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HomeMy WebLinkAbout2013-10-07 Committee of the Whole Meeting Agenda and Reports.pdfDistrict of Maple Ridge COMMITTEE OF THE WHOLE AGENDA October 7, 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. 1.1 Economic Strategy Update • Sandy Blue, Manager Strategic Economic Initiatives 2. PUBLIC 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 -061 -CP, Maple Ridge Regional Context Statement Staff report dated October 7, 2013 recommending that Maple Ridge Official Community Amending Bylaw No. 7002-2013 to replace the Regional Context Statement within the Official Community Plan and delete Map Figure 7 titled "Liveable Region Strategic Plan Green Zone" be given second reading and be forwarded to Public Hearing. Committee of the Whole Agenda October 7, 2013 Page 2 of 3 Note: The original recommendation for Item 1102 was deferred at the August 26, 2013 Council Meeting. 1102 Application 2013-042-RZ Update, 24325 128 Avenue Staff report dated October 7, 2013 recommending that the recommendation from the staff report dated August 26, 2013 be amended to include a requirement for the applicant to provide a tree restoration plan and a security deposit. 1103 2013 -070 -VP, 10412, 10450 and 10500 Jackson Road Staff report dated October 7, 2013 recommending that the Corporate Officer be authorized to sign and seal 2013-070-DVP to increase maximum building height on downhill lots, to allow for the driveway of Lot 1 to be located less than 7.5 m from the intersection and to allow wiring on Jackson Road to remain. 1104 2012 -027 -DP, 10412, 10450 and 10500 Jackson Road Staff report dated October 7, 2013 recommending that the Corporate Officer be authorized to sign and seal 2103 -027 -DP to permit development of 126 R- 3 (Special Amenity Residential District) lots. 1105 Tandem Parking and RM -1 Zone Amendments Staff report dated October 7, 2013 recommending that Maple Ridge Zone Amending Bylaw No. 7024-2013 be given first reading and that Maple Ridge Off -Street Parking and Loading Amending Bylaw No. 7025-2013 to regulate the use of tandem parking in townhouse developments be given first reading and that both bylaw amendments be referred to a public process for comment and feedback. 3. FINANCIAL AND CORPORATE SERV/CES (including Fire and Police) 1131 4. COMMUNITY DEVELOPMENT AND RECREATION SERV/CES 1151 5. CORRESPONDENCE 1171 Committee of the Whole Agenda October 7, 2013 Page 3 of 3 6. OTHER ISSUES 1181 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 RIDGE British Columbia Deep Rents Greater Heights District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: October 7, 2013 and Members of Council FILE NO: 2013 -061 -CP FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Maple Ridge Official Community Plan Amending Bylaw No. 7002-2013 Maple Ridge Regional Context Statement EXECUTIVE SUMMARY: Council has been presented three reports since October 2012 (Oct. 15, 2012, March 18, 2013 and June 17, 2013) on the process for amending the current Regional Context Statement, the required consultation during the preparation or amendment to an Official Community Plan (Section 879 of the Local Government Act) and the draft Regional Context Statement. On July 23, 2013, Council gave First Reading to Official Community Plan Amending Bylaw No. 7002-2013. The Local Government Act, Part 26, Section 866 requires that where a regional growth strategy is in effect for all or part of the same area where a municipal Official Community Plan is in effect, the Official Community Plan must include a Regional Context Statement that is accepted by the board of the regional district. The Regional Context Statement must specifically identify the relationship between the Regional Growth Strategy (RGS) and the municipal Official Community Plan and, if applicable, identify how the OCP is to be made consistent with the RGS over time. The RGS identifies that the RCS is generally consistent with the RGS goals, strategies and actions (RGS Policy 6.2.6). Once approved, the Regional Context Statement will be adopted as a Chapter in the Official Community Plan. On July 23, 2013, Council also passed a Resolution referring Bylaw No. 7002 - 2013 to the Metro Vancouver Regional Board for acceptance. The Metro Vancouver Regional Board formally accepted the Maple Ridge Regional Context Statement on September 27, 2013. As a result Official Community Plan Amending Bylaw 7002- 2013 can proceed through the bylaw approval process. RECOMMENDATIONS: 1. That in accordance with Section 879 of the Local Government Act opportunity for early and on-going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 7002-2013 on the municipal website and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 1101 2. That Maple Ridge Official Community Plan Amending Bylaw No. 7002-2013 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; and 3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 7002- 2013 is consistent with the Capital Expenditure Plan and Waste Management Plan. 4. That Maple Ridge Official Community Plan Amending Bylaw No.7002-2013 be given Second Reading and be forwarded to the November 19, 2013 Public Hearing DISCUSSION a) Background Context: Council has been presented three reports since October 2012 (Oct. 15, 2012, March 18, 2013 and June 17, 2013) on the process for amending the current Regional Context Statement, the required consultation during the preparation or amendment to an Official Community Plan (Section 879 of the Local Government Act) and the draft Regional Context Statement. On July 23, 2013, Council gave First Reading to Official Community Plan Amending Bylaw No. 7002-2013. The Metro Vancouver Regional Growth Strategy was adopted by the Greater Vancouver Regional District Board on July 29, 2011. The Regional Growth Strategy establishes five (5) policy goal areas that are aimed at integrating local land use plans, transportation services and infrastructure across the Region. Each of the 5 goals includes a number of policies that outline the various responsibilities for the Region, local municipality and other governments and agencies necessary to successfully implement the Plan. Policy 6.2.6 of the Regional Growth Strategy identifies that the expectation of the Metro Vancouver Board is that the contents of an RCS are generally consistent with the RGS goals, strategies and actions and the parcel -based regional land use designations identified on Map 2 of the RGS. The Maple Ridge RCS included the following four Regional land use designation changes Appendix B) as part of the RCS submission to the Metro Board: 1. Lands spanning the North Alouette River - to change from 'Conservation and Recreation' to 'Agriculture'. 2. Lands north of 144 Ave. - to change from 'Conservation and Recreation' to 'Rural'. 3. Site located north of 128t" Ave. near Alouette Rd - to change from 'Conservation and Recreation' to 'Rural'. 4. Kanaka Business Park - to change from 'Industrial' and 'Conservation and Recreation' to 'Rural' (Rural allows industrial as a permitted use). -2- b) Planning Analysis: Official Community Plan Policy Implications: Part 25, Section 866 of the Local Government Act requires that municipalities include regional context statements in their Official Community Plan and identify the relationship between the OCP and RGS and how the OCP will be made consistent with the RGS over time. The updated Regional Context Statement includes a number of statements identifying studies that the District is currently undertaking, but that may have policy implications to the Official Community Plan. As each study is completed, Council will be made aware of the OCP policy implications and if any new or amended policies relate to the RGS. These `work -toward' statements in the RCS meet the intent of the requirement to show how the OCP will be made consistent with the Regional Growth Strategy. c) Interdepartmental Implications: The updated Regional Context Statement includes a variety of `work -toward' statements that reflect work that is currently underway, including the Transportation Plan and Housing Action Plan. Should these projects result in any Official Community Plan amendments, they would be discussed with Council in relation to their alignment with the policies contained within the Regional Growth Strategy. d) Intergovernmental Issues: Local Government Act: An amendment to the Official Community Plan requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the Act. It has been determined that no additional consultation beyond existing procedures is required, except referral to the Provincial Agriculture Land Commission. Agricultural Land Commission The Regional Context Statement was referred to the Agricultural Land Commission for comment following First Reading of Bylaw No. 7002-2013. Comments from Commission staff were received on July 24, 2013 with the following response: "This is to acknowledge today's receipt of Maple Ridge's draft Regional Context Statement in accordance with Section 882(3)(c) of the Local Government Act. The Provincial Agricultural Land Commission will advise of any concerns under Section 46 of the Agricultural Land Commission Act or otherwise." No additional comments have been received from the ALC. -3- e) Citizen/Customer Implications: As directed by Council on March 18, 2013, the draft Maple Ridge Regional Context Statement and questionnaire was placed on the District's website for public input from June 18, 2013 through July 12, 2013. No responses to the online questionnaire were received on the draft Regional Context Statement. CONCLUSION: The Metro Vancouver Regional Board formally accepted the Maple Ridge Regional Context Statement, including the four proposed Regional Land Use Designation changes at the September 23, 2013 meeting. It is recommended that Second Reading be given to Maple Ridge Official Community Plan Amending Bylaw No.7002-2013 and be placed on the November 19, 2013 Public Hearing agenda. "Original signed by Jim Charlebois" Prepared by: Jim Charlebois, MUPR, MCIP RPP Manager of Community Planning "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 - OCP Amending Bylaw 7002-2013 Appendix B - Regional Land Use Designation amendments -4- APPENDIX A CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7002 - 2013 A Bylaw to amend the Official Community Plan WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed desirable to amend Schedule "A" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 7002 - 2013" 2. That Section 1.4 Regional Context Statement of the Maple Ridge Official Community Plan Bylaw No. 6425 - 2006 is hereby repealed and replaced with the document attached hereto as Appendix A. 3. Delete Map Figure 7, titled "Liveable Region Strategic Plan Green Zone" 4. Maple Ridge Official Community Plan Bylaw No.6425-2006 as amended is hereby amended accordingly. READ A FIRST TIME the 23rd day of July, 2013. PUBLIC HEARING HELD the day of , 20 . READ A SECOND TIME the day of , 20 . READ A THIRD TIME the day of , 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , 20 . PRESIDING MEMBER CORPORATE OFFICER MAPLE RIDGE 1.4 Regional Context Statement On July 29, 2011, The Metro Vancouver Board of Directors approved the Metro Vancouver 2040 Regional Growth Strategy Bylaw, pursuant to Section 863(1) of the Local Government Act. Part 25 of the Local Government Act requires that an Official Community Plan must include a Regional Context Statement that is accepted in accordance with Section 866 of the Local Government Act by the Board of the Regional Government, in this case Metro Vancouver. The Regional Context Statement must identify the relationship between the municipal Official Community Plan and the Regional Growth Strategy and if applicable, how the OCP will be made consistent with the Regional Growth Strategy over time. The Metro Vancouver 2040 Regional Growth Strategy is organized into five main goals: Goal 1: Create a Compact Urban Area Goal 2: Support a Sustainable Economy Goal 3: Protect the Environment and Respond to Climate Change Impacts Goal 4: Develop Complete Communities Goal 5: Support Sustainable Transportation Choices The RGS also includes Regional Land Use Designations that are aimed at achieving the five goal areas of the Plan and include: • General Urban • Industrial • Mixed Employment • Rural • Agricultural • Conservation and Recreation In addition a Regional Urban Containment Boundary has been established as a long-term area for urban development across the Region, within which nine urban centres have been identified, including the Maple Ridge Town Centre. Official Community Plan - Studies Currently Underway (July 2013) The District of Maple Ridge is currently undertaking a number of significant studies that are anticipated to result in policy amendments to the Official Community Plan (as of July 2013). These studies include: • Commercial and Industrial Strategy - that will provide updated employment projections and policy recommendations that strengthen the employment base (commercial, industrial and other employment opportunities) within the District. • Strategic Transportation Plan - that will provide long-term direction for transportation network development and improvements, and may include revisions to the Major Corridor Network (OCP Figure 4), as well as other policy -related recommendations. • Environmental Management Strategy - that will strive to connect the existing policy basis contained within the Official Community Plan with environmental and watercourse development permit guidelines and other Official Community Plan policies. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 1 MAPLE RIDGE • Housing Action Plan - as a requirement of the Regional Growth Strategy, that will follow Maple Ridge Council's consideration of potential bylaw amendments (e.g. Zoning Bylaw, Parking Bylaw) related to Secondary Suites and Temporary Residential Uses. • Albion Flats Area Plan- preparation of an area plan for the Albion Flats area of Maple Ridge, currently designated as a Special Study Area within the Regional Growth Strategy. • Population and Dwelling Unit Projections - will be undertaken by the District to align with the Regional Growth Strategy projections prior to 2018. Each of the above projects is expected to contain policy recommendations that will be evaluated by District staff and within the context of the Regional Growth Strategy. It is anticipated that these studies will contribute to Maple Ridge working toward consistency with the Regional Growth Strategy. Goal 1: Create a Compact Urban Area "Metro Vancouver's growth is concentrated in compact communities with access to a range of housing choices, and close to employment, amenities and services. Compact transit -oriented development patterns help reduce greenhouse gas emissions and pollution, and support both the efficient use of land and an efficient transportation network." Strategy 1.1: Contain urban development within the Urban Containment Boundary Strategy 1.1.3a) Depict the Urban Containment Boundary • Schedule "B" of the Official Community Plan (Bylaw 6425-2006) identifies the Urban Area Boundary. This boundary is generally consistent with the Urban Containment Boundary identified on the Maple Ridge Regional Context Statement - Regional Land Use Designations map. Strategy 1.1.3b) Provide municipal population, dwelling unit and employment projections • The 2041 RGS includes estimated projections for the District of Maple Ridge that are intended to provide guidance to assist in regional and local planning. The estimated projections for Maple Ridge are: o Population = 132 000 o Dwelling Units = 50 900 o Employment = 48 000 • The District's estimated projections are a guide for long-range planning purposes only and are the result of a comprehensive demographic analysis completed as part of the 2006 Official Community Plan update. The projections are generally consistent with the 2041 RGS as follows: o Population = 118,000* o Dwelling Units = 45,000* o Employment = 42 500** District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 2 MAPLE RIDGE *The population and dwelling unit projections are taken from the proposed updates to the RGS projections identified by Metro Vancouver that are reflective of the 2011 Census. The targets included are the low range for both population and dwelling units, as identified by Metro Vancouver **Employment projections have been taken from The Commercial & Industrial Strategy: 2012 - 2041 prepared by G.P. Rollo & Associates, as received by Maple Ridge Council on November 26, 2012. Strategy 1.2: Focus Growth in Urban Centres and Frequent Transit Development Areas Strategy 1.2.6a) Provide dwelling unit and employment projections that indicate the municipal share of planned growth and that contribute to achieving the regional share of growth for Urban Centres and Frequent Transit Development Areas • Chapter 10.4 Town Centre Area Plan, Section 1.3 Assumptions and Targets identifies the population, density, housing and commercial projections for the Regional Town Centre to 2021 as follows: o Population = 21,750 (approximately 24% of the total population) o Density = 70 to 100 persons per hectare o Housing = 11,065 dwelling units (approximately 32.5% of total housing) o Commercial goal to create between 0.25 to 0.75 new jobs for every new dwelling unit in the Town Centre. • The District of Maple Ridge will work toward undertaking a review of the population, density, housing and commercial goals within the Town Centre Area Plan boundaries, which forms the extent of the Regional City Centre. This review will be to better align the projections for the Regional City Centre with the overall population, dwelling units and employment projections for the entire District. • The Regional Growth Strategy does not identify any Frequent Transit Development Areas in Maple Ridge. The Official Community Plan is consistent with the RGS. 1.2.6b) Include policies for Urban Centres which: i) Identify the general location, boundaries and types of Urban Centres on a map • Schedule "B" of the Official Community Plan identifies the boundaries of the Town Centre Area Plan, which aligns with the location of the Regional Town Centre identified on Map 2: Regional Land Use Designations of the RGS. ii) Focus growth and development in Urban Centres • Chapter 2 Growth Management, Section 2.1.2 - Compact & Unique Community • 10.4 Town Centre Area Plan, Sections 1.2.1 Goals and Objectives; 1.3 Assumptions and Targets; 3.2 General Land -Use Requirements, policies 3-1 and 3-3. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 3 iii) Encourage office development through policies and/or other financial incentives, such as zoning that reserves capacity for office uses and density bonus provisions; • Chapter 6.3 Commercial Opportunities, Section 6.3.1 Commercial Strategy, policy 6-20. • Chapter 10.4 Town Centre Area Plan, Chapter 3.2 General Land Use Requirements, policies 3-1 and 3-2 iv) In coordination with the provision of transit service, establish or maintain reduced residential and commercial parking requirements in Urban Centres, where appropriate • 10.4 Town Centre Area Plan parking standard; Section 5.0 Multi -Modal Transportation Network, policies 5-4, 5-5 and 5-6. 1.2.6c) Include policies for Frequent Transit Development Areas which: i) Identify on a map, in consultation with TransLink, the general location and boundaries of Frequent Transit Development Areas • The Regional Growth Strategy does not identify any Frequent Transit Development Areas in Maple Ridge. ii) Focus growth and development in Frequent Transit Development Areas • The Regional Growth Strategy does not identify any Frequent Transit Development Areas in Maple Ridge. iii) In coordination with the provision of transit service, establish or maintain reduced residential and commercial parking requirements in Urban Centres, where appropriate The Regional Growth Strategy does not identify any Frequent Transit Development Areas in Maple Ridge. 1.2.6d) Include policies for General Urban areas which: i) Identify the General Urban areas and their boundaries on a map generally consistent with the Regional Land Use Designations map (Map 2) • Schedule "B" of the Official Community Plan (Bylaw 6425-2006) identifies lands designated Urban Residential; Commercial, Industrial, Institutional, Parks and Conservation and Urban Reserve that are located within the Urban Area Boundary. These land uses are generally consistent with the Regional Land Use Designations of "General Urban", "Industrial" and "Conservation and Recreation" identified on the Maple Ridge Regional Context Statement - Regional Land Use Designations map. ii) Ensure development in General Urban areas outside of Urban Centres and Frequent Transit Development Areas are generally lower density that development in General Urban areas within Urban Centres and Frequent Transit Development Areas • Chapter 2.1 Growth Management, Section 2.1.2 A Compact and Unique Community, policy 2-3. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 4 41 MAPLE RIDGE • Section 10.1 Area Planning of the Official Community Plan establishes the area planning program for the District. In addition, Sections 10.2 - Albion Area Plan; 10.3 Silver Valley Area Plan; and 10.4 Town Centre Area Plan establish policies and guidelines for development within each of the area plan boundaries. • Section 3.1.3 Residential Designations, Urban Residential policies 3-18 1) Neighbourhood Residential and 3-18 2) Major Corridor Residential. • Section 3.1.4 Residential Infill and Compatibility Criteria, policies 3-19, 3-20 and 3-21. iii) where appropriate, identify small scale Local Centres in the General Urban areas that provide a mix of housing types, local -serving commercial activities and good access to transit. The Regional Growth Strategy does not identify any Local Centres in the District of Maple Ridge. However, the following OCP policies reflect the spirit and intent of a `local centre' as identified in the RGS: • Section 6.3.5 Community Commercial Node, policies 6-26, 6-27, 6-28 and 6-29. • Section 6.3.6 Neighbourhood Commercial Centres, policies 6-30, 6-31, 6-32 and 6-33. • Section 6.3.8 Historic Commercial, policies 6-37, 6-38 and 6-39. • Chapter 10.3 Silver Valley Area Plan, Section 5.2 River Village and 5.2.3 Main Street Commercial Areas. iv) exclude non-residential major trip -generating uses, as defined in the Regional Context Statement, from those portions of General Urban areas outside of Urban Centres and Frequent Transit Development Areas • Chapter 7.2 Road Network Plan, policy 7-11. v) encourage infill development by directing growth to established areas, where possible; • Chapter 2.1 Growth Management, Section 2.1.2 A Compact and Unique Community, policy 2-3. • Chapter 3.1 Residential, Section 3.1.4 Residential Infill and Compatibility Criteria, policies 3-19, 3-20 and 3-21. 1.2.6e) include policies that, for Urban Centres or Frequent Transit Development Areas that overlay Industrial, Mixed Employment, or Conservation and Recreation areas, the Industrial, Mixed Employment, and Conservation and Recreation intent and policies prevail, except in the Mixed Employment areas contained within the overlay area; • Chapter 10.4 Town Centre Area Plan, Section 2.2.1 Protection of Natural Features, policies 2-1, 2-2, 2-13, 2-14 and 2-15. • The Regional Growth Strategy does not identify any Frequent Transit Development Areas or Mixed Employment lands within the District of Maple Ridge. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 5 41 MAPLE RIDGE 1.2.6f) for Urban Centres, Frequent Transit Development Areas and General Urban areas, include policies which: i) support continued industrial uses by minimizing the impacts of urban uses on industrial activities; • Chapter 2.1 Growth Management, policy 2-1. • Section 6.4.1 Industrial Lands, policies 6-40, 6-41 and 6-42. • Note: The District of Maple Ridge is currently undertaking the preparation of a Commercial and Industrial Land Use Strategy that is anticipated to result in Official Community Plan policy amendments for the support, protection and intensification of industrial land uses. ii) encourage safe and efficient transit, cycling and walking; • Chapter 7.3 Transit • Chapter 7.4 Cyclists • Chapter 7.5 Pedestrians • Chapter 10.4 Town Centre Area Plan, Section 5.2 Defining the Transportation Network. iii) implement transit priority measures, where appropriate; • Chapter 7.1 Transportation, policies 7-3, 7-4 and 7-5. • Chapter 7.3 Transit, policies 7-16 through 7-24. • Chapter 10.4 Town Centre Area Plan, Section 5.2 Defining the Transportation Network, policies 5-12 and 5-13. iv) support district energy systems and renewable energy generation, where appropriate. • Chapter 10.4 Town Centre Area Plan, Section 2.2 Integrating Green Infrastructure, policy 2-19. • Chapter 5.5 Air Quality, policies 5-39 & 5-40. • Chapter 5.6 Preparing for Climate Change. Strategy 1.3: Protect Rural areas from urban development 1.3.3a) identify the Rural areas and their boundaries on a map generally consistent with the Regional Land Use Designations map (Map 2); • Schedule "B" of the Official Community Plan (Bylaw 6425-2006) identifies land uses outside of the Urban Area Boundary that include Agricultural, Park, Parks Within the ALR, Forest, Rural Residential, Suburban Residential, Estate Suburban Residential and Conservation. These land uses are generally consistent with the Regional Land Use Designations of "Rural" and "Conservation and Recreation" identified on the Maple Ridge Regional Context Statement - Regional Land Use Designations map. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 6 1.3.3b) limit development to a scale, form, and density consistent with the intent for the Rural land use designation, and that is compatible with on-site sewer servicing; • Chapter 2.1 Growth Management, Section 2.1.2 A Compact and Unique Community, policies 2-4 and 2-6. • Chapter 2.2 .2.2 Land Use Designations, Agricultural, Rural Residential, Suburban Residential, Estate Suburban Residential. • Chapter 3.1 Residential, Section 3.1.3 Residential Designations, Rural Residential policies 3-6 through 3-9, Suburban Residential policies 3-10 through 3-13 and Estate Suburban Residential policies 3-14 through 3-17. • Chapter 9.1 Municipal Services, Section 9.1.2 Septic Systems, policies 9-5 and 9-6. 1.3.3 c) include policies which: i) specify the allowable density and form, consistent with Action 1.3.1, for land uses within the Rural land use designation; • Section 3.1.3 Residential Designations policies 3-6 through 3-17. ii) support agricultural uses within the Agricultural Land Reserve, and where appropriate, outside of the Agricultural Land Reserve. • Section 2.1.2 A Compact and Unique Community policy 2-6 • Chapter 6.2 Agricultural Opportunities, Sections 6.2.1 Economic Development Strategy and 6.2.2 Sustainable Agriculture District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 7 MAPLE RIDGE Goal 2: Support a Sustainable Economy "The land base and transportation systems required to nurture a healthy business sector are protected and supported. This includes supporting regional employment and economic growth. Industrial and agricultural land is protected and commerce flourishes in Urban Centres throughout the region." Strategy 2.1: Promote land development patterns that support a diverse regional economy and employment close to where people live 2.1.4 a) include policies that support appropriate economic development in Urban Centres, Frequent Transit Development Areas, Industrial and Mixed Employment areas; • Chapter 6.1 Employment Generating Opportunities, policies 6-1, 6-2, 6-3 and 6-4 • Note: The District of Maple Ridge is currently undertaking the preparation of a Commercial and Industrial Land Use Strategy that is anticipated to result in Official Community Plan policy amendments for the support, protection and intensification of industrial land uses. • Chapter 6.3 Commercial Opportunities, policies 6-18, 6-20 and 6-21. • Chapter 10.4 Town Centre Area Plan, Section 1.2 - 8 Guiding Sustainability Principles, Section 1.2.1 Goals and Objectives, Principles: 1 Each Neighbourhood is Complete 6 Jobs are close to home; and 7 The Centre is distinctive, attractive and vibrant. • Chapter 10.4 Town Centre Area Plan, Section 3.2 General Land -Use Requirements policies 3-1, 3-2, 3-3, 3-5, 3-6, 3-9, 3-14 and 3-15. 2.14 b) support the development of office space in Urban Centres, through policies such as zoning that reserves land for office uses, density bonus provisions to encourage office development, variable development cost charges, and/or other financial incentives; • Chapter 6.3 Commercial Opportunities, Section 6.31 Commercial Strategy policies 6-17, 6-18 and 6-21. • Chapter 10.4 Town Centre Area Plan, Section 3.2 General Land -Use Requirements, policies 3-2 and 3-6. 2.14 c) include policies that discourage major commercial and institutional development outside of Urban Centres or Frequent Transit Development Areas; The Maple Ridge Regional City Centre is intended to serve as the main commercial area within the District and provides a number of significant municipal services and facilities. It is also intended to be the primary location for any future post -secondary or technical institutional uses that do not require special site characteristics found elsewhere in the District. • Chapter 4.2 Institutional, policies 4-31 through 4-37. • Chapter 6.3 Commercial Opportunities, Section 6.3.1 Commercial Strategy, policy 6-22. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 8 41 MAPLE RIDGE 2.1.4 d) show how the economic development role of Special Employment Areas, post secondary institutions and hospitals are supported through land use and transportation policies. • Chapter 6.5 Additional Employment Generating Opportunities, Section 6.5.5 Post Secondary Educational Institutions. Strategy 2.2: Protect the supply of industrial land 2.2.4 a) identify the Industrial areas and their boundaries on a map generally consistent with the Regional Land Use Designations map (Map 2); • Schedule "B" of the Official Community Plan (Bylaw 6425-2006) identifies land designated as Industrial and Rural Resource. These lands are generally consistent with the Regional Land Use Designation of "Industrial" identified on Maple Ridge Regional Context Statement - Regional Land Use Designations map. 2.2.4 b) include policies for Industrial areas which: i) support and protect industrial areas; • Chapter 6.4 Industrial Opportunities, Section 6.4.1 Industrial Lands, policies 6-40 through 6-46. • Note: The District of Maple Ridge is currently undertaking the preparation of a Commercial and Industrial Land Use Strategy that is anticipated to result in Official Community Plan policy amendments for the support, protection and intensification of industrial land uses. ii) support appropriate accessory uses, including commercial space and caretaker units; • Section 6.4.2 Business Parks, policy 6-47. iii) exclude uses which are inconsistent with the intent of industrial areas, such as medium and large format retail, residential uses (other than industrial caretaker units where necessary), and stand-alone office uses that are not supportive of industrial activities; Within the District, `business parks' are intended to provide a range of light industrial uses and supporting industries. They are not considered to be the primary locations for office uses (restricted to a maximum of 25% of the total floor area of the development) or for professional and/or personal services. • Section 6.4.2 Business Parks, policy 6-49. • Section 6.5.3 Large Format Retail iv) encourage better utilization and intensification of industrial areas for industrial activities; • Section 6.4.1 Industrial Lands, policies 6-41, 6-42 and 6-44. • Note: The District of Maple Ridge is currently undertaking the preparation of a Commercial and Industrial Land Use Strategy that is anticipated to result in Official Community Plan policy amendments for the support, protection and intensification of industrial land uses. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 9 41 MAPLE RIDGE 2.2.4 c) identify the Mixed Employment areas and their boundaries on a map generally consistent with the Regional Land Use Designation map (Map 2); • The Regional Growth Strategy does not identify any Mixed Employment lands within the District of Maple Ridge. 2.2.4 d )include policies for Mixed Employment areas which: i) support a mix of industrial, commercial, office and other related employment uses, while maintaining support for established industrial areas, including potential intensification policies for industrial activities, where appropriate; • The Regional Growth Strategy does not identify any Mixed Employment lands within the District of Maple Ridge. • Chapter 6.1 Employment Generating Opportunities, policy 6-4. • Note: The District of Maple Ridge is currently undertaking the preparation of a Commercial and Industrial Land Use Strategy that is anticipated to result in Official Community Plan policy amendments that may support a greater mix of employment -based land uses within the municipality. ii) allow large and medium format retail, where appropriate, provided that such development will not undermine the broad objectives of the Regional Growth Strategy; • The Regional Growth Strategy does not identify any Mixed Employment lands within the District of Maple Ridge. • Chapter 6.1 Employment Generating Opportunities, policy 6-4. • Note: The District of Maple Ridge is currently undertaking the preparation of a Commercial and Industrial Land Use Strategy that is anticipated to result in Official Community Plan policy amendments that may support a greater mix of employment -based land uses within the municipality. iii) support the regional objective of concentrating commercial and other major trip -generating uses in Urban Centres and Frequent Transit Development Areas; • The Regional Growth Strategy does not identify any Mixed Employment lands within the District of Maple Ridge. • Chapter 6.1 Employment Generating Opportunities, policies 6-1 through 6-4. • Note: The District of Maple Ridge is currently undertaking the preparation of a Commercial and Industrial Land Use Strategy that is anticipated to result in Official Community Plan policy amendments that may support a greater mix of employment -based land uses within the municipality. iv) where Mixed Employment areas are located within Urban Centres or Frequent Transit Development Areas, support higher density commercial development and allow employment and service activities consistent with the intent of Urban Centres or Frequent Transit Development Areas; • The Regional Growth Strategy does not identify any Mixed Employment lands within the District of Maple Ridge. • Chapter 6.1 Employment Generating Opportunities, policies 6-1 through 6-4. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 10 41 MAPLE RIDGE • Note: The District of Maple Ridge is currently undertaking the preparation of a Commercial and Industrial Land Use Strategy that is anticipated to result in Official Community Plan policy amendments that may support a greater mix of employment -based land uses within the municipality. v) allow low density infill / expansion based on currently accepted local plans and policies in Mixed Employment areas and support increases in density only where the Mixed Employment area has transit service or where an expansion of transit service has been identified in TransLink's strategic transportation plans for the planned densities; • The Regional Growth Strategy does not identify any Mixed Employment lands within the District of Maple Ridge. • Note: The District of Maple Ridge is currently undertaking the preparation of a Commercial and Industrial Land Use Strategy that is anticipated to result in Official Community Plan policy amendments that may support a greater mix of employment -based land uses within the municipality. 2.2.4 e) include policies which help reduce environmental impacts and promote energy efficiency. • Chapter 5.5 Air Quality, policies 5-39 through 5-42. • Note: The District is currently undertaking an Environment Management Strategy that may recommend Official Community Plan amendments to include additional policies that promote energy efficiency. Strategy 2.3: Protect the supply of agricultural land and promote agricultural viability with an emphasis on food production 2.3.6 Adopt Regional Context Statements which: a) specify the Agricultural areas and their boundaries on a map generally consistent with the Regional Land Use Designations map (Map 2); • Schedule "B" of the Official Community Plan (Bylaw 6425-2006) identifies lands designated Agricultural and Parks within the ALR. These land uses are generally consistent with the Regional Land Use Designation of "Agriculture" identified on the Maple Ridge Regional Context Statement - Regional Land Use Designations map. b) include policies to support agricultural viability including those which: i) assign appropriate regional land use designations that support agricultural viability and discourage non-farm uses that do not complement agriculture; • Chapter 6.2 Agricultural Opportunities, Section 6.2.2 Sustainable Agriculture, policies 6-9 through 6-14. ii) discourage subdivision of agricultural land leading to farm fragmentation; • Section 6.2.2 Sustainable Agriculture, policies 6-12 and 6-13. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 11 iii) where feasible, and appropriate with other governments and agencies, maintain and improve transportation, drainage and irrigation infrastructure to support agricultural activities; • Chapter 7.2 Road Network Plan, policy 7-9. iv) manage the agricultural -urban interface to protect the integrity and viability of agricultural operations (e.g. buffers between agricultural and urban areas or edge planning); • Chapter 2.1 Growth Management, Section 2.1.2 A Compact and Unique Community, policies 2-2, 2-4 and 2-6. • Chapter 6.2 Agricultural Opportunities, Section 6.2.1 Economic Development Strategy, policy 6-6. (Note: Maple Ridge Agricultural Plan endorsed by Council Resolution R/09-516 in December 2009). • Section 6.2.2 Sustainable Agriculture, policies 6-10, 6-12 and 6-13. v) demonstrate support for economic development opportunities for agricultural operations (e.g. processing, agri-tourism, farmers' markets and urban agriculture); • Section 6.2.1 Economic Development Strategy, policies 6-5 through 6-8. • Section 6.2.2 Sustainable Agriculture, policies 6-9 through 6-14. vi) encourage the use of agricultural land, with an emphasis on food production; • Section 6.2.1 Economic Development Strategy, policies 6-7and 6-8. vii) support educational programs that provide information on agriculture and its importance for the regional economy and local food systems. • Section 6.2.1 Economic Development Strategy, policies 6-6 and 6-8. (Note: Maple Ridge Agricultural Plan endorsed by Council Resolution R/09-516in December 2009). District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 12 MAPLE RIDGE British CDIumbla Goal 3: Protect the Environment and Respond to Climate Change Impacts "Metro Vancouver's vital ecosystems continue to provide the essentials of life - clean air, water and food. A connected network of habitats is maintained for a wide variety of wildlife and plant species. Protected natural areas provide residents and visitors with diverse recreational opportunities. Strategies also help Metro Vancouver and member municipalities meet their greenhouse gas emission targets, and prepare for, and mitigate risks from climate change and natural hazards." Strategy 3.1: Protect Conservation and Recreation lands Role of Municipalities: 3.1.4 Adopt Regional Context Statements which: a) identify the Conservation and Recreation areas and their boundaries on a map generally consistent with the Regional Land Use Designations map (Map 2); • Schedule "B" of the Official Community Plan (Bylaw 6425-2006) identifies lands designated Conservation, Forest, Park and Parks within the ALR. These land uses are generally consistent with the Regional Land Use Designation of "Conservation and Recreation" identified on the Maple Ridge Regional Context Statement - Regional Land Use Designations map. b) include land use policies to support the protection of Conservation and Recreation areas that are generally consistent with the following: i) public service infrastructure, including the supply of high quality drinking water; • Chapter 4.3 Heritage, Section 4.3.1 Heritage Recognition, policy 4-40, and Section 4.3.2 Heritage Management, policy 4-45. • Chapter 5.4 Water Resources, policies 5-32 through 5-38. ii) environmental conservation; • Chapter 5.2 Environmental Management Model, policies 5-1 through 5-8. • Chapter 5.3 Land Resources, policies 5-9 through 5-16. • Chapter 5.4 Water Resources, policies 5-28 through 5-32. iii) recreation, primarily outdoor; • Chapter 4.1 Social Sustainability, Section 4.1.2 Community Wellness, policies 4-7, 4-9 and 4-10. • Chapter 5.3 Land Resources, policies 5-15 and 5-16. • Chapter 10.3 Silver Valley Area Plan, Section 5.2.7 River Village Parks, Section 5.3.8 Blaney, Forest and Horse Hamlets Parks and Schools and 5.4.5 Eco -Clusters Parks. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 13 41 MAPLE RIDGE iv) education, research and training facilities and uses that serve conservation and/or recreation users; • Section 4.1.2 Community Wellness, policies 4-5, 4-6, 4-7 and 4-8. • Chapter 6.5 Additional Employment Generating Opportunities, Section 6.5.1 Tourism. • Chapter 6.5 Additional Employment Generating Opportunities, Section 6.5.4 Forest. v) commercial uses, tourism activities, and public cultural or community amenities that are appropriately located, scaled and consistent with the intent of the designation; • Chapter 4.1 Social Sustainability, Section 4.1.2 Community Wellness, policies 4-5, 4-7, 4- 8, 4-10 through 4-13. • Chapter 6.5 Additional Employment Generating Opportunities, Section 6.5.1 Tourism, policies 6-54, 6-55 and 6-56. c) include policies, where appropriate, that effectively buffer Conservation and Recreation areas from activities in adjacent areas. • Chapter 5.2 Environmental Management Model, policy 5-8. • Chapter 5.3 Land Resources, policies 5-10 through 5-13 and 5-17. • Chapter 5.3 Land Resources, Section 5.3.1 Hillside Development, policies 5-20 through 5-24. • Chapter 6.2 Agricultural Opportunities, Section 6.2.2 Sustainable Agriculture, policy 6-12(b). Strategy 3.2: Protect and enhance natural features and their connectivity Role of Municipalities: 3.2.4 Adopt Regional Context Statements which include policies and/or maps that indicate how ecologically important areas and natural features will be managed (as conceptually shown on Map 10) (e.g. steep slopes and ravines, intertidal areas and other natural features not addressed in Strategy 3.1). • Schedule "C" of the Maple Ridge Official Community Plan (Bylaw No. 6425-2006) identifies Natural Features including conservation lands, forests and major parks; Fraser River 200 Year Floodplain, Kanaka Creek Floodplain (interpreted) and Alouette River Floodplain, Canadian Wildlife Service Wetlands and the Fraser River Escarpment. 3.2.5 In collaboration with other agencies, develop and manage municipal components of the Metro Vancouver Regional Recreation Greenway Network and connect community trails, bikeways and greenways to the Regional Recreation Greenway Network where appropriate. • Chapter 4.1 Social Sustainability, Section 4.1.2 Community Wellness, policies 4-8, 4-9 and 4-10. • Chapter 5.2 Environmental Management Model, policies 5-3, 5-7and 5-8. • Chapter 5.3 Land Resources, policies 5-15 and 5-16. • Chapter 7.6 Multi -Use Equestrian Trails, policies 7-42 and 7-43. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 14 3.2.6 Identify where appropriate measures to protect, enhance and restore ecologically important systems, features, corridors and establish buffers along watercourses, coastlines, agricultural lands, and other ecologically important features (e.g. conservation covenants, land trusts, tax exemptions and ecogifting). • Chapter 5.2 Environmental Management Model, policy 5-8. • Chapter 5.4 Water Resources, policy 5-30. • Chapter 6.2 Agricultural Opportunities, Section 6.2.2 Sustainable Agriculture, policy 6- 12(b). • Chapter 8 Development Permit Guidelines, Watercourse Protection Development Permit Area Guidelines. 3.2.7 Consider watershed and ecosystem planning and/or Integrated Stormwater Management Plans in the development of municipal plans. • Chapter 5.4 Water Resources, policies 5-28, 5-29, 5-32 and 5-33. Strategy 3.3: Encourage land use and transportation infrastructure that reduce energy consumption and greenhouse gas emissions, and improve air quality Role of Municipalities: 3.3.4 Adopt Regional Context Statements which: a) identify how municipalities will use their land development and transportation strategies to meet their greenhouse gas reduction targets and consider how these targets will contribute to the regional targets; • Chapter 5.6 Preparing for Climate Change, policies 5-43 through 5-45. • Chapter 7.1 Transportation, policies 7-1, 7-3 and 7-4. b) identify policies and/or programs that reduce energy consumption and greenhouse gas emissions, and improve air quality from land use and transportation infrastructure, such as: o existing building retrofits and construction of new buildings to green performance guidelines or standards, district energy systems, and energy recovery and renewable energy generation technologies, such as solar panels and geoexchange systems, and electric vehicle charging infrastructure; o community design and facility provisions that encourages transit, cycling and walking (e.g. direct and safe pedestrian and cycling linkages to the transit system); • Chapter 5.5 Air Quality, policies 5-39 through 5-42. • Chapter 5.6 Preparing for Climate Change, policies 5-43, 5-44 and 5-45. • Chapter 10.4 Town Centre Area Plan, Section 2.2 Integrating Green Infrastructure, policies 2-21 through 2-24. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 15 41 MAPLE RIDGE c) focus infrastructure and amenity investments in Urban Centres and Frequent Transit Development Areas, and at appropriate locations along TransLink's Frequent Transit Network; • Chapter 9.1 Municipal Services, Section 9.1.1 Municipal Infrastructure, policies 9-1, 9-2 and 9-3. d) implement land use policies and development control strategies which support integrated storm water management and water conservation objectives. • Chapter 5.4 Water Resources, policies 5-28, 5-30, 5-32 through 5-38. • Chapter 10.4 Town Centre Area Plan, Section 2.2.1 Protection of Natural Features. Strategy 3.4: Encourage land use and transportation infrastructure that improve the ability to withstand climate change impacts and natural hazard risks Role of Municipalities: 3.4.4 Adopt Regional Context Statements that include policies to encourage settlement patterns that minimize risks associated with climate change and natural hazards (e.g. earthquake, flooding, erosion, subsidence, mudslides, interface fires). • Chapter 5.3 Land Resources, policies 5-10 through 5-14, 5-18 and 5-19. • Section 5.3.1 Hillside Development, policies 5-20 through 5-24. 3.4.5 Consider incorporating climate change and natural hazard risk assessments into the planning and location of municipal utilities, assets and operations. • Chapter 5.3 Land Resources, policy 5-9. • Chapter 5.6 Preparing for Climate Change, policy 5-43. • Chapter 9.1 Municipal Services, Section 9.1.1 Municipal Infrastructure, policy 9-4 • Section 9.1.2 Septic Systems, policies 9-5 and 9-6. • Section 9.1.3 Waste Reduction and Recycling, policies 9-7, 9-8 and 9-9. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 16 41 MAPLE RIDGE Goal 4: Develop Complete Communities "Metro Vancouver is a region of communities with a diverse range of housing choices suitable for residents at any stage of their lives. The distribution of employment and access to services and amenities builds complete communities throughout the region. Complete communities are designed to support walking, cycling and transit, and to foster healthy lifestyles." Strategy 4.1: Provide diverse and affordable housing choices Role of Municipalities: 4.1.7 Adopt Regional Context Statements which: a) include policies or strategies that indicate how municipalities will work towards meeting the estimate future housing demand as set out in Appendix Table A.4, which: i) ensure the need for diverse housing options is articulated in municipal plans and policies, including neighbourhood and area plans; • Chapter 2.1 Growth Management, Section 2.1.2 A Compact and Unique Community, policies 2-1, 2-2, 2-3, 2-5 and 2-6. • Chapter 3.1 Residential, section 3.1.1 Housing and Land Requirements, policy 3-1. • Section 3.1.2 Community Character and Sense of Place, policies 3-2, 3-3 and 3-5. • Section 3.1.3 Residential Designations policies 3-8, 3-12, 3-15, 3-17, 3-18 (1) and (2). • Section 3.1.4 Residential Infill and Compatibility Criteria, policies 3-19 (1) and (2), 3-20 and 3-21. • Section 3.1.5 Urban Reserve. • Chapter 10.4 Town Centre Area Plan, Section 3.2 General Land -Use Requirements, policy 3-1. ii) increase the supply and diversity of the housing stock through infill developments, more compact housing forms and increased density; • Section 3.1.4 Residential Infill and Compatibility Criteria iii) in collaboration with the federal government and the province, assist in increasing the supply of affordable rental units for households with low or low to moderate incomes through policies, such as density bonus provisions, inclusionary zoning or other mechanisms, particularly in areas that are well served by transit; • Chapter 3.2 Affordable, Rental and Special Needs Housing, policies 3-27 through 3-33. iv) encourage and facilitate affordable housing development through measures such as reduced parking requirements, streamlined and prioritized approval processes, below market leases of publicly owned property, and fiscal measures. • Chapter 10.4 Town Centre Area Plan, Section 3.2 General Land -Use Requirements, policies 3-1, 3-7 and 3-8. • Chapter 10.4 Town Centre Area Plan, Section 5.0 Multi -Modal Transportation Network, Section 5.1 Offering Transportation Choices, policy 5-4. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 17 41 MAPLE RIDGE • *Note: Section 10.0 of the Off -Street parking and Loading Bylaw No. 4350-1990 (as amended), outlines provisions for reduced parking standards for multi -family non -market housing, Seniors Independent Living, Assisted Living, Supportive Housing and Congregate Care facilities. 4.1.8 Prepare and implement Housing Action Plans which: a) assesses local housing market conditions, by tenure, including assessing housing supply, demand and affordability; • Chapter 3.2 Affordable, Rental and Special Needs Housing, policies 3-27, 3-28, 3-29 and 3-31. • Note: The Maple Ridge Housing Action Plan is currently in preparation with an anticipated Council endorsement/adoption date in 2014. b) identify housing priorities, based on the assessment of local housing market conditions, and consideration of changing household demographics, characteristics and needs; • Chapter 3.2 Affordable, Rental and special Needs Housing, policies 3-27, 3-29, 3-30, 3-31 and 3-32. • Note: The Maple Ridge Housing Action Plan is currently in preparation with an anticipated Council endorsement/adoption date in 2014. c) identify implementation measures within the jurisdiction and financial capabilities of municipalities, including actions set out in Action 4.1.7; • The Maple Ridge Housing Action Plan is currently in preparation with an anticipated Council endorsement/adoption date in 2014. d) encourage the supply of new rental housing and where appropriate mitigate or limit the loss of existing rental housing stock; • Chapter 3.2 Affordable, Rental and special Needs Housing, policies 3-30 through 3-33. • Note: The Maple Ridge Housing Action Plan is currently in preparation with an anticipated Council endorsement/adoption date in 2014. e) identify opportunities to participate in programs with other levels of government to secure additional affordable housing units to meet housing needs across the continuum; • Chapter 3.2 Affordable, Rental and special Needs Housing, policy 3-28. • Note: The Maple Ridge Housing Action Plan is currently in preparation with an anticipated Council endorsement/adoption date in 2014. f) cooperate with and facilitate the activities of the Metro Vancouver Housing Corporation under Action 4.1.5. • Chapter 3.2 Affordable, Rental and special Needs Housing, policy 3-28. • Note: The Maple Ridge Housing Action Plan is currently in preparation with an anticipated Council endorsement/adoption date in 2014. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 18 MAPLE RIDGE British CDIumbla Strategy 4.2: Develop healthy and complete communities with access to a range of services and amenities 4.2.4 Include policies within municipal plans or strategies, that may be referenced in the Regional Context Statements which: a) support compact, mixed use, transit, cycling and walking oriented communities; • Chapter 2.1 Growth Management, Section 2.1.2 A Compact and Unique Community. • Chapter 3.1 Residential, Section 3.1.2 Community Character and Sense of Place. • Section 3.1.3 Residential Designations, policies 3-18 (1) and (2). • Section 3.1.4 Residential Infill and Compatibility Criteria. • Chapter 4.1 Social Sustainability, Section 4.1.2 Community Wellness Community & Cultural Services, policies 4-2, 4-5, 4-7 through 4-11 and 4-13. • Chapter 7.3 Transit. • Chapter 7.4 Cyclists. • Chapter 7.5 Pedestrians. • Chapter 7.6 Multi -Use and Equestrian Trails. • Chapter 10.2 Albion Area Plan, Section 10.2.6 Village Centre. • Chapter 10.3 Silver Valley Area Plan, Section 5.2 River Village and Section 5.3 Hamlets. • Chapter 10.4 Town Centre Area Plan, Section 1.2 8 Guiding Sustainability Principles, Section 1.2.1 Goals and Objectives, Section 3.2 General Land -Use Requirements, Section 4.0 Park and Conservation, Section 5.1 Offering Transportation Choices and Section 5.2 Defining the Transportation Network. b) locate community, arts, cultural, recreational, institutional, medical/health, social service, education facilities and affordable housing development in Urban Centres or areas with good access to transit; • Chapter 4.1 Social Sustainability, Section 4.1.2 Community Wellness, Community & Cultural Services. • Section 4.1.4 Diverse Population. • Chapter 4.2 Institutional. • Chapter 4.3 Heritage, Section 4.3.2 Heritage Management. • Chapter 6.5 Additional Employment Generating Opportunities, Section 6.5.5 Post Secondary Educational Institutions. c) provide public spaces and other place -making amenities for increased social interaction and community engagement; • Chapter 4.1 Social Sustainability, Section 4.1.2 Community Wellness Community & Cultural Services. • Section 4.1.4 Diverse Population, policies 4-18 and 4-19. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 19 MAPLE RIDGE d) support active living through the provision of recreation facilities, parks, trails, and safe and inviting pedestrian and cycling environments; • Chapter 4.1 Social Sustainability, Section 4.1.2 Community Wellness, Community & Cultural Services, policies 4-5, 4-7 through 4-13. • Chapter 5.2 Environmental Management Model, policies 5-7 and 5-8. • Chapter 5.3 Land Resources, policies 5-14, 5-15 and 5-16. • Chapter 7.2 Road Network Plan, policies 7-10, 7-11, 7-13 and 7-15. • Chapter 7.4 Cyclists. • Chapter 7.5 Pedestrians. • Chapter 7.6 Multi -Use and Equestrian Trails. e) support food production and distribution throughout the region, including in urban areas, roof top gardens, green roofs and community gardens on private and municipally -owned lands and healthy food retailers, such as grocery stores and farmers' markets near housing and transit services; • Chapter 6.2 Agricultural Opportunities, Section 6.2.1 Economic Development Strategy. • Section 6.2.2 Sustainable Agriculture. f) assess overall health implications of proposed new communities, infrastructure and transportation services, including air quality and noise, with input from public health authorities; • Chapter 2.1 Growth Management, Section 2.1.2 A Compact and Unique Community, policy 2-5. • Chapter 3.1 Residential, Section 3.1.2 Community Character and Sense of Place, policy 3-5. • Chapter 5.5 Air Quality, policies 5-39 through 5-42. • Chapter 7.1 Transportation, policies 7-1 and 7-4. • Chapter 10.1 Area Planning, policy 10-3. g) support universally accessible community design; • Chapter 3.1 Residential, policy 3-1. • Section 3.1.2 Community Character and Sense of Place, policy 3-5. • Chapter 7.5 Pedestrians, policy 7-38. h) where appropriate, identify small scale Local Centres in General Urban areas that provide a mix of housing types, local -servicing commercial activities and good access to transit. Local Centres are not intended to compete with or compromise the role of Urban Centres and should preferably be located within Frequent Transit Development areas; • Chapter 6.3 Commercial Opportunities, Section 6.3.6 Neighbourhood Commercial Centres, policies 6-30, 6-32 and 6-33. • Section 6.3.8 Historic Commercial, policies 6-37 through 6-39. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 20 MAPLE RIDGE i) recognize the Special Employment Areas as shown on the Local Centres, Hospitals and Post - Secondary Institutions map (Map 11). Special Employment Areas are located outside of Urban Centres and Frequent Transit Development Areas, and are region -serving, special purpose facilities that have a high level of related transportation activity due to employee, student or passenger trips. • Map 11 of the Regional Growth Strategy does not identify any Special Employment Areas in the District of Maple Ridge. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 21 Goal 5: Support Sustainable Transportation Choices "Metro Vancouver's compact, transit -oriented urban form supports a range of sustainable transportation choices. This pattern of development expands the opportunities for transit, multiple -occupancy vehicles, cycling and walking, encourages active lifestyles, and reduces energy use, greenhouse gas emissions, household expenditure on transportation, and improves air quality. The region's road, transit, rail and waterway networks play a vital role in serving and shaping regional development, providing linkages among the region's communities and providing vital goods movement networks." Strategy 5.1: Coordinate land use and transportation to encourage transit, multiple -occupancy vehicles, cycling and walking Role of Municipalities: 5.16 Adopt Regional Context Statements which: a) identify land use and transportation policies and actions, and describe how they are coordinated, to encourage a greater share of trips made by transit, multiple -occupancy vehicles, cycling and walking, and to support TransLink's Frequent Transit Network; • Chapter 7.1 Transportation, policies 7-1 through 7-5. • Chapter 7.2 Road Network Plan, policies 7-9, 7-10, 7-11 and 7-15. • Chapter 7.3 Transit, policies 7-16 through 7-24. • Chapter 7.4 Cyclists, policies 7-25 through 7-33. • Chapter 7.5 Pedestrians, policies 7-34 through 7-41. • Chapter 10.4 Town Centre Area Plan, Section 5.2 Defining the Transportation Network. • Chapter 10.4 Town Centre Area Plan, Figure 3 Future Rapid Transit Route identifies the potential future location of a rapid transit route along the Lougheed Highway in the Regional City Centre. • The District will work towards consistency between the OCP and RGS over time through the completion of the Maple Ridge Transportation Plan. (Note: The Transportation Plan is currently under preparation with an anticipated completion in 2013.) b) identify policies and actions that support the development and implementation of municipal and regional transportation system and demand management strategies, such as parking pricing and supply measures, transit priority measures, ridesharing, and car -sharing programs; • Chapter 10.4 Town Centre Area Plan, Section 5.1 Offering Transportation Choices, policies 5-4, 5-5 and 5-6. • The District will work towards consistency between the OCP and RGS over time through the completion of the Maple Ridge Transportation Plan. (Note: The Transportation Plan is currently under preparation with an anticipated completion in 2013.) c) identify policies and actions to manage and enhance municipal infrastructure to support transit, multiple -occupancy vehicles, cycling and walking. • Chapter 7.1 Transportation, policies 7-1, 7-4 and 7-5. • Chapter 7.2 Road Network, policies 7-10, 7-11 and 7-14. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 22 MAPLE RIDGE • Chapter 7.3 Transit, policies 7-16, 7-17, 7-19, 7-20, 7-23 and 7-24. • Chapter 7.4 Cyclists, policies 7-25, 7-26 and 7-29 through 7-33. • Chapter 10.4 Town Centre Area Plan, Section 5.1 Offering Transportation Choices, policies 5-1 and 5-2. • The District will work towards consistency between the OCP and RGS over time through the completion of the Maple Ridge Transportation Plan. (Note: The Transportation Plan is currently under preparation with an anticipated completion in 2013.) Strategy 5.2: Coordinate land use and transportation to support the safe and efficient movement of vehicles for passengers, goods and services Role of Municipalities: 5.2.3 Adopt Regional Context Statements which: a) identify routes on a map for the safe and efficient movement of goods and service vehicles to, from, and within Urban Centres, Frequent Transit Development Areas, Industrial, Mixed Employment and Agricultural areas, Special Employment Area, ports, airports and international border crossings; • Figure 4 - Proposed Major Corridor Network Plan (2005 - 2031) identifies the current (Nov. 14, 2006) and proposed major transportation routes within the District. • Note: The District is currently preparing a Transportation Plan which may include proposed changes to Figure 4 - Proposed Major Corridor Network Plan (2005 - 2031). b) identify land use and related policies and actions that support optimizing the efficient movement of vehicles for passengers, Special Employment Areas, goods and services on the Major Road Network, provincial highways, and federal transportation facilities; • Chapter 7.1 Transportation, policies 7-1, 7-2 and 7-3. • Chapter 7.2 Road Network Plan, policies 7-8, 7-9, 7-10, 7-12 and 7-14. • Note: The District is currently preparing a Transportation Plan that may include additional policies and actions that further address this Strategy. c) support the development of local and regional transportation system management strategies, such as the provision of information to operators of goods and service vehicles for efficient travel decisions, management of traffic flow using transit priority measures, coordinated traffic signalization, and lane management; • Chapter 7.1 Transportation, policy 7-1. • Chapter 7.2 Road Network Plan, policies 7-6 through 7-11. • Chapter 7.3 Transit, policy 7-18. • Note: The District is currently preparing a Transportation Plan that may include additional policies and actions that further address this Strategy. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 23 41 MAPLE RIDGE d) identify policies and actions which support the protection of rail rights-of-way and access points to navigable waterways in order to reserve the potential for goods movement, in consideration of the potential impacts on air quality, habitat and communities. • Chapter 7.2 Road Network Plan, policies 7-12 and 7-13. • Chapter 10.4 Town Centre Area Plan, Section 5.2.2 Enhancing the Multi -Modal Network, policy 5-13. • The District will work towards consistency between the OCP and RGS over time through the completion of the Maple Ridge Transportation Plan. (Note: The Transportation Plan is currently under preparation with an anticipated completion in 2013.) District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 24 MAPLE RIDGE British CDIumbla Regional Growth Strategy Implementation Framework 6.2 Regional Context Statements: Providing for Appropriate Municipal Flexibility 6.2.7 A municipality may include language in its Regional Context Statement that permits amendments to the municipality's Official Community Plan to adjust the boundaries of regional land use designations (or their equivalent Official Community Plan designation) within the Urban Containment Boundary, provided that: a) the municipality may re -designate land from one regional land use designation to another regional land use designation, only if the aggregate area of all proximate sites so re -designated does not exceed one hectare; • The Maple Ridge Official Community Plan hereby permits such amendments. b) notwithstanding section 6.2.7(a), for sites that are three hectares or less, the municipality may re -designate land: • from Mixed Employment or Industrial to General Urban land use designation, if the site is located on the edge of an Industrial or Mixed Employment area and the developable portion of the site will be predominantly within 150 metres of an existing or approved rapid transit station on TransLink's Frequent Transit Network; or • from Industrial to Mixed Employment land use designation if the developable portion of the site will be predominantly within 250 metres of an existing or approved rapid transit station on TransLink's Frequent Transit Network; provided that: • the re -designation does not impede direct rail, waterway, road or highway access for industrial uses; and • the aggregate area of all proximate sites that area re -designated does not exceed three hectares; • The Maple Ridge Official Community Plan hereby permits such amendments. c) the aggregate area of land affected by all re -designations under section 6.2.7(a) and (b) together cannot exceed two percent of the municipality's total lands within each applicable regional land use designation. • The Maple Ridge Official Community Plan hereby permits such amendments. 6.2.8 A municipality may include language in its Regional Context Statement that permits amendments to the municipality's Official Community Plan to adjust the boundaries of the municipality's Urban Centres and Frequent Transit Development Areas, provided such boundary adjustments meet the guidelines set out in Table 3 (Guidelines for Urban Centres and Frequent Transit Development Areas) of the Regional Growth Strategy. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 25 • The Maple Ridge Official Community Plan hereby permits such amendments. 6.2.9 Municipalities will notify Metro Vancouver of all adjustments, as permitted by sections 6.2.7 and 6.2.8, as soon as practicable after the municipality has adopted its Official Community Plan amendment bylaw. • The District of Maple Ridge will implement policy 6.2.9 of the Regional Growth Strategy. 6.2.10 If a municipality includes language in its Regional Context Statement that permits amendments to the municipality's Official Community Plan to adjust the boundaries of regional land use designations within the Urban Containment Boundary or the boundaries of Urban Centres and Frequent Transit Development Areas, as permitted by sections 6.2.7 and 6.2.8 respectively, the prescribe adjustments do not require and amendment to the municipality's Regional Context Statement. All other adjustments to regional land use designation boundaries will require and amendment to the municipality's Regional Context Statement, which must be submitted to the Metro Vancouver Board for acceptance in accordance with the requirements of the Local Government Act. • The Maple Ridge Official Community Plan hereby permits such amendments. District of Maple Ridge Regional Context Statement, OCP Amending Bylaw 7002 - 2013 26 APPENDIX B ■ „` Legend _ Regional City Centre Boundary = Urban Containment Boundary Site 2 M Special Study Area ,a44 AVE General Urban Industrial Rural ■ Conservation & Recreation IIlw a s R Agriculture H to Site 1 1 N N "'"' / Major Road Corridors (from MR OCP) Anticpated Future Route (from MR OCP) (Subject to Review)* e, Ai �� dill oq6 iip�c.<a,�„, s — I i � Site 4 a ll • w. - a 132,,,AVE e eit _ ,, �.. „.wF '9� ,,. 4 -04, A,h . ,,..�. ��,.. _ =,_ ''� 128 xAV5 F• • . �a. ,,,..41 u „n �n 248 ST„,,. • e/ ,s • ,..g:. N N � c $� .�„�.,�. "`",, ,ate M �,,..� „�„F ,�.,� .,,w. • ..1.:: - m �nwE • ,...�. • ,gaE moo..,. _ •• �I '1 \ /r (/// `�`` /V N,000:'�b°' Regional Land Use Designation Changes -� I'�` y i =1�., esgnatl Land Use Regional L Changes CORPORATION OF THE DISTRICT OF MAPLE RIDGE r ��M, �� DATE' on,.zo,.00E.....E„. 1,03.03.1512„m.nL924.02,02F33 British Columbia Deep Roots Greater Heights District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: October 7, 2013 and Members of Council FILE NO: 2013-042-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Application 2013-042-RZ Update 24325 126 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to permit future subdivision into two single family lots no less than one acre in size. Council considered first reading on August 27, 2013. At the August 27, 2013 Council meeting, the item was deferred in order to provide additional time for staff and the applicant to determine the next steps in resolving a tree protection bylaw infraction. This report summarizes discussions with the applicant since August 27, 2013, and also provides additional history about the development application. RECOMMENDATION: That the recommendation from the staff report dated August 26, 2013 be amended to include a further requirement: That the applicant provide a tree restoration plan and security deposit. BACKGROUND: The current application to rezone the property was made on April 29, 2013. Following application submission, the applicant was provided with a May 27, 2013 new application letter which stated: The subject site is within the Natural Features Development Permit Area, the purpose of which is for the preservation, protection, restoration and enhancement of watercourse and riparian areas. The Developer should ensure that a development permit is approved before any land clearing or grading takes place on the subject lands. It is recommended that the development permit application be made during the early stages of your rezoning application. According to records, staff had several conversations with the applicant regarding the location of the crest of the slope on the property, the requirements under a Natural Features Development Permit, and acceptable locations for the buildable area and useable rear yard space for the proposed lot. A staff report was prepared for the August 26, 2013 Committee of the Whole meeting, and the meeting date was discussed with the applicant. On August 16, 2013, discovery of unauthorized tree cutting on the development site was made by environmental staff during routine site visits in the area. A decision on how to proceed with the first reading application was not made until the following week, when the Manager of Development and Environmental Services returned from holiday. A registered letter outlining the tree protection bylaw infraction was mailed on August 26, 2013, the same day as the Committee of the Whole meeting. 1102 The applicant did not attend either the Committee of the Whole meeting or the August 27, 2013 Council meeting when the application was discussed. DISCUSSION: At the August 27, 2013 Council meeting, Council deferred first reading. Staff met with the applicant on September 12, 2013. The applicant had some concerns about the wording in the Maple Ridge Tree Protection Bylaw No. 5896-2000 and its applicability to the development site. The Maple Ridge Tree Protection Bylaw is attached in its entirety; however the following sections are highlighted in this report. Section 4 of the Tree Protection Bylaw outlines which trees are subject to the conditions of the bylaw, as outlined below: 4. Application This bylaw applies to Trees having a diameter of at least 10 centimeters measured from a height of 150 centimeters above the natural grade and which are: a. on any parcel of land in the Urban Area that has sufficient lot area to create two or more new lots within the requirements of the existing zoning pursuant to Maple Ridge Zoning Bylaw No. 3510- 1985; b. on any parcel of land in the Urban Area that is 1 acre (0.4 hectares) or greater in size; c. within a Development Permit Area; d. on land owned by the District or in the possession of the District; e. identified for retention as part of a subdivision approval, development permit or building permit; f. within a Forest Reserve; g. Wildlife trees; h. on slopes of 1:3 (rise over run) or greater; i. within a Watercourse Protection Area; j. within a Heritage Tree Protection Area; k. within a Geotechnical Protection Area. The subject development is within a Natural Features Development Permit Area due to steep slopes along the northern half of the parcel. In addition to Section 4, Section 6 of the Maple Ridge Tree Protection Bylaw allows a number of exceptions to trees that fall under items a -h above. These exemptions are as follows: 6. Exemptions Except in respect to trees referred to in S.4 (i), (j) and (k) no permit shall be required to cut or remove a tree where: a. no more than 3 trees are cut or removed for every acre or part thereof (0.4 hectares) for any reason in any 12 month period; b. a subdivision plan has been approved that identifies tree removal and protection areas; c. a development permit has already been issued that identifies tree removal and protection areas; d. the cutting down of trees as is required to site a building, driveway, septic field, roadway, or utility corridor as approved by a building permit; e. emergency removal of trees that are severely damaged by a natural cause, which as a result pose an imminent danger of falling and injuring persons or property; f. trees are on parks or municipally owned lands and the cutting or removal is conducted by or on behalf of the District of Maple Ridge; -2- g. cutting or removal of trees by standard aboricultural practices for the maintenance of above ground utility conductors by a public utility or its contractors; As more than three trees were cut on the subject site, and conditions b -g do not apply in this case, the tree cutting that did take place does contravenes the bylaw. The applicant's explanation is that the bylaw requirements were not clearly understood with regard to the clearing limitations for the property; however, the owners are willing to do whatever is necessary to rectify any infractions. OUTCOME: The applicant will be required to hire a Qualified Environmental Professional or Certified Arborist to assess all trees over 10 cm in diameter that were cut in areas that have 25% or greater slopes. A restoration plan including a cost estimate based on the tree protection bylaw replacement criteria must be prepared and submitted to staff. A security bond equivalent to the value of the planting plan is also required. This work can take place after first reading, however is required prior to second reading. CONCLUSION: Council considered first reading for this rezoning application on August 27, 2013. The item was deferred until September 24, 2013 in order to provide additional time for staff and the applicant to determine the next steps in resolving a tree protection bylaw infraction. This report has summarized discussions with the applicant since August 27, 2013, and also has provided additional history about the development application. Given the owner's desire to rectify the infraction, it is recommended that first reading be granted subject to submission of the necessary development permit with a restoration plan and security in the normal course of the approval process for the application. "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: The following Appendix A - Appendix B - Appendix C - J. L. (Jim) Rule Chief Administrative Officer appendices are attached hereto: First Reading Report Letter to owner and applicant Maple Ridge Tree Protection Bylaw 5896-2000 -3- 41. #.1A.PLE RILE ijrrn District of Maple Ridge APPENDIX A TO: His Worship Mayor Ernie Daykin MEETING DATE: August 26, 2013 and Members of Council FILE NO: 2013-042-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 7009-2013 24325 126 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to permit future subdivision into two single family lots no less than one acre in size. To proceed further with this application additional information is required as outlined below. RECOMMENDATIONS: That Maple Ridge Zone Amending Bylaw No. 7009-2013 be given first reading; and; That the applicant provide further information as described on Schedules B, E and G of the Development Procedures Bylaw No. 5879 - 1999, along with the information required for a subdivision application. DISCUSSION: a) Background Context: Applicant: Glenn Rogers Owners: Ching -Chun Lin and Ling -Li Chan Legal Description: Lot: 68, Section: 22, Township: 12, Plan: 43885 OCP: Existing: Estate Suburban Residential Zoning: Existing: RS -3 (One Family Rural Residential) Proposed: RS -2 (One Family Suburban Residential) Surrounding Uses: North: Use: Vacant (Utility) Zone: RS -3 (One Family Rural Residential) Designation: Estate Suburban Residential 1101 South: East: West: Use: Single Family Residential Zone: RS -3 (One Family Rural Residential) Designation: Estate Suburban Residential Use: Single Family Residential Zone: RS -2 (One Family Suburban Residential) Designation: Estate Suburban Residential Use: Single Family Residential Zone: RS -3 (One Family Rural Residential) Designation: Estate Suburban Residential Existing Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential Site Area: 0.812 hectares (2.0 acres) b) Site Characteristics: The subject site is located outside of the Urban Area Boundary in the Academy Park area. There is a single family home currently situated on the western side of the subject site which is intended to remain. The northern portion of the site is steeply sloping with average natural slope of greater than 15 percent. The eastern side, where the proposed lot will be created, is currently treed. c) Project Description: The applicant proposes to rezone the subject property from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to permit a two lot single family subdivision. The extension of sanitary sewer to the Academy Park area in 2010 will allow subdivision to occur without the need to demonstrate on-site septic capacity. The servicing standards for the RS -2 (One Family Suburban Residential) zone do not require improvements such as street trees, sidewalks, or curb and gutter. It is noted that 126 Avenue has insufficient width as outlined in the Maple Ridge Subdivision and Development Servicing Bylaw 4800 - 1993, and a development variance permit will be required. Previous subdivisions in this vicinity have been supported through similar applications. 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. d) Planning Analysis: Official Community Plan: The subject property is designated Estate Suburban Residential in the Official Community Plan, which permits a single detached housing form located outside of the Urban Area Boundary. As indicated in Appendix C of the Official Community Plan, the RS -2 (one Family Suburban Residential) zone is permitted in the Estate Suburban Residential designation. Municipal water is required in -2- this zone; and properties in this designation may be serviced by municipal sanitary sewer, due to their location in the Fraser Sewerage Area, or by a private on site septic system. The surrounding neighbourhood context is comprised of properties also designated Estate Suburban Residential. It is anticipated that the long term development of the area will be to a suburban level and style of development, with overall densities of one dwelling unit per 0.4 hectares (1 acre). The subject application is therefore in compliance with the Official Community Plan. Zoning Bylaw: The current application proposes to rezone the property located at 24325 126 Avenue from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to permit future subdivision into two single family lots. Any variations from the requirements of the proposed zone will require a development variance permit application. Development Permits: Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit application is required for all development and subdivision activity for all lands with an average natural slope of greater than 15 percent. e) 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) Building Department; c) Operations Department; and d) Fire Department. The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and departments not listed above. Engineering Department: It is noted that the servicing requirements for the RS -2 (One Family Suburban Residential) zone include community water. Due to the extension of sanitary sewer to the area in 2010, the need to demonstrate on-site septic capacity is not required. In addition, the existing carriage way width and local road right of way widths on 126 Avenue do not meet the minimum bylaw requirements and there is insufficient land for road dedication from the subject site. The applicant must seek a development variance permit to request that the current widths be maintained. A similar variance request for development of the neighbouring property was sought through a previous rezoning and subdivision application. In that case, the Engineering Department supported the variance because all required services fit into the existing widths and no additional road capacity was required for the development or foreseeable potential subdvision along the portion of 126 Avenue between AnseII Street and 243 Street. This application has not been forwarded to the Engineering Department to evaluate of servicing requirements. This evaluation will take place between first and second reading. -3- f) 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. Rezoning Application (Schedule B); 2. Development Variance Permit (Schedule E); 3. Natural Features Development Permit Application (Schedule G); and 4. Subdivision Application. 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 Official Community Plan, therefore, it is recommended that Council grant first reading to Maple Ridge Zone Amending Bylaw No. 7009-2013 subject to additional information being provided and assessed prior to second reading. The proposed layout has not been reviewed in relation to the relevant bylaws and regulations governing subdivision applications. Any subdivision layout provided is strictly preliminary and must be approved by the District of Maple Ridge's Approving Officer. "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 - Maple Ridge Zone Amending Bylaw 7009-2013 Appendix C - Proposed Subdivision Plan -4- PART LY1ZERIVQFALOUETTE RIVWR AND NORT "V HT-OF-VV,A'f %. / 0 E o . 3CA' P 43885 71 OP 5 3755 N r.. SUBJECT PROPERTY or� r- co O rO CV I` 1 a r' �^ ol 12640 1 2 12665 ■ 1N,--------- B621 67 N P 438: o 68 a N BCP N 44571 N 2 P 72087 12_ I ' 1 12610 — — - — _ --- 126 AVE.— —_r 125AVE. --- —_Y 7 66 12581 I I I R 1 2 1 [sr tti v 2 1 1 12574 {BC 1 I 47502 i258Q P 72 85 1 1 1! 1255s 65 1 P43865 P 43885 1 10 P 85522/ 2 12551 I 1RI 83 80 1 �� _=, a I 12552 rn 1 2 LMP 723 1 Rem 84 I { I P 70 98 1 2 EPP 1414 1 W jl ' 1 1 I 12534 a v n v 12525 I 1 r ❑ n r.� civ N -JI 1 ----- _—_—. 12SAVE.-- r —' --- 125 AVE. _______ ii r9 i 1 1 Scale: 1:2,500 C).1')4 ._.f Pitt- __ Mea .,ows_ ' Imo. I= 24325 126 AVENUE `'`'''J"eltm, ' o CORPORATION OF THE DISTRICT OF El�1 -, — �. I in ,tri lig MAPLE RIDGE MAPLE RIDGE �� District �� I I British Columbia PLANNING DEPARTMENT Langley \-, a_ y ,7 110. �o` DATE: Aug 19, 2013 FILE: 2013-042-RZ BY: PC �-----L-1 �L FRASER R. �� CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7009-2013 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. 7009-2013." 2. That parcel or tract of land and premises known and described as: Lot 68 Section 22 Township 12 New Westminster District Plan 43885 and outlined in heavy black line on Map No. 1592 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS -2 (One Family Suburban 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 day of , 20 READ a second time the day of , 20 PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 RECONSIDERED AND FINALLY ADOPTED, the day of , 20 PRESIDING MEMBER CORPORATE OFFICER co CP S 3755 PART LYING EAST OF ALOUETTE RIVER AND NORTH OF RIGHT-OF-WAY 0 Li, Li, ° o N V N P 3p4A P 43885 71 t` o o N CA 14 9261 —2— " a 1- \ N 12640 1 / 12665 J 6 67 ZS P 438 N 68 u v N / / BCP v N 44571 m zo v N 2 P 72087 12621 N Q 12610 2 126 AVE. / 0 0 7 66 12581 v N 1 2 r. 1 z, 2 N 12570 BC 47502 12580 P 72 85 12555 65 243 ST. P 43885 P 43885 ANSELL ST. 12550 I P 86522 rn.1- co 12561 83 80 .I d 12552 2 I I LMP 123 1 Rem 64 P 70 98 1 2 EPP 1414 1 2 12530 MAPLE RIDGE ZONE AMENDING Bylaw No. 7009-2013 Map No. 1592 From: RS -3 (One Family Rural Residential) To: RS -2 (One Family Suburban Residential) L \ N SCALE 1:2,500 411/ MAPLE RIDGE British Columbia SKETCH PLAN OF PROPOSED SUBDIVISION OF LOT 68 SEC. 22 TP.12 N.W.D. PLAN 43885 B.C.G.S. 92G.028 This plan lies within the Greater Vancouver Regional District Municipality of Maple Ridge Scale 1:500 M distances are in metres except where atherwise nated 10 5 0 10-0 25.0 67 Plan 43885 3.6— 69 0,27.1 �3 1,230 1 opoc-eot lb+ exi-hA 2- O 0.41 ha 307 624 32B 217 0 m N 1226 ml 246' 926 HOUSE 9.85 Plan 3041 firaro5vA 1J' -Cor kame- m POOL\ a5z ) 17.5 1.40 737 51.57 L 0.40 ha Tap of Bank Building Envelope a4/�ed 1606 03-050 Ced. 2603-26, ts :ye 42.0 1.00 Cedar 2603 69 Plan 43885 S.P. B.C.LS. June 13,2013. ade Wade & Associates Land Surveying Ltd. B.C. Land Surveyors Maple Ridge and Mission FileH2908-03 Phone 604-463-4753 126 AVENUE MAPLE RIDGE British Columbia Deep Roots Greater Heights August 26, 2013 Ching -Chun Lin Ling -Li Chan 24325 126 Ave., Maple Ridge, BC V4R 1M2 REGISTERED MAIL Dear Ching -Chun Lin and Ling -Li Chan, RE: Removal of trees on 24325 126 Avenue, Maple Ridge APPENDIX B Upon investigation, the District of Maple Ridge has confirmed the unpermitted removal of trees on your property at 24325 126 Avenue in Maple Ridge. According to Bylaw No. 5896-2000 (Tree Protection Bylaw), it is an offense to cut or remove a tree on steep slopes without a valid Tree Cutting Permit as required under. the Tree Protection Bylaw. The property of 24325 126 Ave in Maple Ridge contains slopes that are over 25% and therefore trees are not to be removed from this area without a Tree Cutting Permit from the District. There has been no permit issued for removal of any trees within this property. Because the District of Maple Ridge would not have allowed the removal of trees on these slopes, this property is considered to be in non-compliance of the Tree Protection Bylaw (Bylaw # 5896- 2000). This means that restoration works must be completed immediately. Your current zoning application, 2013-047-RZ will not proceed until this matter is rectified. In order to bring this property into compliance it will be necessary to replant trees on the slopes that are 25% or greater. The following steps must be taken: 1. Retain a Qualified Environmental Professional or Certified Arborist to conduct an assessment of all trees over 10 cm in diameter that have been removed from all areas that have 25% or greater slopes. Each tree over 10 cm that was removed must be identified as to type and size. 2. Using the Maple Ridge Tree Protection Bylaw Replacement Criteria (attached), the professional consultant is to determine the number, type and location of replacement planting (Restoration Plan) 3. The consultant is to produce a cost estimate for the replacement planting. 4. The restoration plan and cost estimate are to be submitted to the District of Maple Ridge, attention: Gail Szostek. 5. After the plan and cost estimate are reviewed and approved, a refundable security in the amount of 100% of the cost estimate must be submitted to the District. District of Maple Ridge 11995 Haney Place, Maple Ridge, BC V2X 6A9 Canada Tel: 604-463-5221 • Fax: 604-467-7329 enquiries@mapleridge.ca • www.mapleridge.ca 100% Recycled Paper 6. The restoration planting is to be completed before May 2014. 7. The consultant must inspect the planting and report to the District that the planting is completed according to the Restoration Plan. 8. After one year, the consultant prepares a Final Inspection Report that will ensure the District that all trees within the restoration planting have survived. 9. The security will be refunded, once the Final Inspection Report is reviewed and approved by District staff. 10. Geotechnical assessment of the slope with the purpose of determining the level of safety and stability of the exposed slope and appropriate geotechnical setback. The site investigation on August 22, 2013 determined at least 25 stumps of trees would have required a Permit for removal. Attached is a Tree Cutting Permit application form that must be completed and submitted before September 15, 2013 in order to avoid further enforcement action, such as fines. It will be necessary to have an accurate count of the number of trees that were removed, the type, the size, and the location. It will also be necessary to identify on the application the Tree Service Company that was hired to complete the work; and that the removals have already taken place. You may contact Gail Szostek, Environmental Technician for the District of Maple Ridge, to discuss how to come into compliance with this Bylaw. Failure to do so will result in fines of $1000.00 per day for each tree removed, and $500 per day for failure to comply with tree replacement requirements. You must contact the District of Maple Ridge before September 10, 2013 in order to avoid fines. Should you have any questions or require further information, please contact the undersigned. Yours truly, vl eAK Gail Szostek Environmental Technician District of Maple Ridge 604-467-7499 gszostek@mapleridge.ca 100% Recycled Paper APPENDIX C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 5896-2000 A bylaw to regulate and prohibit tree cutting and removal in Maple Ridge. WHEREAS, it is expedient to amend Maple Ridge Tree Protection Bylaw No. 5896-2000. AND WHEREAS, Section 708 of the Municipal Act enables Council by bylaw to regulate and prohibit the cutting and removal of trees; AND WHEREAS, Section 709 of the Municipal Act enables Council to permit and establish conditions and fees for permit issuance; AND WHEREAS, Section 725.1 of the Municipal Act enables Council by bylaw to prohibit a person from polluting, obstructing or impeding the flow of a stream, creek, waterway, watercourse, waterworks, ditch, drain, or sewer NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. Citation This bylaw may be cited for all purposes as the "Maple Ridge Tree Protection Bylaw No. 5896-2000" 2. Repeal The "Maple Ridge Tree Protection Bylaw No. 4903-1993", "Maple Ridge Erosion Control and Tree Cutting Bylaw No. 4267-1989", and the "Maple Ridge Tree Removal Bylaw No. 887-1968" are hereby repealed. 3. "Definitions "Certified Arborist" means a person certified by the International Society of Arboriculture (ISA) "Cut" and "Cutting" means the removal, knocking down or cutting into, any or all parts, of any tree in such a manner that damages or is detrimental to the health of any tree. "Development Permit Area" means the areas so described within the Maple Ridge Official Community Plan Bylaw No. 5434-1996 as Development Permit Area No. XVII, XIX, XX, XXVI, XXX. Maple Ridge Tree Protection Bylaw No. 5896-2000 2 "Drainage System" means the system and network of streams, creeks, waterways, watercourses, waterworks, ditches, drains or sewers located in the District on private or public property, by which water is conveyed or travels from lands. "Drip Line" means the vertical line extending down from the outer most branches of the tree to the natural grade of the land. "Excessive Suspended Solids Discharge" means a fluid discharge containing suspended solids that exceed 75 mg/litre above background levels of suspended solids in the Drainage System to be determined by measuring the natural or existing suspended solids upstream of the point of discharge in the Drainage System and the excessive suspended solids discharge at the immediate outlet point of the discharge. "Forest Reserve" means the area so described in the Official Community Plan Bylaw No. 5434-1996. "Geotechnical Protection Area" means the area of land designated for tree protection as shown in Schedule "C". "Hazard tree" means a tree that is determined to be in a condition dangerous to people or property by a Certified Arborist. "Heritage Protection Area" means the area of land designated for tree protection as shown in Schedule "A". "Large Woody Debris" means fallen, dead trees and snags, eroded root structures and logs within the Watercourse Protection Area. "Manager of Development and Environmental Services" means the Manager of Development and Environmental Services for the District of Maple Ridge and/or designate. "Owner" means the registered owner or owners of a fee simple parcel of land and the trees growing on it. "Removed or Removal" in relation to a tree means to remove in whole or in part. "Replacement tree" means a tree planted pursuant to Section 10. "Rural Area" means the area of land designated as Rural in Schedule "B". "Topping" means the removal of the dominant leader or crown of a tree. "Urban Area" means the area of land designated as Urban in Schedule "B". Maple Ridge Tree Protection Bylaw No. 5896-2000 3 "Watercourse Protection Area" means the area of land within 15 meters of the top -of -bank on either side of a watercourse described on Schedule E of the Maple Ridge Official Community Plan. "Wildlife tree" means a Tree that provides present or future habitat for the maintenance or enhancement of wildlife as defined in the British Columbia's Wildlife Tree Classification System published in "Wildlife Tree Management in British Columbia". 4. Application This bylaw applies to Trees having a diameter of at least 10 centimeters measured from a height of 150 centimeters above the natural grade and which are: a. on any parcel of land in the Urban Area that has sufficient lot area to create two or more new lots within the requirements of the existing zoning pursuant to Maple Ridge Zoning Bylaw No. 3510-1985; b. on any parcel of land in the Urban Area that is 1 acre (0.4 hectares) or greater in size; c. within a Development Permit Area; d. on land owned by the District or in the possession of the District; e. identified for retention as part of a subdivision approval, development permit or building permit; f. within a Forest Reserve; g. Wildlife trees; h. on slopes of 1:3 (rise over run) or greater; within a Watercourse Protection Area; j. within a Heritage Tree Protection Area; k. within a Geotechnical Protection Area. 5. Prohibitions a. No person may cut or remove a tree without a valid permit issued pursuant to this bylaw. b. Without limiting Section 5 (a), no person shall damage a tree by soil compacting, deposition or removal of soil or constructing a hard or impervious surface within the Drip Line. c. No person is to fail to comply with the terms and conditions of a permit issued pursuant to this bylaw. Maple Ridge Tree Protection Bylaw No. 5896-2000 4 d. No person will cause or permit any Excessive Suspend Solids Discharge to be released, directly or indirectly into the Drainage System as a result of works pursuant to this bylaw. 6. Exemptions Except in respect to trees referred to in S.4 (i), (j) and (k) no permit shall be required to cut or remove a tree where: a. no more than 3 trees are cut or removed for every acre or part thereof (0.4 hectares) for any reason in any 12 month period; b. a subdivision plan has been approved that identifies tree removal and protection areas; c. a development permit has already been issued that identifies tree removal and protection areas; d. the cutting down of trees as is required to site a building, driveway, septic field, roadway, or utility corridor as approved by a building permit; e. emergency removal of trees that are severely damaged by a natural cause, which as a result pose an imminent danger of falling and injuring persons or property; f. trees are on parks or municipally owned lands and the cutting or removal is conducted by or on behalf of the District of Maple Ridge; g. cutting or removal of trees by standard aboricultural practices for the maintenance of above ground utility conductors by a public utility or its contractors; h. approval for tree removal has been obtained from the BC Ministry of Forests; i. are cutting trees less than 25 centimetres in diameter, measured from a height of 150 centimetres above natural grade, for survey lines less that 2 meters wide; J. tree cutting or removal is required for construction, improvement, repair or maintenance of public works or services undertaken by a governmental authority. 7. Permits a. When a tree is permitted to be cut or removed, such activity shall be undertaken in compliance with the conditions imposed by this Bylaw and all special conditions specified in the permit. Maple Ridge Tree Protection Bylaw No. 5896-2000 5 b. An application for a permit will: i) include a fully completed and signed form as set out in Schedule "E"; and ii) be accompanied by the applicable permit fee calculated in accordance with Section 11. c. A permit issued under this bylaw will be valid for a period of 12 months from the date of issuance and is non -transferable. 8. Plans and Specifications Where an application for a permit pursuant to this bylaw is required, application will be made in writing to the Manager of Development and Environmental Services and must contain the following information: a. a statement of purpose and rationale for the proposed tree cutting; b. a site plan indicating the location of the trees to be cut, trees to be protected, topographic and hydrographic features, structures, roads and other pertinent information useful in the determination of location. c. a proposed planting plan for any necessary replacement trees; d. method for appropriate disposal of any woodwaste/clearing debris; e. method for control of drainage and erosion impacts from the tree removal site; f. a copy of any applicable federal or provincial approvals; Parcels that are adjacent to or contain a watercourse: g. every application for tree removal on a property that is adjacent to or contains any part of a watercourse must provide along with the application a survey that identifies top -of -bank prepared by a B.C. Land Surveyor. Parcels greater than 2.5 acres (1 hectare): h. every application for tree removal on parcels greater than 2.5 acres (1 hectare) between October 15th to April 15th of any given year will require an erosion and sediment control plan prepared by a qualified professional, at the applicant's expense, to deal with bare and exposed soil. Steep slopes: Every application for tree removal on a steep slope, 1:3 (rise over run) or greater, must be accompanied by a report prepared by a qualified geotechnical engineer that certifies that the proposed tree removal will not create increased flooding, erosion, or landslip caused by stormwater runoff directed from the tree removal site. Maple Ridge Tree Protection Bylaw No. 5896-2000 6 J. A statement signed by the applicant ensuring that the applicant will be responsible for undertaking and completing all works required by the geotechnical engineer in accordance with the report described in subsection (i). Geotechnical Protection Area: k. Every application for tree removal within a Geotechnical Protection Area must be accompanied by a report prepared by a qualified geotechnical engineer that certifies that the proposed tree removal will not create increased flooding, erosion, or landslip on the property or adjacent properties. I. A statement signed by the applicant ensuring that the applicant will be responsible for undertaking and completing all works required by the geotechnical engineer in accordance with the report described in subsection (k). Hazard Tree m. Every application for the Removal of a Hazard Tree shall be accompanied by a report prepared by a certified arborist. 9. Tree Removal Where cutting or removal of trees has been authorized by the District, and a valid and subsisting permit exists, the person undertaking the cutting or removal must: a. dispose of the tree parts by chipping or burning in accordance with Provincial and District regulations; b. keep the Drainage System free of Excessive Suspended Solids Discharge originating from the tree removal area; c. stabilize all bare and exposed soil by Oct. 15th of any given year in order to reduce potential erosion impacts; d. restrict all tree removal work to the hours of 8:00 a.m. to 6:00 p.m. everyday of the week except Sunday, when work is prohibited; Parcels greater than 2.5 acres (1 hectare): e. conduct tree removal on parcels greater than 2.5 acres (1 hectare) from April 15th to October 15th of any given year, unless an erosion control plan prepared by a qualified professional has been approved by the District and implemented prior to site disturbance; and Watercourse Protection Area: f. when cutting hazard trees, within the Watercourse Protection Area, leave such trees as Large Woody Debris in order to retain fish and wildlife habitat or alternatively replace such tree in accordance with the provisions of Schedule Maple Ridge Tree Protection Bylaw No. 5896-2000 7 10. Replacement Trees a. Where compliance is required with Sections 9(f) and 13(e) the owner shall replace the trees cut and removed with new trees planted on the same parcel in accordance with the requirements set out and determined in Schedule "D". b. An owner of replacement trees shall maintain the same in accordance with standard arboricultural practice. c. Prior to the issuance of a permit the owner shall provide the District with a security deposit in the amount of $400.00 per replacement tree in cash or irrevocable letter of credit. d. The amount of security shall held by the District for one year from the date the replacement tree(s) are planted provided that the Manager of Development and Environmental Services is satisfied that the owner has complied with the tree replacement criteria. 11. Fees An application for a permit must pay the following fees prior to the issuance of a permit: i) No charge Hazard Trees ii) $204.00 more than 3 trees per acre on a parcel of 2.5 acres (1 hectare) or less iii) $407.00 more than 3 trees per acre on a parcel greater than 2.5 acres (1 hectare) 12. Administration and Enforcement a. This bylaw will be administered by the Manager of Development and Environmental Services or designate(s). b. The Manager of Development and Environmental Services, the Bylaw Enforcement Officer and all District employees under their direction will have the right at all reasonable hours to enter upon and inspect any land or premises in the District to determine if the provisions of the Bylaw are being met. 13. Offence a. Every person who violates any provision of this bylaw or who suffers or permits any act or thing to be done in contravention of this bylaw is guilty of an offence against this bylaw and is liable to the penalties hereby imposed. b. Every person who committed an offence against this bylaw is liable to a fine and penalty of not more than $10,000.00 for each offence. Maple Ridge Tree Protection Bylaw No. 5896-2000 8 c. Where more than one tree is cut down, removed or damaged in violation of this bylaw a separate offence is committed with respect to each tree. d. Each day that a violation exists or continues shall constitute a separate offence. e. In addition, any owner who cuts, removes or damages, or suffers or permits any tree to be cut, removed or damaged in contravention of this bylaw or in violation of any terms and conditions of the permit will be required to replace trees on the same parcel in accordance with Schedule "D" for each tree impacted within the Watercourse Protection Area, or in all other areas at a ratio of 2 replacement trees of the same species for each tree impacted provided that no replacement tree is less than 1.5 metres in height. 14. If any section or lesser portion of this Bylaw is held invalid, it will be severed and the validity of the remaining provisions of this will not be affected. 15. Schedules "A", "B", "C", "D", "E", and "F" attached to this Bylaw are incorporated herein and form part of the bylaw. READ a first time this 12th day of September, 2000. READ a second time this 12th day of September, 2000. READ a third time this 18th day of December, 2000. RECONSIDERED AND ADOPTED this 9th day of January, 2001. MAYOR CLERK Maple Ridge Tree Protection Bylaw No. 5896-2000 9 1- DOUGLAS AVE. z 0 _J Lt CHERRY PLACE =TFT1 1 2F if AREA UNDER PROTECTION 1-sEkliAGE TREE PROTECTION AREA "A"- BYLAW 58516-2DO1J SCHEDULE A CORPORATION OF THE DISTRICT OF MAPLE RID GE Maple Ridge Tree Protection Bylaw No. 5896-2000 10 ii 11P1 MNMEI NW I • if riTaniv-ffieffitNelltit i 111" 4.L.:' 7 ,s44,1. 1 Ar 11, ..,. Iliv TREE PROTECTION BYLAW THE DISTRICT OF ii,L,,,!pion NV MAPLE RIDGE MAPLE RIDGE Maple Ridge Tree Protection Bylaw No. 5896-2000 11 85 88 11 12 13 l4 t5 18 22 2 17 16 A65 P1381 P92f P52 27 28 29 30 31 LOUGFEED 5 51 9 0 5 8 4 P'1251 9 FI A 81 IP 11251} 8 7 0 5 4 3 13 11814 E I A E 3814 1 2 17 16 A65 P1381 P92f P52 27 28 29 30 31 LOUGFEED 5 51 9 0 5 8 4 R F1 9 FI A 81 SS 16 11 A 10 9 8 7 8 5 4 P 68759 P 3814 `PP072 45 P9218 3 RF 5150 AREA UNDER PROTECTION SCALE 12,500 P 25753 35 Rem 33 Rern 34 11665/11687 ECS 2550 WAS 3297 TREE PROTECTION BYLAW BYLAW 5896-2000 SCHEDULE C MAPLE RIDGE CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Nov 29, 2000 REVISED: Mar23, 2011 FILE: TreeProtecfionBylaw ScheduleC.mxd BY: DT 37 38 gl fi 5925 39 A 40 d4 1 12 A 'LMPtC F3 4 `PP072 45 P9218 3 RF 5150 AREA UNDER PROTECTION SCALE 12,500 P 25753 35 Rem 33 Rern 34 11665/11687 ECS 2550 WAS 3297 TREE PROTECTION BYLAW BYLAW 5896-2000 SCHEDULE C MAPLE RIDGE CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Nov 29, 2000 REVISED: Mar23, 2011 FILE: TreeProtecfionBylaw ScheduleC.mxd BY: DT Maple Ridge Tree Protection Bylaw No. 5896-2000 12 Corporation of the District of Maple Ridge Maple Ridge Tree Protection Bylaw No. 5896-2000 SCHEDULE "D" Tree Replacement Criteria The criteria below applies to the replacement of trees required under Section 10 of the Corporation of the District of Maple Ridge Tree Protection Bylaw No. 5896-2000. Diameter* of trees cut or removed Replacement Criteria 100 mm to 151 mm. 152 mm to 304 mm 305 mm to 456 mm. 457 mm to 609 mm 610 mm or greater 2 replacement trees (min. of 1.5 m ), or, 4 native shrubs' ( for up to 50% of trees being replaced in this range) 3 replacement trees (min. height of 1.5 m.) 4 replacement trees (min. height of 1.5 m.) 6 replacement trees (min. height > 2.0 m.) 8 replacement trees (min. height > 2.0 m.) *diameter measured from a height of 150 centimeters above the natural grade > greater than ' shrub species to be approved by the Manager of Environmental Affairs Species of native trees cut or removed Alternative replacement species Grand Fir Abies grandis Bigleaf Maple Acer macrophyllum Red Alder Alnus runbra Western Paper Birch Betula papyrifera Sitka Spruce Picea sitchensis Trembling Aspen Populus tremuloides Black Cottonwood Populus trichocarpa Shore Pine Pinus contorta Douglas Fir Pseudotusga menziesii Western Red Cedar Thuja plicata Western Hemlock Tsuga heterophylla Douglas Fir or Western Hemlock Western Paper Birch or Trembling Aspen Big leaf Maple or Western Paper Birch Big leaf Maple or Trembling Aspen Shore Pine or Douglas Fir Black Cottonwood Red Alder or Western Paper Birch Douglas Fir Western Red Cedar Grand Fir or Douglas Fir Grand Fir or Douglas Fir or Western Red Cedar Maple Ridge Tree Protection Bylaw No. 5896-2000 Corporation of the District of Maple Ridge Maple Ridge Tree Protection Bylaw No. 5896-2000 SCHEDULE "E" 13 Application for Tree Removal 1. Full name(s) and address of applicant: Postal Code: Telephone: or 2. Full name(s) and address of owner: Postal Code: Telephone: or 3. Full name(s) and address of tree cutting company: Telephone: or 4. Property proposed for tree removal: Street Address: Legal Description: 5. Purpose of proposed tree removal: Please see attached arborist report as required under Section 8 (m) of the bylaw O 6. Species of trees to be cut: 7. Methods proposed to control drainage and erosion impacts to adjacent lands or nearby watercourses from the tree removal site: Please see attached erosion control plan as required under Section 8 (h) of the bylaw O Please see attached geotechnical report as required under Section 8 (i)&(k) of the bylaw O 8. Methods proposed to restore the site to a suitable condition, including appropriate disposal of wood waste and stabilization of bare and exposed soil: Maple Ridge Tree Protection Bylaw No. 5896-2000 14 9. Attached as part of this application is a dimensional sketch of the property which shows the location of the trees to be cut or removed, the location of the trees to be protected, the location of barrier fencing, the location and species of any required replacement trees, topographic and hydrological features, structures, roads and other information useful in determining location. Please see attached survey report as required under Section 8 (g) of the bylaw O Note: Applications for a permit shall be accompanied by the prescribed fee as follows: 1. No charge for removal of hazard trees 2. $204.00 for the removal of more than 3 trees on a parcel of 2.5 acres (1 hectare) or less. 3. $407.00 for the removal of more than 3 trees on a parcel greater than 2.5 acres (1 hectare). I HEREBY DECLARE that the above information is correct, and that I have read a copy of the District of Maple Ridge Tree Protection Bylaw No. 5896-2000 and that I will abide by all the applicable provisions of the said bylaw and such terms and conditions as may form part of any Tree Removal Permit issued pursuant to this application. I understand that I will be required to provide a security deposit as required by this bylaw to guarantee the provision and maintenance of all Replacement trees in accordance with Maple Ridge Tree Protection Bylaw No. 5896-2000. Name of Applicant(s): Signature of Applicant(s): Date: FOR OFFICE USE ONLY Received from: this day of , 20 the sum of $ for Tree Removal Permit Application fee. Date issued: Permit No. Maple Ridge Tree Protection Bylaw No. 5896-2000 Corporation of the District of Maple Ridge Maple Ridge Tree Protection Bylaw No. 5896-2000 SCHEDULE "F" 15 Tree Cutting Permit 1. This permit is issued pursuant to Corporation of the District of Maple Ridge Tree Protection Bylaw No. 5896-2000. 2. This permit applies only to those lands legally described as: (the "Lands") 3. This permit is issued to: (the "Permittee") 4. This permit authorizes the Permittee to cut and remove only the trees in those areas on the Lands shown and described on Schedule 1 of this Permit subject to the terms and conditions hereinafter set out. 5. This permit is issued subject to the following conditions: a. any tree authorized to be cut or removed by the Permit shall only be cut or removed in strict compliance with the Corporation of the District of Maple Ridge Tree Protection Bylaw No. 5896-2000. b. no tree shall be cut or removed in those areas described on Schedule 1 of this Permit until: (i) such areas have first been demarcated on the Lands by tape, ribbon or stakes and a barrier has been placed around those trees to be retained; (ii) such area or areas have been inspected by the Manager of Environmental Affairs or their designate to ascertain whether they comply with the permission herein; and (iii) the Manager of Development and Environmental Services or designate has signed this Permit in the space provided below. 6. The authorization herein to cut or remove trees expires and is of no further force or effect one year after the date of the issuance of this Permit. FOR OFFICE USE ONLY 1, , the Manager of Development and Environmental Services or designate have inspected the land to which this permit applies for the purposes of Section 5 (b) of this Permit. Manager of Development and Environmental Services 4 MAPLE RIDGE British Columbia District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: October 7, 2013 and Members of Council FILE NO: 2013 -070 -VP FROM: Chief Administrative Officer MEETING: CoW SUBJECT: Development Variance Permit 10412, 10450 and 10500 Jackson Road EXECUTIVE SUMMARY: Development Variance Permit application 2013 -070 -VP has been received in conjunction with rezoning application 2012-040-RZ and subdivision application 2012 -040 -SD to rezone the lands to R-3 (Special Amenity Residential District) and RS -1b (One Family Urban (Medium Density) Residential) for a subdivision of 128 lots. The requested variances are: to increase the maximum building height on the downhill lots to 11.0 metres; to allow the driveway for Lot 1 to be located less than 7.5 metres from the intersection; and to allow the existing overhead wiring on Jackson Road to remain. It is recommended that Development Variance Permit 2013 -070 -VP be approved. Council considered rezoning application 2012-040-RZ and granted first reading for Zone Amending Bylaw No. 6919-2012 on May 22, 2012. Council granted first and second reading for Official Community Plan Amending Bylaw No. 6984-2013 on April 23, 2013, and second reading for Zone Amending Bylaw No. 6919-2012 on April 23, 2013. This application was presented at Public Hearing on May 21, 2013 and Council granted third reading on May 28, 2013. Council considered and approved an earlier variance permit application 2013 -027 -VP for this development on June 25, 2013 which allowed an increase to the height of portions of the retaining walls and to reduce the road servicing requirements within the 104 Avenue and 248 Street right-of-ways where the pedestrian walkways will be constructed. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2013-070-DVP respecting property located at 10412, 10450 and 10500 Jackson Road. DISCUSSION: a) Background Context: Applicant: Owner: Morningstar Homes Ltd. Morningstar Homes Ltd. 1103 Legal Description: Lot 1, except part subdivided by Plan 42419, Section 10, Township 12, NWD Plan 12923 Lot 12, Section 10, Township 12, NWD Plan 42419 Lot 2, Section 10, Township 12, NWD Plan 12923 OCP: Existing: Residential Medium Density, Residential Low -Medium Density Proposed: Residential Medium Density, Residential Low -Medium Density Zoning: Existing: Proposed: Surrounding Uses RS -3 (One Family Rural Residential) and A-2 (Upland Agricultural) R-3 (Special Amenity Residential District) and RS -1b (One Family Urban (Medium Density) Residential) 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: Concurrent Applications: Single Family R-3 (Special Amenity Residential District) Residential Medium Density Single Family, Park R-1 (Residential District), M-2 (General Industrial) Residential Medium Density, Conservation Proposed Townhouse development RM -1 (Townhouse Residential), A-2 (Upland Agricultural) Residential Medium Density, Conservation Vacant, (application 2012-065-RZ for single family lots is on hold) RS -3 (One Family Rural Residential) Residential Low -Medium Density Inactive Gravel Extraction Site Single Family Residential 6.195 hectares (15.3 acres) Jackson Road, 104 Avenue, 105A Avenue, 248 Street Urban Standard 2012-040-RZ, 2012 -040 -SD, 2012 -040 -SP, 2013 -027 -DP, 2013 -027 -VP -2- b) Requested Variances: 1. Maple Ridge Zoning Bylaw No 3510 -1985, Section 601C(F)(1): to vary the maximum building height of the R-3 zoned Lots 28 to 53, 73 to 95 and 114 to 126 from 9.75 metres to 11.0 metres; 2. Maple Ridge Zoning Bylaw No 3510 -1985, Section 601(C)(9)(b): to vary the maximum building height of the RS -lb zoned Lots 127 and 128 from 9.5 metres to 11.0 metres; 3. Maple Ridge Zoning Bylaw No 3510 -1985, Section 401(3)(c): to vary the location of the driveway on Lot 1 from a minimum of 7.5 metres to 1.5 metres from the point of intersection of the exterior side lot line with the rear lot line at the intersection of 104 Avenue and the lane east of Jackson Road. 4. Subdivision and Development Services Bylaw No. 4800-1993, Schedule A - Services and Utilities: to waive the requirement to convert the existing overhead wires on the east side of Jackson Road to underground wiring, in accordance with Council Policy 9.05 - Conversion of Existing Overhead Utility Wiring to Underground Wiring. c) Project Description: The development site is comprised of three lots east of Jackson Road and north of 104 Avenue, which are commonly referred to as the "Allard gravel pit", with an area of 6.195 hectares (15.3 acres). The applicant is proposing to rezone the subject site from RS -3 (One Family Rural Residential) and A-2 (Upland Agricultural) to R-3 (Special Amenity Residential District) and RS -lb (One Family Urban (Medium Density) Residential) to permit a subdivision of 128 lots (attached as Appendix B). A tot lot is proposed on the northeast corner of 104 Avenue and Robertson Street. The proposed subdivision plan will provide road connections through the site between the existing roads to the north and south (Robertson and McEachern Streets), construct a cul-de-sac on 248 Street, and complete the 104 Avenue road connection to Jackson Road. A rear lane will provide vehicle access for the lots fronting on Jackson Road and on the west side of Robertson Street. A pedestrian walkway will be constructed to connect 104 Avenue at McEachern Street to the new cul-de-sac at the south end of 248 Street. d) Planning Analysis: The Zoning Bylaw establishes general minimum and maximum regulations for single family development. A Development Variance Permit allows Council some flexibility in the approval process. Building Height Variances: The requested variance to increase the maximum building height to 11.0 metres is consistent with building heights allowed by variance for recent developments in the District. The applicant designed the buildings to fit the contours of the site and to meet the proposed Zoning Bylaw amendment for height in anticipation that the amendment would be adopted prior to approval of -3- this development. The downhill lots (Lots 28 to 53, 73 to 95 and 114 to 128, as highlighted on Appendix C) are over height on the rear elevations where a portion of the roof exceeds the maximum permitted height (refer to Appendix D). The uphill lots (east side of Jackson Road, Robertson Street and McEachern Street) meet the height requirement for both the existing and proposed building height calculations. Driveway Location Variance: The lots on Jackson Road, which is an arterial road, must have vehicle access from the rear lane, as per Council Policy 6.12 which requires that lots fronting an arterial road have vehicular access from a rear lane and the homes must be oriented towards the arterial road. Also, the R-3 zone requires that vehicular access for lots backing on a municipal lane be restricted to the lane. Section 401(3)(c) of the Zoning Bylaw prohibits driveways to be located within 7.5 metres of the point of intersection of the exterior side lot line (104 Avenue) with the rear lot line (lane east of Jackson Road). The requested variance to Section 401(3)(c) of the Zoning Bylaw, to allow the driveway to be 1.5 metres from of the point of intersection of the exterior side lot line (104 Avenue) with the rear lot line (lane east of Jackson Road) rather than 7.5 metres, is a variance of 6.0 metres. The need for a variance is a due to the narrow lot width in the rear of the lot. The front of the lot is 12.5 metres, which exceeds the minimum lot width, but it narrows from the rear of the house to the rear lot line, and the southeast corner of the lot is truncated at the intersection of the lane with 104 Avenue. The garage building in the rear yard meets the required setbacks from the property lines and the 5 metre wide driveway will be located as far from the intersection as possible. A site plan for Lot 1 is attached as Appendix E. There will be a wide boulevard on 104 Avenue, therefore the exterior side lot line will be 4.8 metres from the curb line on 104 Avenue and the south side of the driveway will be 6.6m from that curb line. The applicant's rationale states that "based on the width of the boulevard and the distance of the garage and (driveway) letdown from the actual traffic, it is clear there will be more than enough room to maintain the site line at this intersection". Overhead Wiring: The recommendation to waive the servicing requirement for underground wiring on Jackson Road is supported in Council Policy 9.05 "Conversion of Existing Overhead Utility Wiring to Underground Wiring". A copy of Council's policy is attached as Appendix F. This variance pertains to Part 1 of the policy which recognizes the existing wiring on Jackson Road being 3- phase higher voltage wiring. All the wiring within the subdivision as well as the wiring on 104 Avenue and 248 Street will be underground. e) Interdepartmental Implications: The Engineering Department is in support of retention of the above -ground utility company wiring on the east side of Jackson Road. Council policy is to support such variances. CONCLUSIONS: The proposed variance to increase the maximum building height on the downhill lots to 11.0 metres is supported because height variance is consistent with common building practices and with building heights permitted by variances for new development. The proposed variance to allow the driveway for Lot 1 to be varied from 7.5 metres to 1.5 metres from the intersection is supported because the driveway will be 6.6m from that curb line and this should provide sufficient visibility for vehicles using the lane in proximity of the driveway. The proposed variance to allow the existing overhead wiring on Jackson Road to remain is supported by Council Policy 9.05 "Conversion of Existing Overhead -4- Utility Wiring to Underground Wiring". The variances are supported by the Planning and Engineering departments, and the Approving Officer. It is therefore recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit 2013-070-DVP. "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, 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 - Subdivision Plan Appendix C - Lots requiring Height Variance Appendix D -- Typical Building Elevations for lane access and front access lots Appendix E - Lot 1 driveway location Appendix F - Council Policy 9.05 "Conversion of Existing Overhead Utility Wiring to Underground Wiring". -5- /148\ APPENDIX It P 75957 0 11 P 18280 BCP 36341 106 AV E. 24860 5 P 75957 P72100 7 P 72103 P 12923 10501 10500 Subject Properties 10480 P 12923 P 18280 P 721 00 10412 P 42419 104 AV E. P 235 94 0,8108 1036 AVE 10379 p /10360 0 70,,_113 79 80 81 9 A A 103AAVE 10367 o< 116 ,L\ N Scale: 1:3,000 Ci Mea 5 I 0 10412/50 & 10500 Jackson Rd District of Langley 4 MAPLE RIDGE Br91sh Columbia RASER CORPORATION OF THE DISTRICT OF MAPLE RIDGE FINANCE DEPARTMENT DATE: Sep 27, 2013 2013 -027 -DP BY: JV APPENDIX B SUBDIVISION PLAN OF LOT 1 EXCEPT: PART SUBDIVIDED BY PLAN 42419; PLAN 12923, LOT 2 PLAN 12923 AND LOT 12 PLAN 42419 ALL OF SECTION 10 TOWNSHIP 12 NEW WESTMINSTER DISTRICT PURSUANT TO SECTION 67 OF THE LANG 77 TLE ACT BCOS 920.018 LEGEND: *Denotes control Monument Found. Denotes Standard n Post Found. All Distances ore in Metres. O Denotes Standard BGCmme�newldtlri4 560tmmisn pFaof I Denotes L dPlug Iron PoStandard C st Set. (0 Sze) wb n plotted a a scale :600 ®DO Denotes Standard Rockrete PostPost Set Found otllfietl mm s su been se oa er(s),Itn p is cantrd monuments BSHO]02 k988H1391 1Dtearateer Survey Area No 30 District of Neale Ridge. NAD83 EMS) This plan shows horizontal ground level—distances except where o compute grid distances multiply ground—level distances by the doverage erived combined 996044 bicb bas been fromcontrol monument• LIMA PLAN1 72109 Nie \/ oa Q' ?s 36 %Ai 545 105A AVENUE 895 6 e15 00, 0 5.072 300 5072 500 .1• 70.0 29173 90,55, 9015.20. 30 876 o- 121 33.180 IA 122 z°o 029 101 syssot QQ 25 0 90,08 Underwater Lana Surveying Ltd BC. Land Surveyors oe Street Cloverdale 00 ew / • 8 .000'1 9 4Q R/ 8a g 94 88 95 00 895 99 4 210 00'4- 1070.00 0'S3 - 004) 2,045 7.734'06 X4360 84. 27.440 PLAN ev 5 104th AVENUE 105 104 PLAN 103 102 101 100 99 bM 18.000 24.0m .311 89 98/ 106PLAN / NCP23672 Th' PI MThr Greater Vancouver Re0)0enonal District 128 • PARK QQ 93 Odle 43 PLAN KM.. 44 PLAN BC.P.96. PLAN BCP96M 1za PLAN EPP32314 r(ve Ar e3rdstloY tlofrJuly,s20t3lewas 9e John P °edentate, BC. APPENDIX C SUBDIVISION PLAN OF LOT 1 EXCEPT: PART SUBDIVIDED BY PLAN 42419; PLAN 12923. LOT 2 PLAN 12923 AND LOT 12 PLAN 42419 ALL OF SECTION 10 TOWNSHIP 12 NEW WESTMINSTER DISTRICT wcsurnr T0 Srcncw sr or ME LOC 1717.£ ALT B038 GAMS W O.lanw mM yNp• ben Nbby 500f. N lO .b1.IN. i ASO ...ew m. 1 n.•.. .1 1.1 Ero4P.i't 0.• .ten. W. or entr• pow.�^.+p.S•} P• eaC.VPlwrmetala 1.0 &WPM 3mn341 Can. Ildw.. Fo-w>. • 04.0. 914.0.-00 eve0. 43.! •• 1,41 0..910 law 3639 F m isnot« 6143640 3 .p•. ry•t Fy.. P S.A. Simewv 9.a 0. Sat a19 .aF ....a nrieened p..• [..�..040 .¢M e.rcw .v[ylr t w eyt..er by b. .1IW. 0�/1m In. 1b'..cnloUnn r 1 lTJN litre • Al lA Ffti 103A AOENLIE '1 +_t �^ 3003 ..In ender.. rood Survey.. Ltd 8C I.od 9ornyvur fir Jaribbi_11 11 -8 104th AyENUE 1103 104 aui 103 I 102 I 101 Ocreura 100 99 98 �+M1+ ■!lhln Toe ,.., FeiIGn.� rear 106 PARR re.a. 44441 44 REM 1 • P PLAN EPP32314 tnti.en .w New w pmekLon a. w ^PN•••`9 011rr 4. — 4..O01 .1 l.. mq. SON nw....y 131....,w hear Pr. ... cvYpl.. on ... ]re 0. w JJs, iPi . 91 06hr, 0163 Lo '0_91)1W" -21 kf V L ar►anc j FRONT ELEVATION Ialwiiste11uuwrxe APPENDIX D --- J IhMIRNM / - - / ll i— tv� 4sz' 41T. in. y `5 J.] MOR!lh1GSTAR 13AKER 1 F MEM PAH REM. lIS�1FA F.I W.iti'� arR+tal:si ILIA .Ln_e�flh1* OFIL a194:10lc Iwwrtsar l-77 - 0 1' mit !IUO rFuv� .Yu. -ANi OR i�N aOiL 11 ELE+/ATION 1vuMa...�xaiosr.. uo.�a 10.oY1 RA- OOvi el miG f O/Y. TiFC EP ti 2113 141„1 C A10�� r�,.- n{ OVh•Oi, [OW..A 1i,lE UIe,T +AIO.� o: bE Ynx 01.,''''' 90801,0 AOC Was Io IVMORNIIlIGSTAR Wf�i n_ OG =04 IC} IRL {FW{ 514-0018 ROBERTSON HEJGi-ITS ELEVAi1OMS FDA HEIGif YAFM'JCE TYFICAL EXAf'�PLE 2 OF 8 APPENDIX E dr;U.e,, eLj Prink---pn--ecOe-6" ion 2,'.6,� � Co M AVSV-o3cLj 4o c 503(4' [1.54 Mf' LANE [6.63M) Go -0-3e. N5-'0,050 5 A06M\ k \ • II 1s'1o. [6.05M1 \�s �I s, ml 21'-r [6.58M] LOT 1 Po k. --y-\ k -oar Orefs on of- exlec o r s► de, 1 o f- I +lko- 10 i +1, ice.a-r lob-- r 1 N -e - 1 15'-5 7 12500M (41.010) Jo.dtisan oo,c1 MAPLE RIDGE British Columbia Deep Roots Greater Heights DISTRICT OF MAPLE RIDGE APPENDIX F TITLE: CONVERSION OF EXISTING OVERHEAD UTILITY WIRING TO UNDERGROUND WIRING POLICY NO. 9.05 APPROVAL DATE: July 23, 1996 POLICY STATEMENT: Council will support development variance permit applications to waive the requirement of Maple Ridge Subdivision and Development Servicing Bylaw 4800-1993. as amended, to provide underground wiring on highway right of ways serviced by existing overhead utility systems, where the abutting road is required to be upgraded to an urban standard, on the following conditions: 1. The existing overhead utility system is shown on the attached plan, or 2. There is less than a total of 250 metres of contiguous redevelopment potential fronting both sides of the highway right of way designated on the Official Community Plan. Further, in those cases where undergrounding of existing overhead utility lines is required, and a development has less than 250 metres of frontage on the highway right of way, the developer will service his development with underground dips off the overhead line and deposit with the Municipality sufficient funds to achieve the required undergrounding in the future. Date Printed: 2009-09-23 Page 1 of 2 Policy 9.05 in 0 ni U O a. N 4- 0 N N t]0 m a. Date Printed: 2009-09-23 4 f MAPLE RIDGE British Columbia Deep Riots Greater Heights District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: October 7, 2013 and Members of Council FILE NO: 2013 -027 -DP FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Intensive Residential Development Permit 10412, 10450 and 10500 Jackson Road EXECUTIVE SUMMARY: An Intensive Residential Development Permit application has been received for the subject site, 10412, 10450 and 10500 Jackson Road, for the development of 126 R-3 (Special Amenity Residential District) zoned lots. The site is located on the east side of Jackson Road, north of 104 Avenue and is within the Albion Area Plan. The land use designations on the site are Residential Medium Density for the R-3 (Special Amenity Residential District) zoned lots and Residential Low/Medium Density for two RS -1b (One Family Urban (Medium Density) Residential) zoned lots. The Intensive Residential Development Permit provides a greater emphasis on high standards in aesthetics and quality of the built environment while protecting important qualities of the natural environment, with the intent to provide an environment that is safe, attractive, people -friendly and environmentally responsive. Council considered rezoning application 2012-040-RZ and granted first reading for Zone Amending Bylaw No. 6919-2012 on May 22, 2012. Council granted first and second reading for Official Community Plan Amending Bylaw No. 6984-2013 on April 23, 2013, and second reading for Zone Amending Bylaw No. 6919-2012 on April 23, 2013. This application was presented at Public Hearing on May 21, 2013 and Council granted third reading on May 28, 2013. Council considered and approved variance permit 2013 -027 -VP on June 25, 2013 which allowed an increase to the height of some portions of the retaining walls and to reduce the road servicing requirements within the 104 Avenue and 248 Street right-of-ways where the pedestrian walkways will be constructed. A second variance permit application 2013 -070 -VP, the subject of a separate report to Council, is requesting variances to increase the maximum building height on the downhill lots to 11.0 metres; to allow the driveway for Lot 1 to be located less than 7.5 metres from the intersection; and to allow the existing overhead wiring on Jackson Road to remain. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2013 -027 -DP respecting property located at 10412, 10450 and 10500 Jackson Road. 1104 DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: Morningstar Homes Ltd. Morningstar Homes Ltd. Lot 1, except part subdivided by Plan 42419, Section 10, Township 12, NWD Plan 12923 Lot 12, Section 10, Township 12, NWD Plan 42419 Lot 2, Section 10, Township 12, NWD Plan 12923 OCP: Existing: Residential Medium Density, Residential Low -Medium Density Proposed: Residential Medium Density, Residential Low -Medium Density Zoning: Existing: Proposed: Surrounding Uses North: South: East: RS -3 (One Family Rural Residential) and A-2 (Upland Agricultural) R-3 (Special Amenity Residential District) and RS -lb (One Family Urban (Medium Density) Residential) Use: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Concurrent Applications: Single Family R-3 (Special Amenity Residential District) Residential Medium Density Single Family, Park R-1 (Residential District), M-2 (General Industrial) Residential Medium Density, Conservation Proposed Townhouse development RM -1 (Townhouse Residential), A-2 (Upland Agricultural) Residential Medium Density, Conservation Vacant, (application 2012-065-RZ for single family lots is on hold) RS -3 (One Family Rural Residential) Residential Low -Medium Density Inactive Gravel Extraction Site Single Family Residential 6.195 hectares (15.3 acres) Jackson Road, 104 Avenue, 105A Avenue, 248 Street Urban Standard 2012-040-RZ, 2012 -040 -SD, 2012 -040 -SP, 2013 -027 -VP, 2013 -070 -VP -2- b) Project Description: An application has been received to rezone the subject properties from RS -3 (One Family Rural Residential) and A-2 (Upland Agricultural) to R-3 (Special Amenity Residential District) and RS -lb (One Family Urban (Medium Density) Residential) to permit the development of 128 single family residential lots. The proposed development is consistent with the Albion Area Plan policies for Residential Low Density and Residential Low -Medium Density development in the Official Community Plan (OCP). An OCP amendment is required to adjust the boundary between the land uses to follow the property lines. The development site is comprised of three lots on the east side of Jackson Road and north of 104 Avenue, which are commonly referred to as the "Allard gravel pit", with an area of 6.195 hectares (15.3 acres). The proposed subdivision plan will provide road connections through the site between the existing roads to the north and south (Robertson and McEachern Streets), construct a cul-de-sac on 248 Street, and complete the 104 Avenue road connection to Jackson Road. A rear lane will provide vehicle access for the lots fronting on Jackson Road and on the west side of Robertson Street. A tot lot is proposed on the northeast corner of 104 Avenue and Robertson Street. A pedestrian walkway will be constructed to connect 104 Avenue at McEachern Street to the new cul-de-sac at the south end of 248 Street. This Intensive Residential Development Permit application has been received for the 126 R-3 (Special Amenity Residential District) zoned lots. The development also includes two RS -1b (One Family Urban (Medium Density) Residential) zoned lots. The subdivision plan is attached as Appendix B. Two Development Variance Permit applications have been received for development. Council approved the first variance permit 2013 -027 -VP on June 25, 2013 which allowed an increase to the height of some portions of the retaining walls; and to reduce the road servicing requirements within the 104 Avenue and 248 Street right-of-ways where the pedestrian walkways will be constructed. Subsequently, additional variances were identified and a second variance permit application 2013 -070 -VP was required, which is the subject of a separate report to Council. This is to request variances to increase the maximum building height on the downhill lots to 11.0 metres; to allow the driveway for Lot 1 to be located less than 7.5 metres from the intersection; and to allow the existing overhead wiring on Jackson Road to remain. c) Planning Analysis: An Intensive Residential Development Permit is required for all new Intensive Residential development. Residential development at densities greater than 30 units per net hectare that is typically zoned R-3 (Special Amenity Residential District) is considered as intensive residential. The Section 8.8 Intensive Residential Development Permit Area Guidelines of the Official Community Plan aim to provide a greater emphasis on high -3- standards in aesthetics and quality of the built environment while protecting important qualities of the natural environment, with the intent to provide an environment that is safe, attractive, people -friendly and environmentally responsive. The key guideline concepts for the Intensive Residential Development Permit Area are as follows: 1. Neighbourhood cohesiveness and connectivity should be maintained through the design of varied yet compatible buildings, in materials used and in architectural styles, in landscapes and in recreational areas, and by facilitating a range of transportation choices. The developer (Morningstar Homes) has provided a comprehensive design package with nine building designs for rear loaded lots (Appendix C) and six building designs for front loaded lots (Appendix D) with 13 colour schemes (Appendix E). Morningstar's design policy is that no building plan is repeated within three lots on both the same side of the road and the opposite side of the road; and that the colour schemes do not repeat within four lots on the same side and six lots on the opposite side of the road. The building materials include vinyl siding and trim, cement board, asphalt roofing, stone facing, decorative shutters, and aluminum railings, gutters and downspouts. A typical landscape plan has been provided for front and rear yard landscaping (Appendix F). Morningstar Homes will be installing playground equipment and landscaping, to Parks Department standards, the tot lot park at the corner of 104 Avenue and Robertson Street. A walking trail will be constructed within the 104 Avenue and 248 Street road right-of-way which will provide pedestrian connections within the neighbourhood and will connect with existing trails in the area. 2. A vibrant street presence is to be maintained through a variety of housing styles, by maintaining street parking and by directing garage structures and off-street parking to the rear of a property accessible by a lane. To demonstrate the variety of proposed housing styles, the developer has provided two streetscapes for the front loaded lots, two for the rear loaded lots, and one showing the exterior side elevation for a corner lot (Appendix G). The front loaded lot streetscape includes building designs for both the uphill and downhill lots. The site is terraced from the east at 248 Street down to the west where it front onto Jackson Road. The downhill buildings (two storeys on the street and three storeys in the rear) will be located on the west side of 248, McEachern and Robertson Streets. A rear lane will be provided behind the lots fronting on Jackson Street, which is an arterial road. All vehicle access will be provided from the lane for those lots and those on the west side of Robertson Street. The balance of the lots will have garages in the front due to the site topography and the existing road pattern to the north and south of the site. The presence of garage doors facing the street will be minimized by the addition of design features such as articulated columns, decorative gable treatments, decorative brackets and generous porches. -4- d) Financial Implications: There will be approximately 113 street trees added to the municipal street tree inventory on completion of this project. The costs associated with maintaining these trees will need to be included in a subsequent operating budget. CONCLUSION: As the development proposal complies with the Intensive Residential Development Permit Area guidelines of the Official Community Plan for form and character, it is recommended that 2013 -027 - DP be given favourable consideration. "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, 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 - Subdivision Plan Appendix C - Elevation Plans - Rear loaded lots Appendix D - Elevation Plans - Front loaded lots Appendix E - Colour Schemes Appendix F - Landscaping Concept Plan Appendix G - Streetscape Plans -5- APPENDIX A /148\ P 75957 0 11 P 18280 BCP 36341 106 AVE. 24860 5 P 75957 10550 P 72103 P72100 P 12923 10501 10500 Subject Properties 10480 P 12923 P 18280 P 721 00 10412 P 42419 104 AVE. 039108 1035 AVE 10379 70,,_113 79 80 81 9 A A 103AAVE 10367 033116 10355 20 10343 ,L\ N Scale: 1:3,000 Ci Mea 10412/50 & 10500 Jackson Rd District of Langley 4 MAPLE RIDGE Brillsh Columbia RAS ER CORPORATION OF THE DISTRICT OF MAPLE RIDGE FINANCE DEPARTMENT DATE: Sep 27, 2013 2013 -027 -DP BY: JV APPENDIX B SUBDIVISION PLAN OF LOT 1 EXCEPT: PART SUBDIVIDED BY PLAN 42419; PLAN 12923, LOT 2 PLAN 12923 AND LOT 12 PLAN 42419 ALL OF SECTION 10 TOWNSHIP 12 NEW WESTMINSTER DISTRICT PURSUANT TO SECTION 67 OF THE LANG TITLE ACT 3833 920.018 LEGEND: Q ® Denotes control Monument Found. Denotes Standard n Post Found. All Distances ore in Metres. o Denotes Standard BGCmme�newietlFtbr.N>Otmmisn pFeor I Denotes Standard aPlug Iron Post Set. (0 Sze) wM1 n plotted a a scale :600 ®DQ Denotes Standard Rockrete PostPont Set Found oalfietl mm s su been cantrd monuments BSHO]02 &988H1(3gttn p is inteareteer Survey Area No 30 District of Neale Ridge. NAD83 OGSRS1 This plan shows horizontal ground level—distances except where o compute grid distances multiply ground—level distances by the doverage erived combined 996044 bicM1 bas been fromcontrol monument• QQ 25 0 90.08 0nnerwater Lana Surveyinu Ltd. BC. Land Street �veyors oVp�er A ate JmR1233,1 8 PLAN DIM 1psq yl. Nie \/ oa fs 26 36 %Ai 1 105A AVENUE ee'S5't3' 815 15.072 13.500 5072 500 I. aa355>• 30 878. x'''Ws>a 7 ess33z ,8 - S 6e2m' SOSWON 18.000 / 89= 101 122, 9Nz yq ew �I II era aaol'0. ° .311 '6. z <w es 0 52 PLAN 104 PLAN 103 102 1.000 104th AVENUE 101 100 99 98 Th' PI ] Nth Thr Greeter Vancouver Regional District 18.000 21.001 0.117 / 106raax /• PARK QQ 43 PLAN KM.. 44 PLAN BC.P.96. R BCP96M 6 PLAN PLAN EPP32314 M1erne a9 surfve ^rrePresenteas aY ttM1 s Planlewos 9e e 3rd oar of Ju R 2013. John P Ondenvoter, BUS 7:12 PITCH APPENDIX C 7=ggrar::: PREFINISNED METAL GUTTER ON .8 FASCIA WVENTED ALUM. SOFFIT TIE. HEEL HEIGHTS ALTERED TO MATCH FACIA LINES .8 CORNER TRIM TY, FRONT ELEVATION RANDIPANELAT WINDOW BOX -OUT 1. CORNER "MIN TVP. ON BOXOUT MAIN FLOOR - B.EMENT SLAB = VINYL SEA. WALL DECOPADVF SIAMEAS FL REP 13 X P.T STRUCTURAL POST GAY FURRED OILT CLADDING. 121 TRIM 2 2:10 DAP STON: ...,1-1p11/ BASE 2/ aFr2 oFr. aFr2 1 7:12 FRC. METROS., UPPER FLOOR MAIN FLOOR = BASEMENT SLAB FRONT ELEVATION REAR ELEVATION 213 VAULTED CEILING RIGHT ELEVATION • UNITING DISTANCE: 1.20IA EXPOSING WALL FACE: 1197.89 FT, MAIL ALLOWABLE OPENINGS: TAO, A 79.20 FT.1 ACTUAL OPENINGS: 63.00 ET.1 5.642 C10 PITCH 200 PITCH Fr , Min um, 12112 moil 111110, •11, El I! I= I I II I_ I FT FT • LEFT ELEVATION SCALE: LW 1,0, LIMITING DISTANCE:1E0M EXPOSING WALL FACE: 11.51 Fr.2 M.. ALLOWABLE OPENINGS: 7.0012 72.86 FT, ACTUAL OPENINGS: 77.25 SOFT. A 8.8896 L -T_ L Fr' J 11 5 MORAGSTAR 222=320. FAX: ROC 521-6076 CONSULTANT PROJECT DESCIUUSION BAKER 'A ALLARD PROJECT R-3 REAR -LOADED SHEET TITLE • ELEVATIONS U.P.O. CALCULATIONS DRAWN BY: AST/ RN DESIGNED UT: FREDDY SALE PD.OXX A3 • HEEL HEIGHTS ALT D TO MATCH FACIA UHL PREFINISNED METAL ovrtEn ON 278 FASCIA NO/VENTED ALUM. SOFFIT TVP. FL WEN BOX UPPER FLOOR sqp A . °N IA.11111111 II MI III 1111 Im MIN I C1111111 HEEL HEIGHTS ALTERED IITNIATCH FACIA -LINES— — 174 CORNER TRIM TYP FRONT ELEVATION OV07:4=71'7=.'e NANDI PANEL AT WINDOW BOX -OUT 176 CONNER ON BOX -OUT MAIN FLOOR = B.EMENT SLAB VINYL SNAKE WALL M12 PITCH • FT. 0 FT 7712 PITC.H H RIZONTAL VINVL SIDING Is ;STRUCTURAL POST COY U/S TRUSS UPPER FLOOR MAIN FLOOR F BASEMENT SLAB FRONT ELEVATION REAR ELEVATION .1:12 VAULTED CEILING RIGHT ELEVATION UNITING DISTANCE: 1.201A EXPOSING WALL FACE 1137.00 FT MAX ALLOWABLE OPENINGS, 7 - ACTUAL OPENINGS: 63.00 FT.' S.547:9." FT. LEFT ELEVATION SCALE: 1/0. LIMITING DISTANCE: 130M EXPOSING WALL FACE: 112SW Fr.2 M.. ALLOWABLE OPENINGS. 7 ACTUAL OPENINGS. 10 5 MOFIAIGSTAI% FAX: ,scuo 521-oon CONSULTANT PROILLTOESCRIPTION BAKER 'B' ALLARD PROJECT R-3 REAR -LOADED SHEET TITLE' ELEVATIONS U.P.O. CALCULATIONS DRAWN Bis AST/ RN DESIGNED UT: FREDDY SALE PD.OXX A3 ra• s• _a Fr.2_ _a Fr.=- 1 z i 11 RIGHT ELEVATION UNITING DISTANCE: 1.201A EXPOSING WALL FACE 1137.00 FT MAX ALLOWABLE OPENINGS, 7 - ACTUAL OPENINGS: 63.00 FT.' S.547:9." FT. LEFT ELEVATION SCALE: 1/0. LIMITING DISTANCE: 130M EXPOSING WALL FACE: 112SW Fr.2 M.. ALLOWABLE OPENINGS. 7 ACTUAL OPENINGS. 10 5 MOFIAIGSTAI% FAX: ,scuo 521-oon CONSULTANT PROILLTOESCRIPTION BAKER 'B' ALLARD PROJECT R-3 REAR -LOADED SHEET TITLE' ELEVATIONS U.P.O. CALCULATIONS DRAWN Bis AST/ RN DESIGNED UT: FREDDY SALE PD.OXX A3 PREFINISHED METAL GUTTER ON .8 FASCIA WIVENTED ALUM. SOFFIT THE UM TRUSS 7,7,11'4,1".11f,T.E: HORIZONTAL VINYL SIDING UPPER FLOOR HEEL HEIGHTS ALTERED TIMIATCH MCI:CLINES— CORNER TRIM TM. F ONT ELEVATION HANOI PANEL AT WINDOW BOX -OUT .6 CONNER M. TEE. ON BOX -OUT MAIN FLOOR = BASEMENT SLAB = U. TRUSS UPPER FLOOR MAIN FLOOR E 7.12 PITCH JINNIIII 11111 .111% WA" A bail ,11111111 MINIM I 1/4711111. • ainummom 8112PLECH E4:=ETBZr. 1.71111 BOARD ON IR:RFTE,R2ARCI VINYL SHAKE WALL 2 2 TRIMS ABOUT WINDOWS AND DOORS • FRONT ELEVATION ONLY 19_ BASEMENT BLAB E FL WER 12 X IMF FRONT ELEVATION REAR ELEVATION SCA.: If P T smucTunu- Pow' cm ;LRZEsT%Toc:""3' 4:12 VAULTED CEILING RIGHT ELEVATION UMITING DISTANCE: 1.2018 EXPOSING WALL FACE: 1197.89 MAIL ALLOWABLE OPENINGS: 7 009. - 79 2 8 FL 1=1 12:12 PITCH LdL_1 LEFT ELEVATION SCALE:1/C E LIMITING DISTANCE:130M EXPOSING WALL FACE: 1.5.88 Fr.2 M...LOWABLE OPENINGS: 7.0012 -- 79 88 FT. ACTUAL OPENINGS: M. SOM. E 8.8096. MORAGSTAR IWA=E=E320213 FAX: 621-0078 CONSULTANT PROIETTLIESCRIFFION BAKER r ALLARD PROJECT R-3 REAR -LOADED SHEET TTTLE: ELEVATIONS U.P.O. CALCULATIONS DRAWN BY: AI, RN CHF—C.0E1' DESIGNED BIS FREDDY SALE PD.OXX A3 I 21•• t M .LJ —13 MS— kI k; i El 2 a Fr. g I. !A lar — -S— RIGHT ELEVATION UMITING DISTANCE: 1.2018 EXPOSING WALL FACE: 1197.89 MAIL ALLOWABLE OPENINGS: 7 009. - 79 2 8 FL 1=1 12:12 PITCH LdL_1 LEFT ELEVATION SCALE:1/C E LIMITING DISTANCE:130M EXPOSING WALL FACE: 1.5.88 Fr.2 M...LOWABLE OPENINGS: 7.0012 -- 79 88 FT. ACTUAL OPENINGS: M. SOM. E 8.8096. MORAGSTAR IWA=E=E320213 FAX: 621-0078 CONSULTANT PROIETTLIESCRIFFION BAKER r ALLARD PROJECT R-3 REAR -LOADED SHEET TTTLE: ELEVATIONS U.P.O. CALCULATIONS DRAWN BY: AI, RN CHF—C.0E1' DESIGNED BIS FREDDY SALE PD.OXX A3 ...,LBASEMENT SLAB PREFINISMED METAL GUTTER ON 2XS_FASCJAWNENTEO_ALUM._ SOFFD VD, HORIZONTAL VINYL SIDING Dal CORNER TRIM TVP. FRONT ELEVATION MMIDI PANEL AT WINDOW BOX -OUT 1x6 CORNER TRIM TYR ON BOX -OUT END.— FRONT ELEVATION 1 UPPER FLOOR MAIN FLOOR BASEMENT SLAB o SOR VAULTED CEILING ALLLE PEAR ELEVATIONS RIGHT ELEVATION I I 'ENgl2::LANT.12°." MAX. ALLOWABLE OPENINGS: 7.00% . 7.72 FT.2 7.12 PITCH REAR ELEVATIONS REAR ELEVATION 7 SCALE: ISSI LEFT ELEVATION SCALE: 01. 1%0' Ejr1=1:rAT =Ef ;”00 0.65 FT ACTUAL OPENINGS: 60.00 SO.FT. = 6.0096 10 5 5 MORAGSTAR FAX: (BOO Sri -0072 CONSULTANT PROJECT DESCRIPTION FRASER 'A' ALLARD PROJECT R-3 REAR -LOADED SHEET TITLE ELEVATIONS U.P.O. CALCULATIONS DROWNS, MS/ RN DESIGNED BY: FREDDY SALE PD.OXX A3 DGE AIL, 7,;d011P1111116 t.. / Ail' 117-PrION T.,STRUCTUIRAL POST CAN Omat'isr::=LETA'TfASS= 7:12 PITCH ni 111 th. EIch 11111MM. ,P• RENEW SLAB PREFINISHED METAL GUTTER ON 2XS_FASCIAVIN/ENTED_ALUM._ SOFFIT TP. ▪ HORIZONTAL VINYL SIDING Fr▪ OCN'T'RE'll ULTOMNM DECORATIVE SHUTTERS 3s— FRONT ELEVATION U/S TRUSS UPPER FLOOR MAIN FLOOR BASEMENT SLAB A REAR ELEVATION SCALE:1M'. 130. ST VAULTED CEILING RIGHT ELEVATION I I UNITING INSTANCE: 1.201.1 MAX. ALLOWABLE OPENINGS: 7.00% . 75.70 FT.2 12:12 PITCH 12 'Z 5 5 LEFT ELEVATION SCALE: TV 1, Ejr1=7/1=Ef TOO 0 6 5 FT ACTUAL OPENINGS: 60.00 SO.FT. = 6.00% 5 5 MORAGSTAR ST BRUNETTE AVENUE HEAD OFFICE: ,600, 621-00SS FAX: OIC30 CONSULTANT PROILLTOESCRIPTION FRASER '13' ALLARD PROJECT R-3 REAR -LOADED SHUT TITLE: ELEVATIONS U.P.O. CALCULATIONS DRAWN BIS AST /113 CHECKED BT DESIGNED UT: STIPODT SALE PD.OXX A3 FROM MUSTOGICTVP. /3 TRUSS VINYL MG. WALL FALSE S.M TAIL PITCH PPER FLOOR SE NT SLAB PREFINISMED METAL GUTTER ON SOFFIT TIP. HORIZONTAL VINYL SIDING CREDJNE PLY PANELS SU XR FRR RR F.R 11 50 FT FRONT ELEVATION RIDGE R,RTRUSS UPPER FLOOR RIGHT ELEVATION UNITING DISTANCE LEON EXPOSING WALL FACE:1082.75 FT, MAX ALLOWABLE OPENINGS: 7.00.. 75.70 FT... ACTUAL OPENINGS: 75.00 FT, = MAIN FLOOR EASEMENT SLOB --3421 7 REAR ELEVATION SCALE:,/.. _ VA, ULTED CEILING LEFT ELEVATION M.. ALLOWABLE OPENINGS: 7.00, 70. FT, 10 MORAGSTAR 6416 BRUNETTE AVENUE !MAD OFFICE: ,A00, 621-0038 FAX: OiCs0 .1-0078 CONSULTANT PROJECT DESCRIPTION FRASER ALIARD PROJECT R-3 REAR -LOADED SHEET TITLE ELEVATIONSffi U.P.O. CALCULATIONS DRAWN BY: AST/ RN CHECKED AT DESIGNED UT: FREDDY SALE PD.OXX A3 NmNEST RIDGE ,,..t.r:LALBSEMBrx;',7 Is6 FRIEEE ,,no cOANS 10:12 PITCH 12 aFT 7:1!-.7g7.W.trs° rn,,E;Et-7'T'N ,..RNES7 TM"' 3/ • HR. F.R.R. FRONT ELEVATION HIGHEST RIDGE 7 PIS VAULTED CEILING Yt— Yt— U/S OF TRUSS REAR ELEVATION SUPEN CORNED TRIMS IMAD'ig71:TIOTIS RIGHT ELEVATION scALE: 1M. - 'Er4r(r3712:47TA'1=0j1S.SS FIT ACTUAL OPENINGS: 02.00 FTT GAGS LEFT ELEVATION LIMITING DISTANCE: 1.20M EXPOSING WALL FACE: 100021 ST.s MAX. ALLOWABLE OPENINGS: 7.00, 72.24,1, ACTUAL OPENINGS: 72.1S GUM I G 5 moRaiGsTAR Ems BRUNETTE AVENUE COOSID-W. P.C. VSK ICS HEAD OFFICE: NOG SM -MISS HILL 'A' 11, PD.OXX A3 HIGHEST RIDGE PREFINISHED mFTAL 1,T1=0"ArD PIAS=T LIM OF TRUSS VINYL S MALL • UPPER FLOOR F;140 X?r 'N"L er;;;Inl ONLY rE O MONT ELEVATION • MAIN FLOOR WO TRIM BOARD BASEMENT AG I1111iI1P11i11, 11a111n1111i1 INi II 111 L lAm 111 111 1111 111111111 111 - al GABLE END BRACKET FROM .6 STOCK 'MP. '21;t7rALTEl'O'AZ Mw INS FRIEZE HEEL HEIGHTS ALTERED TO MATCH FACIA LINES HEEL HEIGHTS ALTERED TO MATCH FACIA LINES P T STRUCTURAL POST eiw FURRED MT CLADDING 'N TC S nit 0.0 FRONT ELEVATION ONLY MOOD BASS re CAP 12 RT, Fr' FRONT ELEVATION HIGHEST RIDGE ; .1.12 VAULTED CEILING U/S OF TRUSS UPPER FLOOR MAIN FLOOR • BASEMEN, 7:12 PITCH RIGHT ELEVATION ACTUAL OPENINGS: B3.00 FT.2 WHERE THE BUILDING IS SPRINKLERED, THE MAXIMUM AGGREGATE AREA OF UNPROTECTED OPENINGS SHALL NE NOT MORE THAN TWICE THE AREA DETERMINED ACCORDING TO SENTENCE el, PROVIDED ALL ROOMS, INCLUDING CLOSETS AND BATHROOMS, THAT ARE ADJACENT TO THE EXPOSING BUILDING FACE AND THAT HAVE UNPROTECTED OPENINGS ARE SPRINKLERED, NOTWITHSTANDING ANY EXEMPTIONS IN THE SPRINKLER STANDARDS REFERENCED IN ARTICLE 3.2.S.12. :MU 1.'11 W.S-7N7DAZNU: NEAR ELEVATION ONLY REAR ELEVATION SUPER CONNER TRIMS ITAAN't LEFT ELEVATION LIMITING DISTANCE:1.20M IXPOSIND WALL FADE:100..21 L 10 5 MORAGSTAR 6416 BRUNETTE...41/E !MAD OFFICE: ,A001,21-0038 FAX: (SOU .1-0078 CONSULTANT PROJECT DESCIUUSION HILL '13' ALLARD PROJECT R-3 REAR -LOADED SHEET TITLE FOUR ELEVATIONS DRAWN BY: ORAN CHECKED AT DESIGNED PPEODT SALE PD.OXX A3 I FT. FT. N I i i LEFT ELEVATION LIMITING DISTANCE:1.20M IXPOSIND WALL FADE:100..21 L 10 5 MORAGSTAR 6416 BRUNETTE...41/E !MAD OFFICE: ,A001,21-0038 FAX: (SOU .1-0078 CONSULTANT PROJECT DESCIUUSION HILL '13' ALLARD PROJECT R-3 REAR -LOADED SHEET TITLE FOUR ELEVATIONS DRAWN BY: ORAN CHECKED AT DESIGNED PPEODT SALE PD.OXX A3 HIGHEST RIDGE BASEMENT 5:12 PITCH Fr' As— HIGHEST RIDGE 12 VAULTED CEILING U/S OF TRUSS UPPER FLOOR FRONT ELEVATION 7:12 PITCH .1.&21LE IAAIN FLOOR RIGHT ELEVATION ACTUAL OPENINGS: BS.00 H B.SS% 7, WHERE THE BUILDING IS SPRINKLERED, THE MAXIMUM AGGREGATE AREA OF UNPROTECTED OPENINGS SHALL BE NOT MORE MAN TWICE THE AREA DETERMINED ACCORDING TO SENTENCE el, PROVIDED ALL ROOMS, INCLUDING CLOSETS AND BATHROOMS, THAT ARE ADJACENT TO THE EXPOSING BUILDING FACE AND THAT HAVE UNPROTECTED OPENINGS ARE SPRINKLERED, NOTWITHSTANDING ANY EXEMPTIONS IN THE SPRINKLER STANDARDS REFERENCED IN ARTICLE 2.2.5.12. nriUr1170' W.5-7N7DAZRUSr REAR ELEVATION ONLY REAR ELEVATION ELEVATION 212221,6 CORNER TAMS ITAASI g TIC;TI 4 FT FT. 0 FT 2 LEFT ELEVATION LIMITING DISTANCE:1.20M EXPOSING WALL FACE: 100..21 ET, MAX. ALLOWABLE OPENINGS: 7.00% A 76.24 ST.2 ACTUAL OPENINGS: 72.15 SOFT. H SAM L z or u 0,1 z z 5 MORAGSTAR 04613KINETTE AVENUE !ICAO OFFICE: 431.0098 FAX: MOO 521-0075 CONSULTANT PROILLTOESCRIFFION HILL ALLARD PROJECT R-3 REAR -LOADED SHEET TITLE FOUR ELEVATIONS DRAWN BY: ORAN DESIGNED BT: PPEODT SALE PD.OXX A3 AM PITCH ASPHALT...ES SU OP TRUSS HORGORTAL VINW SIDING VINYL CORNER TRIM IM HARARE DOOR TRIM 11111111 1111111 11111111 11111111 1111111 11111111 1111111 11111111 1111111 11111111 11111111 1111111 11111111 1111111 1111111 11111111 1111111 11111111111111! 11111111 11111111 11111111 1111111 11111111111111! 11111111 1111111 11111111111111! FRONT ELEVATION ALI- FINISHES, MATERIALS, ASSEMBLIES1 COLOURS, ETC. TO MATCH PRINCIPAL DWELLING RIGHT ELEVATION GRADING REPRESENTS TYPICAL CONDITIONS. FINISHED GRADES AND RISERS TO BE REVISED TO MEET LOT GRADING AND APPROVED ENGINEER!. DRAWINGS. REAR ELEVATION LEFT ELEVATION SCALE VW .1sir -DEVELOPER MCIFINTNGSTAFt ...... OAS BRUNETTE AVENUE •C. 753f 0038 CONSULTANT PROJECT DESCRIFRON SHEET TITLE: GARAGE ELEVATIONS DRAWN°, brriNc CHEGIED ET DESIGNED. FREDDY SALE 'Ef.11111PrO I=GIDMMT CODE 2012, PROJECT. B1 APPENDIX D - 'A ELEVATION REAR ELEVATION nET RIGHT ELEVATION PROPOSED VP .0. - OR 55O0 SOP, LEFT ELEVATION ALL DIMENSIONS TO BE CHECKED BY CONTRACTOR BEFORE START OF OISCREANCIES REPORTED. TNESLATEST ETIOrv00FOTHET2 12 BRIESH COLUMBIA BUILDING CODE NOTES GRADE LINES AND UP.O. CALCULATIONS SHOY. REFLECT SERER.. CONDITIONS AND PO NOT REPRESENT MT ACNAL lsrr. ACTUAL GRADING TO CONFORM TO DISTRKT OF MAPLE RUSE REOVIREmENTS ANO MEET APPROVED ENC4NEERING. MORNtNGSTAR 946 BRUNETTE AVENUE COOUIMV M. B.C. 3K 1C HEAD OFFICE: (604) 52190038 FAX: (604) 521-0078 ROBERTSON 11 EIGHTS DESIGNED BY: DRAWN RP ep CHECKED BY: DATE: JUNE 3,019 SCALE: SHEET TITLE 'A' ELEVATIONS — WALKOUT LOT ADDRESS: MAPLE RIDGE ROBERTSON (1) DRAWING: 9-Xx— E ®® D 0 D 0 0 0 0 0 D a 0 B' ELEVATION 0 D a D a REAR ELEVATION ■i I 11 11111111111111111 RIGHT ELEVATION LEFT ELEVATION ALL DIMENSIONS TO BE CHECKED BY CONTRACTOR BEFORE START OF OraRlxANCIES RERORTED. TNESIATEST ETIOAFOTHET2 12 BRIESH COLUMBIA BUILDING CODE NOTES GRADE LINES AND UP.O. CALCULATIONS SHOY. REFLECT PERERAL CONDITIONS AND PO NOT REPRESENT MT ACNAL lsrr. ACTUAL GRADING TO CONFORM TO DISTRKT OF MAPLE RIDGE REOVIREmENTS ANO MEET APPROVED ENGINEERING MORNtNGSTAR 946 BRUNETTE AVENUE COOUIMV M. B.C. 3K 1C HEAD OFFICE: (604) 52190038 FAX: (604) 521-0078 ROBERTSON HEIGHTS DESIGNED BY: DRAWN BY, DtP CHECKED BY: DATJUNE. 3,019 SCALE: SHEET TITLE 'B' ELEVATIONS - WALKOUT LOT ADDRESS: MAPLE RIDGE ROSERTSON (1) DRAWING: — 4m1® 14 1Ih G' ELEVATION REAR ELEVATION ' 11111111111111111 RIGHT ELEVATION LEFT ELEVATION ALL DIMENSIONS TO BE CHECKED BY CONTRACTOR BEFORE START OF OISCREGANCIES RERORTED. THESIAIEST EOTIOrv00FOTHET2 12 BRIESH COLUMBIA BUILDING CODE NOTES GRADE LINES AND UP.O. CALCULATIONS SHOP. REFLECT PERM, CONDITIONS AND PO NOT REPRESENT MT ACTUAL .0r. ACTUAL GRADING TO CONFORM TO DISTP.KT OF MAPLE RIDGE REOVIREmENTS ANO MEET APPROVED ENGINEERING. MORNtNGSTAR 946 BRUNETTE AVENUE COOUIMV M. B.C. 3K 1C HEAD OFFICE: (604) 52190038 F., (604) 521-0078 ROBERTSON }l EIGHTS DESIGNED BY: DRAWN BY, tP CHECKED BY: DATJUNE. 34019 SCALE: 'C' ELEVATIONS - WALKOUT ADDREss. MAPLE RIDGE DRAWING 1 OF 1 xx- xx- xx- o-� x - - - 'A ELEVATION REAR ELEVATION 111 Ennol RIGHT ELEVATION 10 LEFT ELEVATION ALL DIMENSIONS TO BE CHECKED BY CONTRACTOR BEFORE START OF OISCREGANCIES RERORTED. TNESLAlEST ETIONOOFOTHET2 12 BRIGSH COLUMBIA BUILDING CODE NOTES GRADE LINES AND UP.O. CALCULATIONS SHOY. REFLECT SERERAL CONDITIONS AND PO NOT REPRESENT MT ACNAL LOT. ACIS, GRADING TO CONFORM TO DISTRKT OF MAPLE RIDGE REOVIREmENTS ANIS MEET APPROVED ENGINEERING MORNtNGSTAR 946 BRUNETTE AVENUE COOUIMV M. B.C. 3K 1C HEAD OFFICE: (604) 52190038 FAX: (604) 521-0078 ROBERTSON 11 EIGHTS DESIGNED BY: FREDDY 8.41-E DRAWN BY, G. CHECKED BY: SCALE: JUNE 34019 SHEET TITLE 'A' ELEVATIONS - WALKOUT LOT ADDRESS: MAPLE RIDGE MODEL: ROSERTSON (1!) DRAWING: o-� %mi0im.. 'mmm�\ .nnn_.nrmn. 'MEM*, �—�1m.u.1.i111 09ir II NM Ilii m mi, imnmmUi 11111111111h, 1 iI Munni. nnnm nn1111lll 11 11 11 1 1 V 1 1 1 1 D-0 DD 00 0 0 00 B' ELEVATION REAR ELEVATION num Imam Immo n1 min m J _ 1!' 111 RIGHT ELEVATION NEN LEFT ELEVATION ALL DIMENSIONS TO BE CHECKED BY CONTRACTOR BEFORE START OF OISCREGANCIES RERORTED. TNES1AlE5T EOTIOAFOTHET2 12 BRIGSH COLUMBIA BUILDING CODE NOTES GRADE LINES AND UP.O. CALCULATIONS SHOPW REFLECT PERERAL CONDITIONS AND PO NOT REPRESENT MT ACT.IAL lsrr. ACTUAL GRADING TO CONFORM TO DISTRKT OF MAPLE RIDGE REOVIREIKENTS ANO MEET APPROVED ENGINEERING. MORNtNGSTAR 946 BRUNETTE AVENUE COOUIMV M. B.C. 3K 1C HEAD OFFICE: (604) 52190038 FAX: (604) 521-0078 ROBERTSON HEIGHTS DESIGNED BY: FREDDY 8.41-E DRAWN BY, G. CHECKED BY: SCALE: JUNE 3,019 SHEET TITLE 'B' ELEVATIONS - WALKOUT LOT ADDRESS: MAPLE RIDGE MODEL: ROSERTSON (1!) DRAWING: 9- o-� ER IIIII OD 0 D O 'G' ELEVATION REAR ELEVATION RIGHT ELEVATION LEFT ELEVATION ALL DIMENSIONS TO BE CHECKED BY CONTRACTOR BEFORE START OF OraR1ANCIES RERORTED. TNESLATEST EOTIOAFOTHET2 12 BRIESH COLUMBIA BUILDING CODE NOTES GRADE LINES AND UP.O. CALCULATIONS SHONN REFLECT NERERAL CONDITIONS AND PO NOT REPRESENT ANT ACTJAL LOT. ACTUAL GRADING TO CONFORM TO DIST9KT OF MAPLE RIDGE REOVIRENIENTS ANO MEET APPROVED ENGINEERING. MORNtNGSTAR 946 BRUNETTE AVENUE COOUIMV M. B.C. 3K 1C HEAD OFFICE: (604) 52190038 FAX: (604) 521-0078 ROBERTSON }l EIGHTS DESIGNED BY: DRAWN BT, tP CHECKED BY: DATJUNE. 3/2019 SCALE: 'C' ELEVATIONS - WALKOUT LX ADDRESS: MAPLE RIDGE MODEL: ROSERTSON (1!) DRAWING: 111111 11111 In 1111 1111 11111 11111 1111111 m111iiiiiwritinnani 116.� ;dI1111111k: 11 1 I 11111 ILII 1111 V DJ 'A ELEVATION �■ rPER MIEJ rr=== r -r- 1 11 II 1 1 11 II 11 ILLJL 1 EIZz xz REAR ELEVATION LJ 1 1 1 11 TS RIGHT ELEVATION 11 II II 11 MAXIMUM UPO. - 13..96 OR 24.23 10 10 L___J I II II I� I I II II LEFT ELEVATION ALL DIMENSIONS TO BE CHECKED BY CONTRACTOR BEFORE START OF DISCREGANCIES RERORTED. THESIATEST ED 10TOIFOTHET2 12 BRIGSH COLUMBIA BUILDING NOTES GRADE LINES AND UP.O. CALCULATIONS SHOP. REFLECT PERM, CONDITIONS AND PO NOT REPRESENT ANT ADNAL lsor. ACTUAL GRADING TO CONFORM TO DISTRKT OF MAPLE RUSE REGNIRENIENTS AND MEET APPROVED ENSINEERINS MORNtNGSTAR 946 BRUNETTE AVENUE COOUIMV M. B.C. 3K 1C HEAD OFFICE: (604) 52190038 RA6 (604) 521-0078 ROBERTSON 11 EIGHTS DESIGNED B GAYLE: DRAWN BY, CHECKED BY: DATE JUNE 3/2013 SCALE: SHEET TITLE UPHILL ELEVATIONS 6,1 ADDRESS: MAPLE RIDGE ROSE/27-50N (iii) DRAWING: /(1 ■ 7 II 11 I 1 11 11 11 IIIIV fel D1 D1 D1 B ELEVATION �■ r rr=== r -r - I II II II I II II II x17 LLk===1 EIZ xz REAR ELEVATION 1L 20 1 RIGHT ELEVATION 20 1 r=fir=11 1 LL=J11 L=� LEFT ELEVATION ALL DIMENSIONS TO BE CHECKED BY CONTRACTOR BEFORE START OF DraRRANCIES RERORTED. TNESLAlEST EDTIONOOFOTHET2 12 BRIESH COLUMBIA BUILDING CODE NOTES GRADE LINES AND 0,0. CALCULATIONS SHOIAN REFLECT GERM, CONDITIONS AND PO NOT REPRESENT MT ACNAL lsrr. ACTUAL GRADING TO CONFORM TO DISTRKT OF MAPLE RIDee APPROVED ENGINEERING. MORNtNGSTAR 946 BRUNETTE AVENUE COOUIMV M. B.C. 3K 1C HEAD OFFICE: (604) 52190038 FAX: (604) 521-0078 ROBERTSON 11 EIGHTS DESIGNED B DAYLE: DRAWN BY, CHECKED BY: DATE JUNE 34019 SCALE: SHEET TrrLE UPHILL 'B' ELEVATIONS ADDRESS: MAPLE RIDGE ROBERTSON (iii) DRAWING: I�IIV f=l D1 D1 D1 G ELEVATION �■ rMIEJ II- r -r - I II II II I II II II xz REAR ELEVATION 1J 20 20 RIGHT ELEVATION it= 11 1 II II I II II II I LEFT ELEVATION ALL DIMENSIONS TO BE CHECKED BY CONTRACTOR BEFORE START OF DISCREPANCIES REPORTED. BRIS01 CON T COLUMBIA BUILDING CODE NOTES GRADE LINES AND UP.O. CALCULATIONS 571017,4 REFLECT PSIXERAL CONDITIONS AND PO NOT REPRESENT ANT ACT.- l_ar. ACTT, GRADING TO CONFORM TO DISTX.KT OF MAPLE R.11766 APPROVED EN0INEERING MORNtNGSTAR 946 BRUNETTE AVENUE COOUIMM. B.C. V3K 1C HEAD OFFICE: (604) 52190038 FAX: (604) 521-0078 110100-991.1090.209 ROBERTSON 11 EIGHTS DESIGNED B DAYLE: DRAWN BY, tP CHECKED BY: DATE JUNE 30019 SCALE: SHEET TITLE: UPHILL ELEVATIONS ADDRESS: MAPLE RIDGE ROBERTSON (iii) DRAWING: ZN 1n111 mnl 11 In II II II 1 HI III R IIIII IIIIII 0 fel V' ELEVATION m rn m 1' :I: II I limmummummum REAR ELEVATION J Dj mn hill 11111 IRm Rim 111111 nml 1111 1111111 nnn e IIIIII41111111!! I I I I1 IIII 1 RIGHT ELEVATION 1 1 LEFT ELEVATION ALL DIMENSIONS TO BE CHECKED BY CONTRACTOR BEFORE START OF DISCREGANCIES ERORTED. TNESlATEST EDTIONOOFOTHET2 12 BRIOSH COLUMBIA BUILDING CODE NOTES SRAM LINES AND UP.O. ARRERAL CONDITIONS AND DO NOT REPRESENT MT AGNAI- lsrr. ACM, GRADING TO CONFOP,M TO VISTRKT OF MAPLE MOSE APPROVED ENSINEERINS MORNtNGSTAR 946 BRUNETTE VENUE COOGITAM. B.C.USK 1C9 HEAD OFFICE: (604) 521-0038 FAX: (604) 521-0078 ROBERTSON }l EIGHTS DESIGNED BY FREDY SALE: DRAWN BM tP CHECKED BY: DATE JUNE 3,019 SCALE: SHEET TITLE: UPHILL ELEVATIONS ADDRESS: MAPLE RIDGE (20SE12T5ON (1!!) DRAWING: o- - PYA o-� 411111, .41111111111111. 4111111111111111111h.- n -gym II�m MM MM UM1111 7m� MIN = mm mm = ormiEMI — mnl - � - mIm �fl FRONT ELEVATION 1 REAR ELEVATION 22 S I0I IDI RIGHT ELEVATION LEFT ELEVATION ALL DIMENSIONS TO BE CHECKED BY CONTRACTOR BEFORE START OF DraRBANCIES RERORTED. THESIAIEST EOTIOrv00FOTHET2 12 BRIESH COLUMBIA BUILDING CODE NOTES GRADE LINES AND UP.O. CALCULATIONS 51.101,14 REFLECT SERER.. CONDITIONS AND DO NOT REPRESENT MT AGNAI- lsrr. ACTT, SPADING TO CONFORM TO DISTPKT 0, MAPLE RUSE REOPRENIENTS ANO MEET APPROVED EN...ERIN. MORNtNGSTAR 946 BRUNETTE AVENUE UIT COOLAM. B.C. V3K 1C HEAD OFFICE: (604) 52190038 FM (604) 521-0078 ROBERTSON }l EIGHTS DESIGNED BY: DRAWN PK CHECKED BY: DATE JUNE 3,019 SCALE: SHEET TITLE 'A' ELEVATIONS - WALKOUT LOT ADDRESS: MAPLE RIDGE MODEL: JACKSON (!) DRAWING: III V IIIIIIIIIIIIIIIIIIIII :: — 0 0D 0 D�D� o—o o0 0 vv 0 _ o___v0 0 0 0o__Ji .____g FRONT ELEVATION 1 REAR ELEVATION 22 S I0I IDI RIGHT ELEVATION LEFT ELEVATION ALL DIMENSIONS TO BE CHECKED BY CONTRACTOR BEFORE START OF DraRBANCIES RERORTED. THESIAIEST EOTIOrv00FOTHET2 12 BRIESH COLUMBIA BUILDING CODE NOTES GRADE LINES AND UP.O. CALCULATIONS 51.101,14 REFLECT SERER.. CONDITIONS AND DO NOT REPRESENT MT AGNAI- lsrr. ACTT, SPADING TO CONFORM TO DISTPKT 0, MAPLE RUSE REOPRENIENTS ANO MEET APPROVED EN...ERIN. MORNtNGSTAR 946 BRUNETTE AVENUE UIT COOLAM. B.C. V3K 1C HEAD OFFICE: (604) 52190038 FM (604) 521-0078 ROBERTSON }l EIGHTS DESIGNED BY: DRAWN PK CHECKED BY: DATE JUNE 3,019 SCALE: SHEET TITLE 'A' ELEVATIONS - WALKOUT LOT ADDRESS: MAPLE RIDGE MODEL: JACKSON (!) DRAWING: m -yam -- - P D 0 D 0 0 0 0 F-11 0 0 1 B' ELEVATION REAR ELEVATION RIGHT ELEVATION 11111111111111111111 LEFT ELEVATION ALL DIMENSIONS TO BE CHECKED R DISCREPANCIESROR RETEDSTARi Of THESIAIEST EDTIONOOFOTNET2 12 BRIGSH COLUMBIA NOTES GRADE LINES AND UP.O. CALCULATIONS SHOP. REFLECT GEREPAL CONDITIONS AND PO NOT REPRESENT ANT ACTJAL lsrr ACT:JA.L GRADING TO CONFORM TO DISTRKT OF MAPLE RIDGE REOPIREmENTS ANO MEET APPROVED ENGINEERING MORNtNGSTAR 946 BRUNETTE AVENUE COOUIMV M. B.C. 3K 1C HEAD OFFICE: (604) 52190038 FAX: (604) 521-0078 ROBERTSON }I EIGHTS DESIGNED B DAYLE: DRAWN BT. CHECKED BY: DATE: JUNE 3/24919 SCALE: SHEET TITLE 'B' ELEVATIONS - WALKOUT LOT ADDRESS: MAPLE RIDGE MODEL: JACKSON (!) DRAWING: o-� nm 1111 mi ®DI 'G' ELEVATION mud 1111m111] •mm ■ RIGHT 1 RIGHT ELEVATION ALL DIMENSIONS TO BE CHECKED BY CONTRACTOR BEFORE START OF OraRIANCIES RERORTED. THESIAIEST EOTIOrv00FOTHET2 12 BRIESH COLUMBIA BUILDING CODE NOTES GRADE LINES AND UP.O. CALCULATIONS SHOP. REFLECT PERERAL CONDITIONS AND PO NOT REPRESENT ANT ACTJAL ACTUAL GRADING TO CONFORM TO DIS,KT OP MAPLE RIDGE REOVIREmENTS ANO MEET APPROVED ENGINEERING. MORNtNGSTAR 946 BRUNETTE AVENUE COOUIMV M. B.C. 3K 1C HEAD OFFICE: (604) 52190038 FAN: (604) 521-0078 ROBERTSON H EIGHTS DESIGNED BY: DRAWN BY, DtP CHECKED BY: DATJUNE. 34019 SCALE: 'C' ELEVATIONS - WALKOUT ADDRESS: MAPLE RIDGE MODEL: JACKSON (i) DRAWING: � d •I"11 I11 1, 7,I1 mm.... = 111111 111111 ..I.. = 111111 I11EI1 !�' =ilii 11 11111. 1111111 N111111111 D-0 D OD 'A ELEVATION REAR ELEVATION 1I BM 11111 II— IWIMIimrm_ I ■ 1 imolimomml RIGHT ELEVATION LEFT ELEVATION By COMRACLOR BEFORECSTARi OF BRITISH COLUMBIA E COLUMBIA BUILDNGCODE NOTES G.M.ER.AL CONDITIONS AND 00 NOT REPRESENT ANT AGNAL LGT. 612ADINS TO CONFORM TO DISTR.I, OF MAPLE RIDSE REOLIP.EMENTS AND MEET MORNtNQSTAR 946 BRUNETTE AVENUE «a,KB� _0038 : (6044'>°Bz B ...STUMM COM ROBERTSON HEIGHTS DESIGNED E DRAWN BY: DFD CHECKED BY: DATE: JUNE 3/2013 SCALE SHEET TITLE: 'A' ELEVATIONS - WALKOUT ADDRESS:APLE RIDGE MODEL: JACKSON (!!) II11➢. i UJIII. .A���. 'Amlll.ikkAdoidonh-4116\ 'Nairn m1, 1111 1,1Ii��mng111 'IBM 1 ml VIIi III II 111111 1mmh I mm 1111111111611� 11111 MINIM MEMO .111111111 111111 1_ I 0 ER VIII VIII VIII D F-11 D-0 B' ELEVATION �1T Z REAR ELEVATION '11111111111 1 m111111 111111111110'" II ElmE1-711 monffilio RIGHT ELEVATION LEFT ELEVATION ALL DIMENSIONS TO BE CHECKED BY CONTRACTOR BEFORE START OF OraR19ANCIES RERORTED. TNES1AlE5T EOTIOAFOTHET2 12 BRIGSH COLUMBIA BUILDING CODE NOTES GRADE LINES AND UP.O. CALCULATIONS SHOPW REFLECT PERERAL CONDITIONS AND PO NOT REPRESENT MT ACT.IAL ACTUAL GRADING TO CONFORM TO DISTRKT OF MAPLE RIDGE REOVIREIKENTS ANO MEET APPROVED ENGINEERING. MORNtNGSTAR 946 BRUNETTE AVENUE COOUIMV M. B.C. 3K 1C HEAD OFFICE: (604) 52190038 FAX: (604) 521-0078 ROBERTSON HEIGHTS DESIGNED BY: FREDDY 8.41-E DRAWN BY, G. CHECKED BY: SCALE: JUNE 3,019 SHEET TITLE 'B' ELEVATIONS - WALKOUT LOT ADDRESS: MAPLE RIDGE MGD JACKSON (ii> DRAWING: d� ER IIII 11110 1 I I I 0 D D D D D 'G' ELEVATION 14.0 REAR ELEVATION ■ 111 �IIIII�II�II�I LEFT ELEVATION ALL DIMENSIONS TO BE CHECKED BY CONTRACTOR BEFORE START OF OISCREGANCIES RERORTED. ITA1EST EOTIOAFOTHET2 12 BRIESH COLUMBIA BUILDING CODE NOTES GRADE LINES AND UP.O. CALCULATIONS SHOY. REFLECT GERM, CONDITIONS AND PO NOT REPRESENT ANT ACTJAL ACTLP.L GRADING TO CONFORM TO DISTX.KT OF MAPLE RIDGE APPROVED ENGINEERING MORNtNGSTAR 946 BRUNETTE AVENUE COOUIMV M. B.C. 3K 1C HEAD OFFICE: (604) 52190038 FAX: (604) 521-0078 ROBERTSON 11 EIGHTS DESIGNED BY: DRAWN BY, tP CHECKED BY: DATE JUNE 34019 SCALE: SHEET TrrLE 'C' ELEVATIONS - WALKOUT ADDRESS: MAPLE RIDGE MGD JACKSON (ii> DRAWING: • 4lp1\ /II'11. :d111111111h: 111111 11111 IIS 1111 1111 nn 11111�I1111111 �m1111�; 111■11111�i11 1111 til �11 1111■IIf 1 11 1 II I I I I I DJ D 'A ELEVATION —===11 r r� I 11 II 11 I II II 11 REAR ELEVATION X J Irl 11 7 20 ©I IDI 11 11 o.s1 I 11 11 11 II II I IL JL_JL=� j RIGHT ELEVATION 10 10 L\ L___J — I II II II I 1 'Lill II LEFT ELEVATION ALL DIMENSIONS TO BE CHECKED roNCsDrIZADLSR DISCREPANCIESPOR RETEDSTARi OF THESlA1E7EDTIONOOFOTHET2 12 BRIESH COLUMBIA NOTES SRAM LINES AND UP.O. CALCULATIONS SHOINN REFLECT SERERAL CONDITIONS AND PO NOT REPRESENT ANT ACT.IAL l_c0r ACEJ, &RAIDING TO CONFORM TO D1STRKT OF MAPLE RIDGE REOUIRENIENTS ANIS MEET APPROVED ENSINEERINS MORNtNGSTAR 946 BRUNETTE AVENUE COOUIMV M. B.C. 3K 1C HEAD OFFICE: (604) 52190038 FAX (604) 521-0078 ROBERTSON HEIGHTS DESIGNED B DAYLE: DRAWN BY, tP CHECKED BY: DATJUNE. 3/2013 SCALE: SHEET TITLE UPHILL ELEVATIONS ADDRESS: MAPLE RIDGE MGD JACKSON (iii) DRAWING: MI minIM ■ `I 1�1U!1 1111 11111 �� 'MUM . 1 :l 1 11 II IIII lV fel 0 B' ELEVATION rr=== r -r- 1 II 11 1 11 II 11 I X REAR ELEVATION 1J 20 In 11 0 0 111 20 20 RIGHT ELEVATION 10 10 1 r-11 11 -11 11 I 1 11 1 `-JL-J J LEFT ELEVATION ALL DIMENSIONS TO BE CHECKED BY CONTRACTOR BEFORE START OF DraRlxANCIES RERORTED. THESIAIEST EDTIONOOFOTHET2 12 BRIESH COLUMBIA BUILDING CODE NOTES GRADE LINES AND UP.O. CALCULATIONS SHOY. REFLECT PERERAL CONDITIONS AND PO NOT REPRESENT ANT ACNAL lsrr. ACEJ, GRADING TO CONFORM TO DISTRKT OF MAPLE RIDGE REOVIREmENTS AND MEET APPROVED ENGINEERING MORNtNGSTAR 946 BRUNETTE AVENUE COOUIMV M. B.C. 3K 1C HEAD OFFICE: (604) 52190038 FAX: (604) 521-0078 ROBERTSON 11 EIGHTS DESIGNED B DAYLE: DRAWN BT: DIP CHECKED BY: DATJUNE. 32019 SCA : SHEET TrrLE UPHILL 'B' ELEVATIONS ADDRESS: MAPLE RIDGE MGD JACKSON (iii) DRAWING: II 1111 1111 fel 0 'G' ELEVATION rr=== r -r - II II II 1 II II II REAR ELEVATION LJ 20 RIGHT ELEVATION 10 10 1 r=11I- II III II II II I �L=JL=J1 I L J LEFT ELEVATION ALL DIMENSIONS TO BE CHECKED BY CONTRACTOR BEFORE START OF DraRRANCIES RERORTED. THESIAIEST ED I0T01FOTHET2 12 BRIESH COLUMBIA BUILDING CODE NOTES GRADE LINES AND UP.O. CALCULATIONS SHOP. REFLECT PERERAL CONDITIONS AND PO NOT REPRESENT ANT ACEJAL ACTUAL GRADING TO CONFORM TO DISE2KT OF MAPLE RIDGE RESEIREmENTS ANO MEET APPROVED ENGINEERING. MORNtNGSTAR 946 BRUNETTE AVENUE COOUIMV M. B.C. 3K 1C HEAD OFFICE: (604) 52190038 FAN: (604) 521-0078 ROBERTSON 11 EIGHTS DESIGNED BY FREDY SALE: DRAWN BY, Dep CHECKED BY: DATJUNE. 302019 SCALE: SHEET ETLE: UPHILL ELEVATIONS ADDRESS: MAPLE RIDGE MGD JACKSON (iii) DRAWING: • ZN 11111I11111\. =me MDR 1111111b, 1MI111 111M. 111MI1 mn111MI1�._ 111111 11111.11I11.11i.. NIL 11111111111111111111111* D1 ELEVATION IT=== FM ' 4 u i' 17 REAR ELEVATION L 20 IDI IDI —T� 20 RIGHT ELEVATION IIL- JUL -JJi L � LEFT ELEVATION ALL DIMENSIONS TO BE CHECKED BY CONTRACTOR BEFORE START OF DraR11ANCIES RERORTED. TNESIATEST EDTIOrv0077HET2 12 BRI,,H COLUMBIA BUILDING CODE NOTES GRADE LINES AND UP.O. CALCULATIONS 51.10Y. REFLECT bEREPAL CONDITIONS AND DO NOT REPRESENT ANT ACTIAL ACT:J, GRADING TO CONFORM TO PISTPKT OF MAPLE RIDGE REOVIREIKENTS AND MEET APPROVED ENGINEERING. MORNtNGSTAR 946 BRUNETTE AVENUE COOUIMV M. B.C. 3K 1C9 HEAD OFFICE: (604) 521-0038 FAX (604) 521-0078 ROBERTSON HEIGHTS DESIGNED BY FREDY SALE: DRAWN BT: Dep CHECKED BY: DATJUNE. 3,019 SCA : SHEET TITLE: UPHILL ELEVATIONS ADDRESS: MAPLE RIDGE MGD JACKSON (1!!) DRAWING: - - fin �I1 m n ER 'A' ELEVATION REAR ELEVATION RIGHT ELEVATION LEFT ELEVATION ALL DIMENSIONS TO BE CHECKED BY CONTRACTOR BEFORE START OF DISCREGANCIES RERORTED. I'ZAft (rP 3 12 BK111511 COLUM IA N UIILDITGE CODE NOTES GRADE LINES AND UP.O. CALCULATIONS SPOON REFLECT PERERAL CONDITIONS AND DO NOT REPRESENT ANT ACE141- lsrr. ACTU, GRADING TO CONFORM TO DISTRKT OF MAPLE RIDGE REOVIREIKENTS ANO MEET APPROVED ENGINEERING MORNtNGSTAR 946 BRUNETTE AVENUE COOUIMV M. B.C. 3K 1C9 HEAD OFFICE: (604) 521-0038 FAX (604) 521-0078 ROBERTSON 11 EIGHTS DESIGNED BY DRAWN BY: tP CHECKED BY: DATE JUNE 3/2019 SCAIE: SHEET ETLE: 3 BEDROOM ELEVATIONS ADDRESS: MAPLE RIDGE DDE SPENCER (1) DRAWING: - - - HITII HITT II ER L D 0 D J F-11 DI D-0 a ELEVATION REAR ELEVATION RIGHT ELEVATION LEFT ELEVATION ALL DIMENSIONS TO BE CHECKED BY CONTRACTOR BEFORE START OF OISCREGANCIES RERORTED. TNESIAIEST EOTIONOOFOTHET2 12 BRI,SH COLUMBIA BUILDING CODE NOTES bRADE LINES AND UP.O. CALDJUTIONS BOOK. REFLECT GENERAL CONDITIONS AND PO NOT REPRESENT ANY ACEIAL lsrr. ACM, &RAIDING TO CONFORM TO DISTRKT OF MAPLE RIDGE RELWIREmENTS ANO MEET APPROVED ENCHNEERING. MORNtNGSTAR 946 BRUNETTE AVENUE COOUIMV M. B.C. 3K IC HEAD OFFICE: (604) 52190038 FAX: (604) 521-0078 ROBERTSON 11 EIGHTS DESIGNED BY FREDDY 8.41-E DRAWN BY: G. CHECKED BY: sa�E: JUNE 34019 SHEET TITLE 'B' ELEVATIONS - WALKOUT LOT ADDRESS: MAPLE RIDGE DDE SPENCER (1) DRAWING: - - - ER ®® ®® L D D J F-11 DI DI 'G' ELEVATION REAR ELEVATION 111 Inn.lnn.lnni,�n = . 11 111111111111111111111111= III 11111111111111111111111V in 11111111111111111111111111 RIGHT ELEVATION LEFT ELEVATION ALL DIMENSIONS TO BE CHECKED BY CONTRACTOR BEFORE START OF OraR17ANCIES RERORTED. THESIATEST EOTIOAFM'ET2 12 ▪ HLH ...GIP BUILDING CODE NOTES S RAM LINES AND UP.O. CALCLUTIONS SOD. REFLECT PEREPAL CONDIT.. A. PO NOT REPRESENT AMY A.C.NAL lsrr. ACM. SPADINS TO CONFORM TO DISTS.T OF MAPLE MOSE APPROVED ENSINEERINS MORNtNGSTAR 946 BRUNETTE AVENUE COOUITUV M. B.C. 5K 1C HEAD OFFICE: (604) 52190058 FAX: (604) 521-0078 mwAmOMMONEscom ROBERTSON HEIGHTS DESIGNED BY DRAWN BY: tP CHECKED BY: DATE JUNE 3/2019 SCALE: 'C' ELEVATIONS - WALKOUT ADDRESS: MAPLE RIDGE DDE SPENCER (1) DRAWING: 9 o-� - • F-11 IA' ELEVATION 0 III REAR ELEVATION RIGHT ELEVATION pii� tniin LEFT ELEVATION MAKINUM - 19.2116 18892 90.51). PROPOSED UP.O. - 6.6196 OR 66.60 50E7 ALL DIMENSIONS TO BE CHECKED BY CONTRACTOR BEFORE START OF OISCREGANCIES RERORTED. TNESLATEST EODIOAFM'ET2 12 BRIOSH COLUMBIA BUILDING CODE NOTES GRADE LINES AND UP.O. S5RENAL CONDITIONS AND PO NOT REPRESENT MY AC,41- lsrr. TO DIST/WOT MAPLE RUSE APPROVED ENOINEERINO MORNtNGSTAR 946 BRUNETTE AVENU COOBITAM. B.C. V3K EC9 HEAD OFFICE: (604) 521-0038 FAX: (604) 521-0078 ROBERTSON HEIGHTS DESIGNED BY: DRAWN BY, DeP CHECKED BY: DATJUNE. 3/201.6 SCALE: SHEET TITLE 3 BED DELUXE ELEVATIONS ADDRESS: MAPLE RIDGE DD SPENCER (IU DRAWING: PYA B' ELEVATION o-� 0 111111111111111111 III REAR ELEVATION RIGHT ELEVATION LEFT ELEVATION ALL DIMENSIONS TO BE CHECKED OGANCIESRREPORTED�ARi OF ISCREBYCONTRACT TH THESE DRA EOTIONOOFOTHET2 12 NOTES LINES AND OP.°. REPRESENT ANY ACTUAL . ACTUAL INS TO CONFORM TO DISTRKT OF MAPLE RUSE REmENTS ANO MEET El, I INS MORNtNGSTAR 946 BRUNETTE AVENUE COOUIttAM. B.C. V3K IC9 HEAD OFFICE: (604) 521-00}8 FAX: (604) 521-0078 ROBERTSON 11 EIGHTS DESIGNED BY: DRAWN BY, CHECKED BY: DATE JUNE 3/2019 SCALE SHEET TITLE 'B' ELEVATIONS - WALKOUT LOT ADDRESS: MAPLE RIDGE DD SPENCER (1!) 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B.C. 3K 1C HEAD OFFICE: (604) 32190038 FAX: (604) 521-0078 ROBERTSON 11 EIGHTS DESIGNED BY: DRAWN BY: tP CHECKED BY: DATE JUNE 34019 SCALE: SHEET TITLE 'C' ELEVATIONS - WALKOUT ADDRESS: MAPLE RIDGE DD SPENCER (ii% DRAWING: P — — — ER u ®® ®® D 0 D--11 D DD 0 0 00 0 0 0 0 0 n 'A ELEVATION REAR ELEVATION RIGHT ELEVATION 1E111 Hum 11 LEFT ELEVATION PROPOSED - OR 66 00 SO., PROPOSED 11,0 - 1E090 OR 16.00 SO., ALL DIMENSIONS TO BE CHECKED BY CONTRACTOR BEFORE START OF OraRIFANCIES RERORTED. TNESlATEST EOTIOATTHET2 12 emu EN LOLOMBIA BUILDING CODE NOTES GRADE LINES AND UP.O. PERERAL CONDITIONS ARP DO NOT REPRESENT ANY ACTIN- lsor. ACT. GRADING TO CONFORM TO DISTRKT OF MAPLE MORE REOVIRENIENTS ARO MEET APPROVED ENOINEERINO MORNtNGSTAR 946 BRUNETTE AVENUE COOUITLAM. B.C. VON 1C HEAD OFFICE: (604) 521900}6 FAN: (604) 521-00)6 ROBERTSON }l EIGHTS DESIGNED BY: DRAWN BY: OOP CHECKED BY: DATJUNE. 34019 SCA : SHEET TELE 4 BEDROOM ELEVATIONS ADDRESS: MAPLE RIDGE DD SPENCER (iii> DRAWING: PYA B' ELEVATION ME 1 -= 1 P, I A REAR ELEVATION RIGHT ELEVATION LEFT ELEVATION ALL DIMENSIONS TO BE CHECKED BY CONTRACTOR BEFORE START OF Oar= REPORTED. TNESIATEST ETIOrv00FO711ET2 12 BRHISH COLUMBIA BUILDING CODE NOTES SRAM LINES AND UP.O. CALCULATIONS SHOY. REFLECT SEREPAL CONPITIONS ASP PO NOT REPRESENT MT ACNAL ACTUAL SPADING TO CONFORM TO MST/2Kr OF MAPLE RIDGE REOVIREIRENTS ANO MEET APPROVED ENSINEERINS MORNtNGSTAR 946 BRUNETTE AVENUE V COOUIIlAM. B.C. 3K 1 C HEAD OFFICE: (604) 521-0038 FAY.: (604) 521-0078 ROBERTSON H EIGHTS DESIGNED BY: DRAWN BY, tP CHECKED BY: DATE JUNE 3,019 SCALE: SHEET TITLE 'B' ELEVATIONS - WALKOUT LOT ADDRESS: MAPLE RIDGE DD SPENCER (111) DRAWING: o-� /= Wim= 'G' ELEVATION �❑■ ® $• 1 �1�I�1�I11-� ,,II II��ID� IIIIIIIIIII IIIIIIIIII IIIIIII ■ ■ I! - - REAR ELEVATION Eil=11=mr RIGHT ELEVATION LEFT ELEVATION ALL DIMENSIONS TO BE CHECKED roNCsOrrunIR DISCREPANCIESROR RETEDSTARi OF THE 1EST EDTIONOOFOTHET2 12 BRIESH COLUMBIA NOTES SRAM LINES AND UP.O. CALCULATIONS SHOIAN REFLECT SERER!, CONPITIONS AMP PO NOT REPRESENT ANY ACT.:AL LOT ACTT, GRADING TO CONFORM TO 1,1SM, OF MAPLE RIPRE REOVIRENIENTS ANO MEET APPROVED ENC4NEERINS MORNtNGSTAR 946 BRUNETTE AVENUE COOUIMV M. B.C. 3K 1C HEAD OFFICE: (604) 52190038 FAX (604) 521-0078 ROBERTSON H EIGHTS DESIGNED BY: DRAWN BY: tP CHECKED BY: DATE JUNE 34019 SCALE: SHEET TrrLE 'C' ELEVATIONS - WALKOUT ADDRESS: MAPLE RIDGE DD SPENCER (111) DRAWING: SCHEME #1 SHINGLE Kaycan: Charcoal SIDING & OUTLET TRIM Kaycan: Flagstone STONE Eldorado Stone: Fieldledge - Andante CORNER TRIM, VENTS & CEMENTITIOUS BOARD Cloverdale Colour: Cardigan CA200 ALL WOOD TRIM, FASCIA, BATTEN, COLUMNS & CAPS, SHUTTERS, WINDOW FLASHING, ENTRY DOOR Cloverdale Colour: Contessa's Cape 8285 SOFFIT Kaycan: White GUTTERS & DOWNSPOUTS Gentek: Slate 523 ALUMINUM RAILING Contemporary Aluminum: Black ROOF GAF Timberline: Charcoal SCHEME #2 SIDING, SHINGLE & OUTLET TRIM Kaycan: Khaki 1<1=1 1- -" IQ !Pi I 95—KHAKI Eldorado STONE Stone: Rustic Ledge - Saratoga CORNER TRIM, VENTS & CEMENTITIOUS BOARD Cloverdale Colour: Earthware CA065 - JR4 - —,- - - ALL WOOD TRIM, FASCIA, BATTEN, COLUMNS Cloverdale & CAPS, SHUTTERS, Colour: Contessa's Cape WINDOW FLASHING, ENTRY DOOR 8285 III SOFFIT Kaycan: Linen White GUTTERS & DOWNSPOUTS Gentek: Black 525 ALUMINUM RAILING Contemporary Aluminum: Black ROOF GAF Timberline: Charcoal SCHEME #3 j SHINGLE CertainTeed: Natural Clay I 1 SIDING & OUTLET TRIM Kaycan: Prestige Beige STONE Eldorado Stone: LedgeCut 33 - Birch 1 CORNER TRIM, VENTS & CEMENTITIOUS BOARD Cloverdale Colour: Pebbles CAQ41 11111111 • F. 1 . «? I Yw: lj.,l, LNyI'l' wj i 1 ,•�I t4, L 1 i , � � .;y,;.4,.. T. ALL WOOD TRIM, FASCIA, BATTEN, COLUMNS & CAPS, SHUTTERS, WINDOW FLASHING, ENTRY DOOR Cloverdale Colour: Storm CA211 SOFFIT Kaycan: Prestige Beige GUTTERS & DOWNSPOUTS Gentek: Pebble Kaki 559 ALUMINUM RAILING Contemporary Aluminum: Rideau Brown ROOF GAF Timberline: Charcoal s SCHEME #4 STONE Eldorado Stone: Rustic ledge - Saratoga SIDING, SHINGLE & OUTLET, LIGHT TRIM Kaycan: Clay 7 I :_ - . SFr+� w --� ENTRY DOOR Cloverdale Colour: Chestnut CA2200 CORNER TRIM, VENTS & CEMENTITIOUS BOARD Cloverdale Colour: Stone CA080 13-5 SHUTTERS Cloverdale Colour: French Roast CA213 ALL WOOD TRIM, FASCIA, BATTEN, WINDOW FLASHING COLUMNS & CAPS Cloverdale Colour: Candle CA007 U SOFFIT Kaycan: Clay GUTTERS & DOWNSPOUTS Gentek: Canyon Clay 510 ALUMINUM RAILING Contemporary Aluminum: Beige ROOF GAF Timberline: Charcoal SCHEME # 5 SHINGLE CertainTeed: Natural Clay SIDING & OUTLET, LIGHT TRIM Kaycan: Castlemore .N111111 STONE Eldorado Stone: Stacked Stone — Dark Rundle CORNER TRIM & VENTS Cloverdale Colour: Foothills CA084 LT . ENTRY DOOR & CEMENTITIOUS BOARD Cloverdale Colour: Ashford 8433 ALL WOOD TRIM, FASCIA, BATTEN, COLUMNS & CAPS, WINDOW FLASHING & SHUTTERS Cloverdale Colour: Contessa's Cape 111111 SOFFIT Kaycan: Clay GUTTERS & DOWNSPOUTS Gentek: Black 525 ALUMINUM RAILING Contemporary Aluminum: Black ROOF GAF Timberline: Charcoal SCHEME # 6 CertainTeed: SHINGLE Pacific Blue SIDING & OUTLET, LIGHT TRIM Kaycan; Sandalwood CI T Eldorado r.zrtiww�� STONE Stone: Stacked Stone - Nantucket '_.. _..fie Y ALL WOOD TRIM, FASCIA, BATTEN, COLUMNS & CAPS, WINDOW FLASHING Cloverdale Colour: Standard White CA025 - --..--...--1 ---. __ — -a. Yid L ENTRY DOOR, VENTS, CORER TRIM CEMENTITIOUS BOARD Cloverdale Colour: Soapstone CA034 SHUTTERS Cloverdale Colour: Storm CA211 w 44. 1111 c)0 SOFFIT Kaycan: Sandalwood GUTTERS & DOWNSPOUTS Gentek: Bright White 431 ALUMINUM RAILING Contemporary Aluminum: Rideau Brown ROOF GAF Timberline: Charcoal SCHEME #7 SHINGLE CertainTeed: Sterling Gray f SIDING & OUTLET TRIM Kaycan: Slate Gray STONE Eldorado Stone: Fieldledge - Andante -' ` '.:, �: •Cloverdale - -- ----; —,7 ------------ CORNER TRIM, VENTS & CEMENTITIOUS BOARD Colour: Putty CA073 W ENTRY DOOR Cloverdale Colour: Chestnut CA220 ALL WOOD TRIM, FASCIA, BATTEN, WINDOW FLASHING COLUMNS & CAPS Cloverdale Colour: Standard White CA025 SHUTTERS Cloverdale Colour: Contessa's Cape 8285 SOFFIT Kaycan: White ALUMINUM RAILING Contemporary Aluminum: Black GUTTERS & DOWNSPOUTS Gentek: Bright White 431 ROOF GAF Timberline: Charcoal SCHEME # 8 SHINGLE CertainTeed: Hearthstone SIDING & OUTLET, LIGHT TRIM Kaycan: Cabot Brown STONE Eldorado Stone: Stacked Stone — park Rundle CORNER TRIM, VENTS & CEMENTITIOUS BOARD Cloverdale Colour: Bistre CA214 y s?Y T 1 ENTRY DOOR & SHUTTERS Cloverdale Colour: Contessa's Cape 8285 ALL WOOD TRIM, FASCIA, BATTEN, WINDOW FLASHING COLUMNS & CAPS Cloverdale Colour: Fossil CA079 ak U SOFFIT Kaycan: Clay GLITTERS & DOWNSPOUTS Gentek: Wicker Cafe 538 ALUMINUM RAILING Contemporary Aluminum: Beige ROOF GAF Timberline: Charcoal SCHEME # 9 SHINGLE Kaycan: Charcoal SIDING & OUTLET, LIGHT TRIM Kaycan: Flagstone CORNER TRIM, VENTS & CEMENTITIOUS BOARD Cloverdale Colour: Cardigan CA200 STONE Eldorado Stone: Stacked Stone - Nantucket - --' --, _04 ENTRY DOOR & SHUTTERS Cloverdale Colour: Evening Empress 8229 ALL WOOD TRIM, FASCIA, BATTEN, WINDOW FLASHING COLUMNS & CAPS Cloverdale Colour: Candle CA007 I.8 SOFFIT Kaycan: White GUTTERS & DOWNSPOUTS Gentek: Bright White 431 ALUMINUM RAILING Contemporary Aluminum: Almond ROOF GAF Timberline: Charcoal SCHEME#1O SHINGLE CertainTeed: Natural Clay i SIDING & OUTLET TRIM Kaycan: Prestige Beige NATURAL CLAY ill STONE Eldorado Stone: LedgeCut 33 - Birch }I' .`. _� . ` *� 44. , ; . ^e �r, .ti'•�.. , ,,.; .. CORNER TRIM, VENTS & CEMENTITIOUS BOARD Cloverdale Colour: Pebbles CA041 ENTRY DOOR Cloverdale Colour: Chestnut CA220 ALL WOOD TRIM, FASCIA, BATTEN, WINDOW FLASHING COLUMNS & CAPS Cloverdale Colour: Cotton CA014 SHUTTERS Cloverdale Colour: Contessa's Cape 8285 SOFFIT Kaycan: Prestige Beige GUTTERS & DOWNSPOUTS Gentek: Bright White 431 ALUMINUM RAILING Contemporary Aluminum: Almond ROOF GAF Timberline: Charcoal SCHEME#11 SHINGLE CertainTeed: Herringbone HERRINGBONE SIDING & OUTLET, LIGHT TRIM Kaycan: Mahogany STONE Eldorado Stone: Mountain Ledge - Bitteroot '4. . ----47-14.4-415:.:,., _ } CORNER TRIM, VENTS & CEMENTITIOUS BOARD Cloverdale Colour: Soul of the Earth 8597 ENTRY DOOR & SHUTTERS Cloverdale Colour: Chocolate Raspberry CA216 ALL WOOD TRIM, FASCIA, BATTEN, WINDOW FLASHING COLUMNS & CAPS Cloverdale Colour: Shallot CA039 rn onc o SOFFIT Kaycan: Linen White GUTTERS & DOWNSPOUTS Center: Cashmere 514 ALUMINUM RAILING Contemporary Aluminum: Almond ROOF GAF Timberline: Charcoal SCHEME # 12 SIDING, SHINGLE & OUTLET, LIGHT TRIM Kaycan: Pecan STONE Eldorado Stone: LedgeCut 33 - Dune CORNER TRIM, VENTS & CEMENTITIOUS BOARD Cloverdale Colour: Grain CA059 L ._Li_.. L,_----- . _ • .._ AllL , 1 I ENTRY DOOR & SHUTTERS Cloverdale Colour: Bistre CA214 ALL WOOD TRIM, FASCIA, BATTEN, WINDOW FLASHING COLUMNS & CAPS Cloverdale Colour: Wool CA031 P SOFFIT Kaycan: Linen White GUTTERS & DOWNSPOUTS Gentek: Almond 532 ALUMINUM RAILING Contemporary Aluminum: Beige ROOF GAF Timberline: Charcoal rSCHEME # 13 1 SIDING, SHINGLE & OUTLET, LIGHT TRIM Kaycan: Cobalt STONE Eldorado Stone: Broken Top — K West ALL WOOD TRIM, FASCIA, BATTEN WINDOW FLASHING, COLUMNS & CAPS I Cloverdale Colour: Standard White CA025 ENTRY DOOR & SHUTTERS Cloverdale Colour: Contessa's Cape 8285 CORNER TRIM, CEMENTITIOUS BOARD & VENTS Cloverdale Colour: Deep Water CA203 SOFFIT Kaycan: Linen White GUTTERS & DOWNSPOUTS Gentek: Cashmere 514 ALUMINUM RAILING Contemporary Aluminum: Almond ROOF GAF Timberline: Charcoal Address: Model: Lot: MORNINGSTAR HOMES LTD EXTERIOR FINISH SCHEDULE FOR: Maple Ridge Single Family Homes Exterior Lights Brand/Model No.: Eldorado Stone Type / Colour: Fieldledge - Andante GAF Timberline Asphalt Roof Colour: Dualblack Kaycan Vinyl Siding Colour: Flagstone Kaycan Outlet/Light Trim Colour: Flagstone Kaycan Vinyl Shingles Colour: Charcoal Corner Trim Cloverdale Colour: Cardigan CA200 Cementitious Board Cloverdale Colour: Cardigan CA200 Vents Cloverdale Colour: Cardigan CA200 All Wood Trim Cloverdale Colour: Contessa's Cape 8285 Fascia Cloverdale Colour: Contessa's Cape 8285 Batten Cloverdale Colour: Contessa's Cape 8285 Columns & Caps Cloverdale Colour: Contessa's Cape 8285 Shutters Cloverdale Colour: Contessa's Cape 8285 Window Flashing Cloverdale Colour: Contessa's Cape 8285 Entry Door Cloverdale Colour: Contessa's Cape 8285 Gentek Gutters & Downspouts Colour: Slate 523 Kaycan Soffit Colour: White Contemporary Aluminum Railing Colour: Black Kaycan Super J Colour: White 01 Morningstar Homes Ltd Purchaser(s) Date Date Colour Scheme 1 Address: Model: Lot: MORNINGSTAR HOMES LTD EXTERIOR FINISH SCHEDULE FOR: MAPLE RIDGE Single Family Homes Exterior Lights Brand/Model No.: Eldorado Stone Type / Colour: LedgeCut 33 - Birch GAF Timberline Asphalt Roof Colour: Dualblack Kaycan Vinyl Siding Colour: Prestige Beige Kaycan Outlet/Light Trim Colour: Prestige Beige CertainTeed Vinyl Shingles Colour: Natural Clay Corner Trim Cloverdale Colour: Pebbles CA041 Cementitious Board Cloverdale Colour: Pebbles CA041 Vents Cloverdale Colour: Pebbles CA041 All Wood Trim Cloverdale Colour: Cotton CA014 Fascia Cloverdale Colour: Cotton CA014 Batten Cloverdale Colour: Cotton CA014 Columns & Caps Cloverdale Colour: Cotton CA014 Shutters Cloverdale Colour: Contessa's Cape 8285 Window Flashing Cloverdale Colour: Cotton CA014 Entry Door Cloverdale Colour: Chestnut CA220 Gentek Gutters & Downspouts Colour: Bright White 431 Kaycan Soffit Colour: Prestige Beige Contemporary Aluminum Railing Colour: Almond Kaycan Super J Colour: White 01 Morningstar Homes Ltd Purchaser(s) Date Date Colour Scheme 10 Address: Model: Lot: MORNINGSTAR HOMES LTD EXTERIOR FINISH SCHEDULE FOR: MAPLE RIDGE Single Family Homes Exterior Lights Brand/Model No.: Eldorado Stone Type / Colour: Mountain Ledge - Bitteroot GAF Timberline Asphalt Roof Colour: Dualblack Kaycan Vinyl Siding Colour: Mahogany Kaycan Outlet/Light Trim Colour: Mahogany CertainTeed Vinyl Shingles Colour: Herringbone Corner Trim Cloverdale Colour: Soul of the Earth 8597 Cementitious Board Cloverdale Colour: Soul of the Earth 8597 Vents Cloverdale Colour: Soul of the Earth 8597 All Wood Trim Cloverdale Colour: Shallot CA039 Fascia Cloverdale Colour: Shallot CA039 Batten Cloverdale Colour: Shallot CA039 Columns & Caps Cloverdale Colour: Shallot CA039 Shutters Cloverdale Colour: Chocolate Raspberry CA216 Window Flashing Cloverdale Colour: Shallot CA039 Entry Door Cloverdale Colour: Chocolate Raspberry CA216 Gentek Gutters & Downspouts Colour: Cashmere 514 Kaycan Soffit Colour: Linen White Contemporary Aluminum Railing Colour: Almond Kaycan Super J Colour: Linen White 10 Morningstar Homes Ltd Purchaser(s) Date Date Colour Scheme 11 Address: Model: Lot: MORNINGSTAR HOMES LTD EXTERIOR FINISH SCHEDULE FOR: MAPLE RIDGE Single Family Homes Exterior Lights Brand/Model No.: Eldorado Stone Type / Colour: LedgeCut 33 - Dune GAF Timberline Asphalt Roof Colour: Dualblack Kaycan Vinyl Siding Colour: Pecan Kaycan Outlet/Light Trim Colour: Pecan Kaycan Vinyl Shingles Colour: Pecan Corner Trim Cloverdale Colour: Grain CA059 Vents Cloverdale Colour: Grain CA059 Cementitious Board Cloverdale Colour: Grain CA059 All Wood Trim Cloverdale Colour: Wool CA031 Fascia Cloverdale Colour: Wool CA031 Batten Cloverdale Colour: Wool CA031 Columns & Caps Cloverdale Colour: Wool CA031 Shutters Cloverdale Colour: Bistre CA214 Window Flashing Cloverdale Colour: Wool CA031 Entry Door Cloverdale Colour: Bistre CA214 Gentek Gutters & Downspouts Colour: Almond 532 Kaycan Soffit Colour: Linen White Contemporary Aluminum Railing Colour: Beige Kaycan Super J Colour: Linen White 10 Morningstar Homes Ltd Purchaser(s) Date Date Colour Scheme 12 Address: Model: Lot: MORNINGSTAR HOMES LTD EXTERIOR FINISH SCHEDULE FOR: MAPLE RIDGE Single Family Homes Exterior Lights Brand/Model No.: Eldorado Stone Type / Colour: Broken Top - K West GAF Timberline Asphalt Roof Colour: Dualblack Kaycan Vinyl Siding Colour: Cobalt Kaycan Outlet/Light Trim Colour: Cobalt Kaycan Vinyl Shingles Colour: Cobalt Corner Trim Cloverdale Colour: Deep Water CA203 Cementitious Board Cloverdale Colour: Deep Water CA203 Vents Cloverdale Colour: Deep Water CA203 All Wood Trim Cloverdale Colour: Standard White CA025 Fascia Cloverdale Colour: Standard White CA025 Batten Cloverdale Colour: Standard White CA025 Columns & Caps Cloverdale Colour: Standard White CA025 Shutters Cloverdale Colour: Contessa's Cape 8285 Window Flashing Cloverdale Colour: Standard White CA025 Entry Door Cloverdale Colour: Contessa's Cape 8285 Gentek Gutters & Downspouts Colour: Cashmere 514 Kaycan Soffit Colour: White Contemporary Aluminum Railing Colour: Almond Kaycan Super J Colour: White 01 Morningstar Homes Ltd Purchaser(s) Date Date Colour Scheme 13 Address: Model: Lot: MORNINGSTAR HOMES LTD EXTERIOR FINISH SCHEDULE FOR: MAPLE RIDGE Single Family Homes Exterior Lights Brand/Model No.: Eldorado Stone Type / Colour: Rustic Ledge - Saratoga GAF Timberline Asphalt Roof Colour: Dualblack Kaycan Vinyl Siding Colour: Khaki Kaycan Outlet/Light Trim Colour: Khaki Kaycan Vinyl Shingles Colour: Khaki Corner Trim Cloverdale Colour: Earthware CA065 Cementitious Board Cloverdale Colour: Earthware CA065 Vents Cloverdale Colour: Earthware CA065 All Wood Trim Cloverdale Colour: Contessa's Cape 8285 Fascia Cloverdale Colour: Contessa's Cape 8285 Batten Cloverdale Colour: Contessa's Cape 8285 Columns & Caps Cloverdale Colour: Contessa's Cape 8285 Shutters Cloverdale Colour: Contessa's Cape 8285 Window Flashing Cloverdale Colour: Contessa's Cape 8285 Entry Door Cloverdale Colour: Contessa's Cape 8285 Gentek Gutters & Downspouts Colour: Black 525 Kaycan Soffit Colour: Linen White Contemporary Aluminum Railing Colour: Black Kaycan Super J Colour: Sandalwood 05 Morningstar Homes Ltd Purchaser(s) Date Date Colour Scheme 2 Address: Model: Lot: MORNINGSTAR HOMES LTD EXTERIOR FINISH SCHEDULE FOR: MAPLE RIDGE Single Family Homes Exterior Lights Brand/Model No.: Eldorado Stone Type / Colour: LedgeCut 33 - Birch GAF Timberline Asphalt Roof Colour: Dualblack Kaycan Vinyl Siding Colour: Prestige Beige Kaycan Outlet/Light Trim Colour: Prestige Beige CertainTeed Vinyl Shingles Colour: Natural Clay Corner Trim Cloverdale Colour: Pebbles CA041 Cementitious Board Cloverdale Colour: Pebbles CA041 Vents Cloverdale Colour: Pebbles CA041 All Wood Trim Cloverdale Colour: Storm CA21 1 Fascia Cloverdale Colour: Storm CA21 1 Batten Cloverdale Colour: Storm CA21 1 Columns & Caps Cloverdale Colour: Storm CA21 1 Shutters Cloverdale Colour: Storm CA21 1 Window Flashing Cloverdale Colour: Storm CA21 1 Entry Door Cloverdale Colour: Storm CA21 1 Gentek Gutters & Downspouts Colour: Pebble Kaki 559 Kaycan Soffit Colour: Prestige Beige Contemporary Aluminum Railing Colour: Rideau Brown Kaycan Super J Colour: Prestige Beige 16 Morningstar Homes Ltd Purchaser(s) Date Date Colour Scheme 3 Address: Model: Lot: MORNINGSTAR HOMES LTD EXTERIOR FINISH SCHEDULE FOR: MAPLE RIDGE Single Family Homes Exterior Lights Brand/Model No.: Eldorado Stone Type / Colour: Rustic Ledge - Saratoga GAF Timberline Asphalt Roof Colour: Dualblack Kaycan Vinyl Siding Colour: Clay Kaycan Outlet/Light Trim Colour: Clay Kaycan Vinyl Shingles Colour: Clay Corner Trim Cloverdale Colour: Stone CA080 Cementitious Board Cloverdale Colour: Stone CA080 Vents Cloverdale Colour: Stone CA080 All Wood Trim Cloverdale Colour: Candle CA007 Fascia Cloverdale Colour: Candle CA007 Batten Cloverdale Colour: Candle CA007 Columns & Caps Cloverdale Colour: Candle CA007 Shutters Cloverdale Colour: French Roast CA213 Window Flashing Cloverdale Colour: Candle CA007 Entry Door Cloverdale Colour: Chestnut CA220 Gentek Gutters & Downspouts Colour: Canyon Clay 510 Kaycan Soffit Colour: Clay Contemporary Aluminum Railing Colour: Beige Kaycan Super J Colour: White 01 Morningstar Homes Ltd Purchaser(s) Date Date Colour Scheme 4 Address: Model: Lot: MORNINGSTAR HOMES LTD EXTERIOR FINISH SCHEDULE FOR: MAPLE RIDGE Single Family Homes Exterior Lights Brand/Model No.: Eldorado Stone Type / Colour: Stacked Stone - Dark Rundle GAF Timberline Asphalt Roof Colour: Dualblack Kaycan Vinyl Siding Colour: Castlemore Kaycan Outlet/Light Trim Colour: Castlemore CertainTeed Vinyl Shingles Colour: Natural Clay Corner Trim Cloverdale Colour: Foothills CA084 Cementitious Board Cloverdale Colour: Ashford 8433 Vents Cloverdale Colour: Foothills CA084 All Wood Trim Cloverdale Colour: Contessa's Cape 8285 Fascia Cloverdale Colour: Contessa's Cape 8285 Batten Cloverdale Colour: Contessa's Cape 8285 Columns & Caps Cloverdale Colour: Contessa's Cape 8285 Shutters Cloverdale Colour: Contessa's Cape 8285 Window Flashing Cloverdale Colour: Contessa's Cape 8285 Entry Door Cloverdale Colour: Ashford 8433 Gentek Gutters & Downspouts Colour: Black 525 Kaycan Soffit Colour: Clay Contemporary Aluminum Railing Colour: Black Kaycan Super J Colour: Prestige Beige 16 Morningstar Homes Ltd Purchaser(s) Date Date Colour Scheme 5 Address: Model: Lot: MORNINGSTAR HOMES LTD EXTERIOR FINISH SCHEDULE FOR: MAPLE RIDGE Single Family Homes Exterior Lights Brand/Model No.: Eldorado Stone Type / Colour: Stacked Stone - Nantucket GAF Timberline Asphalt Roof Colour: Dualblack Kaycan Vinyl Siding Colour: Sandalwood Kaycan Outlet/Light Trim Colour: Sandalwood CertainTeed Vinyl Shingles Colour: Pacific Blue Corner Trim Cloverdale Colour: Soapstone CA034 Cementitious Board Cloverdale Colour: Soapstone CA034 Vents Cloverdale Colour: Soapstone CA034 All Wood Trim Cloverdale Colour: Standard White 025 Fascia Cloverdale Colour: Standard White 025 Batten Cloverdale Colour: Standard White 025 Columns & Caps Cloverdale Colour: Standard White 025 Shutters Cloverdale Colour: Storm CA21 1 Window Flashing Cloverdale Colour: Standard White 025 Entry Door Cloverdale Colour: Soapstone CA034 Gentek Gutters & Downspouts Colour: Bright White 431 Kaycan Soffit Colour: Sandalwood Contemporary Aluminum Railing Colour: Rideau Brown Kaycan Super J Colour: White 01 Morningstar Homes Ltd Purchaser(s) Date Date Colour Scheme 6 Address: Model: Lot: MORNINGSTAR HOMES LTD EXTERIOR FINISH SCHEDULE FOR: MAPLE RIDGE Single Family Homes Exterior Lights Brand/Model No.: Eldorado Stone Type / Colour: Fieldledge - Andante GAF Timberline Asphalt Roof Colour: Dualblack Kaycan Vinyl Siding Colour: Slate Gray Kaycan Outlet/Light Trim Colour: Slate Gray CertainTeed Vinyl Shingles Colour: Sterling Gray Corner Trim Cloverdale Colour: Putty CA073 Cementitious Board Cloverdale Colour: Putty CA073 Vents Cloverdale Colour: Putty CA073 All Wood Trim Cloverdale Colour: Standard White CA025 Fascia Cloverdale Colour: Standard White CA025 Batten Cloverdale Colour: Standard White CA025 Columns & Caps Cloverdale Colour: Standard White CA025 Shutters Cloverdale Colour: Contessa's Cape 8285 Window Flashing Cloverdale Colour: Standard White CA025 Entry Door Cloverdale Colour: Chestnut CA220 Gentek Gutters & Downspouts Colour: Bright White 431 Kaycan Soffit Colour: White Contemporary Aluminum Railing Colour: Black Kaycan Super J Colour: White 01 Morningstar Homes Ltd Purchaser(s) Date Date Colour Scheme 7 Address: Model: Lot: MORNINGSTAR HOMES LTD EXTERIOR FINISH SCHEDULE FOR: MAPLE RIDGE Single Family Homes Exterior Lights Brand/Model No.: Eldorado Stone Type / Colour: Stacked Stone - Dark Rundle GAF Timberline Asphalt Roof Colour: Dualblack Kaycan Vinyl Siding Colour: Cabot Brown Kaycan Outlet/Light Trim Colour: Cabot Brown CertainTeed Vinyl Shingles Colour: Hearthstone Corner Trim Cloverdale Colour: Bistre CA214 Cementitious Board Cloverdale Colour: Bistre CA214 Vents Cloverdale Colour: Bistre CA214 All Wood Trim Cloverdale Colour: Fossil CA079 Fascia Cloverdale Colour: Fossil CA079 Batten Cloverdale Colour: Fossil CA079 Columns & Caps Cloverdale Colour: Fossil CA079 Shutters Cloverdale Colour: Contessa's Cape 8285 Window Flashing Cloverdale Colour: Fossil CA079 Entry Door Cloverdale Colour: Contessa's Cape 8285 Gentek Gutters & Downspouts Colour: Wicker Cafe 538 Kaycan Soffit Colour: Clay Contemporary Aluminum Railing Colour: Beige Kaycan Super J Colour: Prestige Beige 16 Morningstar Homes Ltd Purchaser(s) Date Date Colour Scheme 8 Address: Model: Lot: MORNINGSTAR HOMES LTD EXTERIOR FINISH SCHEDULE FOR: MAPLE RIDGE Single Family Homes Exterior Lights Brand/Model No.: Eldorado Stone Type / Colour: Stacked Stone - Nantucket GAF Timberline Asphalt Roof Colour: Dualblack Kaycan Vinyl Siding Colour: Flagstone Kaycan Outlet/Light Trim Colour: Flagstone Kaycan Vinyl Shingles Colour: Charcoal Corner Trim Cloverdale Colour: Cardigan CA200 Cementitious Board Cloverdale Colour: Cardigan CA200 Vents Cloverdale Colour: Cardigan CA200 All Wood Trim Cloverdale Colour: Candle CA007 Fascia Cloverdale Colour: Candle CA007 Batten Cloverdale Colour: Candle CA007 Columns & Caps Cloverdale Colour: Candle CA007 Shutters Cloverdale Colour: Evening Empress 8229 Window Flashing Cloverdale Colour: Candle CA007 Entry Door Cloverdale Colour: Evening Empress 8229 Gentek Gutters & Downspouts Colour: Bright White 431 Kaycan Soffit Colour: White Contemporary Aluminum Railing Colour: Almond Kaycan Super J Colour: White 01 Morningstar Homes Ltd Purchaser(s) Date Date Colour Scheme 9 1 —v —v m 0 —n lyric -ad- 9 M Lo LaaASC-ate.- m.7:.07. -,,E) l 1?ea( L00,6Lois 21 20 MAPLE RIDGE PLANNING DEPARTMENT MORNINGSTAR CEFINING SINGLE FAl1ILY NOMES Kik • MORNINGSTAR TYPICAL. STREET ELEVATION_ MORNINGSTAR or ri.w.c $.41, r.v1, K214-:2-Lcc Lo --s 9 XICIN3ddV ALL CONIRACIOR BEFORE00CHEMED OF ANT 6CREPANOESTRUCTION FEPORIEO. TIE FAlt 1EORI0NOTIE 3/313 WHIM CO.. BUILDING CODE STREETSCAPE AS ILLUSTRATED REFLECTS GERERAL CONDRIONS AND DOES NOT REPRESENT AND ACTUAL STRING OF LOTS. ALL ACTUAL MODEL SMN6S MILL COMPLY ARH 8.13.23 OF THE INTENSIVE RESIDENTIAL DEVELOPMENT PERMFT AREA GUDEL INES. MORNINGSTAR FAMILYP[fININO 1111.01.‘ 110.1.046 RUNETTE AVENUE 4000I1W4 B.C. ACK 140 HEAD MICE: (004) 331-0030 FAC (004) 331-0070 MAPLE Rioc,. PLANNING ,7.•ENr TYPICAL STREET ELEVATION MORN NGSTAF S4-re.0--5c-af e- OCiI211' OIHLIC tAWIS HOUC3 ALL 0)4019000 TO BE CHECKED COCONTRACTOR BEFORE SORT OF NSTRUE. H AN/ OECNPANCE REPORTED. MEE 000PTCS CNF R0N)4[0 9WR91 COWM010 BUROINO 040E STREFESGAPE AS ILLUSTRATED REFLECTS GERERAL GONDMON 5 AND DOE5 NOT REPRESENT AND ACTUAL STRING OF LOTS. ALL ACTUAL MODEL SIITNGS WILL COMPLY NITH 8.839 OF THE INTENSIVE RESIDENTIAL DEVELOPMENT PERMIT AREA GUIDE JNES. MORNINGSTAR BRUNETTE AVENUE EY xerce COOUIMN. B.C. 020 100 NEW 210120 (604) 321-0030 F. (604) 021-00A0 TYPICAL CORNER LOT ELEVATICDI\L e2.+kf r or- \) 112 Co,cn-e,r LD4- MORNINGSTAR DEFINING SINGLE FAMILY HOMES MAPLE RIDGE Rriti5h Cclnmn,a Deep Roots Greater Heights DISTRICT OF MAPLE RIDGE TO: His Worship Mayor Ernie Daykin DATE: October 7, 2013 and Members of Council FILE NO: 2013-096-RZ FROM: Chief Administrative Officer ATTN: C of W SUBJECT: Tandem Parking and RM -1 zone amendments; First Reading Zone Amending Bylaw No. 7024- 2013 and Off -Street Parking and Loading Amending Bylaw No.7O25-2013 EXECUTIVE SUMMARY: On May 27, 2013 Council received a discussion paper on "Tandem Parking and the RM -1 zone", which laid out several scenarios and one preferred approach to regulate the proportion of tandem parking units in the RM -1 zone. For the RM -1 zone, the Discussion Paper recommended: • a maximum of 70% units with tandem parking arrangement; • a driveway apron, 5.5 metres long for each tandem unit; • usable open space of 65 m2for each three bedroom or larger unit and 50m2 for each two bedroom or smaller unit; and • limiting the building block size to six attached units. It was also recommended that 100% tandem units in the RM -1 zone would still be permitted in the Town Centre Area, due to access to transit and policy support for a dense housing form. At the regular meeting of May 28, 2013, Council resolved that staff be directed to prepare the relevant bylaw revisions to the RM -1 (Townhouse Residential District) zone and the Off -Street Parking and Loading Bylaw as described in that report. At the meeting Council raised issues regarding impact on density and unit count, analysis on sloping sites, enforcement on strata lots, and consultation with the development community, which are addressed in this report. The draft bylaw amendments reflect Council's direction. RECOMMENDATION: 1) That Zone Amending Bylaw No. 7024-2013 be given first reading; 2) That Off -Street Parking and Loading Amending Bylaw No. 7025-2013 be given first reading; and 3) That the above bylaw amendments be referred to a public process for comments and feedback. BACKGROUND: Tandem Parking is the placement of one parking space behind another parking space, such that only one parking space has unobstructed access to a driveway/road. The Off -Street Parking and Loading Bylaw permits a tandem garage or a single garage with a tandem parking space on the apron. 1105 Council expressed concerns about the impacts of a 100% tandem arrangement in the townhouse proposals seen recently and directed staff to do a review of tandem parking. It is important to note that currently, the Off -Street Parking and Loading Bylaw provides for tandem parking in certain single family zones, duplex zone and the RM -1 (Townhouse Residential District) zone. The RM -1 zone is the only multi -family zone in the District permitting tandem parking. Tandem Parking has not been a concern in single family zones where the roads meet the municipal standards and the driveways may be wider and longer. In some cases, there is on -street parking as well. In contrast, tandem parking has been a concern in the townhouse zone as driveway aprons are typically not provided and the 6.0 metre wide strata roads do not permit parking. In recent years, the District has seen a steady rise in townhouse development projects with all tandem parking units. Townhouse units with tandem parking are a fairly common form of housing in many jurisdictions across the region. Typically, the tandem parking arrangement results in a tall, narrow unit with a minimal driveway apron leading into a tandem parking garage. General discussions with staff from other jurisdictions and the private sector indicated that while there is a general acceptance of tandem townhouse units in the market, there are concerns with 100% tandem townhouse developments across the region. The Discussion Paper dated May 27, 2013, reviewed regulations in other municipalities. It compared 18 scenarios, to help understand the impacts of tandem parking in the RM -1 zone. The accompanying presentation included photos of existing townhouse developments in the District. All of the 18 scenarios considered both, fixed and variable elements, applied to a hypothetical piece of land. The discussion paper concluded that by introducing a combination of the three variables (i.e. a driveway apron; open space and percentage of tandem units); the density is mildly impacted, yet a more architecturally attractive development may be achieved. The report further demonstrated that if setback variances, facing a municipal street were supported, a similar density without seriously impacting unit yields, can be achieved. Out of the 18 scenarios, one scenario clearly resulted in a reasonable mix of tandem and double wide units; maximization of green space/useable open space; and a well -articulated, livable design; while maintaining a viable unit yield (Scenario 2E). Based on the analysis the recommendation to Council was that, in the RM -1 (Townhouse Residential District) zone the following shall apply, except in the Town Centre Area: • a maximum of 70% units with tandem parking arrangement; • a driveway apron, 5.5 metres long for each tandem unit; • usable open space of 65 m2for each three bedroom or larger unit and 50m2 for each two bedroom or smaller unit; and • limiting the building block size to six attached units. The Town Centre Area Plan encourages more dense development and has better access to transit so it was recommended to exempt from the draft regulation. It is important to note that setback variances would be considered on a site specific basis and are subject to Council approval. At the regular meeting of May 28, 2013, Council resolved: 2 That staff be directed to prepare the relevant bylaw revisions to the RM -1 (Townhouse Residential District) zone and the Off -Street Parking and Loading bylaw, as described in Section E of the "Tandem and Off -Street Parking Discussion Paper" dated May 27, 2013. DISCUSSION AND COUNCIL CONCERNS: Tandem Parking can be defined as "the placement of one parking space behind another parking space, such that only one parking space has unobstructed access to a drive aisle, driveway or highway". Reviewing the discussion paper, Council asked about implications on sloping sites, density or unit yield, minimum density for financial feasibility. These are discussed below. A) Density and implications on sloping sites: The Zoning Bylaw contains several multi -family zones, of which the RM -1 (Townhouse Residential) zone is the one intended to be for ground -oriented, pedestrian -friendly, low- density developments. In the RM -1 zone, a parking ratio of 2.0 spaces per unit for residents is required plus a parking ratio of 0.2 spaces per unit for visitors is also required. In reviewing other municipal parking bylaws it is clear that approaches vary by community. Some do not permit tandem parking; some permit tandem parking on a project by project basis; some permit tandem parking by requiring a higher parking ratio or limiting the amount of tandem parking. Others require additional common amenity area and/or driveway aprons. Discussion with staff from other municipalities confirms that several jurisdictions have concerns with 100% tandem unit developments. i) Illustrations with no setback variances: The following graphics illustrate the impact of the proposed regulations when setback variances are not granted. a) Scenario 1A- 100% tandem and no setback variances: The example below illustrates the current regulations in place. With 100% tandem arrangement at the maximum permitted FSR of 0.6 in the RM -1 zone; 21 townhouse units can be achieved on a hypothetical one acre piece of land. Ds C2 D3 Cd D5 CB D7 CB DB co D++ L——N.— IMM1101Sidd Lot Lam Scenario 1A - Site Plan - Scale. 1:500 39![f 3 b) Scenario 2E- 70% tandem and no setback variances; driveway apron and increased usable open space: The example below illustrates the impact on unit yield if the recommended regulations were applied. In the example below, with a proposed density of FSR 0.47, 17 units are achieved. With the maximum permitted density of 0.6 FSR, the unit count can be at least 18 units. If the proposed regulations were applied, the unit count could drop from 21 (as shown on scenario 1A) to 17 or 18 units. But this is likely to result in a more architecturally attractive development. asm 613 5 fn[errnr Side Let Line 012 ua ace SpBCd Scenario 2E - Site Plan Scale: 1:599 to It is noted that Council raised the concern that the analysis on sloping site was missing in the Discussion paper dated May 27, 2013. The same hypothetical parcel of land is assumed to have a 15-17% slope as shown in the sketch below. The site is assumed to be sloping down approximately 17% grade down from the north-west corner as shown in the site section. I/ _ //:=-' rl /1 / / ' / 1 / / / / / / / / :/ ; / / � � /• r r/':t/ / f r // / I/i.r , // // it/1 //Iii//i///i r/;7pm// k M i i / i r/i/ / / / rI;f Lt/ ---/./—r— --X.t---i(____f""r r //I / / // / /I/ /J / r % / AAterwfeLZLl i r Sr / i / ` : m ': r ' r:: //lc fn 5 m _ / wry'. 54/ Lot / /r 2 / / / / / / )/ ----2---4,7 ----"f---r---r-- / / / i / r i / 10 Site Section 1-1 Scale .l 500 4 c) Scenario 2E- ss 70% tandem on sloping site and no setback variances; driveway apron and increased usable open space: If the recommended regulations were applied to the sloping site, the following graphic illustrates that the same unit count could be achieved, however, creative design, some retaining walls to achieve flat backyards and possibly stepping and staggering of units to take advantage of the grades on site; will be required. In the example below, with a proposed density of FSR 0.47, 17 units are achieved. With the maximum permitted density of 0.6 FSR, the unit count can be at least 18 units. r/ 7 ny / , y J Tf:MiOY S� OC Lye——/ /f r / / / 1 / r '/ r I r , 172 �I / / I §I/i 1/ 7 Sm r/ /111fil913 / ! 7.�m ! ! r // / Q % I / lks 13 Dim // / r/ ! / / r `er.r/Saie Lot Lin Spa ! / / r Scenario -ss -site Pfan / / 1 / ... _ 7 .- - - / tCate:::5 DO I. / _1 1 ii) Illustrations with setback variances: The following graphics illustrate the impact of the proposed regulations when setback variances are granted. a) Scenario 2F- 70% tandem with setback variances; driveway apron and increased usable open space: The example below illustrates the impact on unit yield if the recommended regulations were applied and setback variances granted. In the example below, with a proposed density of FSR 0.57, 20 units are achieved. With the maximum permitted density of 0.6 FSR, the unit count can be at least 21 units. If the proposed regulations were applied and setback variances granted, the unit count will likely remain same, yet a more architecturally attractive development can be achieved. -5 Interior Side Lot une 11 C5 'C6 C7 016 615 011 GS rg 010 ❑13 D12 all IRt21t01 Side. tot Line _ Scenario 2F - Site Plan Scale: 1:544 If b) Scenario 2F- ss 70% tandem on sloping site with setback variances; driveway apron and increased usable open space: If the recommended regulations were applied to the sloping site and some setback variances facing the streets were granted, the unit count achieved could be around 20 units. Again, creativity in design, some retaining walls and stepping/staggering of the units to meet the grades will be required. 131 / B2 j r / / f / / 1=1, / / Interior Side Lot LiiR 7 �' / / 1/ Usable Ope Sp E: ROAD / / �4 / / / / -Ia � / , / L� , b.5 n D15 D14 D13/ D12D11 Fm i / ▪ / / / / / 4nterior/Side Lot Line / / -/ J' rte.. ^--f- , r-'• T l— —,J Scenario G1 -ss Site Plan / 0 /5 IA 15 / 20 /25 1%m _ - Ssate:-1:5O iii) ANALYSIS: Based on the graphic examples above, the following can be concluded, by applying a 70% tandem requirement: • The density and unit count is reduced marginally, yet a more architecturally attractive development may be achieved. • With the tandem garage and a driveway apron, there will be three parking spaces per unit available. If the owner ends up converting the internal parking space into a living area, there will still be two parking spaces available. The bylaw will still require a minimum of 2.0 spaces per unit for residents and 0.2 spaces per unit for visitors. - 6 • On sloping sites, some retaining walls will be required to achieve flat backyards, which is consistent with what is done currently. Smaller retaining walls may also be required to achieve the driveway aprons. • Some units will need to be stepped and staggered to take advantage of the grades on site, which is consistent with the OCP policies around "respecting the land" and with what is done currently. • With setback variances the unit yield is quite similar to those achieved under the current bylaw (21 units versus 20 units). The reduced setbacks facing municipal streets allows for greater design creativity with stronger street presence, stepping and staggering of units. A simplified comparison of the above stated graphic illustrations is attached as Appendix A. B) Tandem Parking in the Town Centre Area: There was discussion regarding the appropriateness of exempting RM -1 properties in the Town Centre Area from the draft tandem regulations. The Town Centre Area Plan through several policies talks about increasing residential density in the various precincts. The "Ground -oriented Multi -family" designation allows RM -1 zone and the intention is to achieve pedestrian -friendly strata developments that serve as a transition between single family and higher density forms like low-rise apartments. A tall, narrow, three-storey tandem form would fit well in the Town Centre Area, which encourages compact developments, more than other areas in the District. The Town Centre area is also served by better access to public transit and owners may choose to own a single vehicle. It is further noted that the exemption of the Town centre properties from the tandem regulations may also serve as an incentive for further town centre investment. C) Consideration to accommodate seniors: There was discussion regarding making townhouse developments more senior -friendly. Ground -oriented units with a double car garage often result in a more senior -friendly form of development than a 3- storey, multi-level, tall, narrow (12 to 15 feet wide) tandem unit. It is felt that a reasonable balance of tandem and double garages will provide for an appropriate housing choice for seniors and others. D) Common variances supported and its impact on outdoor living space: Historically Council has approved setback, height and parking variances on townhouse sites in the RM -1 zone. Typically height variances are supported on sloping sites where the design of the units takes advantage of the grades by rendering a 2- storey facade on one side and 3 - storey facade (11.0 metres) on the other side. This will be minimized with the adoption of the new Zoning Bylaw where the maximum height of the structure is measured up to the mid- point of the roof. Setback variances facing municipal streets are common and align with the Multi -Family Development Permit Guidelines that emphasize a better street presence and direct pedestrian access from the townhouse units to the municipal streets. They also often create a more livable rear yard. 7 Parking variances are typically fewer and considered on a site-specific basis. The tandem parking arrangement results in more units, so to mitigate the impact of the form and density, an increased usable open space ratio for the tandem units is recommended. This should enhance the livability of the project and create better outdoor usable open space and/or common activity areas. Larger open spaces are an effective marketing tool for developers. E) Economic implications: Although there is an assumption that tandem units are less expensive, there is no statistical evidence in the market to support this. Scenarios discussed above show that the unit -count may drop marginally if the 70% tandem units regulation is adopted. On sloping sites, some retaining walls and stepping of units may increase the development costs. However, the benefits are thought to outnumber the density impact. A copy the Council report dated May 27, 2013 was forwarded to the Advisory Design Panel to seek their input. The Panel advised that a feasible balance between tandem and double townhouse units is important to safeguard the intention of the zone (low density multi -family form) and the architectural character of the development. The Advisory Design Panel is in support of this initiative and has provided the following comments: • Panel confirmed that tandem parking in the townhouse zones is quite common in all the municipalities. • Panel agreed that regulating the proportion of tandem parking will have some impact on the overall density and unit count, but the benefits are larger. • Panel confirmed that the tandem arrangement is not popular among buyers, but it is used to maximize the unit yield on a site. • The Panel also confirmed that while all tandem townhouse development fit well within the Town Centre Area, a reasonable balance of tandem and double car garages in areas outside the Town Centre will encourage a better streetscape; improve landscaping with a staggering of the units; improve the overall architectural quality of a development and the livability on site. The proposed bylaw amendments strive to strike a reasonable balance between tandem and double parking arrangement, which is economically feasible and architecturally desirable. BENEFITS OF REGULATING TANDEM PARKING UNITS IN THE RM -1 ZONE: The benefits of regulating units with tandem parking arrangement in the RM -1 (Townhouse Residential) zone could be broadly categorized into the following: 1) Maintain the primary intention of the RM -1 zone which is to provide a low-density multi -family housing form for the neighbourhoods. The tandem units offer a denser, compact, taller form. 8 The townhouse form is often envisioned and encouraged as a transition between single family and apartment building forms. 2) Encourage a proportion of the units to be a senior -friendly, ground -oriented housing option. 3) Reduce the parking concerns on a strata lot by providing for some driveway aprons. Minimize parking infractions on a 6.0 metres wide strata road. 4) Encourage an interesting streetscape with staggering and stepping of units. Achieve a less monotonous facade. 5) Promote natural light, ventilation, view corridors and "green links" between blocks. 6) Improve livability and quality of development by increasing the proportion of usable open space to match the increase in the number of units due to tandem arrangement. 7) Reducing the risks associated with vehicle encroachment or overhanging on strata road by regulating the minimum width and depth of an attached garage and adding the requirement of a driveway apron for a tandem parking arrangement. PROPOSED REGULATIONS: Pursuant with Council's direction of May 28, 2013, Zone Amending and Off -Street Parking Amending Bylaws have been prepared. i) RM -1 (Townhouse Residential District) zone (refer to Appendix B): The following items are proposed for inclusion in the RM -1 zone and were previously discussed with Council: • Townhouses in the RM -1 zone must be limited to six (6) attached units in one block. Allowing a maximum of six (6) attached units per block is a consistent approach followed in other jurisdictions and the District's RST -SV (Street Townhouse -Silver Valley) zone. This would help promote natural light and ventilation between the blocks thus offering a less monotonous facade. Block sizes that exceed six units can create a monotonous facade. Smaller blocks of units create well -articulated facades separated with green buffers in between the blocks that promote natural light, ventilation and views. The Advisory Design Panel in the past has expressed concerns with the ramifications of having more than six (6) attached units in one block. • All the units with tandem parking arrangement must provide a usable open space of 65.0 square metres per unit with 3 or more bedrooms; and 50.0 square metres per unit with less than 3 bedrooms. This regulation is intended to improve the livability and quality of development by increasing the proportion of usable open space with the number of tandem units on a strata lot. ii) Off -Street Parking and Loading Bylaw (refer to Appendix C): Maple Ridge Off -Street Parking and Loading Bylaw # 4350-1990 requires amendment to add the following: • In the RM -1 zone, tandem parking shall not exceed 70% of the total townhouse units on site, except in the Town Centre Area. 9 Townhouse units with a tandem garage are typically narrower (12.5 to 15 feet wide) and taller (3 or 3.5 storey) in form. The architectural form for tandem and double garage units differ significantly, one being a two storey massing while the other with tandem parking is a taller, narrow three-storey massing. A combination of tandem and double garage units have greater potential to create an interesting streetscape with staggered units, driveway aprons and inter- linking green spaces. • All the units with tandem parking must provide a driveway apron per unit that is minimum 5.5 metres long and 3.0 metres wide, except in the Town Centre Area. Under the current Parking Bylaw, the RM -1 (Townhouse Residential District) zone does not require the driveway apron length to accommodate a parking space. Requiring the driveway apron will provide an extra parking space per unit thus avoiding any encroachment or overhanging into the 6.0 metre wide strata road. If the internal tandem garage gets converted into a living space, the townhouse unit will still have two parking spaces, one within the garage and one on the apron. Following Council discussion, the Building Department have further recommended inclusion of minimum garage dimensions in the proposed Bylaw: • The minimum internal clear dimensions for attached or detached single, tandem and double garages for townhouse units in the RM -1 zone must be as stated below: Single car garage: 3.1 metres wide and 6.1 metres long; Tandem 2 -car garage: 3.1 metres wide and 12.2 metres long; Double wide garage: 5.6 metres wide and 6.1 metres long. Currently the bylaw specifies a parking space (width, height and length) applicable for all zones. It does not specify dimensions within a garage or underground parkade, where the space is beside a wall to permit unobstructed access and clearance to open the car doors. Neither does it specify dimensions of a tandem garage. For the RM -1 zone these amendments will help achieve minimum clear dimensions required to park a car inside an attached or detached garage to a townhouse unit. INTERDEPARTMENTAL IMPLICATIONS: Engineering Department: The Engineering Department does not have any concerns with the proposed zone amendments. Fire Department: The Fire Department confirmed that parking on strata roads is a concern, and is supportive of the driveway apron requirement. Building Department: The Building Department supports the minimum clear width and depth for single, tandem and double car garage being added in the existing Parking Bylaw. - 10- STRATAS, RESTRICTIVE COVENANTS AND SIGNAGE IN THE RM -1 ZONE: Enforcement will be in accordance with existing Bylaw enforcement regulations and procedures. The District cannot enforce parking regulations on strata property. Within existing developments it is observed that typically garages are used as storage area, forcing the cars to be parked on the driveway or along the streets. In a single family subdivision on -street parking is an option except when the access is through a lane. With a 6.0 metres wide strata road and no aprons for the driveways, this is a challenge on the townhouse sites. Units with a tandem garage often lose a parking space due to conversion into a habitable area, after the owner moves in. Complaints are received by the District about the lack of parking on site and in the streets, after this happens. Sometimes the visitor parking stalls are used by residents or cars are parked within the 6.0 metre wide strata road. In such instances, Strata Councils are responsible for enforcing parking on the property; however they are not always successful. Research indicates that requiring a Restrictive Covenant to restrict the tandem garage from being converted into a living space, is not a common solution. If Council directs, requirement of a Restrictive Covenant can be a condition of final reading, similar to the requirement for visitor parking stalls. Once the project is approved and built, the District would rely on the Strata to enforce it. Legal opinion sought on this confirms that Council can require a Restrictive Covenant as a condition of final reading, which can be informative to the unit owners, but the District enforcement on strata lot can be challenging. It should be noted that the District's solicitor confirmed that such a legal challenge is very expensive to prove in court and is not a necessarily practical solution. It is important to note that "No Parking" signs would need to be enforced by the strata, after the project is complete. The Building Permit drawings are required to show locations of "no parking" areas, on the drawings. The stratas are expected to enforce the "no parking" signage and zones. NEXT STEPS: Recognizing the implications that these bylaw amendments may have on townhouse developments in the RM -1 zone and the fact that amendments to the Off -Street Parking and Loading Bylaw do not go to the Public Hearing, it is recommended that staff host an open house to seek input from the stakeholders. Following first reading to both the bylaws, an open house would be organized for late October or early November 2013. Representatives from the development industry will be invited by letter to comment on the proposed amendments. Advertisement will also be placed in the local newspapers. Council will be updated on the outcomes of this open house in the second reading report. CONCLUSION: As in other municipalities across the region, 100% tandem parking in townhouse projects has generated a variety of concerns. To help alleviate these concerns, Council considered a Discussion Paper, dated May 27, 2013 and endorsed regulation changes to the RM -1 zone and the Off -Street Parking Bylaw. These revisions include limiting parking to 70% tandem units; the provision of a - 11 - driveway apron for tandem units; increasing the amount of usable open space for tandem units and limiting the "block size" to six attached townhouse units. Numerous benefits of regulating the proportion of tandem units in the RM -1 (Townhouse Residential District) zone are described in this report. The Advisory Design Panel has commended Council for taking up this initiative and is supportive of the proposed amendments. The proposed open house will serve as an opportunity to seek input from the development industry. The graphic scenarios show that the density and unit count achieved is mildly impacted by restricting the tandem proportion to a maximum of 70% of the units. Additional usable open space and a driveway apron for tandem units are anticipated to improve the architectural quality and reduce parking concerns. In return a "low-density", pedestrian -friendly, multi -family housing form with a reasonable balance of tandem and double garages can be achieved. On sloping sites, creative design to take advantage of the grades, retaining walls, staggering and stepping of units will be required. The proposed bylaw amendments (Appendix B and C) are believed to strike a reasonable balance between tandem and double parking arrangement. The intention is to encourage architecturally desirable development proposals that are economically feasible as well. It is recommended that Maple Ridge Zone Amending Bylaw No. 7024-2013 and Maple Ridge Off -Street Parking and Loading Amending Bylaw No. 7025-2013be given first reading and an open house be held to solicit input. Original signed by Rasika Acharya Prepared by. Rasika Acharya, B -Arch, M -Tech, UD, LEED® AP, MCIP, RPP Planner Original signed by Christine Carter Approvedby: Christine Carter, M.PL, MCIP, RPP Director of Planning Original signed by Frank Quinn Approvedby: Frank Quinn, MBA, P.Eng GM, Public Works & Development Services Original signed by Jim Rule Concurrence: J.L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A -Summary of scenarios Appendix B -Zone Amending Bylaw No. 7024-2013 Appendix C -Off-Street Parking and Loading Amending Bylaw No. 7025-2013 - 12 - 7 5m 1,41;01s:iaLaiCue BS C6 D7 Ca RUM S L1 m D15 C1E 017 ala [I- af11 M6 • I�loria=fid 09 CIO 811 $Listtmu. _----------� Scenario 1A - Site Pian Scala! 1:500 7jm Iflp7c4c!!L,i L,F1$ B1 B2 BS B5 B7 89 Bh BIB 811 E �I ROAD �+ 7,5m 813 812 IrL�M I al 1 i __ lntuio S,duLotLna _—_____J Scenario 2E - Site Plan�! a r1r / $aaIe:1;50l r r / Jr / / //i r r ji r 11/ 11111 � .AEI 1111 � F ; r / I "P f r `/ rr 3+ +NI r I , 7.5 !I' Ui; / a43 ,/6 x J/1 I r'f 7.lins i r , ,. , �__,— _,- _..--a- --Y— ,r'' 11 �� f ( / ta.nr OPS / r ' . _ rr ' rr M1y�}4844 LMJ , ir.p 11 7-•-- / r ,, Sc 1 kto •ES ;Site elan / { APPENDIX A SCENARIO 1A Current RM -1 Bylaw: (no setback variances) • 100% tandem an 1 acre flat site • FSR: 0.6 • Total no. of units: 21 • 2BR=1O units and 3BR=1. units • Open space: 45m2 per 3BR or bigger unit and 30m2 per 2BR or smaller unit. • Setbacks: 7.5 m from ail sides SCENARIO 2E Recommended RM -1 Bylaw: max, 70% tandem (no setback variances) • 65% tandem on 1 acre fiat site • FSR: 0.47 • 2BR=10 units and 3BR=7 units • Total no. of units: 17 • Open space: 65m2 per 3BR or bigger unit and 50m2 per 2BR or smaller unit. • Setbacks: 7.5 m from all sides SCENARIO 2E -SS Recommended RM -1 Bylaw: max. 70% tandem on sloping site (no setback variances) • 65% tandem on 1 acre sloping site • FSR: 0.47 • 2BR=10 units and 3BR=7 units • Total no. of units: 17 • Open space: 65m2 per 3BR or bigger unit and 50m2 per 2BR or smaller unit, • Setbacks: 7.5 m from all sides E C3 C4 U5il1I O8G --• spa C5 C6 Cr CA CO CO ROAD C16 D15 Dil *.Lauer Ws Lot I -ins t Scenario 2F- Situ Plan �--_�hl---�-�_-- 4� Scall' 1:500 minimr.S;do Lot UT - r i _— % r f / uln a f 11. f. ,6 RAO i f 'i t:,a D16. 014 V1.na–_4IP. . Scenario 2f -ss -.SI a Plan Suite: 1406 SCENARIO 2F Recommended RM -1 Bylaw: max. 70% tandem (with setback variances) • 65% tandem on 1 acre flat site • FSR: 0.57 • 2BR=10 units and 3BR=10 units • Total no. of units: 20 • Open space: 65m2 per 38R or bigger unit and 50m2 per 2BR or smaller unit. • Setbacks: front= 4.5 m and all other sides= 6.0 m SCENARIO 2F -ss Recommended RM -1 Bylaw: max. 70% tandem on sloping site (with setback variances) • 65% tandem on 1 acre flat site • FSR: 0.57 • 2BR=10 units and 3BR=10 units • Total no. of units: 20 • Open space: 65m2 per 3BR or bigger unit and 50m2 per 2BR or smaller unit. • Setbacks: front= 4.5 m and all other sides= 6.0 m f CS'C6 01 c6 co, cVo f / uln a f 11. f. ,6 RAO i f 'i t:,a D16. 014 V1.na–_4IP. . Scenario 2f -ss -.SI a Plan Suite: 1406 SCENARIO 2F Recommended RM -1 Bylaw: max. 70% tandem (with setback variances) • 65% tandem on 1 acre flat site • FSR: 0.57 • 2BR=10 units and 3BR=10 units • Total no. of units: 20 • Open space: 65m2 per 38R or bigger unit and 50m2 per 2BR or smaller unit. • Setbacks: front= 4.5 m and all other sides= 6.0 m SCENARIO 2F -ss Recommended RM -1 Bylaw: max. 70% tandem on sloping site (with setback variances) • 65% tandem on 1 acre flat site • FSR: 0.57 • 2BR=10 units and 3BR=10 units • Total no. of units: 20 • Open space: 65m2 per 3BR or bigger unit and 50m2 per 2BR or smaller unit. • Setbacks: front= 4.5 m and all other sides= 6.0 m APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW N0.7024-2013 A Bylaw to amend Maple Ridge Zoning Bylaw No. 3510 -1985 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7024-2013". 2. This Bylaw provides conditions to regulate building block size and increased usable open space requirement for townhouse units with tandem parking in the RM -1 (Townhouse Residential District) zone. 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended is hereby amended accordingly: a) PART 2, INTERPRETATION, is amended by the addition of the following definition in correct alphabetical order: TANDEM PARKING means the placement of one parking space behind another parking space, such that only one parking space has unobstructed access to a drive aisle, driveway or highway. b) PART 6, RESIDENTIAL ZONES, Section 602, RM -1 TOWNHOUSE RESIDENTIAL DISTRICT, subsection 8, Other Regulations, is amended by replacing d) with the following: d) Useable open space shall be provided for each unit on a lot based on the following minimum ratios: i) 45.0 m2 for each unit with 3 or more bedrooms; ii) 65.0 m2 for each unit with 3 or more bedrooms with tandem parking; iii) 30.0 m2 for each unit with 2 or less bedrooms; iv) 50.0 m2 for each unit with 2 or less bedrooms with tandem parking. c) PART 6, RESIDENTIAL ZONES, Section 602, RM -1 TOWNHOUSE RESIDENTIAL DISTRICT, subsection 8, Other Regulations, is amended by adding g) after f) as follows: g) A townhouse use shall be limited to a maximum of 6 (six) attached units per building block. 4. Maple Ridge Zoning By-law No. 3510-1985, as amended, is hereby amended accordingly. READ a first time the day of , 2013. READ a second time the day of , 2013. PUBLIC HEARING held the day of , 2013. READ a third time the day of , 2013. RECONSIDERED AND FINALLY ADOPTED, the day of , 2013. PRESIDING MEMBER CORPORATE OFFICER APPENDIX C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7025-2013 A Bylaw to amend Maple Ridge Off -Street Parking and Loading Bylaw No. 4350-1990 as amended. WHEREAS, it is deemed expedient to amend Maple Ridge Off -Street Parking and Loading Bylaw No. 4350-1990 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 Off -Street Parking and Loading Amending Bylaw No. 7025-2013". 2. The District of Maple Ridge Off- Street Parking and Loading By-law No. 4350-1990 as amended is amended as follows: a) PART IV, OFF-STREET PARKING DES/GN, SECTION 4.1(a), is amended by replacing iv) with the following: iv) shall comply with the following: a) Within the RS -1, RS -la, RS -1b, R-1 and RT -1 zones, the parking may be tandem parking; b) Within the RM -1 zone a maximum of 70% of the units may have tandem parking; c) Townhouse units in the RM -1 zone within the Town Centre Area Plan as shown on Schedule B of the Official Community Plan may have up to 100% tandem parking. b) PART IV, OFF-STREET PARK/NG DESIGN, SECTION 4.1(a), is amended by adding the following after vi): vii) Townhouse units with tandem parking in the RM -1 zone, other than within the Town Centre Area Plan as shown on Schedule B of the Official Community Plan, shall provide a minimum driveway apron of 5.5 metres in length and 3.0 metres in width. c) PART IV, OFF-STREET PARKING DESIGN, SECTION4.1, is amended by adding the following new subsection 4.1c) in the correct sequence: c) Off -Street Parking Spaces within a garage, for a townhouse unit in the RM -1 zone i) shall have internal dimensions of not less than; a) 3.1 metres wide, 6.1 metres long and 2.1 metres high for a single car garage; b) 3.1 metres wide, 12.2 metres long and 2.1 metres high for a tandem parking two car garage; c) 5.6 metres wide, 6.1 metres long and 2.1 metres high for a double wide (2 car) garage. 3. Maple Ridge Off -Street Parking and Loading Bylaw No. 4350-1990 as amended is hereby amended accordingly. READ a first time the day of , 2013. READ a second time the day of , 2013. READ a third time the day of , 2013. RECONSIDERED AND FINALLY ADOPTED, the day of , 2013. PRESIDING MEMBER CORPORATE OFFICER