space per 93 m2 gross floor area proposed on site. This is applicable to a "private hospital" use. As described earlier in this report, a "Drug and Alcohol Treatment Centre" is for participants who are registered in a 60 -day regimented recovery program where driving, vehicle ownership or visitors are prohibited. The on-site parking requirements are minimal and for staff only. Currently the "Hannah House" facility has 11 on-site parking spaces, out of which only 4 to 5 spaces are used at any given time. This proposal is anticipated to have three to four staff members at any given time on site. Sometimes volunteers drop in to help. Four parking spaces are proposed for staff/volunteer use. It is also anticipated that once Battle Avenue is closed at Maple Crescent, there may be some street parking available. Development Permits: A Development Permit is not required for Institutional use properties. Advisory Design Panel: A Development Permit is not required for an institutional use, however considering the scale and use of the proposal; it is recommended that this application be reviewed by the Advisory Design Panel for comments, prior to second reading. Development Information Meeting: A Development Information Meeting is required for this application. Prior to second reading the applicant is required to host a Development Information Meeting in accordance with Council Policy 6.20. -5- d) Interdepartmental Implications: In order to advance the current application, after first reading, comments and input, will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Operations Department; c) Fire Department; d) Building Department; e) School District. The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. Preliminary discussion with the Engineering Department has indicated that they are supportive of closing Battle Avenue at Maple Crescent with a turn around, so that no further road dedication is required along Battle Avenue. However, a corner truncation of 3.0 X 3.0 metres is anticipated to be required at the corner of 206th Street and Battle Avenue. This will reduce the proposed off-street parking from four spaces to three spaces. We expect that a detailed evaluation of all the off-site upgrades will take place between first and second reading. e) Intergovernmental Implications: This proposal is a joint venture between B.C. Housing and the Innervisions Recovery Society. The applicant has acquired partial funding for this project from the Federal Government through the Homelessness Partnering Strategy (HPS). The Homelessness Partnering Strategy (HPS), a Federal Government initiative, is a unique community-based program aimed at preventing and reducing homelessness by providing direct support and funding to communities across Canada. Currently the Federal Government commitment is to maintain annual funding for housing and homelessness until March 2014. Under the HPS, this project has qualified for some Federal funding which needs to be used within a time -frame (i.e. a Building Permit needs to be approved and construction started prior to April 2014). It is anticipated that this funding plus a matching amount from the society will help complete Phase I of the project. Phase II is dependent on additional funding in future. f) Early and Ongoing Consultation: In respect of Section 879 of the Local Government Act for consultation during an Official Community Plan amendment, it is recommended that no additional consultation is required beyond the early posting of the proposed OCP amendments on the District's website, together with an invitation to the public to comment. g) Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedures Bylaw No. 5879 - 1999 as amended: 1. A complete Rezoning Application (Schedule C); -6- 2. An Official Community Plan Amendment Application (Schedule A); 3. A Development Variance Permit Application (Schedule E); The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. CONCLUSION: The development proposal is in compliance with the policies of the Official Community Plan. Justification has been provided to support an Official Community Plan amendment to re -designate the subject sites from "Commercial" to "Institutional". It is, therefore, recommended that Council grant first reading subject to additional information being provided and assessed prior to second reading. It is recommended that Council not require any further additional OCP consultation. This proposal will be a joint venture between B. C. Housing and the Innervisions Recovery Society and will benefit the community. The "Hannah House" for women, is operated by the same society and is an example of such a facility for women in the community. The proposed facility for men is another initiative to alleviate the shortage of the much required use in our community. A site-specific text amendment to allow greater density and lot coverage and variances to allow reduced setbacks and off-street parking will be required to support this proposal. Details of this will be discussed in the second reading report for Council consideration. The proposed layout has not been reviewed in relation to the relevant bylaws and regulations governing subdivision applications. Any site layout provided is strictly preliminary and must be approved by the District of Maple Ridge's Approving Officer. "Original signed by Rasika Acharya" Prepared by: Rasika Acharya, B -Arch, M -Tech, UD, LEED® AP, MCIP, RPP Planner "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw No. 6990-2013 Appendix C - Proposed Preliminary Site Plan for phase I and phase II -7- APPENDIX A ;em Q X450 . / LMS (0 1419 0 N 0 N 0 11289 20606 120616 1 ,20624 11224 746 A LMP 12217 P' 751 180 754 755 758 759 P 114 1 E 21' Of 11250 7481 20561 20565 cfl -0 col -1rn to Q1 20575 N - 753 _ 11271 756 1043 CO 11278 20623 -j 1 M, Lo N N co 7r 1042 0_ 11266 LMP 469 *PP044subject Property BATTI Rem 2 �v Pcl A , /060 8802A • 0 u) „— 11240 79 5 0 o �,- U o N Lo 1P 74209 co P /c 40 '9i 4y N 00 oco " R,o 64,9 Rem o 0,(1),\ 797 0�o 1186 L\s\, I\i Scale: 1:1,000 Ci ' _.f Pitt Mea.lows __ fp " 20581 Maple Crescent I RI 0 ��y fYf 13 M � ��� !' E. qp i to �'� CORPORATION OF THE DISTRICT OF e ICI .. i.m.1 %mba> I sNil n Ji e' Pr �' 4 m e —� E: " "' �� 'r`'W` \—n'VRj r le- •i� a. �+�p LI �I tor Ta- i ..-:- l o MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT 7 District of ��__ _I �' Langley =1 �'— mi.] V-- 1-r-- DATE: May 1, 2013 2013-021-RZ BY: JV ASER� APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6990-2013 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 - 1985 as amended WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6990-2013." 2. That parcel or tract of land and premises known and described as: Parcel A, District Lot 278, Group 1, New Westminster District Reference Plan N W P88024 and outlined in heavy black line on Map No. 1588 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to P-2 (Special Institutional zone). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , A.D. 2013. READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER \11302 RW 72041 Rem Q 745 0 47 11224 'Od 746 0 E 21' Of 1 'Ac,'0 `�2), 748 0_ 1 LMP 1857 0 *PP044 CIS 0 N 0 N LMS 0 20561 oc\31 11289 1419 0 0 0 752 A N N P2180 Lo LMP 12217 751 754 755 250 20561 20565 (C) -0 8654 11271 1 752 753 756 Lo co Lc, LO 0 o 0 LMP 469 0 2� co N 0_ 0 RW 71976 N 0 N 0 N 113 AVE. 0 0 758 CD c\175962 o 763 &/72 759 762 P114 763&17 1043 CO 11278 Lr) 761 10420_ g 11266 764 1 12 BATTLE AVE. MgP�E cR. RW 52217 1110 RW 65007 MAPLE RIDGE ZONE AMENDING Bylaw No. 6990-2013 Map No. 1588 From: RS -1 (One Family Urban Residential) To: P-2 (Special Institutional) MAPLE RIDGE British Columbia SCALE 1:1,500 APPENDIX C B ATT L E AVENUE 110.7'(33.74 M) rEMS,.G MOUSE. TO BE REMOVED r 70.0 (21 .34 ) 0 ■ T I .r.'m,m I SITE $ MAIN FLOOR PLAN 3691 5F ( 342.9 5M) 5PRINKLERED NORTH c $ c$ PARNN T IIIIIIIIIIIIIIIIIIIIII■ EXISTING MAPLE CRESCENT LODGE" • BUILDING FLOOR AREA: 5340 5F (APPROX) M.F.E.: 10.23 M • ry UPPER FLOOR PLAN 3463 5F (32 I .7 SM) 5PRINKLERED RECONCILIATION: LOT AREA 1 3729 SF 1 1 275.5 SM) LOT COVERAGE PROPOSED 6795 5F 99 1 96 VPRJANCE REQUIRED) INCLUDING 1,15,1. CRESCENT LODGE BUILDING' PARK1NG REQUIRED 11,1 I/ 1.1 SF X 12999 5F 13 SPACES PARK1NG PROPOSED 9 EMPLOYEES 51,,E5 VARJANCE REQUESTED, RE5I5ED : APRIL 10, 2013 Bate BescrIption Revlaone Cop right Reserved dimensions.This plan and design ore, and at all tines remain the excludve property of HR. Hatch Archltect Ltd. and may not he used or reproduced without written consent. Written dimensions shall have ce over scaled COMwctor shall verify sandnbe responsible for all iand e 30 feneobnfodof any variations whrsnun are d from thth ofshall e H R.HATCH.ARCHITECT LTD Design - Planning - Research E DE E LM 601-1587 Vest 6th Avenue Vancouv r, B.C. V6J ITS Tel: 604) 261-2347 Faxi (604) 261-2349 Consultant Seal Seal Project PROPOSED 17 BED TREATMENT CENTRE LocationINNERVI51ON5 RECOVERY SOCIETY 20581 4 20591 MAPLE CRESCENT MAPLE RIDGE,15.0, DrawIng Title PHASE ONE PRELIMINARY PLANS Project 2,, 2012-05 Inued Bate Bate FEB 2013 Scale i(2)"=1' -Cr Reproduction Scale • BramB Xo PI I 80,7 ( 55,0 M) BATTLE AVENUE I 1----1 I Ei7 LXISTIN6 510 EWA. SITE $ MAIN FLOOR PLAN 1 0 BEDS 5828 SF (54 I .4 SM) NORTI-1 0, 45 BED TREATMENT CENTRE c 3 c08 UPPER FLOOR PLAN 31 BEDS 6 I 63 SP ( 572 1 .8,51 I=1 R,ECONCI ATION : ZONING P2 INSTITUTIONAL LOT AREA: 13729.8 5T ( I 275.5 5M) LOT COVERAGE ALLOWED: 40% = 549 I .9 ST LOT COVERAGE PROPOSED = 6388 5F = 46.5 '7o P.S.R. ALLOWED: .5 X 13729.8 = 6864.9 Sr (637.7 SM) P.S.R. PROPOSED: .91 = 12551 Sr ( I 166 SM) NUMBER OF BEDS = 41 4, (.111 0 BescrIption Revlsons Copyright Reserved This plan and design ore, and at all tines remain the excludve property of HR. Hatch Archltect Ltd. and may not he used or reproduced without written consent. Written dimensions shall have precedence over scaled dimensions. Contrnctor shall verify and be responAle for all dlnensions and condtions on the job and this office shall be informed of any variations from the dlnensions ond condtions shown on the drawing. H.R,HATCH,ARCHITECT.LTD Design - Planning - Research E DE E LM 6111-1587 West 6th Avenue Vancouv r, V6J ITS Te) 604) 261-2347 Fox. (604) 261-2349 Consultant Seal Seal Project PROPOSED TREATMENT CENTRE Location INNERVISIONS RECOVERY SOCIETY 20581 420501 MAPLE CRESCENT MAPLE 61992.52. DrawIng Title PHASE TWO PR,EU M I NARY PLANS Inued Otte APPro. APR 2013 Project Na. Reproduction Scale in II O Draw*, No. P3 Oaep Aaars DIMS" Hi4g41.2C District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 6, 2013 and Members of Council FILE NO: 2013-029-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading 22305 and 22315 122 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS -1 (One Family Urban Residential) to RM -2 (Medium Density Apartment Residential). This application is not supportable because the project does not comply with the Town Centre Area Plan policies respecting optimum lot assembly to maintain the development potential of surrounding lots, and the connective pedestrian network. After considerable analysis of the application, this report concludes that advancing this development in isolation will significantly constrain future development of the two adjacent properties from complying with the OCP policies of the Town Centre Area Plan. A consolidation of all four properties would allow for a development that meets the OCP policies. Should Council wish to proceed with the preparation of a zoning bylaw for this application, consideration to the provision of servicing to the neighbouring properties is suggested. This is discussed further in the Alternatives section of this report. RECOMMENDATIONS: That first reading for properties at 22305 and 22315 122 Avenue be denied. DISCUSSION: a) Background Context: Applicant: Owner: Bissky Architecture and Urban Design Danik and Blossom Daniels Legal Description: Lots: A and: B, D.L.: 399, NWD Plan: NWP13442 OCP: Existing: Low -Rise Apartment Zoning: Existing: Proposed: Surrounding Uses: North: RS -1 (One Family Urban Residential) RM -2 (Medium Density Apartment Residential) Use: Multi -Family Residential Zone: RM -5 (Low Density Apartment Residential) Designation: Ground Oriented Multi -Family, Conservation 1102 South: East: West: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Site Characteristics: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Single -Family Residential RS -1 (One Family Urban Residential) Ground Oriented Multi -Family Single -Family Residential RS -1 (One Family Urban Residential) Low Rise Apartment, Conservation Single -Family Residential RS -1 (One Family Urban Residential) Low Rise Apartment Single -Family Residential Multi -Family Residential 0.326 hectares (0.8 acres) 122 and 123 Avenues Urban Standard The subject site consists of two properties, characterised by a flat topography and forested in the northern portion of the site. Each property has an existing single-family house accessed by way of 122 Avenue that is currently boarded and unoccupied. The site fronts 122 Avenue, and is designated Low- Rise Apartment in the Official Community Plan. There is currently no sidewalk along either frontage of 122 or 123 Avenues. The properties have relatively narrow frontages (20 metres each) with significantly longer lot depths (approximately 80 metres). The overall site is smaller than one acre. c) Project Description: The applicant proposes to rezone both properties to permit future construction of a four storey 59 unit apartment building. The development site is located within the North View Precinct of the Town Centre Area Plan. The subject site is located in Sub Area 2 of the Town Centre Area Incentive Program, but does not meet the conditions to be included in the program because it is four storeys, whereas five storeys are required. At this time the current application has been assessed to determine its compliance with the Official Community Plan and provide a land use assessment only. d) Planning Analysis: Official Community Plan: The development site is located in the North View Precinct of the Town Centre Area Plan. The site is currently designated Low -Rise Apartment, which permits an apartment form with residential parking provided underground. The Town Centre Area Plan Policy 3-22 regarding the Low -Rise Apartment designation is as follows: All Low -Rise Apartment developments should be a minimum of three (3) storeys and a maximum of five (5) storeys in height. The proposed development complies with the form envisioned in the Town Centre Area Plan. However, The Town Centre Area Plan also contains policies regarding lot consolidation, densification, and pedestrian connectivity that cannot be achieved in compliance with the Town Centre Area Plan. The following policies apply to this development proposal: -2- • Policy 3-10 Lot Consolidation This policy directs that lot consolidation be required to ensure that neighbouring properties can be developed to achieve the densities envisioned in the area plan, and to avoid lot configurations that are unsuitable for desired development. Policy 3-10 reads as follows: Land assembly or lot consolidation proposed in conjunction with development, redevelopment, conversion, or infilling should meet the following conditions: a. That any residual lots or remaining land parcels are left in a configuration and lot area which are suitable for a future development proposal, or can be consolidated with other abutting residual lots or land parcel and complies with the applicable Land -Use Designations and Policies of Section 3.3 of this Plan; b. The use of any residual abutting lots or land parcels can continue to function in accordance with the applicable Land Use Designation and Policies of 3.3 of this Plan; c. Residual abutting lots or land parcels are not isolated or left in a condition which is unsuitable for redevelopment or unsuitable for the maintenance of the existing land use; d. The land assembly proposal will incorporate adequate impact mitigation measures such as the provision of buffers, landscaping, site design, building arrangements and building design to ensure compatibility with abutting existing land uses. There are currently four undeveloped lots on the north side of 122 Avenue in this area: 22295, 22305, 22315, and 22333 122 Avenue. These lots are bordered to the west by a three storey apartment building at 22277 122 Avenue, and to the east by conservation lands and a four storey apartment building at 12207 224 Street. As noted above, 22305 and 22315 are subject to the application. Property at 22295 122 Avenue is 2,260 m2 (0.56 acres) in area, less necessary road dedication. Property at 22333 122 Avenue is 4,770 m2 (1.2 acres), and would also require road, as well as conservation dedication'. The developable portion of both properties would be subject to 7.5 metre setbacks from all property lines to determine the buildable envelope. Given the small size of the two flanking lots, there is significant concern that they will have difficulties in maximizing density, achieving maximum building height, and providing underground parking at the time of redevelopment. Based on the above, the density anticipated to be achieved in the Town Centre in relation to the applicable land use designation may not be achievable without lot consolidation. If consolidation of the four properties does not take place at this time, the subject site currently under application will be required to make provisions for impact mitigation measures such as buffers and building design consideration as outlined in Policy 3-10 (d) of the Town Centre Area Plan. These measures may reduce overall density and lot yield. • Policy 3-15 Underground Parking The Town Centre Area Plan policies and Town Centre Development Permit Guidelines stress the importance of parking being accommodated below grade in order to free up the frontage for a pedestrian oriented active street and sidewalk space along major streets. Policy 3.15 reads as follows: A significant portion of the site is designated Conservation due to the location of Morse Creek. The developable area of the site will need to be determined by an Qualified Environmental Professional based on the top of bank location and appropriate setback distance. -3- Concealed parking structures are encouraged in all commercial, mixed-use, multi -family uses, and institutional uses in the Town Centre. Below grade parking structures are particularly encouraged for Low -Rise, Medium, and High -Rise Apartment, Mixed -Use, Flexible Mixed-Use/Live-Work, Commercial, and Institutional buildings. Above grade concealed parking is a viable option where building height (six or more storeys) coupled with challenging site conditions make it cost prohibitive to provide all required parking spaces in an underground structure. Above grade parking structures should be designed in such a manner that the pedestrian realm, streetscape facade, and protected views of the Town Centre are not impaired. While the proposed two lot development is proposing underground parking, there is a great concern that the remaining single family lots (22295 and 22333 122 Avenue) will not be able to provide for underground parking, as it may be cost prohibitive given their small lot sizes. • Policy 5.2.1 Connective Pedestrian Network Another challenge to development of the subject site without the adjacent properties is the gap in off-site improvements along the site frontages, especially 122 Avenue, which will result without lot consolidation. Improvements such as curb and gutter, sidewalk, boulevard treatment, and street lighting and trees along 122 and 123 Avenues are required through the rezoning process along the development site frontages. 122 Avenue is identified on the Town Centre Area Plan's Connective Pedestrian Network, described in the area plan as a network that: provides pedestrian -friendly linkages outside of the Civic Core, but within the boundaries of the Town Centre neighbourhood. All roadways within the Town Centre will be required to accommodate pedestrians, but the Connective Pedestrian Network should be designed to enhance the pedestrian experience with separated sidewalks on both sides of the street, street trees, and wayfinding signage. The North View Precinct Development Permit Guidelines and the subject site's location on the Connective Pedestrian Network will required careful consideration of the pedestrian realm in the project's design. An aerial perspective concept sketch for all four properties has been submitted by the applicant and is included in the appendices (Appendix B). The concept sketch shows a 6-8 unit apartment on 22333 122 Avenue and an apartment massing concept on 22295 122 Avenue, but no details are provided regarding things such as building size or unit square footage . Zoning compliance in terms of setbacks, density, and height minimums is not reflected in the sketch, nor are required road and conservation dedication amounts. The economic feasibility of underground parking facilities that would be required for the adjacent properties is also unknown. Therefore, the concept sketch is preliminary and does not confirm that the intended Town Centre Area Plan density can be achieved on the adjacent properties. e) Interdepartmental Comments The Engineering Department has estimate in a preliminary assessment that a minimum of eight metres of road dedication would be required from all four properties along 123 Avenue. f) Alternatives: Consolidation of all four properties would satisfy the policies of the Town Centre Area Plan. The applicant has had numerous communications with the adjacent property owners that have not -4- proven successful, and would like to proceed with two of the four properties at this time. The primary issue with the lack of consolidation as proposed relates to the resulting development constraints on the flanking lots. As noted earlier in the report, there are concerns that these neighbouring properties will be too constrained to densify in accordance with the OCP, as it would not be financially viable to do so. Should this happen, the concern is that the adjacent properties will remain under-utilized, and the easterly one would remain vacant and boarded up. If Council allows this project to proceed, Council will need to direct staff to bring forward a zone amending bylaw for first reading, and to identify the additional information the applicant is required to provide in accordance with Development Procedures Bylaw No. 5879-1999. Should Council wish to proceed with Bylaw preparation for the subject site (22305 and 22315 122 Avenue), an option would be to require that the Developer provide the services for the neighbouring properties (22295 and 22333 122 Avenue). These efforts should improve the viability of developing the neighbouring properties, and would resolve concerns with pedestrian connectivity in the immediate area. CONCLUSION: The development proposal is in compliance with the land use policies of the Official Community Plan; however, the proposal is not in compliance with Policies 3-10, 3-15, and 5.2.1 of the Town Centre Area Plan, which speaks to lot consolidation and lot assemblies to allow for the envisioned densities to be achieved in the Town Centre Area, underground parking, and pedestrian connectivity. As a result, it is recommended that first reading of this rezoning application be denied. "Original signed by Amelia Bowden" Prepared by: Amelia Bowden Planning Technician "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P. Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Proposed Site Plan -5 APPENDIX A `v v ) 2301 10 12306 NWS 3018 11 12294 LMS 608 Park BCP 30288 BCS 32 2295 *PP119 12 N 2 Ic 2275 O 13 a 12286 1 012 22 55 14 122 58 N N LMP 5061-i JSubjectProperties 123 AVE. LMP A 15241 B 13 co co P 13442 A B BCS 53 P51690 r) n V LMS 1802 N N di - rn N N o M N M N co LMS •721 N N CD N 01 N N 0 VI N 3 N N P 16132 N A LMf H I 44 48 12167 Rea P 41066 P 44211 M 2 12170 7r in co 12159 M a a 1 12154 L P 18496 4 ' 12149 A n 9A Lo\,. N Scale: 1:1,500 Ci .f Pitt Meaows __ *+' "�► 22305/15-122 Ave � ! 0 ... _�� y.�y. � 13 M � I to EL CORPORATION OF THE DISTRICT O F AriloozTVIN lk°; - �� o rt };,;'"`� � p f, v �,,-+ _ '� y MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT 7 District of " _JI Langley -a, — �' =m' l'=--" DATE: Apr3, 2013 2013-029-RZ BY: JV Jr ASER� V m z 0 5<- co co Preliminary Only -,m.„ Massing Concept - Proposed 59 unit Massing Concept for Representing Land Use for submission for Rezoning under Bylaw No. 6477-2007 for 6 to 5 unit Apartment Building on Apartment Building on Apartment or 22585 & 22315 - 122nd 22295 -122nd Avenue APPENDIX B Townhouse Avenue ° Building on 22333 -122nd Avenue y'A . iv`11 �r `T��11.1, ��`�// *A iik yen—��i{''i'_ A �ot� r1� ��� ✓ ImmI ail ` t r ' `i 11['T�.4. I(1 iijia i i[j t 1,14.-1. kk, �l • iiii,_,..,,,,4„,,,„„..414. . 1 ilii `111% j �tl�l11I,�i, /�--f�, Illiq 44 �� 5- 24111 y ter/ -� µ 1 P ��� o � . �y�`1 o ii P11 1 ---17•7\1 Ittlit ' -t • • itt°a L ry 1$4 ,�0rr �.� 1a ����.111k 4�k; r' V ; \�r�� .l��.i�i� l "� \,�� ; ��h �' , �[W � ; l a �a 11 0 NO v ri-D t..,2 k.' Q. a3� ao,EM QU A l7 Ravine/Environmental Dedication Area • l''' 4-4* 011t*f.14 4,01.4 ,..k ii ;14 , iiiiroohr i 4144PAA'- ,k(1:3 :op Eli EP Wy try ip R ly iisl ECA As Proposed 59 Unit Apartment Building ;,, ...;, Aerial Perspective Sketch Looking South -Wes aekApril 1, 2013 —A00 FLY... 0813 122ND Ave 1Apor13.vwx V m z 0 5<- co co M..r P ri r OPIp AoLLs Grranr NFY� E District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 6, 2013 and Members of Council FILE NO: 2011-012-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Rezoning - First Extension Maple Ridge Zone Amending Bylaw No. 6803 - 2011 11550 and 11544 207 Street EXECUTIVE SUMMARY: The applicant for the above noted file has applied for an extension to this rezoning application under Maple Ridge Development Procedures Bylaw No. 5879-1999. This application is to permit ten townhouse units under the RM -1 (Townhouse Residential) zone. Maple Ridge Zone Amending Bylaw No. 6803 - 2011 was granted third reading on May 22, 2012. RECOMMENDATION: That a one year extension be granted for rezoning application 2011-012-RZ and that the following conditions be addressed prior to consideration of Final Reading: Approval from the Ministry of Transportation; ii. Road dedication as required; iii. Consolidation of the development site; iv. Removal of the existing buildings; v. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations; vi. Registration of a Restrictive Covenant protecting the Visitor Parking; and, vii. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development. -1- 1103 DISCUSSION: a) Background Context: Applicant: Jugraj Bains Owner: Nabob Homes Ltd Legal Description: Lots A and B, DL: 277,GP1, NWD Plan: 23180 OCP: Existing: Urban Residential Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: RS -1 (One Family Urban Residential) RM -1 (Townhouse Residential) Use: Single Family Residential Zone: RS -1 (One Family Urban Residential) Designation Urban Residential Use: Townhouse Residential Zone: RM -1 (Townhouse Residential) Designation: Urban Residential Use: Single Family Residential Zone: RS -1 (One Family Urban Residential) Designation: Urban Residential Use: Municipal Park Zone: RS -1 (One Family Urban Residential) Designation: Park Existing Use of Property: Vacant Proposed Use of Property: Townhouse Residential Site Area: 0.334 ha Access: 207 Street Servicing requirement: Urban Standard Companion Applications: 2011 -012 -DP, 2011 -012 -VP The following dates outline Council's consideration of the application and Maple Ridge Zone Amending Bylaw No. 6803 - 2011: • The first reading report was considered and granted April 12, 2011. • The second reading report (see attached) was considered and granted April 10, 2012. • Public Hearing was held May 15, 2012. • Third reading was granted May 22, 2012. -2- Application Progress: Since third reading, the applicant has removed the two single-family homes and the one existing septic tank on the subject site. Additionally, the Ministry of Transportation and Infrastructure approved Maple Ridge Zone Amending Bylaw No. 6803 - 2011 on June 5, 2012. Submission of legal documents is still outstanding, and is required prior to final approval. Alternatives: Council may choose one of the following alternatives: 1. Grant the request for extension; 2. Deny the request for extension; or 3. Repeal Third Reading of the bylaw and refer the bylaw to Public Hearing. CONCLUSION: The applicant has been pursuing the completion of this rezoning application and has applied for a one year extension. It is anticipated that within the next year consideration for Final Reading approval will be requested; therefore it is recommended that a one year extension be granted for rezoning application 2011-012-RZ. "Original signed by Amelia Bowden" Prepared by: "Original signed Amelia Bowden Planning Technician by Christine Carter" Approved by. Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: AB/d p J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Second Reading Report -3- APPENDIX A 90 688 12 686 11 0 21677 M 4 CL 5 2 6 11 , 7 8 4 11602 c, 11653 a � p J ccp s N11645 co 3 - 2 11637 2 11631 J 1 10 9 m o o N N 4 P 3 2 31218 RIVER RD. WEST 33 34 35 36 2K 37 38 N of CON 39 CO CO IDN 40 P 811218 1 PE 2 5418 11593 P 81218 11569 L P 16749 11509 ,91 1489 11487 11485 11483 11481 606 0 LM Fj 4182 10 .11 12 uD DARTFORD ST. DARTFORD ST. 11508 17 16 153 N(D- 313 11499 27 11493 26 11489 25 11534 7jS29 14 N co - 11485 coo 24 ' 11481 23 11475 22 11486 18 LMP 41821 21 11469 11482 19 20 11465 607 608 11460 609 O W 611 0 374 co 373 a 11664 27 00 11610 N 0- 28 28 N 0 O N co E o 0 a1 N 9 P 20332 375 29 N 0 N 376 P 5830C P2 N a Rem 068 377 30 M 0 N 0 0 300 N 11653 301 QD rn Lu 330 SUBJECT PROPERTIES 11588 2 11580 a J 11550 A coo N H 0) 1- N 11544 B to 2 J P 85673 A NWS 3345 11534 22 11522 21 v 11512 co a 20 11502 11494 2 11484 to 11 co 11485 3 11474 4 11464 LO 10 In' 11475 9 11465 11454 5 11455 8 0) 6 11444 7 11445 11440 1 to oo t° 2 M co aA P 77490 2 27 v r - 115 AVE. B 0 LMP 5112 C O a 00 E a) D LMP 5112 N LM 1 aN- N- 13 14 P 578 co 0 EN 15 11470 16 A 29 11460 co 11450 .1 - co 30 a N N 0 N ? 40400 2 0 Rem 13 P 21114 GOLF LANE 0 N 37 P 31152 P 84260 Clt`,.f Pitt Mea.,ows i.2 SCALE 1:2,000 District of Langley FRASER R. 11544/50 207 STREET 4 MAPLE RIDGE British Columbia CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: May 3, 2012 FILE: 2011-012-RZ BY: PC F4AP..E RIDGE 9nrnh ^_vuxa,a Or[p A Pars G'4arrr hf gh4h District of Maple Ridge APPENDIX B TO: His Worship Mayor Ernie Daykin MEETING DATE: April 2, 2012 and Members of Council FILE NO: 2011-012-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Maple Ridge Zone Amending Bylaw No.6803 - 2011 11550 and 11544 207 Street EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS -1 (One Family Urban Residential) to RM -1 (Townhouse Residential). This application is in compliance with the Official Community Plan. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 6803 - 2011 be given Second Reading and be forwarded to Public Hearing; and 2. That the following terms and conditions be met prior to Final Reading: Approval from the Ministry of Transportation; ii. Road dedication as required; iii. Consolidation of the development site; iv. Removal of the existing buildings; v. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations; vi. Registration of a Restrictive Covenant protecting the Visitor Parking; vii. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Use: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Companion Applications: b) Project Description: Manjit Rai Nabob Homes Ltd Lots A and B, DL: 277,GP1, NWD Plan: 23180 Urban Residential RS -1 (One Family Urban Residential) RM -1 (Townhouse Residential) Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Townhouse Residential RM -1 (Townhouse Residential) Urban Residential Single Family Residential RS -1 (One Family Urban Residential) Urban Residential Municipal Park RS -1 (One Family Urban Residential) Park Single Family Residential Townhouse Residential 0.334 ha 207 Street Urban Standard 2011 -012 -DP, 2011 -012 -VP The applicant proposes to rezone the subject properties from RS -1 (One Family Urban Residential) to RM -1 (Townhouse Residential) and consolidate the site lots to permit the development of ten townhouses. -2- c) Planning Analysis: Official Community Plan: The subject properties are designated Urban Residential and the proposed RM -1 (Townhouse Residential) zoning complies with this designation. As 207 Street is designated as a Major Corridor in the Official Community Plan, the proposed development is subject to Major Corridor Residential Infill Development Policies 3-20 and 3-21. Zoning Bylaw: The current application proposes to rezone the property located at 11550 and 11544 207 Street from RS -1 (One Family Urban Residential) to RM -1 (Townhouse Residential) to permit the development of ten townhouses. The applicant has requested the following building setback relaxations: • To reduce the front yard setback from 7.5 metres to 4.57 metres • To reduce the side yard setback from 7.5 metres to 2.2 and 2.4 metres on the north and south side respectively. The requested variances will be the subject of a future report to Council. Development Permits: Pursuant to Section 8.7 of the Official Community Plan, the applicant has submitted a Multi -Family Development Permit application to ensure the current proposal enhances existing neighbourhoods with compatible housing styles that meet diverse needs, and minimize potential conflicts with neighbouring land uses. Advisory Design Panel: The Advisory Design Panel reviewed the form and character of the proposed town house development and the landscaping plans at a meeting held November 8, 2011. Following presentations by the project Architect and Landscape Architect, the Advisory Design Panel made the following resolution: That the application be supported and the following concerns be addressed as the design develops and submitted to Planning Staff: • Consider deleting the front visitor parking stall in lieu of additional landscaping. -3- • Consider the addition of permeable pavers to reduce the asphalt areas, including the visitor parking stalls and driveway aprons. • Work with the Planning Department to look at relaxation of the east property line setback in order to articulate Building 3 and possible relocation of the buildings to allow an increase in the outdoor amenity area. • Consider altering the centre roofline to reduce the building length for buildings 2 and 3 which would result in roof articulation. • Consider providing a pathway from the common outdoor amenity area east to connect with the driveway. • Consider further articulation of the 207 Street building front to improve the streetscape. • Consider the addition of trim board on the second floor for all blocks. • Consider a change of material at the second floor to accentuate vertical elements (e.g: vertical board and batten). The ADP concerns will be addressed when the final plans are submitted for the Multi -Family Development Permit. Development Information Meeting: A Development Information Meeting was held at the Hammond Community Centre on January 24, 2012. A second Development Information Meeting was required because the applicant did not adhere to all of the notification requirements stipulated by Council Policy 6.20. The second meeting was subsequently held at the Maple Ridge Library on March 12, 2012. A summary of the comments and discussions with the attendees was provided by the applicant and include the following: • Too dense unit yield for the site • Insufficient visitor parking • Concern about fencing and tree retention to maintain privacy • Drainage issue created by the proposed development The applicant provided the following in response to the issues raised by the public: • The project density is within the 0.6 Floor Space Ratio allowance of the RM -1 (Townhouse Residential) zone. -4- • The proposed number of visitor parking spaces meets the minimum requirements of the Off -Street Parking Bylaw. There are also additional parking opportunities on driveway aprons in front of unit garages. • A wood fence (1.8 m/6 ft) and cedar hedging (1.5 m/4.9 ft) will be located along the side and rear property lines to ensure privacy between adjacent lots. • The applicant will be required to address stormwater management through the engineering servicing drawings submitted at the Building Permit stage. d) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposed development and has advised that all required services exist for the project; therefore, the applicant is not required to enter into a Rezoning Servicing Agreement as a condition of Final Reading. Due to the location of the properties within the Fraser Escarpment Area, the proposed development will be required to drain into a storm sewer. The Engineering Department has confirmed that there is an existing storm sewer along the property frontage. New servicing connections will be required at Building Permit stage. The Engineering Department has noted that 3.048 metres of road dedication is a requirement of this application. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the development is completed they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be approximately three additional street trees planted and one existing tree located in the road right-of-way. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per tree will increase their budget requirements by $100.00. Fire Department: The Fire Department has reviewed the proposed development and has provided guidelines for the demolition of existing buildings, fire hydrant location, and parking signage to ensure adequate fire access and safety. Environmental: The applicant has submitted a Certified Arborist report to identify opportunities for tree retention and hazard trees for removal. Significant trees along the perimeter of the site will be retained while trees within proposed building envelopes or roadways will need to be removed. Furthermore, the project landscape plan indicates that 26 new trees will be planted along with shrubs and groundcover to ensure the development is esthetically pleasing. -5- CONCLUSION: As the proposed development is in compliance with the Official Community Plan, it is recommended that Second Reading be given to Maple Ridge Zone Amending Bylaw No. 6803 - 2011, and that application 2011-012-RZ be forwarded to Public Hearing. Prepared by: Amelia Bowden Planning Technician Approved by: Christine Carter, M.PL, MCIP Director of Planning Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services Concurrence: J. L. (Jim) Rule Chief Administrative Officer AB/dp The following appendices are attached hereto: Appendix A - Subject Map Appendix C - Zone Amending Bylaw 6803 - 2011 Appendix D - Site Plan Appendix E - Building Elevation Plans Appendix F - Landscape Plan -6- APPENDIX A 90 688 12 686 11 0 21677 M 4 CL 5 11 , A`) 2 � 6 7 8 4 11602 c, 11653 , a o J mss, s N 11645 co 3 - 2 11637 211631 J 1 10 9 m ID ▪ ID O 0 N N 4 P 3 2 31218 RIVER RD. WEST 33 34 35 36 2K 37 38 N CO CON 39 CO CO IDN 40 P 81218 1 PE 2 5418 11593 P 81218 11569 L P 16749 11509 ,91 1489 11487 11485 11483 11481 606 0 LM 4182 X10 N 11 12 uD DARTFORD ST. DARTFORD ST. 1508 17 153 N5-'313 11499 27 11493 26 11489 25 11534 7jSzq 14 co •71- 16 16 15 o_ - 11485 coo 24 v 11481 23 11475 22 11486 18 LMP 41821 21 11469 11482 19 20 11465 607 608 11460 609 O W 611 0 374 co 373 a 11664 27 00 11610 0 N 0- 28 28 N 0 N ao E o 0 a1 N 9 P 20332 375 29 0 376 P 5830C P2 N a Rem 068 377 30 M 0 N 0 0 • 300 N 11653 301 QD rn Lu P 43793 195 0 N 1 11588 SUBJECT PROPERTIES 2 11580 a J 11550 A coo N H 0) 1- N 11544 B P 85673 A NWS 3345 11534 22 11522 21 11512 co 20 a 11502 11494 11484 1 2 3 11474 4 11464 11454 5 B O LMP 5112 C to a r- 00 M E a) D LMP 5112 328 N 6 11444 7 11445 11440 1 to 00 to 2 M co aA P 77490 2 A 11450 .1- 30 30 a N N 0 N ? 40400 2 N Rem 13 P 21114 GOLF LANE co N P 43797 329 37 P 31152 330 P 84260 1 f Pitt Mea.,ows SCALE 1:2,000 District of Langley 11544/50 207 STREET 4 MAPLE RIDGE British Columbia CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: May 3, 2012 FILE: 2011-012-RZ BY: PC APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6803 - 2011 A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6803 - 2011." 2. Those parcels or tracts of land and premises known and described as: Lot A District Lot 277 Group 1 New Westminster District Plan 23180 Lot B District Lot 277 Group 1 New Westminster District Plan 23180 and outlined in heavy black line on Map No. 1513 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RM -1 (Townhouse Residential). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 12th day of April, A.D. 2011. READ a second time the 10th day of April, A.D. 2012. PUBLIC HEARING held the 15th day of May, A.D. 2012. READ a third time the 22nd day of May , A.D. 2012. APPROVED by the Minister of Transportation this 5th day of June, A.D. 2012. RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER 11 .� h ^6� N •6, Z 6, o J 2 J� u' 373 a P 58306 .SUI Q L04 Lt$`J 286 c7 ,. 0 cP 11637 I 11664 O rn 10 2W 81 c 6 7 8 d 11631 1 27 11643 o y 302 PPO56 N N 10 9 8 7 6 5 4 3 2 1 co 11610_ P 25068 Zoe o� (0 0 N m 0 N 0 N 0 N N O 0 P O 31218 m CO m CO O 0 N a 28 29 30 303 0/ o P 43797 N o 7 EP 4, 8 04� 305 N o 0 9 306 N ro O N N N N N N 71 \---_i — 307 N RIVER RD. WEST RV\ 85419 N In N. N o, P 43793 _ °O 308 30c EP 379 0 N 0 N 0 N 0 o N. 0 co CO co 0 I co \ N P81i2,s RP 8072 LMP0 302 3p2» N i 195 o N 0 a " 328 P 43797 329 330 P 44698 33 34 35 36 N 37 N 38 N 39 o N i N 1 2 03 °� 1 N N 9 N o c- A4P',84 \\��ll jP2g 548 N N. N o m 339 340 P 55418 11593 a P 20332 N M N CO To P 21047 og 2 P81218 J 11588 1 0 N A N �MP5112 O N N N 000 N.N 2K 11569 a 2 2 J 11580 C 37 B P 31152 A 09M 11550 N o 0:7)r- L P 16749 w P 85673 A NWS 3345 RW 75787 11534 `° a c t0 D LMP 5112 N 22 11522 P 76457 24 27 LM? N 1 40400 2 11509 21 i 11512 20� 250260 26, \ N N o / N o N LM 4182 27 11499 115002 0 d 2311419 115 AVE. 8 9 10 11 114•. 7 77 0 n 0 12 fj 11493 26 1 11494 12 0 O 0 s0 J 1 x513 25 89 11485 11484 2 11 ago 207 A ST. 0 13 0 14 0 15 491 DARTFORD ST. LO 10 11534 N 11485 P 75786 co 24N 114743 11475 n Rem 13 11489 14 ' s 2 "'sem 11481 4 11470 29 P 21114 P 84260 11508 23 11464 11465 11487 Q 11455 17 16 15J 11475 11454 LY 11460 co 1 J - 11450 11485 22 4 r18 21 11469 11444 6 711445 30 d N 11483 in 11486 LMP 41821 11440_ EP 57773 0 11482 19 20 11465 _ B6-'13- 8/ GOLF LANE VADA- Bylaw No. Mau No. From: To: R 6803-2011 1513 RS RM DG- /0\- AV -1 (One Family Urban -1 (Townhouse Residential) -\D Residential) \C L \A. N SCALE 1:2,000 4. MAPLE RIDGE British Columbia yx B111 1111 Mr, egre. 11111111111111111 -1I1'11111 LOCATION PLAN •7" DOR11, 1,4 ?,1717.15C,,, 511(DIA,NG C0,101li,f 1,7 1,1,i1 i APPE 507 DEVELOPMENT PLAN TiVE E771'FiStOrAOtSO ROUTE DAM (”cry rwow), )0077501,77.0WW 3hd 14, 6,102.11 nA11 MEMO er. 172X0 WOE, LA1025C.Art A2011111,01. RECONCILIATION: U35., 504GEFP., r20e0503,tell fiC4624.l5EFJ,MiliMl ra, Cr MRS PI,V051, ININ5 0111151ACRC1 Deiti ette.X100,81-0 17111 1T22 A 5 9 620.701* 05 een 067S 5r) 6 0 s um. 55 41e1 11,15 V.1 C / MOM • 1555 SAI (Mr 5/1 Eat 020777600,22A PAUWE0 • r 311 I 7 er • .977 0 5,4 (0)775352) )2,7778 he. r10,77.0 .c57.• 5,4 -5 FAIXT,,,,1,751. 2 0, ie 101nt frOri,Et, + 2 Strri4X 1070). rrc..00-.w) IT.IITMO5r1Cfa 1,..C.,(0 • 7.6 / 25 01 70002 145.11,07,217, 4 5714 15 17 Pla.,030,4 MOM, 0.20,A76 5£17724.71.7.7 6141125"1 Mt MO ntumot PROM. eA 25.,3) ACM We WPCS 6.2.11.0 2.7.220 7 GU 2.5.0 RAI. 5212....0.10) 2001.0522, • )2 IA ) 61.111.6•47 1 • 2 2.2 M )725'1 61.01140*4( 22 2).11 7.2.t SGIVALC.140.01.01M0 41AI 2,0 W. =NM MI9o..{501.371.1,1.2.01'0,02 • T.g 125.01B.101. 1 2 2 A 1,1 (0 0 numws 9 5 FILVATTC.,1Mat,-.01 PUR.M.DEK.:11,11.,.= 105 IA ),3•1 4.7. ,r2 SICAT17. etria0 WO. )7 10 ttl 7,51-•wr mr0.7E0 WAWA-, 07W02.0 . 3,0)9 5A, 5EATAW201.74. rwi-03217 w MACK LirtX))707»,2 71K87•012 055,01065 5, )% 10 ..15,151A rteXiA Sr) (W27.220174w)22620.700 065 WI ma. 5r) COMFAOli 04W), Arra 2.200XX60 , 5 W. )1.6 A 517 1.0 • W7rIt 577 Sr 071.41.0)..../Wv AREA rrOPI>526. 90 VA 5905r it0At13250)WW5 LINA 6rWr WAS 23160 Mr) r,007.9.32.0 772 0/ 2.59l, I RAN 23180 1117703.327•404 0,01,2 ADOP255. 1 /550 • / 150. • 20,0 SIMI NDIX C 'TEMP te,ript fem. 04074#204004045)4044(70>100744&740 tes1.1.1, prop, or 1, MI,. nrchltrct R.* nurniqud 1•111,,a4 WO," co -ANA. —4-037-04- 40,7 encorin-, wrf E02.03 ...rd. .Tnel be (74410440 ,ofn..•,eks 11,40 (al th, avetq .R.HATCRAR[111TECT.LTD 0,4,019 00107.25 67),0) Sheet 07830070.S0.V6201 Tel. <600 061-2347 170 (047 201-8)49 10 UNIT TOWNI101J5E COMPLEX 207 th 518720 4041.141 810741. 25 C. SITE DEVELOPMENT PLAN NOV 3 0 2011 Al BUILDING ONE — NORTII ELEVATION BUILDING ONE 50LITN ELEVATION APPEN DIX D PS`PS.P.,,tt P Ptt tt tststte rOt utpttOrtttut Slot)(( tcpqrpett ett tele 4 ttpt try. opt at et tbs., ...Pt.. tPt tItttsktts Put <PPM...Pt, Pt +PR Sta tas KR.HATCH.APCHITECTLITI - F1,nniog - Rese,rch BUILDING OWE - EAST ELEVATION IWO MAP .4.2/1 CAM for* Street Vencturtr. Pt V64 ler (604) 261-4347 Fn. (604) 261-434? TOWNI-10U5E COMPLEX 207 NT 5TREET torte 51744. 5.C. ELEVATIONS BUILDING ONE BUILDING ONE WEST ELEVATION (FACING 207th STREET) Pr00 11.02 Pelt Prttinp MAY .S,01 CU MOM .101, .----- - E Dzar.1,1+1=1 iLI I Eidi+_11.—.143: .......... —,,,,,,,, Bill 8±.9 I-1-Iun-i flT LIU =1 ---1 ""--11:7_:...11- -1 =-- -..111L=L .i- •.:77 —:,j Li __.1 E. , f___I ---- __ ......J __......1 L__ T.11...._____I ,..... ..1 ......... ... . - - r:4 r----.) [ .-. ---.111..:: '.. 1......1 1 ._..t c_.::::11:-..": :: J .ii:::_.._... :.: BUILDING ONE — NORTII ELEVATION BUILDING ONE 50LITN ELEVATION APPEN DIX D PS`PS.P.,,tt P Ptt tt tststte rOt utpttOrtttut Slot)(( tcpqrpett ett tele 4 ttpt try. opt at et tbs., ...Pt.. tPt tItttsktts Put <PPM...Pt, Pt +PR Sta tas KR.HATCH.APCHITECTLITI - F1,nniog - Rese,rch BUILDING OWE - EAST ELEVATION IWO MAP .4.2/1 CAM for* Street Vencturtr. Pt V64 ler (604) 261-4347 Fn. (604) 261-434? TOWNI-10U5E COMPLEX 207 NT 5TREET torte 51744. 5.C. ELEVATIONS BUILDING ONE BUILDING ONE WEST ELEVATION (FACING 207th STREET) Pr00 11.02 Pelt Prttinp MAY .S,01 CU MOM .101, BUILDING IWO - NORTH ELEVATION BUILDING PNO - SOUTH ELEVATION _I I BUILDING TWO WEST ELEVATION (EAST SIMILAR) BUILDING KtGrIT 30. -CP f9 I .4 1,51, f vrQr.vXmmr 'Mgt DeStrkt. t�*I P4 cre. nee. red or ekr trees rev. Me qt., ty Re Or. err e. verd eepre.ed 4.. creetent. VW. cree.eleer ere, tkeee precHener ever e.ret dreeete., en.fteecr rIrld ere... her VZ,,n074,5 enft eheen.e. eret cerele. el. en tere **aka TINARCHt TEC Ti TO — — Res,arcb VON OWN 29 ret,r, Tth. (604) PO -2317 Fnx, (5)0 20-2349 .sterent TOVVNI 10U5 COMPLEX 207 th STPEET MAPLE PIDGEL ELEVATIONS BUILDING TWO ?reelect Iler 2011 4)2 Prle ret.p. L.tv 0211 A5 NON /411 . ,__ . I I. i - - - - . 11-_-= ___, - ----- ----------- T T- --- r -. ET-Tti e_ _ --- -tTJ I= I- '-'"'L___LI:--- ' _,_ _ ... C --I r .1 .__11,,.„.;.-1..1(:: ILI,: a -w , - J ,. y, — — _ ,... . - _ . U.1:111 I- ....:'_1:: f -- '..1 __. . „ _.,.:,. :12,1:JIIED :.1,11-...:D . - ,Iii="7.11-_--={-=3 - .71. ......... ' L ---- -- -- . T' 1_•7_ ,' 1 1 , 21 f . -. 1- _. ...__3 Y, - I 1--- . $ „ __ 1. -..] _-.,.__.__ [ 1--..._.] r 1L., - 1 1 I =Int 1 L_ - -'!0„„ 1 ,.. _ . , '' '-- .,.....„ .. 1 _. 1 _,-- ----, --,' .. . _ BUILDING IWO - NORTH ELEVATION BUILDING PNO - SOUTH ELEVATION _I I BUILDING TWO WEST ELEVATION (EAST SIMILAR) BUILDING KtGrIT 30. -CP f9 I .4 1,51, f vrQr.vXmmr 'Mgt DeStrkt. t�*I P4 cre. nee. red or ekr trees rev. Me qt., ty Re Or. err e. verd eepre.ed 4.. creetent. VW. cree.eleer ere, tkeee precHener ever e.ret dreeete., en.fteecr rIrld ere... her VZ,,n074,5 enft eheen.e. eret cerele. el. en tere **aka TINARCHt TEC Ti TO — — Res,arcb VON OWN 29 ret,r, Tth. (604) PO -2317 Fnx, (5)0 20-2349 .sterent TOVVNI 10U5 COMPLEX 207 th STPEET MAPLE PIDGEL ELEVATIONS BUILDING TWO ?reelect Iler 2011 4)2 Prle ret.p. L.tv 0211 A5 NON /411 ___, - ----- ----------- T T- --- r -. ET-Tti EM31:1R=f1EIE133 --- -tTJ I= I- '-'"'L___LI:--- ' _,_ _ ... C --I r .1 .__11,,.„.;.-1..1(:: ILI,: a -w , - J ..IA.Li _ . . I : i 1 - 1,I., ,... . - . ' . ' ' - ' U.1:111 I- ....:'_1:: f -- '..1 __. . „ _.,.:,. :12,1:JIIED :.1,11-...:D . - ,Iii="7.11-_--={-=3 - .71. ......... ' ..___.__ ..-..j _ f 1:341,11-1T1=1 =1=1 I= __ in _ I-= _ . _ . _ i___III. __ -1:1C7.1 :..= .2=j1.... -1—M11.--11E-'---li• ..._.-__ L=1-.1:7-.3 _..7.13[..:.:._ --1 [. ( , 21 f _..... ...__3 = I 1. -..] _-.,.__.__ [ 1--..._.] r 1L., 1=3 1 1 I =Int rst. rti .. _I. r—.r----i-i----ii ._ NI, 1 ...7...:IIIL....,..) H __r BUILDING IWO - NORTH ELEVATION BUILDING PNO - SOUTH ELEVATION _I I BUILDING TWO WEST ELEVATION (EAST SIMILAR) BUILDING KtGrIT 30. -CP f9 I .4 1,51, f vrQr.vXmmr 'Mgt DeStrkt. t�*I P4 cre. nee. red or ekr trees rev. Me qt., ty Re Or. err e. verd eepre.ed 4.. creetent. VW. cree.eleer ere, tkeee precHener ever e.ret dreeete., en.fteecr rIrld ere... her VZ,,n074,5 enft eheen.e. eret cerele. el. en tere **aka TINARCHt TEC Ti TO — — Res,arcb VON OWN 29 ret,r, Tth. (604) PO -2317 Fnx, (5)0 20-2349 .sterent TOVVNI 10U5 COMPLEX 207 th STPEET MAPLE PIDGEL ELEVATIONS BUILDING TWO ?reelect Iler 2011 4)2 Prle ret.p. L.tv 0211 A5 NON /411 .degentint10 • Alik BUILDING THREE - WEST ELEVATION -.• •.. I —1- 1-=u— BUILDING THREE - EAST ELEVATION exier9Oft COL002 5c2tme mew -190v 22 sperao.", 1,3.K 10,. DIJILDING THREE - NORTH ELEVATION (50LITH SIMILAR) J., I " 1,M C¢getcht Went vfl Dft Oon +4.4 :1,10 vre. mel Ikes pr,rty oF Pe,141,1 Ltd end eke, rot be km. ce rc.,41,,nd NiVitat, rritfren aste. lernter. mg.t. togu, ell flu ,.rb ti.R.11ATCHARCHITECT.LTD Design - - 1,seerch DO I.* Went VarOlWah (6114, 261-2347 ,600 22,7-2749 TOWNOIOU5E COMPLEX 207 th 51rEET 1,10017 0I1127. 20 Pr.aet, 11,1^. rif.VATICTI9 DIAILDING THREE tr.!: zo 1 1,oz 7121 21,1 10 =1-21 AG 1011 11 ''.. 3 94'28. EH:JEFF,.---•-•••---- • •-- 1 F -f- '97ff-lri7.14-AU t., -- - . ___I' ___ .. _. ,;:-1.1 Li. II- :1_1-11 :LW 17711 .F.,M ERT3 I- FF -T -1R I re .._ :=1:=1:11:- - --1 1 ._=.:3 L -.....::]:1.....:i 1 - I _.... __..i I___ __=11.... 1 - Ps .._:', r "=_11— —1 1 1 oi, ---\ etn.tuntoM , 1.1.1111.....:1 , , L. 1. 1J , — I____Ili II H1_,......11.__ 11 IL LJ --. i 1_ I—I _ , - L -..) I ' I-_ ---ir— - r---1 1 :7:1,F..-_:_.):_:_-111_711.1fl H1! ...... .... 2 _ . ,,_ 1 )i 1 r _jI-11:- _Al ILL • C=111- -- -1 f---.7.11- .1---] --'1 BUILDING THREE - WEST ELEVATION -.• •.. I —1- 1-=u— BUILDING THREE - EAST ELEVATION exier9Oft COL002 5c2tme mew -190v 22 sperao.", 1,3.K 10,. DIJILDING THREE - NORTH ELEVATION (50LITH SIMILAR) J., I " 1,M C¢getcht Went vfl Dft Oon +4.4 :1,10 vre. mel Ikes pr,rty oF Pe,141,1 Ltd end eke, rot be km. ce rc.,41,,nd NiVitat, rritfren aste. lernter. mg.t. togu, ell flu ,.rb ti.R.11ATCHARCHITECT.LTD Design - - 1,seerch DO I.* Went VarOlWah (6114, 261-2347 ,600 22,7-2749 TOWNOIOU5E COMPLEX 207 th 51rEET 1,10017 0I1127. 20 Pr.aet, 11,1^. rif.VATICTI9 DIAILDING THREE tr.!: zo 1 1,oz 7121 21,1 10 =1-21 AG 1011 13 451 PLAY EQUIPMENT Play a..H0-Konyx. nate! Y BASlC750W' 1.4200 1 5.0 maw. 42a. X 401.11 sate PIaY roma REFER TO OTHER NOTES ON THIS SHEET FOR FLAY AREA CONSTRUCTION E,AY_EQJJIPMENT not to scale 49X4"f&CO ATIVE 07000 PSAT CAe ' X4" TOP RAH_ I 910114 WOOD FENCE Nang n0nh M"h. Me FEATURE COU9. )S AT DRIVEWAY ENTRANCE LYr None MIA inatOt bauldnos, with comma cap w detail this shoal. MEM war TURF AND GATE AT 7,0G 2073115T. dwar Nu 9mat LATER, RENO . 00 PIANTMIG 6E05 Olstnc12. 6 ax 410Imes 3lafirdar.Alop APPENDIX E 24"x24"P9EEa.5T pm rfp4liElz SIEPFNIS STtN4S i'rC. Ruxh mtl, =RIO gmnu4n ILAR A5P011lr 0 100810) - DRIVEWAY APR005 AND / WSITfY1t PAflh'ING EINTERL .. /m• a cap M'AIH(:'`. 0098501 REP06 :TIC416090.2410'E -- 01978.... 9 MALMfO, TWO PROPOSED 3' 1000 PICKET FENCE ALONG 207TH sae dams the sham 300819039(1100(90903919. - " It son:, Fe q;.GO at.-'. 1`,!- 8'-0" Drax. 031H DVVCONAL LATTICE PANEL 2"34" AID RAs.--- - 1 "X1NA11015TRIP 60012. d VERT. 8010 SIDES1'X6" 1'&C FENCE 800005 2yyXV" P3R0DNTA5 L -------G--- ' 4"X4"PCS7SATMAX, 't'G---- 810" on CENTRE "-.. 2"964" 8031066 010. --- 29X6" KKK R011. --'-"� FINISHED GRADE slorctii .4. �``Yvlvs,` 111111 1111111111 NOIES1 CONCRETE FOOTING, 000.24" tleap Posts & perimetacfmme to be pressure Si 12" da. netted td/hemdoCk. .1Sm DEPTHCOMPACTED GRAVEL AN o11ss 8001 mthersto be Color Al hordnare co be hoid9:Ped gelv)nized. COMPACTED Si18GRA0e Provide 2 coats amain. Col.T as se07ted by !level.et. 6a_HIGH_LATTICE.3QP_W000 FENCE .&t RIVACY_SCREEN not to scale new Pl. after NOTES: // rood dedication +000 tate amsswc treats 1330.0900. �5; Aa o0erwm4 nron0wa lobe fawn J grade Caw. data W be pa6lts wahmkNaa 2 RA. said rrmagareat «Nrad «Asim itw,. 1,:8N.r as 44.74 by dew., a wdirNaxnt wars ogat.tr Pal bats. i Alt brmbwa to. ox-RippLa c -J msslo. SIdCW2R: � i' 1.07m deep Pence articulation ARBOUR.SIDE..VIEW 0.3099 Dae fbelwo() 2" X 6" arbour beams tsp. -0th chamfered end data. as shown 8 p0s, Spaced away, at N• .220 OAC typ. 2" X 6" arbour beam tsp.--, -Roth sides or posts -with chamfered end detail as shown -ensure 2.00 clear front underside of 9 bea0 to GOn rete 9601 Yi 2 X 6" arhwtr beam brace tm.J wf chan:fsow. end 2'9549 TAP & - 80110# RAIL IE e' 1Ypl vxp- AT PAWS S sea eta rr«:RtARRet �W .0,4S:fkt 1 3 A9'1RTY SPACE AND NYI'S PLAT AREA 1.,1411 ....M t -- nv+n 0.99 I nNNnwY{ 1.4(¢40 blare x010 lawbrda0 eras Hata farm 040.11 (a.-a«Rn a"11.a1 --' 1.9m ,.amt ere Lrnr99-- 1 do, -yd t , 4 .ws I i1a. .k re: k-18" FEATURE. COLUMNS AT DRIVEWAY 1.5m 05m '-' b n. 0War 141 AdOomr pn"1S Got 10! hark of Woke 11.r0e 9)050 5 0099501 `_. 1'x4" WOOD PICKETS AT 0/- 132(0O.0 6"X6" PRESSURE TREATED WOOD POSTS MAX, 6' (2.40) D.C. WITH CI4AM4ERE0 Tial 1.5m bowie 01t00Aatinn t back 1.070 l e Nom admin tense '. ELEVATION \_.-.__ 1920 ride 0( 4 1009 waw +ar Doomed from e0Uy la met E200CUA t4^X24'PRECAST i?E_0060.1 13alb tRG UL , f CEt{ERET{ 581P98105TGHES TYF. Fr41:0 TYF rCt)0007 ARf ^RERRcT02071007 OF '*'4•rPuted y-ana3r base SEE AREON5 5 EACI 0X157100 TREE imra l 1, flush -Lane SEE ARBJRISTS REPORT 9 east PRRP SYMBOL QUANTITY BOTANICAL NAME TREES [SHRUBS COMMON NAME SIZE 8 Ccrcidphylharn japonica Cham0ecypans 80000aterals 4 Fagtn aylvatica 'Dawyka' 4 Glcdlt0a Ma. Inerrns Blabs' 4 Picea amn0ka 6) 77 • 6 O 6 m 137 0 36 Q 22 01 0 00 0 20 O 79 C) 13 410 244 GROUNDCOVERS c, 315 109 -�a±(- 12 "Y 86 CONCRETE FOOTING. mn.45001 deep nu 11191:0 posts 1 and 60001 deep tri arbor posts 0.150 DEPTH 000MAOTED GRAVEL PICKET FENCE,. ARBOUR.& GATE - 207TH.STREET AMP. OA 1019. 1528ED 90000001E ;Tz 1(3 scale 61x)75 mi rophylia 'Winter Gem Canals alba'Eleganissana .i.onymos elate 'compacta. Enormous (08100ei 'Emerald Gaety' Nandma demestica'Harbour DwarP Piens phonics 'Forest Fame' Po. antilla lruhzosa Tiktndifte' M,. nus I. Otto Luyken Rhododendron var. Sarnos00ca bookeren3 hurrahs VlbUmunt davnki Thula accidentals 'Snlaragre 0,0tostep(0 Uva -,30.0000. Fest000 09300 1-140-01404 ks'50011. 0'010' Lavanr6Ja sp. Street Trees (sp. Per Maple 1111190) 6cm cat, 2.0m smd Katsura Tree 600054, 1.860 ROA Nomka Cypress 2.00. M., 806 Dawyk 80000 60.9031 03012 Honey Locust 6001 cat, 1.80 strut. Serbirs Spruce 2.00. M., B&6 Winter m Boxwood SM. -Nat Dogwood Conyr_t 8urmngbo,R. Emerald Gaiety Euonynws HaRtour Dwarf Mandan., Forest Name Piens Kbndke Palen1016 82 Cont. 03 Cont. 03 Cor-.. 01 Cont. 02 Court. 03 Cont. 03 Cont. 0115 LUyken Laurel 02 Cont., 3' 0.9 64010001 sae, while Rhododendron 012 Cart., 3' 0.C. HRwbyan &sew. box 82 Cont. Davi rs Viburnum 03 Cont. Hedge Cedar 1.Sn1 ht., 2.5' DC Vann. Jade K1nnKkmmck 31 Cone, 18' O.C. Ornamental B14e rescue 01 Cone, 24' OG Stela D'oro 047111y WI Com.. 24' C.C. Lavender vanety 01 Cone. 24" 0.9. NOTES; All WORK 6 MATERLAI.S TO CONFORM TO THE LATEST EDITION OF ENE SC LANDSCAPE STANDARD AND r1 ACCORDANCE WITI1 THE DISTRICT OF MAPLE RIDGE STANDARDS, UNLESS OTHERWISE NOTED PROVIDE FERTILITY 6 PARTICLE SIZE ANALYSIS TEST FOR GROW WG MEDIUM PRIOR TO STARFIFIG WORK GROWING NEOIUM TO BE waar FREE AND COMPOSTED, cONFORAI WG TO BCNEA STANDARD FOR'LEVEL 250148' PROVIDE TOF501E DEPTHS AS FOLLOWS: 7REES.M9 TIN ALL DIRECTIONS FROM ROOT BALLS. Min. 13.3 PER TREE SHRUBS A141300111161152605.M0& 16" DEPTH COHEIPIUDUS LAWNAREAS.l.n. 6" DEPTH 000539g015. ONE YEAR PLANT WARRANTY' SITE REVIEW WEL BE CONDUCTED. ALL PLANT MATERIAL TO C000 FROM A CERTIFIED OISEASEFREE NURSERY. PROVIDE CERTIFICATIOII OPOFI F9CAIEST. 0'07.951144 OF AN AUTOMATED IRFRGRA5100 SYSTEM IS RECOAR5ENDED (E' OESIGN'St9LDi- RORY DAFOE 005AA 1st„ lasso,. Amt.,. 1, a.„nw , ..m E800 Rnc1„„rw 1_1)Ps ARRA ebl,,GRes01 0 Ras r 10 UNIT TOWNHOUSE COMPLEX 207 Th STREET MAPLE RIDGE, B.C. ma RR LANDSCAPE PLAN 0\I 3 0 2Q11 L.1 of 1 art.ti/IIA 121 0,11 aexn0)10 RORY DAFOE 005AA 1st„ lasso,. Amt.,. 1, a.„nw , ..m E800 Rnc1„„rw 1_1)Ps ARRA ebl,,GRes01 0 Ras r 10 UNIT TOWNHOUSE COMPLEX 207 Th STREET MAPLE RIDGE, B.C. ma RR LANDSCAPE PLAN 0\I 3 0 2Q11 L.1 of 1 MAPLE RIDGE QIN ish tokumhra District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 6, 2013 and Members of Council FILE NO: 2012-016-DVP FROM: Chief Administrative Officer MEETING: CoW SUBJECT: Development Variance Permit 13502 Balsam Street EXECUTIVE SUMMARY: Development Variance Permit application 2012 -016 -VP has been received with a two lot subdivision application (2012 -016 -SD) to postpone the subdivision servicing requirements on the east lot (Lot 22) until it is further subdivided in the future. It is recommended that Development Variance Permit 2012 -016 -VP be approved. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2012-016-DVP respecting property located at 13502 Balsam Street. DISCUSSION: a) Background Context Applicant: Owner: Damax Consultants Ltd. Maridge Properties Ltd. Legal Description: Lot 21, Section 28, Township 12,NWD Plan BCP48060 OCP: Existing: Proposed: Zoning: Existing: Med/High Density Residential Med/High Density Residential RS -lb (One Family Urban (Medium Density) Residential) Proposed: RS -lb (One Family Urban (Medium Density) Residential) Surrounding Uses: North: Use: Vacant Zone: RS -3 (One Family Rural Residential) Designation Low Density Urban, Neighbourhood Park 1104 South: East: West: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Previous Applications: b) Requested Variance: Single Family Residential CD -1-99 Low Density Urban Vacant RS -3 (One Family Rural Residential) Low Density Urban, Open Space Single Family Residential RS -1b (One Family Urban (Medium Density) Residential) Med/High Density Residential Vacant Single Family Residential 6,240m2 Balsam Street, Huston Drive Urban Standard 2012 -016 -SD, RZ/022/09, SD/022/09 1. Subdivision and Development Services Bylaw No. 4800-1993, Schedule A - Services and Utilities: To postpone the requirements for water and sewer connections, other utility connections and construction of road improvements on 136 Avenue and Huston Drive for Lot 22 until it is further subdivided in the future. c) Project Description: The subject site is a lot resulting from the subdivision of the parent property (SD/022/09) along with the surrounding twenty lots on Balsam Street. It is a RS -lb lot with a remnant piece of land attached on the east side that has potential for future subdivision. This subdivision application (2012 -016 -SD) is intended to separate the buildable portion fronting on Balsam Street (Lot 21) from the larger remnant portion (Lot 22) fronting on Huston Drive. It is intended that Lot 22 can be further subdivided in the future if it is consolidated with the municipal land to the east (Lot 5, Plan 2409, PID: 012-642-169). d) Planning Analysis: The parent property was designated Medium/High Density Residential in the Silver Valley Area Plan and it was zoned RS -1b (One Family Urban (Medium Density) in 2011. The parent property was then subdivided into 21 lots with application SD/022/09, which was approved on March 30, 2011. Lot 21 included the large remnant piece on the east side. The remnant has some potential for further subdivision if it is consolidated with the land to the east. It is not known when the municipal land to the east may be available for development. The owner wishes to leave the remnant undeveloped at this time, and would like to postpone servicing the lot until the future development servicing requirements have been determined. The applicant has applied to subdivide the remnant portion off from the rear of Lot 21, so that Lot 21 can be sold and built on without the encumbrance of the remnant portion. The -2- Planning and Engineering departments and the Approving Officer support this subdivision with the condition that a "No -Build" covenant is registered on the remnant portion (Lot 22) with conditions that must be met before the land can be developed. The covenant conditons are that a complete environmental assessment is required and approval of a Natural Features Devleopment Permit, and the required subdivision services must be provided. e) Interdepartmental Implications: The Engineering Department supports the proposed variance to postpone the servicing requirements on Lot 22. The Environmental Planning Section supports postponing the requirement for a Natural Features Development Permit until the remnant land is further development in the future. CONCLUSIONS: The proposed variance to postpone the servicing requirements on Lot 22 is supported by the Planning and Engineering departments, and the Approving Officer because the lot can be serviced when it is further subdivided in the future and the type and location of services is determined. It is therefore recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit 2012 -016 -VP. "Original signed by Ann Edwards" Prepared by: Ann Edwards, CPT Senior Planning Technician "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Subdivision Plan - 3 - APPENDIX A 136 AVE. 9 13593 10 13596 8 13583 11 135 86 JSubjectProperty BALSAM ST. 7 13573 12 13576 0 co 6 13563 13 13566 CL 21 P 2409 0 m 513555 13558 14 0 413547 15 2 13550 5 ri 313539 16 0 13542 m 2 13531 13536 17 18 13526 19 13518 20 13510 1 13505 13502 12 13495 234137 PA 11 13485 010 134 75N 0�- y 4 70 �6,7 16" C01?-. ��s.co N d v M N 14 LMP 46668 PARK D• 23 �� �, 15 �Q Scale: 1:1,500 Ci a.f Pitt Mea•lows _ rL\s\ ,:' j 13502 Balsam St lif i ��yn fYf 13 •M f �,.-y�y E��4lcfllre.r.�a-._ 1, _. s CORPORATION OF THE DISTRICT OF mi rl='aL � '11'x'' `~-62 r. rfli'ri ;C'},''W`� �' 4n� C:La eEeE 4744-6211'"411,16 Y ��ii7��iElf. ! - �`� -� lke' E: " i LI I v■..-_ "' a �- I U -'°5 oN MAPLE RIDGE British Columbia PLANNING DEPARTMENT 7 District of �� Langley y = a, ' ��-- �_ �. Y� lac ,rmi=.: DATE: May 2, 2013 2012 -016 -SD BY: JV BASER Rr (v ANVei APPENDIX B ti fllry 4,46, TA Da:nax Consultants Ltd. 103-1600 West 6th Ave. V:, ncouver, B.C. \'6J 1R3 Tel. 224-6827 Fax 689-3880 Dory Aoats Cfwfx 1114l,'gheo District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: May 06, 2013 and Members of Council FILE NO: 2011-097-DP-DVP FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Development Permit and Development Variance Permit 12025 203 Street and 20337 Dewdney Trunk Road EXECUTIVE SUMMARY: Development Permit and Development Variance Permit applications have been received for the above mentioned properties to regulate the form and character of the proposed apartment building. The subject site (Appendix A) consists of two fairly flat legal lots, located on the north-western corner of 203rd Street and Dewdney Trunk Road. A 22 unit four storey wood frame apartment building with underground parking is proposed. The main vehicular access is from Dewdney Trunk Road, via a proposed 7.5 metre wide lane. This proposal was reviewed at the Public Hearing held on January 15, 2013, following which Council granted Third Reading on January 22, 2013. The Final Reading report is anticipated to be considered by Council along with this report at the May 14, 2013 Council meeting. This report will address the requirements of Section 8.7 of the Official Community Plan for the Multi - Family Development Permit Guidelines. The Development Permit application is to regulate the form and character of the proposed apartment building and the Development Variance Permit application is to vary building setbacks as described in this report. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2011-097-DVP respecting properties located at 12025 203 Street and 20337 Dewdney Trunk Road; and further That the Corporate Officer be authorized to sign and seal 2011 -097 -DP respecting property located at 12025 203 Street and 20337 Dewdney Trunk Road. DISCUSSION: a) Background Context: Applicant: Owner: Andrea Scott, P J Lovick Architect Ltd. Conecon Holdings Inc. Legal Description: Lot: M, D.L.: 263, Plan: 18612; PID: 003-888-053 and Lot: L, D.L.: 263, Plan: 18612; PID: 004-630-017 1105 OCP: Existing: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: Companion Applications: b) Project Description: Major Corridor Residential (Urban Residential) RS -1 (One Family Urban Residential) RM -2 (Medium Density Apartment) Single Family Residential RS -1 (One Family Urban Residential) Major Corridor Residential (Urban Residential) Commercial and Dewdney Trunk Road CS -1 (Service Commercial) Commercial Church and 203rd Street P-4 (Church Institutional) Institutional Single Family Residential RS -lb (One Family Urban Residential -Medium Density) Major Corridor Residential (Urban Residential) Vacant property (12025 203 Street) and single family house used as "rental property" (20337 Dewdney Trunk Road) Multi -Family Residential use (22 apartments) 1849.99 m2 (0.45 acre) Dewdney Trunk Road Full Urban Standard 2011-097-RZ The subject site (1849.99 m2 in area) is located at the north-west corner of Dewdney Trunk Road and 203rd Street (Appendix A). The proposal consists of a 22 unit four storey wood frame apartment building. The unit sizes range in size from 594 ft2 to 1,347 ft2. Main access to the site is from Dewdney Trunk Road, via a proposed 7.5 metre wide lane in the north -south direction (Appendix B). The lane leads into the underground parkade in the north-west corner of the site and will be extended north as redevelopment occurs on adjoining lands. To the east of the lane are six visitors parking stalls at grade, while all the 33 residential parking stalls are proposed in the underground parkade (Appendix B). The common usable open space is distributed in the south-east and north-east parts of the site. Pedestrian walkways connect ground floor units to the streets. An indoor amenity room is also proposed on the main floor, in the north-west corner, closer to the ramp. Proposed building materials include: Hardie panel vertical siding; cultured stone; metal canopies; double glazed windows; metal railing, fencing and gates. The south and east facades being the most prominent, have been articulated with rock columns, 3 colours of Hardie Panel and glazing. A vegetated wall is also proposed on the southern facade. To control the daylight entering the suites, the south and east facades have exterior metal louvers, as well as, trellis on the top floor and -2- overhanging roofs and canopies. Vegetative wall features are proposed for the southern and western elevations. Sustainable features proposed for this building include the metal louvers and roof overhangs to reduce internal heat gain, as well as, low e -glazing in all the windows, a low albedo light coloured roof to reduce heat island effect, low flow fixtures in the suites, as well as ample landscaping around the building to also reduce storm water runoff into the municipal system. The proposed landscaping is complimentary to the building and the site, designed to enhance the pedestrian experience (Appendix E). The main pedestrian walkway across the south side of the lot connects the building with additional accesses to the individual ground floor units. c) Planning Analysis: Official Community Plan: The subject site (Appendix A) is designated "Urban Residential (Major Corridor Residential)"on Schedule B of the Official Community Plan. Dewdney Trunk Road and 203 Street are both identified as major corridors in Figure 4 of the Official Community Plan. The objective of this designation is to manage residential growth through infill and intensification in a manner that respects neighbourhoods and the existing physical character of the surrounding areas. Multi -Family Development Permit Guidelines: The purpose of a Multi -Family Development Permit is to enhance existing neighbourhoods with compatible housing styles that meet diverse needs and minimize potential conflicts on neighbouring land uses. Application for Development Permits will be assessed against the following guidelines: • New development into established areas should respect private spaces and incorporate local neighborhood elements in building form, height, architectural features and massing. The existing area north of the subject site is in transition and this development will set a precedent for others to follow as the current older single family houses give way to higher density in the future. There is not much of a character owing to these older houses. In anticipation of future development this application is dedicating a lane that will be extended north. The emerging lane system proposed will eliminate the existing multiple driveway accesses on Dewdney Trunk Road and 203rd Streets. The architectural form and features for this proposal are carefully articulated and will set a precedent for future development. • 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 a higher density developments. This proposal fronts onto two major roads and is consistent with other multi -family developments built along Dewdney Trunk Road, further to the east. It is anticipated that the densities will taper as development occurs to the north. • Large scale development should be clustered and given architectural separation to foster a sense of community and improve visual attractiveness. -3- The consolidation of two lots will permit a development site capable of supporting an apartment building. This is not a large scale development. Thought has been given to improve visual attractiveness along the prominent facades. The south (facing Dewdney Trunk Road) and east (facing 203rd Street) facades are the most attractive and prominent, being well articulated and detailed with a vegetated wall, cultured stone columns, Hardie Panel, metal trellis, window louvers, glazed surface, patios and balconies. The landscaping facing Dewdney Trunk Road and 203rd Street is meant to provide some separation, screening, reduce noise pollution from traffic and create some shade - giving and ornamental planting for residents and pedestrians. ■ 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. Main access to the site is from Dewdney Trunk Road, via a proposed 7.5 metre wide lane in the north -south direction. This lane will be only a right in and right out access. The lane leads into the underground parkade ramp in the north-west corner of the site. The under -ground parkade is designed for 33 cars, including 10% small car spaces. The lane also accommodates six (6) visitor parking stalls. Four walkways are proposed connecting the building to the Dewdney Trunk Road and 203rd Street to promote pedestrian circulation and enhance the street presence. On-site landscaping, including street trees, is meant to create an attractive streetscape for pedestrians. Zoning Bylaw: The proposed RM -2 (Medium Density Apartment Residential) zone allows 3 to 5 storey apartment use and specifies a Floor Space Ratio of 1.8. The applicant has proposed 22 units in a four storey wood frame building with a total gross floor area of 1,844.9 m2 (19,859.8 ft2) or a Floor Space Ratio of 1.26. The RM -2 (Medium Density Apartment Residential) zone requires a common usable open space of 20% of the net lot area and the proposal meets this requirement. The zone also requires a Common Activity Area of 22m2 which is satisfied by the proposed indoor common amenity room on the main floor, in the north-western corner of the building. The proposed building complies with the parking, usable open space area, lot coverage, density and height requirements of the zone but some minor building setback variances are required as described below. Variances to the Zoning Bylaw: The zone specifies a 7.5 metre setback from all property lines. The applicant is seeking the following setback variances: i) Part 6, Section 604(6) (a) of the RM -2 zone (Medium Density Apartment Residential) of the Zoning Bylaw, to vary the front yard setback (facing 203rd Street) from 7.5 metres to 4.94 metres for the building facade; This setback variance is consistent with other developments and with an intention of improving the street presence of the main floor units facing 203rd Street. ii) Part 6, Section 604(6) (a) of the RM -2 zone (Medium Density Apartment Residential) of the Zoning Bylaw, to vary the rear yard setback (from the proposed lane) from 7.5 metres to 5.74 metres for the column attached to the building facade; -4- This setback variance is from the 7.5 metre wide lane so it will not negatively impact the neighbor on the west. The effective setback from the western property line, including the lane, is larger than the minimum required by the zone. iii) Part 6, Section 604(6) (a) of the RM -2 zone (Medium Density Apartment Residential) of the Zoning Bylaw, to vary the exterior side yard setback (facing Dewdney Trunk Road) from 7.5 metres to 6.8 metres for the column attached to the building facade; This setback variance is consistent with other existing developments along Dewdney Trunk Road. iv) Part 6, Section 604(6) (a) of the RM -2 zone (Medium Density Apartment Residential) of the Zoning Bylaw, to vary the interior side yard setback (from the north) from 7.5 metres to 6.86 metres for the column attached to the building facade; This setback variance is for the column which helps improve the articulation of the building facade. v) Part 6, Section 604(6) (b) of the RM -2 zone (Medium Density Apartment Residential) of the Zoning Bylaw, to vary the interior side yard setback (from the north) of the retaining wall for the parkade ramp from 1.5 metres to 0 metres. These relaxations are consistent with others granted to similar projects. The retaining wall for the parkade ramp starting at the north-west corner is 1.01 metres high tapering to 0.59 metres with a 1.2 metres high guard rail. This is camouflaged on the north by the six foot high fence, so it will not negatively impact the neighbour on the north. The above stated variances are considered minor in nature and not anticipated to negatively impact any neighbours. Maple Ridge Off -Street Parking & Loading Bylaw #4350-1990: The proposed RM -2 zone (Medium Density Apartment) requires 1.5 spaces per unit for residential parking and 0.2 spaces per unit for visitors, requiring a total of 33 residential stalls and five (5) visitor stalls, for this project. The proposal complies with the bylaw and shows 33 stalls (including 10% small cars and one handicapped stall) in the underground parkade. In addition to this, six (6) visitor parking stalls (including one small car stall) are proposed at grade, east of the proposed lane (Appendix B). d) Advisory Design Panel: On October 09, 2012, this proposal was reviewed by the Advisory Design Panel. The panel resolved that the application be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow up; • Consider adding windows in the bathrooms located on the west elevation, as well as the green wall; • Consider increasing the depth of the entrance lobby larger; • Consider creating means of better natural lighting in Unit C and Unit C1; • Consider realigning the street trees so they align better with the onsite trees; • Consider relocating the children's play area right up against the parking amenity and relocating the bench to the other side of the amenity area; -5- • Consider relocating the children's play area to the north east corner of the site to improve the access to the play area; • Consider extending a view hedge across the transformer; • Consider additional patio trees; • Consider continuing the taxis hedge around all unit frontages and edges of the unit gardens; • Consider a screen along the north elevation around the children's play; • Provide expansion of sidewalk width at the corner of Dewdney Trunk Road and 203rd Street to avoid conflicts between pedestrians and curb let down; • Consider making the opening to the upper floor lobby larger; • Review the stone work on the elevation; • Review the exit stairs for the parkade; • Review the pathway for the west exit (facing north); • Provide separation of the mechanical and electrical rooms; • Consider additional trees along the lane frontage which may require shifting of the stairwell and visitor parking to provide room for the additional lane trees; • Consider pulling the handicapped ramp south from Unit D to provide separation between this access and the units bedrooms; • Consider eliminating the trellis vines on the 4th Floor and replace with a more detailed architectural trellis; • Provide details of the green wall including access for its maintenance. The project architect has completed the revisions to address all the resolution items stated above to the satisfaction of the panel. Engineering Department: The Engineering Department have reviewed the proposal and confirmed that all the deficient off-site services will be provided through the Rezoning Servicing Agreement. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the Development Permit is completed they will be responsible for maintaining the street trees. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements. Fire Department: The Fire Department has reviewed the proposal and comments have been provided to the applicant. The applicant has ensured that all these will be addressed through the Building Permit drawings. Building Department: The Building Department has reviewed the proposal and comments have been provided to the applicant. The applicant has ensured that all these will be addressed through the Building Permit drawings to comply with the code requirements. -6- e) Citizen/Customer Implications: The mail -outs to inform residents of the proposed setback variances were mailed 10 days prior to the anticipated Council Meeting date. Concerned residents in the neighbourhood have had the opportunity to voice their opinions. At the Public Hearing, the neighbour on the west (20325 Dewdney Trunk Road) had expressed concerns about a fence along his property from the proposed lane on the subject site. The developer agreed to add a fence on the neighbour's property, which has been included on the landscaping plan and in the on-site landscaping cost -estimate refundable security. f) Financial Implications: In accordance with Council's Landscape Security Policy, a refundable security equivalent to 100% of the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in accordance with the terms and conditions of the Development Permit. Based on an estimated landscape cost of $44,994.82 the security will be $44,994.82, payable prior to DP approval. There is no room for street trees along 203rd street within the municipal road right of way, so they are proposed on the subject site and included in the on-site landscaping cost estimate. There will be four trees added to the municipal street tree inventory along Dewdney Trunk Road, on completion of this project. The costs associated with maintaining these trees will need to be included in a subsequent operating budget. g) Alternatives: Council has given Third Reading to the rezoning application and will be reviewing the Final Reading Report for 2011-097-RZ at the May 14, 2013 Council Meeting. The developer has submitted the signed legal documents and paid all the required securities in support of the proposed development. The developer and his team of consultants anticipate a Building Permit to be approved within a couple of months. Council approval is required for the Multi -Family Development Permit as presented in this report prior to a Building Permit being issued. Council has the option of not approving the Development Permit and the Variance Permit. However, not approving this proposal would result in a consolidated piece of land remaining vacant or the applicant having to amend the current design. -7- CONCLUSION: The development proposal is located at an important intersection in west Maple Ridge and will serve as a gateway to future development along 203rd Street. The 7.5 metre wide lane will serve as a great traffic -reliever for 203rd Street and this proposal is anticipated to trigger development of this lane to be extended north, as properties re -develop. The proposal complies with the Official Community Plan and the Multi -Family Development Permit Guidelines. It is will set a precedent for future development in this area. Some minor building setback variances are being sought. Final Reading report on rezoning the subject site (2011-097-RZ) is anticipated to be considered by Council at the Council meeting of May 14, 2013 along with this report. It is recommended that 2011-097-DVP and 2011- 097 -DP be considered favourably and approved. "Original signed by Rasika Acharya" Prepared by: Rasika Acharya, B -Arch, M -Tech, UDC, LEED® AP, MCIP, RPP Planner "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Proposed Site Plan & under -ground parkade plan Appendix C - Proposed Building Elevations & Sections Appendix D - Proposed Landscape Plan & landscape details -8- APPENDIX A 1-2096 z LMP 9826 20L137 BEPP 9091 12096 11 25 121 36 11 22 0 P17 2 0 44 ri 12119 12110 co 12111 H 37 co co P 76684 J 38 11 0 9 Rem m 1 • 12105 1 P 8323 SUBJECT PROPERTIES LO P706 1 c. 0 c ci B I cM A CS L c Rem M 12026 DEWDNEY TRUNK RD co {y 1 a. C5 co l P 77583 co co i'ci ~ r C1 1 �co C. J al B C fi 2 LMP 007 BCP 30380 Lf P 617043i. c. 74 r 1 LMP 33073 119 AVE. Yy ,L\ NJ Scale: 1:1,500 Ci '..f Pitt Mea.lows __ ' j 12025 203 STREET & 20337 DEWDNEY TRUNK ROAD �,r> i •° MAPLE RIDGE CORPORATION OF THE DISTRICT OF MAPLE RIDGE `PTA S' • IIIA ghi . f" T� o !��_.�L�,�_� 11 .� _r LI �� ..-+�+,� 'r District of_. British Columbia PLANNING DEPARTMENT Langley .a_ ��� —T--r�'r �: DATE: Apr25, 2013 FILE: 2011 -097 -DP BY: PC ±ASER� APPENDIX B Ni =ME MIN OniiCE4 - .. RENEE!".! �EIIE ENEMY NENMI N SITE PLAN SCALE: 1/8• = I' -O= CONCRETE SIDEWALK BARRIER CURB DEWDNEY TRUNK ROAD 203 RD ST SITE STATISTICS ADDRESS 20331 DEYDMEY TRUCK RD LEGAL Lot MDL 263 Plm 18612 PID 03888053 Lot L DL 263 flan 18612 PIP 004,30911 ZONING 451 TO RM2 R AREA 19,8905{.1.(1844.53444) DEVELOPABLE AREA 19890 - 4)386 (ROAD DEDICATIONS) =15,051451,4 44633 8114 BUILDING AREA ST FLOOR 5,0010 514 533036 S11 260 FLOOR 5640.15131 52396 511 3RD FLOOR 5+4839 SoFt 51011 511 481 FLOOR 5,48.1 Sg34Ft 503.99 511 TOTAL 223615133 20113 541 L A OED 1 = =4X18 =28,35283525 SqF! (1633.9 SqM) 5001.9 - 819.1 = 43888 5131 5,640.4-550.4=5054.0511 5+4813 - 550.4 = 50315 513 3,48.1 - 5436 = 48195 Soft = 198590 511 0844.0 515) PROVIDED SETBACKS WILDING ALLOYED FROPO.D FRONT (5034) REAR 80834 51DE DC -53) 51DE (EAST) 126 PARKIN& 1541(24'-11 r ROAD ADENINE' 151:(24'-17 1541124'-17 3541(24'-11 1541(24'-15") 1541 (24'-059 6.441 (21'-07 ARIANOE RECO 4.445 46'-2.157 VARIANCE REQD FRONT WU% REAR (NORM 510E 0EST) SIDE (EAST) 3A0 (9'-10.) r ROAD ADEN. 1541(4'-117 15m (4'47 LAIEYIAY 3301 (3-107 3301 (9'-10•) 1541(4'-117 Obm (9.51 VARIANCE RECO AT 111/6 RAMP ONLY an (04 VARIANCE RECO 30m (9'-107 IKAN F OPEN SPACE 4 COMMON ACTIVITY AREA REQUIRED 20% X 15351.4 = 3150.3 511 (MIN 6M44 22 UNITS X 328= 0016 S11 PROVIDED 2101+ 1,886 = 3211 5g3 004.43 5454 PRKM6 REQUIRED RESIDENTIAL 15 PER DYELLIN6 UNIT 22 UNITS X IS 33 STALLS REQUIRED O SPACES PER 014fLLING UNIT UNITS X 02 4.4 STALLS REWIRED PARKINS PROVIDED RESIDENTIAL 43 36680UND) 26 REGULAR STALLS 1 H'CAPP STALL 6 SMALL STALLS 33 STALLS VISITOR (fM SWOP/ 5 REGULAR 550,,5 15MALL STALL 6 STALLS SIZE OF STALLS = 8'-5 418'-0• (r1' AGAINST WALL) AISLE = 24'4• (23'4• U/G) 10% SMALL CARS = 101"x 16-0" N'CAPV = 1236N 18'9• (N' AGAINST WALL) BALCONIES CANPROJECT 1359 INTO SETBACK 403(45) (1-1\ 02 OCT le 12 SEPT 14 12 1.1197 FOR OP REV DATE DESCRIPTION OCNEUrrOlfr CONMACTOR 'NALL VERIFY ALL DIFIERNO. ON SITE 82/0111455 SHALL NOT BE V. Pro .LIRi'111 1'l:i' i L 111 3707 1st AVENUE BURNABY, BRITISH COLUMBIA V5C 3V6 E-MAIL: pjlovick@pjlovick.com 1e11 604-298-3700 fax: 604-298-6081 Member of .e AMC Member of .e SAA Member of .e RAIC Member of the AAA Certified Professional Member of the NtrfAA AT XL IS TED PRO,E4i DRAM m AFFROvEDPL MEADOWS POINTE 20331 DEPONEY TRUNK ROAD MAPLE 61060, B.G. 51TE PLAN 12-24 ASI MAY 2012 RENSION OCT 18 12 MEADOWS POINT- 12-24 v Q Cr ED 537N PROVIDE [JR SMACK g'-10 1/8" 2ggg.33 ETBAC N UNDERGROUND PARKING PLAN SCALE: I/8' = 0-0' L 6461 ISMALL 0 LO -Ails ONLY HALL LEGEND I. REFER TO STRUM, DRAWN. FOR 514EAR WALL LOCATIONS AND REINFORCEMENT I PfMREDrMv.6TF wu� rpeFFiFF+rcK.vi Fa'IFFNF FFnw uei: mw �i uu 1NrERIOR FR., WALL 02 OCT 19 12 PEIYale, FOR DP SEPT 14 12 1.LED. FOR DP REV DATE DESCRIPTION 0,45.1,AXT 5E4 CONIRACTOR 'NALL VERIFY ALL DIFIERNO. ON SITE. DRAIIINSS S1OLL NOT BE Al Fr) ARCHITECT LI{i111 1'l:i' i 11'1 l 3707 1st AVENUE BURNABY, BRITISH COLUMBIA V5C 3V6 E-MAIL: pjlovick@pjlovick.com tel: 604-298-3700 fax: 604-298-6081 Member of .e AMC Member of .e SAA Member of .e RA1C Member of the AAA Certified Professional Member of the NWTAA ARGITECT 15 TED PRO,E4T DRAM BY AFFRON,ED A5 PJL PRaFGT MEADOWS POINTE 20331 DELVN00 TRUNK ROAD MAPLE 4106E, B.C. UNDERGROUND PARKINS LAYOUT 12-24 Al OCT 18 12 MEADOWS POINT -12-24 APPENDIX C b HEST FENCE ELEVATION SCALE I/O'• = I'-0• 10 IIIIIIIIIIIIIIII IIIIIIIII IIIIIIIII m El !.I 21 IIIIIIIIIIIIIIII IIIIIIIIIIIIIIII ONORTH FENCE ELEVATION IIIIIII IIIIIIII IIIIIIIIIIIIIIIII 11111101 101 III IIIIIII 1111 1 IIIIII IIIIIIIIIII 11 IIIIIIIIIIIII ILII IIIIIIII II 111111111111 11 11111 IIII 111 TO LOH TMAPg4P_ qq IIII VIII( 11I1IIII voRmam mama, FOR WERT OF CONCRETE 11111111111111 01111 NEW LANE OCT 14 12 REIBBED R53121, 01 MPT 14 12 ISSUED FOR OP DATE CONTRACTOR SMALL VER, ALL DIFIENSIONS ON SITE PRAWNS, SHALL ROT BE SCALED. MoliTear ARO IITI-:{ 1' LID 3707 1st AVENUE BURNABY, BRITISH COLUMBIA V5C 3V6 E-MAIL: pjlovick@pjlovick.com Id 604-298-3700 fax: 604-298-6081 Member of the AIBC Member of the SAF Mental. of the RAIL Member of the MA Cert. Professional Member of the MYRA AR0117, mu_ 11BOT FIEPPOORTIP4 OR Mir. PROHIBITED AS PJL MEADOWS POINTE 20331 DEADNEY TRUNK ROAD MAPLE 011700, B.C. FENCE ELEVATIONS 12-24 A8 MAIM DATE JULE 2012 OCT 10 12 MEADOWS POINT -12-24 IIIInlll•■■III Il '•••Inl __.__I■1■ _-■. _-.J■I -f ; --•-- I....I■■i .... ■ i,.,,FL., ■_._ ■_I I'."."_'_ __�__•■1■ 12@ I;E ■_I__. M , , m IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII■ I_■. ", 1 I 1%�"leliii. ° 1� --_ ii 11 b HEST FENCE ELEVATION SCALE I/O'• = I'-0• 10 IIIIIIIIIIIIIIII IIIIIIIII IIIIIIIII m El !.I 21 IIIIIIIIIIIIIIII IIIIIIIIIIIIIIII ONORTH FENCE ELEVATION IIIIIII IIIIIIII IIIIIIIIIIIIIIIII 11111101 101 III IIIIIII 1111 1 IIIIII IIIIIIIIIII 11 IIIIIIIIIIIII ILII IIIIIIII II 111111111111 11 11111 IIII 111 TO LOH TMAPg4P_ qq IIII VIII( 11I1IIII voRmam mama, FOR WERT OF CONCRETE 11111111111111 01111 NEW LANE OCT 14 12 REIBBED R53121, 01 MPT 14 12 ISSUED FOR OP DATE CONTRACTOR SMALL VER, ALL DIFIENSIONS ON SITE PRAWNS, SHALL ROT BE SCALED. MoliTear ARO IITI-:{ 1' LID 3707 1st AVENUE BURNABY, BRITISH COLUMBIA V5C 3V6 E-MAIL: pjlovick@pjlovick.com Id 604-298-3700 fax: 604-298-6081 Member of the AIBC Member of the SAF Mental. of the RAIL Member of the MA Cert. Professional Member of the MYRA AR0117, mu_ 11BOT FIEPPOORTIP4 OR Mir. PROHIBITED AS PJL MEADOWS POINTE 20331 DEADNEY TRUNK ROAD MAPLE 011700, B.C. FENCE ELEVATIONS 12-24 A8 MAIM DATE JULE 2012 OCT 10 12 MEADOWS POINT -12-24 TO NIM SOUTH FENCE ELEVATION SCALE: I/8' = I'-0' Aik 1 —••i• _ • _ _____1_x Ili ill■■iliiI�_pi niir WIlj I:_ -IinliFIFITE I:I_I���:iil-_i_IT ®..... li_i PRilinf® iiia 1■ EAST FENCE ELEVATION 0 OCT 14 12 MISSIED FM OP 01 MPT 14 12 ISSUED FOR DP DATE consumes LeAL COMISACTOR SHALL Veer, ALL DIMENSIONS ON SITE. PRAWNS, SHALL MOS BE SCALED. Mcifirece ..RCI III1-3 J LTD 3707 1st AVENUE BURNABY, BRITISH COLUMBIA V5C 3V6 E-MAIL: pjlovick@pjlovick.com lel: 604-298-3700 fax: 604-298-6081 Member of the AIBC Member of the SAF member of the RAIL Member of the MA Cert. Professional Member of the HIAA sauslium mu_ 41011440 M.LosicMARDIITEDrg.,im. Br A555r, PJL MEADOWS POINTE 20331 DE1414105 TRUNK ROAD MAPLE 011740, B.G. FENCE ELEVATIONS 12-24 GRAMM NAM Al DATE prem. JULY 2012 OCT 19 12 MEADOWS POINT -12-24 203RD STREET 00 0 • __�� :1__i HIM min■ i M1 5nr sm.Zes VISITOR PAM. 1 PARKINS STALLS rr. p BIKE Pa014 10 Lai DEWDNEY TRUNK ROAD OVIEST ELEVATION SCALE: I/O" lzr D m 09 Oil v •��_ I.�.M_ 9 MIM ■I_a 1.11111.1.1 ■_ _I■ _1T_■_J.1_■ _l.l_ _•_•_ El © __ _■ __�___I 1 1111111111111.11 ll 11 -•- .._J.1ME■ ..t_.... © �a��,■I■1■ i■i■i�i■i■i I_�_1I °evOvl■ _. mini I_. .... a•r ` X s„ ., EXTERIOR FINISHES • ALL k„S,:l.«IM; TO BE H S.. - COLOURS TO BE C.C.FMED PRIOR TO PAMIR& NO. MATERIAL COLOUR VERTICALoIrE>Ir u PTO TO .1.4kTal GRANEERRY o .2 MM PTO TO 1.1Att11 CAIARCOAL JAMES 1V0WIERANEL VERTICAL o TIAL SIOlr (S ,w FTD TO BAT. - BLACK GLARED SidE CONCRETE INSTAH, FETAL ACSENT METAL TRELLIS CLEAR /0,0MAX ROYI.ER COATED BLACK GEAR ANLMAX POWER COATED BLACK BILLOW SLAM. CLEAR -113,PEPEO 9 2ed9EJ �a 1 TALL /j//. %/// /// NORTH ELEVATION SCALE: I/O' = 1'-0” ORAE ##Z#Z A u. iji/Giaii////iii/�//ii _ f NEW LANE OCT 19 12 PEISRED FOR OP 01 SEPT 14 12 ISSUED FOR OP DATE DESCRIPTION VERIFY Au DIRENS Sw SITE PRAM. iAL.L NOT BE SCALED. ..RCI 1111-3.7 LID 3707 1st AVENUE BURNABY, BRITISH COLUMBIA V5C 3V6 E-MAIL: pjlovick@pjlovick.com lel: 604-298-3700 fax: 604-298-6081 Member of the AIBC Member of the SAA member of the RAIL Member of the MA Cert. Professional Member of the WRAP PRGIITELT SEAL oF ArrkniED 05 PJL MEADOWS POINTE 20331 DEWDNEY TRUNK ROAD MAPLE R1D6E, B.G. ELEVATIONS PRO.EGT weal 12-24 Ab DATE JULY 2012 OCT 10 12 MEADOWS POINT- 12-24 w 5 w Z OR P no •I■I DEWDNEYTRUNK ROAD CLOSE ■ ■ !I ■I■■I■ Lk l 11717 0 D m IV° o ■ ■ ■ 11 ■1 -i I. =E ■ MEE Ell �::: MEE =MEE =000=MEE — 1 -I. ee PAR.. 5TALIS 1 ErtIZTRI5 epADEs 1 LENlOLP#£ TO. RED ROOR •" I _ SG ALE: I/O' �II>Bwx 1 E EE 9 ❑S 1 111. NEW11 ■ 'Sam ni± _.i EM] Ais FERN/VOCAL ROOM EAST ELEVATION SCALE: I/b• = 0 ° 0 ° 0 9 ° r 1 T1 PAWNS STN. TO.MED ROOF � TO. La iii/ice' 1 EXTERIOR FINISHES • ALL MAW,.r .o.*a N .. NO. MATERIAL COLOUR 9,1711415,ED MET& LAP FLASH. TO NAT. NALL COLOR FTV TO MOT. - GRAMMY .1A1.1,5 RARDIEPONEL YERTRAL 510. p IiwnU PTD TO RAT. - ClIARCOOR ,x, RARDIERA10.. yamcAL SIMSaW CRLTLIRB, STORE SEALED STAINED TO MAT. GARCON. - 10 t.ETN. TRELLIS META/ NIOON FRAMES CLEAR P110019E0 P.BIE 6,211.5 LON E CLEAR COATI. POYOBR LOMB, BLACK ARDOR LOAVES CLEAR MOORED BAILOR' METAL RALIK, ROMER COATED BLACK BLARIRR CLEAR TEHRERED 18, mores_ PAire P0110ER COATI, BLACK OCT RI 11 REISSUED FOP OP 01 SEPT 14 IS ISSUED FOP OP DOE OESCRIPTION COKULTRXr SEAL FY PLL MORD. W SITE DRAWN. %IALL NOT BE SCALED. ARORTERT ARCHITECT LID 3707 1st AVENUE BURNABY, BRITISH COLUMBIA V5C 3V6 E-MAIL: pjlovick@pjlovick.com lel: 604-298-3700 fax: 604-298-6081 Member of the ABC Member of the SAP member of the RPIC Member of the MP Cert. Professional Member of the WAS ARORTECT REAL OF AFAVVED PJL MEADOWS POINTE 20351 DEWDNEY TRUNK ROAD MAPLE 121DGE, B.G. ELEVATIONS PRP', weal 12-24 A� 5 DATE JULY 2012 OCT 10 12 MEADOWS POINT- 12-24 DEWDNEY TRUNK ROAD DEWDNEYTRUNK ROAD TYPE DIA TYPE GI TO LON SECTION A -A GARBAGE I' - RECYCLING - SECTION B -D SGALE:116 = I'-0" OCT MI 11 PE1.ED FOP OP 01 SEPT 14 IS ISSUED FOP OP DATE OESCP1POON LOPIDATAMI SEAL CON11.... VERIFYu DIMENSIONS SITE 174.M55 WEL D* BE SCALED. ARCHITECT J LID 3707 1st AVENUE BURNABY, BRITISH COLUMBIA V5C 3V6 E-MAIL: pjlovick@pjlovick.com Id 604-298-3700 fax: 604-298-6081 Member of the ABC Member of the SAA member of the RAIL Member of the MA Cert. Professional Member of the WRAP ARGETELT SEAL OF AOTTANEO 05 PJL MEADOWS POINTE 20331 DE IDNEY TRUNK ROAD MAPLE RIDGE, B.G. SECTIONS PROX, weal 12-24 CRAW. NAM I/B• = 1'-0' DATE JULY 2012 OCT 10 12 MEADOWS POINT- 12-24 INLKA W Z J E ARCH 0 HI.INOOINVI4CE Tr LINE'MOW SOIL TO IN 1.113. HOOD AT NE/EMDCMUNS FROFERTY LINE APPENDIX D PLANT SCHEDULE PMG IDB NUMBER: -1 PLANT SCHEDULE MG JOB NUMBER: 12-122 KEY QTY BOTANICALNAME COMMON NAME RANTED SISE/REMARKS KEY QTY BOTANICALNAME 206.4M0N NAME RANTED SIZE/REMARKS CERCIS CANAPENSIS PORE5r PANSY' EXISTIN6 TREES COUMNAR NORM, MAPLE VerrET 61,1 PINK PASODA MOUNTAIN A5H 251.1 BtB 6CM CAM NB NOTES, • PLANT SI2ES IN THIS LIST ARE M.ELIFIED ALCOPVIN6 TO THE BC. LANDSCAPE STANDARD, LATEST EDITION. CONTAIN, SI2ES M:ECIFIED AS FL, CNTA STANDARDS. BOITI PLANT SIZE AND "WAINER SIZE ARE THE MINILUM ACCEPTABLE sus. • REFER TO SFECIFICATIONS FOR DEFINE, CONTAINER PEA...M.42E1,0'MS AO OTHER PUNT MAMMAL REQUIREMENTS SEARCH AO REVIEW, MAKE PLANT MATBMAL AVAILABLE FOR OPTIONAL REVIEW BY LANDSCAPE ARCHITECT , SOURCE Of SWF, AREA OF ffiARCH TO INCIADE LOWER MAINLAID ANO FRASER VALLEY'. • MOSTITUTIONS, OBTAIN WRIMEN APFPOV,L FRCI, THE Dorer,Apr ARC.ITECT PRIOR TO MAKIN& ANY sm.-mons TO TIE SPECIFIED MATERIAL. OMPPROVED MOSNOITIONS MILL BE REJE--, AL L OM A MINIMUM OF FIVE DAYS PRIOR TO mu., FOR REOJE5T TO MIBSTITLRE. MIBSTITUTI01.6 ARE SUB.ECT TO BC. LANDSCAPE ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY. PROVIDE CERTIFICATION UPON REQUEST. OT PLAY T• FOREST AREA, NEL RUBBER TILE 9.1RFACE SAFE, Pi. 21.54 PETAL FEW.. FRANCES ANOREK BASIC ES SLACK INSTALL PER PANPACORERS I 5 REMOVE mH CORYUIS CMOS CANA:BSS FORESTPANSI� RETAMIT NALL SOM.AWUA\A PINKo•[49•• assaaa57.WTCCasaMISa s�W�. �r� lad WPM NM ■■lis 3 nio I m@ I�4n11L e , piV di �{ o ,��vF r�ll�i�� 1.111 l 411111111V EINEM 1, AM fMiel lama m—AkfJ 51.11,115 24 125 PERENNIAL 5,2 50 AZALEA JAPONICA MIPARD5 MONMCS A V OPA4M� HIBISCUS SYRIAC. PHOPOOMORON 'LEES DARK PURPLE' SKIPMIA uNM ALM TN,. OCCIDENTAL'S 'ONARASIO AZALEA, inB u PURPLISH -RED ACr D ELRN ROSE OF SHARON HYDRANGEA -off PINK RHOPODIRON PPP,L� PAY RHODODENDRON WARE END iNIprww PINK/CRIMSON BLOTCHIRISH TENEMERALD MREEN CEDARBLUEBERRY JAPANESE MISCANTPUS SINENSIS MRAGILLIMUS. MAIDEN GRASS PENNISEM ALOPECURODES LITTLE BAUM LORE DPW FOUNTAIN BRASS SEMI ALMA VAR MICRANMIP 'CORAL CARPET .01/1.1 CIPTOPMA FORM., DIMCHEMEA INDICA POLYSTICHUM MINIUM CSNOWT FSMORD FERN ERN LR P2 PO, 25CP .2 POT,OCM PO POT; SOGYI .5 POT, 50a1 POT1 ECM 5 POT; 50CP 1.2,1 BIB I.5P NT, BIB P5 POT; 600M PI POT PI POT PI POT:1-2 FAN PI PO, I EYE, HEAVY SHADE PI pOT PI POT MCP POT, PI POT; ZaCM pOT PI POT; 25CM PD, 50CP MORD= STTRAC/MMA OMERICAO ,CERPIATANVI ES CONCRETE DEWDNEY TRUNK ROADINSTALL PL, HOMFACTURERS SPECIFICATIONS AL. PALMA BIKE RAC. EIVO 2104. BLACK INSTALL FER MANPACTURERS SPECIE/CAT/PM ICH VANDAL RESISTANT NARDNAIM. Pwlrss A�rmN BAvc 5ER,E5 RACK 00 203 RD ST LOWRE G1 :�oPF PMreea TM,a Pa�a�a I,Re oPaRv a PMD vNd�.P, AKN��„�a m., PPI �, reproduced or used feroMer projects without.. LANDSCAPE ARCHITECTS 4185 owmeCreea°MsV5C8e P Burnaby, ie SEAL NO DATE REVISION DESCRIPTION DR. CLIENT PROJECT RESIDENTIAL DEV. DEWDNEY TRUNK & 203RD MAPLE RIDGE, B.C. DRAWING TITLE: LANDSCAPE PLAN DESIGN:DATE: IMMO° DRAWING NUMBER CCNKDOF3 11 PING PROJECT NUMBER 12.122 CORA EXPO BIKE RACK FRANCES ANDREW SERIES 1 BENCH KOMPAN PLAY PATCH KOMPAN FOREST PANEL IhDRA PRESSED S nes, 16. X 16. s COLOUR- BEBERT SAND, SANDSTONE HYDRAPRESSED SLABS FOR PATIO AREA PLANTING ON SLAB RESILIENT PLAY TILE rRADRAIN OVER D SLAB RESILIENT PLAY SURFACE ON SLAB I. Aik. POSTS PRESSURE ',MATED TO P.SA ST ABOARD ,,m ENO BUTS IR.., NMI PRESERVITIVE 2. ALL OTNER rellEERS TO BE CEOARs2(corsT<ucnaucAce Mown*,. 3. ALL HARBB.RE HOT DIPPED 6,ALVARIMO. 5. ALL FEBLE-5 TO BE LEVEL. GPANSES IN CRAM TO BE IN 12,16. Ens mu, ) 4 FT. / 6 FT. HEIGHT WOOD FENCE 12122.5.,15 ®CeP,�lreea.TMeaeaetae,5 „�e reprockiced or used for offier projects without their re„kiaaMBe,fd,e ��s, re„ee, LANDSCAPE ARCHITECTS Suite C100 - 4185 5411 creek Detre . saie'a.6M1 cowree V5C Sae n SEAL NO DATE REVISION DESCRIPTOR DR, CLIENT PROJECT RESIDENTIAL DEV. DEWDNEY TRUNK & 203RD MAPLE RIDGE, B.C. DRAWING TITLE: LANDSCAPE DETAILS DATE: 12A1/0.01 DRAWING NUMBER SCALE WN A5NOTEDL2 DESIGN: C1150: MM OF3 MG PROJECT NUMBER 12-122