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HomeMy WebLinkAbout2014-04-07 Committee of the Whole Agenda and Reports.pdfDistrict of Maple Ridge COMMITTEE OF THE WHOLE AGENDA April 7, 2014 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 Human Resources Update - Frances King, Director of Human Resources 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 2013-087-RZ, 23500 and 23550 Larch Avenue, RS -3 and RS -2 to RM -1 and P-1 Staff report dated April 7, 2014 recommending that Maple Ridge Zone Amending Bylaw No. 7068-2014 to rezone from RS -3 (One Family Rural Residential) and RS -2 (One Family Suburban Residential) to RM -1 (Townhouse Residential) and P-1 (Park and School) to allow development of 19 townhouses and allocate land for a future neighbourhood park and conservation be given first reading and that the applicant provide further information as described on Schedules A, C, D and G of the Development Procedures Bylaw No. 5879-1999. Committee of the Whole Agenda April 7, 2014 Page 2 of 5 1102 2013-107-RZ, 24009, 24005 and 24075 Fern Crescent, RS -3 and RS -2 to RS -1, RS -1b and R-2 Staff report dated April 7, 2014 recommending that Maple Ridge Zone Amending Bylaw No. 7053-2014 to rezone from RS -3 (One Family Rural Residential) and RS -2 (One Family Suburban Residential) to RS -1 (One Family Urban Residential), RS -1b (One Family Urban - Medium Density Residential) and R-2 (Urban Residential District) to permit a subdivision of 34 single family lots be given first reading and that the applicant provide further information as described on Schedules A and B of the Development Procedures Bylaw No. 5879-1999, along with the information required for a Subdivision application 1103 2013-016-RZ, 20178 Chatwin Avenue, RS -3 and RS -1 to RS -1b Staff report dated April 7, 2014 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 7069-2014 to include the subject site within the Urban Area Boundary, to change land designations and to designate conservation lands around a creek be given first and second readings and be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 6978-2013 to permit a subdivision of approximately 13 single family lots be given second and be forwarded to Public Hearing. 1104 2012-102-RZ, 25638 112 Avenue, RS -3 to RS -2 Staff report dated April 7, 2014 recommending that second reading of Maple Ridge Zone Amending Bylaw No. 6965-2013 be rescinded and that amended Maple Ridge Zone Amending Bylaw No. 6965-2013 to rezone from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to permit a subdivision into four RS -2 Lots and one RS -3 lot remaining in the Agricultural Land Reserve be given second reading and be forwarded to Public Hearing. 1105 DVP/013/10, 22830, 22850 and 22942 136 Avenue Staff report dated April 7, 2014 recommending that the Corporate Officer be authorized to sign and seal DVP/013/10 to reduce road right-of-way and carriage widths, to increase maximum building height for the RS -1b (One Family Urban [Medium Density] Residential), R-1 (Residential District) and R-3 (Special Amenity Residential District) lots and to reduce rear yard setbacks for the R-1 lots backing onto park land. Committee of the Whole Agenda April 7, 2014 Page 3 of 5 1106 DP and DVP/107/10, 23657 AND 23651 132 Avenue Staff report dated April 7, 2014 recommending that the Corporate Officer be authorized to sign and seal DVP/107/10 to vary setbacks, storeys and heights of units and the maximum height of two retaining walls and that the Corporate Officer be authorized to sign and seal DP/107/10 to permit construction of 69 townhouse units in the RM -1 (Townhouse Residential) zone and a single family home in the south-east corner in the RS -1 (One Family Urban Residential) zone. 1107 DP/013/10, 22830, 22850 and 22942 136 Avenue Staff report dated April 7, 2014 recommending that the Corporate Officer be authorized to sign and seal DP/013/10 to permit two four-plex Street Townhouse buildings zoned RST (Street Townhouse Residential) and an Intensive Residential Development Permit for 16 R-3 (Special Amenity Residential District) zoned lots. 1108 2013 -048 -DP, 22987 Dewdney Trunk Road Staff report dated April 7, 2014 recommending that the Corporate Officer be authorized to sign and seal 2013 -048 -DP to reconfigure a drive-through route to create a dual order station setup for the existing Tim Hortons located at 22987 Dewdney Trunk Road. 3. FINANCIAL AND CORPORATE SERV/CES (including Fire and Police) 1131 Adjustments to the 2013 Collector's Roll Staff report dated April 7, 2014 submitting information on changes to the 2013 Collector's Roll through the issuance of Supplementary Roll 12. For information only No motion required 1132 2014 Community Grants Staff report dated April 7, 2014 recommending that an allocation of grants for 2014 and funding from Gaming Revenues to accommodate the Maple Ridge Concert Band's request to support a Bandstand Birthday Bash be approved. Committee of the Whole Agenda April 7, 2014 Page 4 of 5 4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES 1151 Ridge Meadows Seniors Society Governance Review Staff report dated April 7, 2014 providing an update on the implementation of the Ridge Meadows Seniors Society Governance Review. For information only No motion required 1152 Festival Support Recommendations Staff report dated April 7, 2014 recommending that a request for funding for the Maple Ridge Concert Band Bandstand Fundraising event to referred to the Community Grant Review Committee. 5. CORRESPONDENCE 1171 6. OTHER ISSUES 1181 7. ADJOURNMENT Committee of the Whole Agenda April 7, 2014 Page 5 of 5 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 B E,.h eosY«es u^rn .10.)12 District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: April 7, 2014 and Members of Council FILE NO: 2013-087-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 7068-2014 23500 and 23550 Larch Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject properties located at 23500 and 23550 Larch Avenue from RS -3 (One Family Rural Residential) and RS -2 (One Family Suburban Residential) to RM -1 (Townhouse Residential) and P-1 (Park and School), to allow future development of approximately 19 townhouses with 0.53 ha (1.3 acres) allocated for a future neighbourhood park and conservation lands. This application was deferred at the November 18, 2013 Committee of the Whole meeting. Since that time, staff have had further discussion with the applicant. As a result, the applicant has revised the development proposal to reflect a larger combined neighbourhood park and conservation land parcel that is more reflective of the land use designation areas, site characteristics, and Parks, Recreation, and Culture Master Plan guidelines for neighbourhood park size. The park area shown on the attached site plan (see Appendix C) will be divided for two separate purposes. Lands designated Conservation due to steep slopes, approximately 0.19 ha (0.47 acres) of the subject properties, will be required to be dedicated to the District of Maple Ridge as a condition of zoning approval. The remaining amount, approximately 0.34 ha (0.84 acres), is proposed for a future neighbourhood park site. The land for the neighbourhood park is not required to be dedicated to the District of Maple Ridge. It will be purchased at fair market price with the portion of development cost charges revenue allocated for park acquisition. As these areas are adjacent to one another, the conservation area will complement the neighbourhood park site as passive green space. The Parks and Leisure Services Department has reviewed the revised site plan and are satisfied with the amount of land allocated for a future neighbourhood park. Although the proposed neighbourhood park area is approximately half of the area that is designated for Neighbourhood Park, when that area is combined with the adjacent conservation land of 0.19 ha (0.47 acres), the resulting area is a sufficient park size. An OCP amendment will be required to re -align the existing land use designations. This OCP amendment will result in an increase in Medium/High Residential designated land and a reduction in Neighbourhood Park designated land by approximately 3,447 m2. Consequently, this OCP amendment would allow approximately 2,073 m2 (22,314 ft2) of additional floor space under the RM -1 (Townhouse Residential) density of 0.6 times the net lot area to be constructed. The larger area of Medium/High Density Residential land proposed will allow more residential floor space to be constructed than the existing residential land designation. No changes to the Conservation designated land area are proposed. 1101 RECOMMENDATIONS: In respect of Section 879 of the Local Government Act, requirement for consultation during the development or amendment of an Official Community Plan, Council must consider whether consultation is required with specifically: i. The Board of the Regional District in which the area covered by the plan is located, in the case of a Municipal Official Community Plan; ii. The Board of any Regional District that is adjacent to the area covered by the plan; iii. The Council of any municipality that is adjacent to the area covered by the plan; iv. First Nations; v. School District Boards, greater boards and improvements district boards; and vi. The Provincial and Federal Governments and their agencies. and in that regard it is recommended that no additional consultation be required in respect of this matter beyond the early posting of the proposed Official Community Plan amendments on the District's website, together with an invitation to the public to comment, and; That Zone Amending Bylaw No. 7068-2014 be given first reading; and That the applicant provide further information as described on Schedules A, C, D and G of the Development Procedures Bylaw No. 5879 - 1999. DISCUSSION: a) Background Context: Applicant: Owner: Bernard Mottet KBK No 108 Ventures Ltd. Legal Descriptions: Lot: 4, Section: 28, Township: 12, Plan: NWP24142 Lot: 38, Section: 28, Township: 12, Plan: NWP40978 OCP: Existing: Proposed: Zoning: Medium/High Density Residential, Neighbourhood Park, Conservation, Medium/High Density Residential, Neighbourhood Park, Conservation Existing: RS -3 (One Family Rural Residential), RS -2 (One Family Suburban Residential) Proposed: RM -1 (Townhouse Residential), P-1 (Park and School) Surrounding Uses: North: Use: Single Family Residential, Vacant Zone: RS -3 (One Family Rural Residential) Designation: Medium/High Density Residential -2- South: East: West: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Site Characteristics: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Single Family Residential RS -2 (One Family Suburban Residential) Medium/High Density Residential, Conservation Single Family Residential RS -3 (One Family Rural Residential), RS -2 (One Family Suburban Residential) Medium/High Density Residential Single Family Residential RS -3 (One Family Rural Residential), RS -2 (One Family Suburban Residential) Conservation, Neighbourhood Park Single Family Residential Multi -Family Residential, Neighbourhood Park 1.17 ha (2.9 acres) Larch Avenue Urban Standard The subject site is comprised of two properties located in the River Village of the Silver Valley Area Plan. A single family home is currently located on each property, and both properties are rural residential in nature with significant vegetation and tree cover. The properties slope gradually towards the south west corner, where the topography is at its steepest. An existing trail is located along Larch Avenue and an equestrian trail as designated in the Official Community Plan (OCP) is proposed through the conservation area to the south west of the development site. c) Project Description: The applicant proposes to rezone the site in order to construct approximately 19 townhouse units accessed via a private strata road. Approximately 0.53 ha (1.3 acres) of land is being proposed by the applicant for a future neighbourhood park site and park dedication for conservation purposes. The exact amount of neighbourhood park land that the District of Maple Ridge will purchase will be determined prior to second reading of the zoning bylaw. The park area shown on the attached site plan (see Appendix C) will be divided for two separate purposes. Lands designated Conservation due to steep slopes, approximately 0.19 ha (0.47 acres) of the subject properties, will be required to be dedicated to the District of Maple Ridge as a condition of zoning approval. The remaining amount, approximately 0.34 ha (0.84 acres), is proposed for a future neighbourhood park site. The land for the neighbourhood park is not required to be dedicated to the District of Maple Ridge. It will be purchased at fair market price with the portion of development cost charges revenue allocated for park acquisition. As these areas are adjacent to one another, the conservation area will complement the neighbourhood park site as passive green space. The revised development proposal that is the subject of this report is different from both the earlier proposal and the existing land use designation boundaries. -3- At this time the current application has been assessed to determine its compliance with the OCP and provide a land use assessment only. The proposed townhouse project has not been reviewed in terms of zoning compliance. 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, OCP designations and bylaw particulars, and may require application for further development permits and development variance permits. d) Planning Analysis: Official Community Plan: The development site comprises of two properties totalling 1.17 ha (2.9 acres), and is located in the River Village in the Silver Valley Area Plan. The development site is designated 16% Conservation (0.19 ha/0.47 acres), 26% Medium/High Density Residential (0.30 ha/0.74 acres), and 58% (0.68 ha/1.68 acres) Neighbourhood Park. The development proposal that is the subject of this report (see Appendix C) proposes to re -align the existing land use designation boundaries under an OCP amending bylaw. The proposed amendments have implications for both the Medium/High Density Residential and Neighbourhood Park land uses. The land area designated Conservation will not be impacted with this development proposal. Land use implications are detailed below. Medium/High Density Residential Implications: The Medium/High Density Residential designation aligns with the RM -1 (Townhouse Residential) zone and the townhouse form of development. The proposed area allocated for residential development is approximately 6,455 m2. In order to permit the development as proposed by the applicant, an OCP amendment will be required to re -designate approximately 3,447 m2 of land from Neighbourhood Park to Medium/High Density Residential (see Appendix D). This OCP amendment would result in approximately 2,073 m2 (22,314 ft2) of additional floor space under the RM -1 (Townhouse Residential) density of 0.6 times the net lot area. The larger area of Medium/High Density Residential land proposed will allow more residential floor space to be constructed than the existing residential land designation. The River Village contains the highest residential densities in the Silver Valley Area Plan. The proposed increase can be supported for this application. Neighbourhood Park Implications: The Neighbourhood Park designation aligns with the P-1 (Park and School) zone. The proposed area allocated for purchase by the District of Maple Ridge for a future neighbourhood park site is approximately 3,353 m2 (see Appendix D). In order to permit the development as proposed by the applicant, and OCP amendment would be required to re -designate approximately 3,447 m2 from Neighbourhood Park to Medium/High Density Residential. This OCP amendment would result in a reduction of 3,447 m2 of land from the area currently designated for neighbourhood park. The smaller area of Neighbourhood Park land proposed will allow more residential floor space to be constructed on land that is designated for a future neighbourhood park. In comparison with the proposal reviewed by Council earlier, the revised proposal submitted contains a substantially larger park area. The neighbourhood park and conservation area has been increased by 0.5 ha (1.2 acres) in the current development plan from the previous design but is still approximately 0.3 ha (0.8 acres) smaller than the current OCP designation. -4- During the creation of the Silver Valley Area Plan, the community identified a number of principles to guide development in the area. Amongst other things, the community noted a preference for smaller local parks within walking distance to residents. The resulting plan reflected this, and Figure 3C River Village of the OCP illustrates that neighbourhood parks are at the centre of each neighbourhood, and are within a two minute walk of residents (see Appendix D). Policy 5.3.4 Neighbourhoods reads as follows: (a) A Neighbourhood is a subset of a Hamlet, generally defined by a 200 metre, 2 -minute walking radius from a central local community and/or park space and a transit stop. The subject site contains the designated neighbourhood park land for this particular neighbourhood. The function of neighbourhood parks as defined in Section 5.3.8 Parks and Schools is as follows: (e) Neighbourhood Parks are 0.2 ha (0.5 acres) to 0.6 ha (15 acres) in size and should be within a 2-5 minute walk from a dwelling. These parks should provide an opportunity for social gathering, and will require appropriate amenities, i.e., benches, pathways, community mailboxes, and should include small playground structures where appropriate. Due to the sloping nature of the site, a larger park area than the policy minimum of 0.2 ha (0.5 acres) was designated to accommodate active park uses such as play equipment. The proposed reduction in size of the neighbourhood park is supported by the Parks Department. Zoning Bylaw: The current application proposes to rezone the properties located at 23500 and 23550 Larch Avenue from RS -3 (One Family Rural Residential) and RS -2 (One Family Suburban Residential) to RM -1 (Townhouse Residential). This will permit development of approximately 19 townhouses with 0.53 ha (1.3 acre) allocated for a combination of future neighbourhood park and conservation lands. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. Development Permits: Pursuant to Section 8.7 of the OCP, a Multi -Family Development Permit application is required to ensure the current proposal enhances existing neighbourhoods with compatible housing styles that meet diverse needs, and minimize potential conflicts with neighbouring land uses. Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required for all development and subdivision activity or building permits for: • All areas designated Conservation on Schedule "B" or all areas within 50 metres of an area designated Conservation on Schedule "B", or on Figures 2, 3 and 4 in the Silver Valley Area Plan; • All lands with an average natural slope of greater than 15 %; • All floodplain areas and forest lands identified on Natural Features Schedule "C" to ensure the preservation, protection, restoration and enhancement of the natural environment and for development that is protected from hazardous conditions. -5- Advisory Design Panel: A Multi -Family Development Permit is required and will be reviewed by the Advisory Design Panel prior to second reading. Development Information Meeting: A Development Information Meeting is required for this application. Prior to second reading the applicant is required to host a Development Information Meeting in accordance with Council Policy 6.20. 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) Operations Department; c) Licenses, Permits, and Bylaws Department; d) Fire Department; e) Parks Department; f) School District; and g) Canada Post. 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. This application has not been forwarded to the Engineering Department for comments at this time, therefore, an evaluation of servicing requirements has not been undertaken. This evaluation will take place between first and second reading. The Parks and Leisure Services Department has reviewed the revised site plan and are satisfied with the amount of land allocated for a future neighbourhood park. Although the proposed neighbourhood park area is approximately half of the area that is designated for Neighbourhood Park, when that area is combined with the adjacent conservation land of 0.19 ha (0.47 acres), the resulting area is a sufficient park size. f) Early and Ongoing Consultation: In respect of Section 879 of the Local Government Act for consultation during an Official Community Plan amendment, it is recommended that no additional consultation is required beyond the early posting of the proposed OCP amendments on the District's website, together with an invitation to the public to comment. g) Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedures Bylaw No. 5879 - 1999 as amended: 1. An OCP Application (Schedule A); 2. A complete Rezoning Application (Schedule C); 3. A Multi -Family Residential Development Permit Application (Schedule D); and 4. A Natural Features Development Permit Application (Schedule G). -6- 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 not in compliance with the existing land use designation areas of the OCP's Silver Valley Area Plan. The area for residential development is greater than currently designated. However, an OCP amendment to re -align existing land uses can be justified due to constraints presented by topography and conservation land dedication opportunities. Furthermore, the combined area of conservation and neighbourhood park land will meet both Parks, Recreation, and Culture Master Plan and OCP minimum requirements for neighbourhood park areas. Therefore, it is recommended that Council grant first reading subject to additional information being provided and assessed prior to second reading. It is recommended that Council not require any further additional OCP consultation. Additionally, it is expected that once complete information is received, Maple Ridge Zone Amending Bylaw No. 7068-2014 will be amended. "Original signed by Amelia Bowden" Prepared by: Amelia Bowden Planning Technician "Original signed by Jim Charlebois" for Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by David Pollock" for Approved by: Frank Quinn, MBA, P. Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw 7068-2014 Appendix C - Proposed Site Plan Appendix D - Land Use Designation Area Reconciliation Appendix E - Neighbourhood Park Walking Distance -7- MAPLE RIDGE British Columbia APPENDIX A BCS1577 13336/40 1 13330 2 13335 1 13331 913321 50153 Rem 3 P 3007 PP X4138 8 13317 13313 613309 13322 16 13319 13336 13332 13326 13320 13312 5 13305 LMP 10 coN 52145 0, 9 to co N RP 15218 Rem A In N 27 13295 LARCH AVE. P 13167 1 P 40978 P 24142 3210 P 13167 P 37L22 3202 *PP159 13227 13215 *PP157 132 AVE. P 1105 13165 Cit \•f Pitt Mea ®;ows Scale: 1:2,000 District of Langley i .(7 6 F max_ MIAJ FRASER R� 23500/23550 Larch Ave CORPORATION OF THE DISTRICT OF MAPLE RIDGE FINANCE DEPARTMENT DATE: Sep 6, 2013 2013-087-RZ BY: JV APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7068-2014 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. 7068-2014." 2. Those parcels or tracts of land and premises known and described as: Lot 4 Section 28 Township 12 New Westminster District Plan 24142 Lot 38 Section 28 Township 12 New Westminster District Plan 40978 and outlined in heavy black line on Map No. 1613 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RM -1 (Townhouse Residential) and P-1 (Park and School). 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 ADOPTED, the day of , 20 PRESIDING MEMBER CORPORATE OFFICER ' EPP 12181 N N N 480 13350 - - M 13339 13343 13346 15 42 40 39 2 cn I 2 CO 25 N 3 13339 13340 16 180 BCP 1041 106.4 .. a 13335 13336 a I co BCS577 W 1 13331 I 1333226W 213335 13336 17' 6 6b6 38 ''P 23468 2 p 13336/40 23485 — — EPP ' 002 — 1 13331 13332 18 '' 6h? 17 �. O co I co ' 33 V 4) EPP 9002 1 13327 11� co 13325 `fie � 2337 23 N 2 N 482 13328 13326 19 16 ti 36 S`S 13318 113321 13322 l2N ,- 1619 13320 20U� 15 34 3 YY, 23gss PARK v Rem 3 I� 83317 .N 13318 1 d a-17 I W i7 " a 13312 21 14 222 1331 Yes 23 35 s� 4 133093 P 3007 ,7.4.. 1��3313 13312 14ti- 13315 2 1 2 3 4 5 6 qSp LMP 52146 �' 444 PP X4138 a6 W 13309 ��� O M o N CO LMP.0153�/ 245 13305 in I 5 13305 1; w �0) \ 1� \ ' ' R ' �� " �, 5� IT; Yo�GQ '� PARK / 13301in RP 15218 I •S'2 Q 3\$ \��v� a=:��`L't' 4'` in co 1 13291 LM P50241 LMP .2445 v 1 10 I /� 9 N --I $ rn 7 Rem A 2 �pyE1 ` \�`� R° 11 LP �P • �7 �z 3296 LMP 3546EPP m 1 v v a1 v N M 7 1` ,`� ; i I NT]12@9 53 -I rr, 1G, • 1-1?- Ilfvli -. 3281 LARCH AVE. BCP 52028 � I 24-N�' 25 7.1?. 26 ., • 0 13285 / P 13167 1 13210 O co 37 P 40978 P 2414 £3 38 P 409 �I 13245 39 8 21 P 47603 13260 co 13243 co m J m P 13167 13202 3 P 37422 30 31 32 33 35 co 0 P 47603 23375 *PP159 N 13227 2 N 01 ch 13215 a 34 *PP157 22 "' 2C N N N N N Cl 132 AVE 1 N 132 N O M 19 N PARK N M N P 1105 18 P1105 LMP 38113 /� 13165 P 263 Rem EP 13 MAPLE RIDGE ZONE AMENDING Bylaw No. 7068-2014 Map No. 1613 From: RS -2 (One Family Suburban Residential) RS -3 (One Family Rural Residential) To: 0 RM -1 (Townhouse Residential) M P-1 (Park and School) L\ N SCALE 1:2,500 MAPLE RIDGE British Columbia AVENUE �GJI - x-250 - -- C7 x 249 6` �ELEALW7M A7 INERT I� APPENDIX C n1 0 U LL 1 y N o 00 `m Q '.) o E Q7 � — m LL v csaN U CD t -d L sl) W 7 C ,C co J Y m LO c) 2 N - X G n ftY v 0 r LMC) a_`') ro cv Section 1 x x ction 2 f �1�r'IVlllil%I,Iti f i�rnle,nlnn • J Section 3 Section 3x Section 1 AEI Units are: 3 Brm, 2.5 baths. 2 car garage 2,760 sq.ft. Except Units 1,2,9& 10: 3 Brm, 2.5 baths, 1 car garage 2,175 sq.ft. Section 2 Dedicated Park Area: 1.30 acres Townhouse Area: 1.60 acres A Eft wMm w•V Scale: 1:1,511 CI Mea .f Pitt •.ws ' m nn ouoeuh ft SIS Langley L� 11 Vkara ERASER Rr — Legend ▪ COMMERCIAL CONSERVATION ▪ NEIGHBOURHOOD PARK - OPEN SPACE HIGH DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL - MEDIUM/HIGH DENSITY RESIDENTIAL !% CONSERVATION PROPOSED PARK PROPOSED TOWNHOUSE SITE Larch Neighbourhood Park 1.o District of Mb 4 MAPLE RIDGE B rillsh Columbia CORPORATION OF THE DISTRICT OF MAPLE RIDGE FINANCE DEPARTMENT DATE: Mar 28, 2014 FILE: Larch_Park2.mxd BY: DT APPENDIX E ECO CLUSTERS 1,7 _ _ I re 1 ' ♦ A ♦ I • ' ... rr• ♦ ,• 1 7 LOW DENSITY URBAN LOW/MEDIUM DENSITY RESIDENTIAL • i g \ • '•♦ / i•♦ ` — '—� ` MEDIUM DENSITY RESIDENTIAL MED/HIGH DENSITY RESIDENTIAL HIGH DENSITY RESIDENTIAL '1 1 , ♦ - 1.. - ' f� �.� "?":;� • . 1 e - COMMERCIAL 1 • jf • / �/ NEIGHBOURHOOD PARK • t OPEN SPACE CIVIC m m 1 F^ . • Re -adopted CONSERVATION TOURIST SECONDARY TRAIL HORSE TRAIL WATERCOURSE by Bylaw No. 6425-2006 Nov. 14, 2006 138 AVE 1 I • 1 27 I i Q _ '_� it/ i 1 �?- F� y`ti OO O ---AllA Q e BOJ 1 HAMLE ' Al CENTRE '• `� I _�'� Subject Site / ♦ OFFICIAL COMMUNITY PLAN PART VI A-SILVERVALLEY FIGURE 3C RIVER VILLAGE HAMLET f - _ L _ _ Mr - • ♦ _ BYLAW: 6067-2002 ADOPTED: OCT. 22, 2002 DRAWN BY: T.M. REVISED: Feb. 27, 2012 BYLAW REVISION: 6874-2011 (/7/ / _ - • 1 1 _ �� • 1 I / 1 CORPORATION OF THE DISTRICT OF MAPLE RIDGE !..,\ "`°P`Eo. 9 R1°�E Planning Dept N 1:4000 MAPLE RIDGE B E,.h eosY«es u^rn .10.)12 District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: April 7, 2014 and Members of Council FILE NO: 2013-107-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 7053-2014 24009, 24005 and 24075 Fern Crescent EXECUTIVE SUMMARY: At the Committee of the Whole meeting of February 3, 2014, Council considered a first reading report for the subject sites (Appendix A) requesting a rezoning to support a future subdivision of 44 single family lots. The developer was seeking an OCP amendment to increase the density by eliminating the "Low -Medium Density" designation and re -designating it to "Medium Density Residential". After discussions with the area residents, and taking into consideration Council's feedback at the Committee of the Whole meeting, the developer decided to revise the proposal to meet the density and designations of the Silver Valley Plan. The proposal has now been revised and the applicant is seeking first reading for Maple Ridge Zone Amending Bylaw No. 7053-2014. The three properties under consideration in the Horse Hamlet of the Silver Valley Area Plan, have three OCP designations (i.e. Low Density; Low -Medium Density; and Medium Density), in varying proportions. The developer has revised the lot layout to meet the permitted density as per the existing OCP designations for the site. The proposal now shows 34 single family lots to be rezoned from RS -3 (One Family Rural Residential), and RS -2 (One Family Suburban Residential) to RS -1 (One Family Urban Residential), RS -lb (One Family Urban- Medium Density Residential) and R-2 (Urban Residential District). An OCP amendment, however, will be required to re -distribute and re -configure the designations to achieve an efficient road pattern and lot layout (Appendix D). To proceed further with this application additional information from the applicant is required as outlined below. RECOMMENDATIONS: In respect of Section 879 of the Local Government Act, requirement for consultation during the development or amendment of an Official Community Plan, Council must consider whether consultation is required with specifically: i. The Board of the Regional District in which the area covered by the plan is located, in the case of a Municipal Official Community Plan; ii. The Board of any Regional District that is adjacent to the area covered by the plan; iii. The Council of any municipality that is adjacent to the area covered by the plan; iv. First Nations; v. School District Boards, greater boards and improvements district boards; and vi. The Provincial and Federal Governments and their agencies. 1102 and in that regard it is recommended that no additional consultation be required in respect of this matter beyond the early posting of the proposed Official Community Plan amendments on the District's website, together with an invitation to the public to comment, and; That Zone Amending Bylaw No. 7053-2014, be given first reading with the following conditions: That the applicant provide further information as described on schedules A and B of the Development Procedures Bylaw No. 5879 - 1999, along with the information required for a Subdivision application. DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: Use: Zone: South: East: West: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: CIPE Homes Inc. 0733497 BC LTD. North 126 Feet parcel "A" (Reference Plan 13772); Lot 15, Section 22, Township 12, NWD Plan 9364; Parcel "A" (Reference Plan 13772); Lot 15 Except North 126 feet; Section 22, Township 12, NWD Plan 9364; and Lot 30, Section 22, Township 12, NWD Plan 24120. Low Density Residential; Low -Medium Density Residential and Medium Density Residential Low Density Residential; Low -Medium Density Residential and Medium Density Residential RS -3 (One Family Rural Residential), and RS -2 (One Family Suburban Residential) RS -1 (One Family Urban Residential), RS -lb (One Family Urban- Medium Density Residential) and R-2 (Urban Residential District) Single Family Residential and vacant lots RS -3 (One Family Rural Residential), and RS -2 (One Family Suburban Residential) Neighbourhood Park and Medium -High Density Residential Single Family Residential and Fern Crescent RS -3 (One Family Rural Residential) Low Density Residential, Low -Medium Density Residential and Estate Suburban Residential Single Family Residential RS -3 (One Family Rural Residential) Low Density Residential; Low -Medium Density Residential and Medium Density Residential Single Family Residential and Fern Crescent/240th Street RS -3 (One Family Rural Residential), and RS -2 (One Family Suburban Residential) Low Density Residential, Low -Medium Density Residential and Estate Suburban Residential -2- Existing Use of Properties: Proposed Use of Property: Consolidated Site Area: Access: Servicing requirement: Single Family Residential Single Family Residential 2.34 Hectares (5.78 acres) Fern Crescent/240th Street Urban Standard b) Site and Project Characteristics: The three properties (Appendix A), in the Horse Hamlet of the Silver Valley Area Plan, are located south of 128th Avenue and east of Fern Crescent, within the 200 metres (2 minute walking) radius of the Horse Hamlet centre. The topography around the subject sites is fairly flat with gradual slope down from the north-east to the south-west corner. The three properties will need to be consolidated and subdivided. The original proposal that Council considered on February 03, 2014, with 44 lots was seeking an OCP amendment and did not meet the densities permitted in the Silver Valley Area Plan. This proposal has been revised to comply with the permitted densities and now shows a total of 34 single family lots as depicted in the preliminary subdivision sketch attached to this report (Appendix D). Of the proposed 34 lots, 14 of them are proposed to be rezoned to R-2 (Urban Residential District); 17 of them are proposed to be rezoned to RS -lb (One Family Urban- Medium Density Residential) and 3 of them are proposed to be rezoned to RS -1 (One Family Urban Residential) as shown in Appendix D attached to this report. Access to the proposed subdivision is from Fern Crescent via a new 18.0 metre wide road right-of-way that can accommodate sidewalk and parking on both sides. Except for the three lots facing the southern dip of Fern Crescent, all the proposed lots will face a new looping municipal road right-of-way built and serviced to urban standards. A narrower 15.0 metre wide road - right -of -way will also be built south of the "Neighbourhood Park" along the northern boundary of the subject site. The proposed road pattern could be replicated on the east of subject sites when they develop in the future. The resulting road pattern follows the Silver Valley road plan and provides efficient access to surrounding lands. The properties under consideration are in the Fraser Sewer Area. Fern Crescent is identified as an arterial standard road and 128th Avenue has been identified as a collector standard road. All the standard off-site road and servicing upgrades abutting the development site will be required as a condition of final reading. On the north of subject sites are two parcels designated "Neighbourhood Park". The eastern parcel (0.405 hectares or 1 acre) is owned by the District. The purchase of the western parcel (24050 128th Avenue) was recently completed by the District. The actual building of this park may take time but the future residents of the proposed subdivision will be able to participate in the public consultation process conducted by the Parks Department and benefit from this neighbourhood park. The subject sites are not located in or near a known archeological resource according to Provincial or local records. 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. -3- c) Planning Analysis: Official Community Plan - Silver Valley Area Plan: Within the Silver Valley area, the Horse Hamlet, located in the east sector, is anticipated to contain a total of 240 units in a tightly compacted, neighbourhood scaled residential area. In October 2013, Council gave third reading to a development proposal on Mill Street (north of subject sites) for 16 single family lots to be rezoned from RS -3 (One Family Rural Residential) and RS -2 (One Family Suburban Residential) to R-2 (Urban Residential District). Since the adoption of the Silver Valley Area Plan, this proposal is the second in the Horse Hamlet area and will add up to a total of 50 units in the Horse Hamlet area, after final approval of this application. The development proposal is subject to Silver Valley Area Plan policies and densities permitted within the Horse Hamlet. It is important to note that within Silver Valley Area, the Horse Hamlet has the lowest relative densities and the subject sites are not impacted by any watercourses or steep slopes. The three properties (Appendix A), in the Horse Hamlet of the Silver Valley Area Plan, have varying proportions of three OCP designations, i.e. Low Density Residential; Low -Medium Density Residential; and Medium Density Residential, as shown in Appendix B and the table below: Policy 5.3.9 specifies maximum densities in terms of units per net hectare permitted in the above mentioned designations, as stated below: (a) Medium to medium -low densities, ranging from 15 to 40 units per hectare, will be located adjacent to schools, commercial uses and civic uses. (b) Low densities, ranging from 8 to 18 units per hectare, are located at the fringes of the 5 minute walking distance from the centre. The subject sites are located within the 200 metre (2 minute walking) radius of the Horse Hamlet centre. Based on the location of the subject sites and the policies above, the densities are required to step down from medium to low between 128th Avenue and Fern Crescent (north to south). The developer is proposing a total of 34 single family residential lots; 14 of which are proposed to be rezoned to R-2 (Urban Residential District); 17 of which are proposed to be rezoned to RS -1b (One Family Urban- Medium Density Residential) and 3 of which are proposed to be rezoned to RS -1 (One Family Urban Residential), facing Fern Crescent to continue with the existing pattern along Fern Crescent (Appendix D). The resulting total lot yield of 34 lots is in compliance with the densities -4 Address OCP designation Proportion 1 24005 Fern Crescent Low Density Residential 0% Low -Medium Density Residential 92% Medium Density Residential 8% 2 24009 Fern Crescent Low Density Residential 19% Low -Medium Density Residential 76% Medium Density Residential 5% 3 24075 Fern Crescent Low Density Residential 8% Low -Medium Density Residential 60% Medium Density Residential 32% Policy 5.3.9 specifies maximum densities in terms of units per net hectare permitted in the above mentioned designations, as stated below: (a) Medium to medium -low densities, ranging from 15 to 40 units per hectare, will be located adjacent to schools, commercial uses and civic uses. (b) Low densities, ranging from 8 to 18 units per hectare, are located at the fringes of the 5 minute walking distance from the centre. The subject sites are located within the 200 metre (2 minute walking) radius of the Horse Hamlet centre. Based on the location of the subject sites and the policies above, the densities are required to step down from medium to low between 128th Avenue and Fern Crescent (north to south). The developer is proposing a total of 34 single family residential lots; 14 of which are proposed to be rezoned to R-2 (Urban Residential District); 17 of which are proposed to be rezoned to RS -1b (One Family Urban- Medium Density Residential) and 3 of which are proposed to be rezoned to RS -1 (One Family Urban Residential), facing Fern Crescent to continue with the existing pattern along Fern Crescent (Appendix D). The resulting total lot yield of 34 lots is in compliance with the densities -4 permitted in the existing designations of the Silver Valley Plan for the subject sites. The proposed RS - 1 zone correlates with the "Low Density Residential" designation; the proposed RS -1b zone correlates with the "Low -Medium Density Residential" designation and the proposed R-2 zone correlates with the "Medium Density Residential" designation of the Silver Valley Area Plan. However, some designations are being adjusted to achieve an efficient road pattern. Some designated proportions will need to be revised requiring an OCP amendment. Appendix B attached to this report shows the current and the proposed OCP maps for the subject sites. This will be discussed in greater detail in the second reading report. Zoning Bylaw: The current application proposes to rezone the subject properties (Appendix A) from RS -3 (One Family Rural Residential), and RS -2 (One Family Suburban Residential) to RS -1 (One Family Urban Residential), RS -lb (One Family Urban- Medium Density Residential) and R-2 (Urban Residential District). Any variations from the requirements of the proposed zones will require a Development Variance Permit application. There are no known variances identified at this stage. This will be assessed prior to proceeding with second reading. Development Information Meeting: A Development Information Meeting will be required for this application. Prior to Second Reading the applicant is required to host a Development Information Meeting in accordance with Council Policy 6.20. d) Interdepartmental Implications: In order to advance the current application, after First Reading, comments and input, will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Operations Department; c) Building Department; d) Fire Department; e) Parks Department; f) School District. The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. This application has not been forwarded formally to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. A preliminary discussion with Engineering regarding the proposed road layout and road right-of-way standards within the proposed subdivision confirms that the proposed layout is supportable. It was confirmed that a 18.0 metre road right-of-way (Local Residential 2 road standard in the Silver Valley Area Plan) will accommodate two travel lanes (8.0 metre each), street trees, street lights, sidewalk and parking on both sides, while the 15.0 metre road right-of-way along the northern edge of the subject site (south of the future neighbourhood park) will be adequate to accommodate sidewalk and parking on one side. -5- Road standard for Fern Crescent: Council and staff have received some correspondence expressing concerns raised by the residents of this neighbourhood regarding the road standards for Fern Crescent. Currently the section of Fern Crescent fronting the proposed subdivision is less than the standard Urban Collector 20.0 metre road right-of-way; however the existing carriageway is constructed to a service level that provides the required two travel lanes. Currently, pedestrians and equestrians use the gravel shoulder along this leg of Fern Crescent. Any future development applications will be required to provide the additional road dedication and construct the urban standard services (including parking and improved pedestrian connectivity through sidewalks) to the applicable Silver Valley Local Collector road standards (i.e. a 20.0 metre road right-of-way with two travel lanes of 8.0 metre each, shallow grassed drainage swale on each side of the road, limited street lighting and parking on one side). A detailed evaluation of road standards and servicing upgrades for this application will take place between first and second reading. e) Early and Ongoing Consultation: In respect of Section 879 of the Local Government Act for consultation during an Official Community Plan amendment, it is recommended that no additional consultation is required beyond the early posting of the proposed OCP amendments on the District's website, together with an invitation to the public to comment. 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. An Official Community Plan Application (Schedule A); 2. A complete Rezoning Application (Schedule B); 3. A 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 developer has revised their initial proposal and the resulting lot layout (Appendix D) meets the densities for the existing designations of the subject sites, identified in the Silver Valley Area Plan. However, an OCP amendment will still be required to re -distribute and re -configure the existing OCP designations to achieve an efficient road pattern and lot layout. The Engineering Department is in support of the proposed road pattern and standard. Details of the OCP amendment will be discussed -6- in the second reading report. It is, therefore, recommended that Council grant first reading to Zone Amending Bylaw No. 7053-2014 (Appendix C), subject to conditions outlined in this report. 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 Rasika Acharya" Prepared by Rasika Acharya, B -Arch, M -Tech, UD, LEED® AP, MCIP, RPP Planner "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Christine Carter" for Approved by: Frank Quinn, MBA, P. Eng GM: Public Works & Development Services "Original signed by Paul Gill" for Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Existing and Proposed land use designation maps Appendix C - Zone Amending Bylaw No. 7053-2014 Appendix D - Proposed preliminary subdivision sketch -7- �C� �cR °°h'� 2 0c'�s' ry��1� °°° P10 .5 1rya , leP � a 2 N U1 24069 1 APPENDIX 26 Rerr 2 P 7 s 6 0�6 3� 1 el., *PP129 10713 1 N v V N r m N 128 AVE 0, N U co 4 ce o LL 28 24001 N 29 N 31 O N SUBJECT PROPERTIES em 18 19 P 11363 24195 ——'—"—"— P 21921 'PP135 uv 115 - -,-__- — o- 27 24003 P 2617 5 12795 N 126'A 0, a 24005 85 24169 P 9912 1 P 9364 Rem A oI 7r I Rem B 24009 12729 9367 41,0, A :� e 24 P 188 12 P 24120 30 86 / 26 /. 2 /0 2 o - — r o a — — N T'v cP - N 8 P° 64 NA 1 P N 2 9364 LID a N 3 4 a N P N 0) s o 7 N 6 5 9364 PAR P 991 0315 LSP 51 Scale: 1:2,500- Cit` _.f Pitt9 Mea s ows_ 24005/09/75 FERN CRESCENT IIP " 11i l r e l ! ! O I.2 !:. asir CORPORATION OF THE DISTRICT OF `..... :° . ,.., ` i - ""� I �- 11, �rz --r- aWP" i, 1-Fr,�� __ � `�''� E� i -+r I �" Y � MAPLE RIDGE British Columbia MAPLE RIDGE FINANCE DEPARTMENT - District of NVNifillalt I owwy IIII Langley DATE: Nov 8, 2013 FILE: 2013-107-RZ BY: PC L0' FRASER R. CURRENT LAND USE DESIGNATION PARK BC "PP135 /I % A L a'ts_ • PROI or r IF re Legend QSUBJECT PROPERTIES ▪ NEIGHBOURHOOD PARK LOW DENSITY URBAN LOW/MEDIUM DENSITY RESIDENTIAL ▪ MEDIUM DENSITY RESIDENTIAL - MEDIUM/HIGH DENSITY RESIDENTIAL 1/j Estate Suburban Residential Cit-_ •f Pitt Mea ows • 0 1-2 0 24005/09/75 FERN CRESCENT Scale: 1:2,500 District of Langley FRASER Rr — MAPLE RIDGE British Columbia CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Mar4, 2014 FILE: ProposedOCP2.mxd BY: DT APPENDIX C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7053-2014 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. 7053-2014." 2. Those parcels or tracts of land and premises known and described as: North 126 Feet Parcel "A" (Reference Plan 13772) Section 22 Township 12 New Westminster District Plan 9364; Parcel "A" (Reference Plan 13772) Lot 15 Except: North 126 Feet, Section 22 Township 12 New Westminster District Plan 9364 Lot 30 Section 22 Township 12 New Westminster District Plan 24120 and outlined in heavy black line on Map No. 1606 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RS -1 (One Family Urban Residential), RS -1b (One Family Urban -Medium Density Residential), and R-2 (Urban Residential District). 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 ADOPTED, the day of , 20 PRESIDING MEMBER CORPORATE OFFICER / D 12848 24197 2 P 7 -. 6 a`0 1 �� *PP129 P 10713 1 M N N co O N LMP 30056 —\ Oo vi O W 4 N () Z co ce22444 rm LL 28 24001 D N 29 O = o N 31 0 0 0 N 32 PARK BCP 0 0 0 N Rem 18 50115 19 P 11363 A a P 27 24003 21921 P 26177 *PP135 5 12795 24005 11 N 126' A 1 �♦�♦�♦�♦�♦�♦�♦�•� �♦�•�•�♦�♦�♦�♦�♦� 85 24169 / P 9912 P 9364 1V►�������� Rem A 1•♦♦♦♦•♦•• o c, \// RemB 240• �:���:����������♦� ,•-•-•••, i 111 I II II 12729 1-- N N 2A�13 42 9367 4N:\ 22 ,*O A 8 p7 1 23 P rybo�� 24 18112 ryoh 25 CVN 26 ,, .6! ea. 30 ► 86 24 5 °''' 2''s ,'q`- o ``fie o ap w N Np 8 N N A 10 F N 2 9364 N 34 N. N P'364 m n 1 8 7 .ch 1 r -a1 6 5 lw1 cy, cn1 1 i8 P 9912 EP 13720 P QO `515 5\ ' ��\/< MAPLE RIDGE ZONE AMENDING Bylaw No. 7053-2014 Map No. 1606 From: RS -3 (One Family Rural Residential) RS -2 (One Family Suburban Residential) To: 11 RS -1b (One Family Urban (Medium Density) Residential) A RS -1 (One Family Urban Residential) V A R-2 (Urban Residential District) A. N SCALE 1:2,500 41 MAPLE RIDGE British Columbia IM 411. MAPLE R11)0E B. E.l�ra�u�a�s Jrrn Kaci_ District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: April 7, 2014 and Members of Council FILE NO: 2013-016-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No. 7069-2014 Second Reading Maple Ridge Zone Amending Bylaw No.6978-2013 20178 Chatwin Avenue EXECUTIVE SUMMARY: On March 19, 2013, Council granted first reading to the Zone Amending Bylaw No. 6978-2013. The proposal is to rezone the subject property (Appendix A) from RS -3 (One Family Rural Residential zone) and RS -1 (One Family Urban Residential zone) to RS -1b (One Family Urban Residential - Medium Density zone) to permit a future subdivision of approximately 13 single family lots with lot sizes not less than 557 m2 each. The proposed RS -lb (One Family Urban (Medium Density) Residential) zoning aligns with the Official Community Plan designation, however an OCP amendment is required as described below. The subject site (Appendix A) is currently designated "Agricultural", "Urban Residential" and "Park in the ALR" on the Schedule B of the Official Community Plan. Official Community Plan amendments to Schedules B and C are required for the following reasons: 1. To include the subject site (whole site) within the Urban Area Boundary (Schedule B); 2. To change the designation of land to the east of extended 201 Street from "Agricultural" to "Urban Residential" and "Conservation"(Schedule B); 3. To amend and re -designate the portion of the land west of extended 201st Street from "Park in the ALR" to "Neighbourhood Park" (Schedule B); and 4. To amend Schedule C to designate conservation lands around the Creek. The proposal also involves the acquisition of the "Neighbourhood Park" lands by the District. This is anticipated to be finalized prior to final reading of the above stated bylaws. RECOMMENDATIONS: 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. 7069-2014 on the municipal website and requiring that the applicant host a Development 1103 Information Meeting, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 1. That Maple Ridge Official Community Plan Amending Bylaw No. 7069-2014 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 2. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No.7069- 2014 is consistent with the Capital Expenditure Plan and Waste Management Plan; 3. That Maple Ridge Official Community Plan Amending Bylaw No. 7069-2014 as identified in Appendix B, be given first and second readings and be forwarded to Public Hearing; 4. That Maple Ridge Zone Amending Bylaw No. 6978-2013 as attached to the staff report dated March 18, 2013, be amended as identified in Appendix C attached to this report, be given second reading, and be forwarded to Public Hearing; and 5. That the following terms and conditions be met prior to Final Reading. i. Approval from the Ministry of Transportation and Infrastructure; ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; iii. Amendment to Official Community Plan Schedule "B" and "C"; iv. Park dedication for conservation as required; v. Registration of a Geotechnical Report as a Restrictive Covenant at the Land Title Office which addresses the suitability of the site for the proposed development; vi. Registration of a Statutory Right -of -Way plan and agreement at the Land Title Office for the widening of the existing sanitary trunk sewer statutory right-of-way (NWP 62664); vii. Removal of the existing buildings; viii. An Engineer's certification that adequate water quantity for domestic and fire protection purposes can be provided; ix. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations; and x. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the property owner will provide a Site Profile for the subject land(s). -2 DISCUSSION: a) Background Context: Applicant: Owner: Nick & John Faber, Jent Construction Ltd. Jacqueline T Amato and Janis M Foerster Legal Description: Lot: 2, D.L.: 263, Plan: NWP13328; Group 1, Except Plan 16202, EXC PCL A EP14836 & PCL A PL BCP24879; OCP: Existing: Agricultural, Urban Residential, Parks in the ALR Proposed: Urban Residential, Neighbourhood Park, Conservation Zoning: Existing: RS -3 (One Family Rural Residential), 66% and RS -1 (One Family Urban Residential), 34%. Proposed: RS -3 (One Family Rural Residential) and RS -lb (One Family Urban Residential -Medium Density) Surrounding Uses: North: Use: Single Family Residential (active rezoning proposal 2013-039- RZ for single family residential use and conservation) Zone: RS -3 (One Family Rural Residential) Designation: Agricultural (in the ALR) South: Use: Single Family Residential, Park in the ALR and 201st Street Zone: RS -lb (One Family Urban Residential -Medium Density) Designation: Park and Urban Residential East: Use: Single Family Residential and 202nd Street Zone: RS -1 (One Family Urban Residential) Designation: Urban Residential West: Use: Single Family Residential Zone: RS -3 (One Family Rural Residential), 46% and RS -1 (One Family Urban Residential), 54%. Designation: Urban Residential, Park in ALR and Agricultural Existing Use of Property: Proposed Use of Property: Single Family Residential accessed from Chatwin Avenue Single Family Residential; Municipal Neighbourhood Park and Conservation Site Area: 2.648 Hectares (6.54 acres) Access: new north -south 201st extension and new cul-de-sac (123A Avenue) for the proposed new lots (1-13) and Chatwin Avenue for the existing single family house (lot 14) Servicing requirement: Full Urban Standard Companion Applications: 2013 -016 -SD; 2013-016-DVP; 2013 -016 -SP and 2013-016-W PD P -3 b) Site Characteristics: The subject site (Appendix A) is located in the western Maple Ridge area, close to the Pitt Meadows boundary. The development proposal is within 50 metres from the Katzie Slough and a minor tributary, on the north and east (Appendix F). This triggers a Watercourse Protection Development Permit application, the purpose of which is for the preservation, protection, restoration and enhancement of watercourse and riparian areas. A 15.0 metre environmental dedication, on both sides of the creek will be required, resulting in approximately one acre (4075 m2) area of land being dedicated back to the District for conservation purpose. There is an existing sewer right-of-way in the north -south direction through the subject site, which runs along the back yards of the existing single family neighbourhoods on the north. Originally this right-of-way ran through the undeveloped agricultural land and was adequate at the time but the proposed single family urban residential use will require this right-of-way to be widened by one metre on either side. The preliminary subdivision plan showing 16 lots had to be revised after comments were received from the Engineering Department. The proposed revised subdivision sketch now shows the new north -south 201st Street extension aligned with the existing sanitary trunk sewer statutory right-of-way (NWP 62664), giving 13 single family lots zoned RS -lb (One Family Urban Residential -Medium Density). The portion west of the new north -south 201St Street extension will need to be acquired by the District for a municipal park (Appendix E). This will be finalized prior to final reading of the bylaws. The subject property is within the Fraser River floodplain. The Provincial mapping shows the flood construction level (FCL) for the subject site at 5.9 (without the 0.6m free -board). A Section 219 Flood Plain Restrictive Covenant will be required as a conditon of final approval of the proposed subdivision, to ensure that all the habitable spaces for all the proposed 13 lots are above the estalished FCL. Based on the Geotechnical Report recommendation, structural fill must be placed and compacted in advance of the building construction. This will allow all settlement to occur prior to building construction.The developer is seeking a "Soil Deposit Permit" to place structural fill on proposed lots 1-13 to achieve the required FCL for the footprints of the future single family houses. As a condition of the Soil Deposit Permit and prior to any site alterations, an archaeological permit; finalizing an ersosion sediment control plan and the required refundable security must be finalized. The subject site (Appendix A) is also flagged as an archaeological site, so the developer was required to submit an "Archaecological Impact Asessment" Report. An Archaeological Permit had to be acquired from the Ministry of Forests, Lands, and Natural Resource operations prior to submitting a Soil Deposit Permit application. The role of the Archaeology branch is not to prohibit or impede land use and development, but rather to assist the Provincial Government and private sector in making decisions that will ensure effective management of archaeological resources as well as optimal land use. Their procedures section mentions that in cases where damage is unlikely, the referral agency or proponent will normally be advised that the Archaeology branch does not object to the development proceeding as proposed. It is rare that the Ministry will prohibit a development because of the presence of an archaeological site, however, some modifications to development plans may be recommended. If a site is significant enough that its preservation is considered more important than a proposed development, the Ministry will work with the property owner to find a reasonable compromise, and make sure any financial impact is kept to a minimum. The developer -4- has acquired a "Site Alteration Permit" from the Ministry (Permit No. 2014-0020) dated January 29, 2014 and valid until March 31, 2017. The Katzie First Nations have been notified of this application and have had discussions with the developer. c) Proposed land use, road standards and subdivision: With respect to the proposed subdivision plan (Appendix E), the new north -south 201st Street extension is proposed to be a local road (two travel lanes of 8.6 metre wide pavement, with sidewalk on both sides and parking on one side) within an 18 metre road right-of-way. This matches the existing road to the south, but given that the east side of the road will be adjacent to a neighbourhood municipal park, the Subdivision and Development Servicing Bylaw requires a 20 metre collector standard road -right-of-way. The applicant is seeking a variance by proposing an 18.0 metre road right-of-way which is supported by the Planning, Engineering and Parks Departments. A Variance Permit application has been received and this will be discussed in a future Council report. As shown in Appendix E, the proposed 13 lots will be accessed via the 18.0 metre wide new north - south 201st Street extension branching into a new cul-de-sac (123A Avenue) within a 15.0 metre road right-of-way. Proposed lots 6-13 will have an environmental buffer from the lands to the north (Appendix E and F). The proposed lot sizes for lots 1-13 vary in size from 557 m2 to 1524 m2. Some lot width variances are anticipated to accommodate the wedge shaped lots within the cul-de-sac area. Proposed lot 14 facing Chatwin Avenue is approximately 1700 m2 in size and hosts the existing single family house that is anticipated to be retained. A preliminary Geotechnical Assessment Report by "Golder Associates Ltd." dated July 30, 2013 and a revised version dated March 10, 2014 confirms that the land is safe for the proposed use, provided recommendations for the fill and foundations are followed. A Section 219 Restrictive Covenant with a consolidated Geotechnical Report will be registered on title as a condition of final reading of rezoning. d) Planning Analysis: Metro Vancouver Regional Growth Strategy: The subject site (Appendix A) was removed from the Agricultural Land Reserve (ALR) in 2003. During the Regional Growth Strategy review, the property was designated "General Urban" and placed within the Region's Urban Containment Boundary. The parcel is also within the Greater Vancouver Sewerage and Drainage District's Fraser Sewer Area so it can be serviced with municipal sanitary sewer. No Regional approvals are required for this development. Official Community Plan: The subject site (Appendix A) currently has multiple designations of "Agricultural" (59%), "Park in the ALR" (39%) and "Urban Residential" (2%). The following Official Community Plan amendments are required: -5- 1. To include the subject site (whole site) within the Urban Area Boundary (Schedule B); 2. To change the designation of land to the east of extended 201 Street from "Agricultural" to "Urban Residential" and "Conservation"(Schedule B); 3. To amend and re -designate the portion of the land west of extended 201St Street from "Park in the ALR" to "Neighbourhood Park" (Schedule B); and 4. To amend Schedule C to designate conservation lands around the Creek. Item 1 above will align "Schedule B" of the Official Community Plan with the Regional land use designations identified in the Regional Context Statement. Item 2 above will make the designation consistent with what exists in the neighbourhood. The proposed RS -1b (One Family Urban Residential -Medium Density) zone aligns well with this designation and is consistent with the predominant zone within this neighbourhood. Item 3 above will reflect that the site has been excluded from the Agricultural Land Reserve (ALR). The western part of the property (10,217 m2) designated "Park in the ALR" will be slightly reduced in size to 8,880 m2 and remain a municipal park as a continuation of "Boundary Park" which exists on the west of 201st Street, south of the subject site. This portion of the site needs to be re -designated to "Neighbourhood Park" as it has already been excluded from the Agricultural Land Reserve (ALR). The proposed 201st extension is aligned to the existing sanitary trunk sewer statutory right-of-way (NWP 62664) as explained above. The Golden Ears Bridge right-of-way exists on the western boundary of the subject property. Due to the existing site constraints outlined above, it is not possible to meet the current OCP proportion of the "park" designation. The proposed "Neighbourhood Park" designation will be slightly lesser than existing (Appendix D). The intention here is not to reduce the designated park area. The developer has done his best to meet the designation, under the circumstances. The existing "Boundary Park" on the south along with the proposed "Neighbourhood Park" through this application will be adequately large to serve the existing and future residents of this neighbourhood. This is supported by the Parks Department. Items 2 and 4 above are amendments to Schedules B and C of the Official Community Plan to re- designate lands for Conservation around Katzie Slough and the tributary and re -designate portions to be protected through dedication. A 15.0 metre environmental dedication is recommended on both sides of the creek. The conservation boundary will be adjusted based on an Environmental Assessment Report and the District's assessment of the site. Approximately one acre of the property will be dedicated as "Conservation" around the Katzie Slough and the tributary. Policy 6-12(b) of the Official Community Plan states: "Maple Ridge will protect the productivity of its agricultural land by requiring Agricultural Impact Assessments (AIAs) and Groundwater Impact Assessment of non- farm development and infrastructure projects and identifying measures to off -set impacts on agricultural capability". Given that the lands to the north; a) have been excluded from the ALR; b) are within the Region's Urban Containment Boundary and designated "General Urban" in the Metro Vancouver Regional Growth Strategy; c) are not currently in agricultural production, and d) have an active single family -6- residential use development application (2013-039-RZ); this requirement is recommended to be waived. Council granted first reading to the rezoning application 2013-039-RZ for the property on the north (20208 Mclvor Avenue) in September 2013. It is also noted that a 15.0 metres conservation dedication is proposed along the northern boundary (Appendix E) and the same will be expected of the development application 2013-039-RZ along the southern edge. Maple Ridge Zoning Bylaw No 3510 -1985: The RS -1b (One Family Urban Residential - Medium Density) zone requires a minimum lot area of 557 m2; a minimum lot width of 15 metres and a minimum lot depth of 27 metres. The proposed 13 single family lots are greater than 557 m2 and comply with the minimum depth required for each lot. It is anticipated that some lots may seek lot width variances as outlined below. Subdivision and Development Services Bylaw No. 4800-1993: Any urban residential single family development is required to comply with the Subdivision and Development Servicing Bylaw to provide the municipal servicing and road standards. The developer is seeking a road width variance as described below. Proposed Variances: The developer is requesting the following variances to the Subdivision and Development Servicing Bylaw and the Zoning Bylaw (RS -lb zone) in support of the proposed subdivision: • 201 Street width: Particular to the location of this site, the Subdivision Servicing and Development Servicing Bylaw requires a collector road standard of a 20 metre road -right-of-way for the north -south extension of 201st Street (fronting on to the neighbourhood park). As explained earlier in this report, the proposed width of 201st Street extension is 18.0 metres, so a variance of 2.0 metres is being sought. The Engineering, Parks and Planning departments are in support of this variance as all the required urban services can be accommodated within the proposed 18.0 metre road right-of-way. • Lot width: It is anticipated that lot width variances may be required for a few lots to accommodate the wedge shaped lots around the proposed new cul-de-sac. The cul-de-sac arrangement pinches the front of some of the lots making the widths smaller than the minimum required. These lots meet the area and depth required by the zone. The lot width variances are minor in nature and this practice is consistent with other applications serviced by a cul-de-sac. The above stated variances will be discussed in detail through a future Council report. -7- Development Permits: The development proposal is within 50 metres from the Katzie Slough and a minor tributary, on the north and east (Appendix F). Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development Permit application is required for the subject site to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas around the tributary of the Katzie Slough and the Creek. This application has been received and is being processed. A 15.0 metres environmental dedication, on both sides of the creek will be required, resulting in approximately one acre (4075 m2) area of land being dedicated back to the District for conservation purpose. A three-tier storm water management system designed in accordance with the District's Watercourse Protection Bylaw 6410-2006 and incorporating the following three components, is required. i. Rainfall Capture (Source Control), for Tier A events (the small rainfall events that are less than half the size of a mean annual rainfall (MAR), 90% of all rainfall events are Tier A events); ii. Runoff Control (Detention) for Tier B events (the large rainfall events that are greater than half the size of a MAR. but smaller than a MAR, about 10% of all rainfall events are Tier B events); and iii. Flood Risk Management (contain and convey), for Tier C events (the extreme rainfall events exceeding a MAR, a Tier C event may or may not occur in any given year) A Storm Water Management Plan is being reviewed for the proposed subdivision and will be required to be finalized prior to the final subdivision approval. Development Information Meeting: On January 26, 2013 the developer and his team of consultants held the "Development Information Meeting" at the Maple Ridge Christian Reformed Church at 20245 Dewdney Trunk Road from 7:00 to 8:00 p.m. As per Council Policy 6.20, invitations were mailed to qualifying property owners, advertisements were placed in the local paper and a notice was attached to the development sign on site. All the proposed drawings were displayed for all interested residents. This meeting was attended by approximately 25 people who were supportive of the proposed land use and mainly had the following concerns summarized below: • Some expressed concerns about the amount of fill placed on the subject site and the finished grades of the future houses in comparison to the existing single family houses on the north and south; • Some had questions on the number of trees being cut and the number of new trees that would be added to the development; • Some had questions about the road layout, traffic congestion during pre -loading and construction and about any speed calming on 201st Street; • Some had questions about the existing retaining walls on the southern property boundary and if they will be repaired, removed or maintained; -8- • Some had questions regarding the existing right-of-way along the north side of the house to be retained, facing Chatwin Avenue; • Some had questions regarding the timing of the building of the "Neigbourhood Park" by the District; • Some had questions regarding the type of houses that may be built and the fencing treatment along the southern boundary of the subject site; and • Some had questions around the timing of the proposed subdivision approval and phasing. e) Environmental Implications: Approximately one acre (15.29%) of the land will be dedicated as park for conservation purposes. A Watercourse Protection Development Permit is being processed in support of this proposal which will include enhancement, restoration and re -vegetation work within the setback areas. An "Enhancement and Protection Agreement" outlining refundable securities to complete the works and maintenance for 5 years including a Storm Water Management Restrictive Covenant will be required prior to approval of the Watercourse Protection Development Permit. f) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposal and confirms that all the deficient off-site services, including the required road dedication, are being provided through the Subdivision Servicing Agreement. The proposed subdivision layout was revised to align the north -south 201st Street extension with the existing sanitary trunk sewer statutory right-of-way (NWP 62664). The Engineering Department has no concerns with the proposed land use and subdivision. Parks & Leisure Services Department: The Parks & Leisure Services Department have reviewed the proposed subdivision plan and are in support of the neighbourhood park location. The District will need to acquire the portion designated as "Neighbourhood Park" (8,880 m2). This is anticipated to be finalized prior to final reading on the bylaws. Any new street trees along the north -south 201st Street extension and the new cul-de-sac (123A Avenue) will be added to the Street Tree inventory. This will be finalized prior to the final subdivision approval. Fire Department: The Fire Department has reviewed the proposal and comments have been provided to the applicant. The applicant has ensured that all these will be addressed through the Building Permit drawings. The Fire Department has no concerns with the proposed land use and subdivision. -9- Building Department: The Building Department has reviewed the proposal and comments have been provided to the applicant. The applicant has ensured that all these will be addressed prior to final approval of the proposed subdivision. The suject property is within the Fraser River floodplain area. The Provincial mapping shows the flood construction level (FCL) for the subject site at 5.9 metres (without the O.6m free -board). Building Department is in support of the established FCL. The existing adjacent single family houses in the neighbourhood are at a lower FCL, (i.e. 5.35 metres). A Section 219 Flood Plain Restrictive Covenant will be required as a conditon of final approval of the proposed subdivision, to ensure that all the habitable spaces of each single family house on the proposed 13 lots is above the estalished FCL for the site. g) School District Comments: A referral was sent to the School District 42 office. No comments were received. h) 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 Local Government Act. The amendment required for this application (housing -keeping amendment to the Urban Area Boundary and Park designations; and Conservation boundary adjustments); is considered to be minor in nature. It has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and is determined to have no impact. i) Citizen/Customer Implications: A Development Information Meeting was conducted on January 26, 2013 where the neighbours had an opportunity to express their concerns. This along with a future Public Hearing is considered adequate opportunities for citizens to voice their concerns regarding the proposed development. CONCLUSION: The subject site (Appendix A) was excluded from the Agricultural Land Reserve (ALR) in 2003. The Regional Growth Strategy designates the property as "General Urban" and the subject site is within the Region's Urban Containment Boundary. The parcel is also within the Greater Vancouver Sewerage and Drainage District's Fraser Sewer Area so it can be serviced with the municipal - 10 - sanitary sewer. The proposed amendments to Schedule B of the Official Community Plan will reflect that the site has been excluded from the Agricultural Land Reserve (ALR) and that it is within the Region's Urban Containment Boundary. The amendment will also ensure it is included in the Urban Area Boundary (UAB) on Schedule B of the Official Community Plan. The western part of the property designated "Park in the ALR" will be amended and re -designated as "Neigbourhood Park" and acquired by the District for the extension of the existing "Boundary Park" on the south. The developer has aligned the 201St Street extension with the existing sewer right-of-way. This application will trigger the acquisition of additional parkland (extension of the existing "Boundary Park") which will prove to be a significant asset for this neighbourhood. The development proposal fits well with the existing neighbourhoods on the south, west and the active proposed development (2013-039-RZ) on the north. An environmental dedication and enhancement of a tributary to the Katzie Slough will add some conservation land to the District's inventory. Official Community Plan amendments are required as described in this report and justification has been provided to support the Official Community Plan amendments. Some minor variances as described in this report will be required in support of the proposed subdivision. These variances are supported by the Engineering, Parks and Planning Departments, and will be discussed in detail in a future Council report. It is, therefore, recommended that Council grant first and second reading to the OCP Amending Bylaw No. 7069-2014 (Appendix B) and second reading to the revised Zone Amending Bylaw No. 6978-2013 as amended (Appendix C), and that application 2013-016-RZ be forwarded to Public Hearing. "Original signed by Rasika Acharya" Prepared by: Rasika Acharya, B -Arch, M -Tech, UDC, LEED® AP, MCIP, RPP Planner "Original signed by Jim Charlebois" for Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by David Pollock" for Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.I. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - OCP Amending Bylaw No. 7069-2014 Appendix C - Zone Amending Bylaw No. 6978-2013 Appendix D - Proposed Neighbourhood Park area overlaid on the OCP map Appendix E - Proposed Subdivision Plan Appendix F - Environmental setback map -11- APPENDIX A 12441 12442 .. N 1241 11 4 22 / 37�4�— 46 �Y-- McIVORAVE, �r 124 "- BCP 46775 -- ~ Y 12431 2435 12435-3 1 3 30 4 * 4a 2445 48 45 3 2437 124 12426 2 12421 24 29-24' 428 z 12430 rn 0 31 2 1241 9 CP 20587442425 i 418 �9 41 I 425 0 , '• 124 5 2824 12411 50 12415 -Id 1.4 43 ¢ --- 12408 6 32421 124 2]2409 7 12406 51 _ 42405 j 29 12411 12411 i . 124 P 21483 ' ) Rem. 1 28 12399 124 f1 I en 12389 227 123 6] 01 [V 26383 1 123 r / 1 SUBJECT PROPERTY 25 12375 co I 1 i �•: P 13328 ry Rem 2 o 0 P 16960 Rem E B 0 CV 0 1 P2 LMP 49634 _.._ 16 18 i .14 -23rD Qq CV N -,- 1 2 a S �ry� 12 11 P 840 9 7 8 P fi 6�� �� Re ... i r2 3'�uE 703.\ 10 9 12280 I h 21 , 6 4 20184 2 273 12272 10P 4 12 122,Q ,ao 20176 �. r� 5 nam '18 rn� g rn 412269 122E6 11 2 ,co 92 N.R46 I �R 72 4 g63�} 0. 312265 N ei--, 122662 ao e 7 II p r st9 3 - 18 g 1 gm X20 212261 2 ED o� LMP2639 b13 074 LMP 44171 N N 1 122 57 N N N A 12251 722s0 17 Qq., TELEPR F 12241 Cr apr",�4N25 21 r-- .h�� n, `O c,12231 R nn d '�- .o F, -----t.-:\---713 4 .» Y I �o+ �J Scale: 1:2,000 Cit_.f Pitt __ Meaows_ ' "6, 2 ! = 20178 CHATWIN AVENUE .r SISic-lijalum - 1 4 5 CORPORATION OF THE DISTRICT OF Jl �� 001 ! `�- R - IIII MAPLE RIDGE MAPLE RIDGE , District of S, NifIlall I Bri Ifsh COLumbia PLANNING DEPARTMENT Langley DATE: Feb 21, 2013 FILE: 2013-016-RZ BY: PC -------1-1-1-11L FRASER R. �\ APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 7069-2014 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 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 Schedules "B" & "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 7033-2013. 2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and described as: Lot 2, Except portions in: Plan 16202; Parcel "A" (Explanatory Plan 14836); Parcel "A" (Plan BCP24879); Group 1 District Lot 263, Group 1 New Westminster District Plan 13328 and outlined in heavy black line on Map No. 868, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended to include the land within the Urban Area Boundary; and and outlined in heavy black line on Map No. 869, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by re -designating to "Urban Residential" and "Neighbourhood Park" and "Conservation". 3. Schedule "C" is hereby amended for that parcel or tract of land and premises known and described as: Lot 2, Except portions in: Plan 16202; Parcel "A" (Explanatory Plan 14836); Parcel "A" (Plan BCP24879); Group 1 District Lot 263, Group 1 New Westminster District Plan 13328 and outlined in heavy black line on Map No. 870, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding to "Conservation". 4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly. READ A FIRST TIME the day of , 2014. READ A SECOND TIME the day of , 2014. PUBLIC HEARING HELD the day of , 20 . READ A THIRD TIME the day of , 20 . ADOPTED, the day of ,20 . PRESIDING MEMBER CORPORATE OFFICER 2pQ 20 B b.' ': 1 :� 34<. v 12461 ` o ' 1 12451 5 6'-'92 ti°^°� 6t/z) 21 / / 33 6'-' / s 32 ,2pS5' , 72y6 a 5 10 9 12441124423os8•� N 12451 1 4 22 V 2 1 R °9 HA2 46 — me VOR AVE. 12450 LMP 4 518 - — — _.0055 — — — in 3 31 1 o 12431 4_ 123313 T 30 72439 72442 47 2445 45 / 32 12437 33 12440 o P co 12426 �2 48 0 v ,0 12421 24 co 292429 2849 z 12430 N rn F a 8 2 12425 31 0 N 34 Im 12416 o ,2476 BCP :.058744 ° N 12425 12426/28 m 12411 12419 tL 28 50 124, 5 J 41 d 1 1 1240 26 ca 43 43 a 30 124211 124225 212409 27 406 51 42405 2 29 12411 36 12402 86 2° EXISTING URBAN P21483 AREA BO�.INDARY Rem. 1 ?$399 ,240307 N I PROPOSED URBAN 27 12389 38 12392 Lo 85 a AREA BOUNDARY 026 39 0 0_ 12383 12382 Csl II 1 '81 cc ‘cP 25 12375 0 40 N O P21.' 41 N O (Y P 13328 ' W N 11 Rem 2 1 N P 16960 Rem E N 1 N 2 1 1 N 2N • 876 I 1 BCP2' 168 .MP 36k 1 t `'0 2 °mss ., s �J 1� f IN f^N AR A M 26 _ 12 rn �o _ _ N 11 al P 840,9 EP 8409 \ EP 84091 ti� ,7 8 �\ P64317 ti° 6 �a rye, \� �o\ Rem 1 ° N 0 i. M '�`Y c�6� \ N nj� 1c BO2y N DAR T 123A�. 2°18� 10 9 12280 °s \., 4 �m 2 6 2018 5 12272 r 2o/76 12273 10 P43023 BE REMO E It 2270 ,0 722 5 8 s°' 9 0) 412269 12266 11 a 92 93 94 boy` s Ci s P ti2262 4 963 v 3 12265 r 0 12 12260\\\F C. 'Y \17- Q 7 L, �25a 3 .../ 19 20 d 212261 P43023 \0• LMP 26080 2 LMP 2639 13 N 14 LMP 44171 N N 1 12257 `� N N N A '220 17 2.5 TELEP AVE. 12241' C 0� 17 r 1(1 s9 2112231 \ I B ii20 v �MA F 23 N j E o N N 25 12233 N 'I A NN 1 o 14 o 14 0 17 "' NI N N FN MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 7069-2014 Map No. 868 Purpose: To Amend Urban Area Boundary as Shown Existing — — — — Remove — — Proposed L \ N 1:2,500 MAPLE RIDGE British Columbia 2pQ 20 B.'''. : 1 :� 34< v d-12461 ` o , 1 12451 5 e� 9,° ti°^°� &c,,,21 / / 33 6j / s� 32 4_,,,,. 76'7 7246 a 5 10 9 12441 12442306•/ N 12451 1 4 — — 22 \V — s 2 R� 055 49 X42 46 — McIVORAVE. 12450 LMP 4 518 — —co -12334.3 — .005520 — — — LO 123431 10 T 30 72439 72442 47 2445 45 / 32 12437 33 rn 12440 P 12426 72 48 o co Iv 12421 24 7 2 29 2429 849 F z 12430 N F a 8 2 N 12425 31 o 0 N 34 1m 124165 o 12419 72476 BCP :.058744 ° 12426/28 0 m 124111 l 28 50 12415 a 41 �12425 a ,` 12408 u 26 [0 1 2 12409 2406 30 12421 35 12422 86 51 42405 29 12411 36 12402 2p P 21483 Rem. 1 28 12399 37 12400 N Urban Area Boundary 1 LO12389 1239238Lo 85 CO 226383 CO V . - 123 29 N . • �� ���. ♦.��•���/ ♦����♦ 2375 40 N a o P 21. 41 04 N d P 13328 `V�����a o ����� * Rem 2*�:�:� � o N P16960 Rem E 0 N 1 N 2 N 1N 0 N 2N P 876. ��..� BCP2'168 MP 36b 1 ,o `02 .s , r 1 � f i o N cv 1� 7216 15 14 7p M 13 12 �- N N 11 a1 P 840 a 9 \\ E P88409R1 ti� �7 8 <\ P64317 ti° 6 ca'a 4� \� �'0\ Rem 1 ti °N N D `D LMP 49634 N N 's' ti"' 0� 723aV10 I� v 7.,,,,,......._______ 122809 os �4` 4 o im 21 6 20184 5 12272 f 7227 20/76 12 273 P43023 `0 0 0 722 5 8 ss 9 0) 412269 1226610 11 co 92 93 94 �0Y' s s '°"' 72262 4 4963 v 3 12265 1- 0 12 050 12261 \� '1)'ti \ Q 7 p 7258 3 18 19m d 212261 P 4303 F \\.- LMP 26080 2 - X20 LMP 2639 013 014 rn N M N \ LMP 44171 N N N 1 12257 `N 0 0 N N A 1225122411 72250 2 7 2oF' TELEP AVE. C os9 v 1 21 r; r � AA1 \ (0 N 0- 12231 v 20 B M F o c'o o L E rn N 23 N N 25 12233 0 'IF N 0 CV 1F NN 0 CV 14 CV CV a ) r N N 14 I17 N MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 7069-2014 Map No. 869 From: Agriculture and Park InThe ALR To: 11 Urban Residential !:!:! Conservation %%. Park L\ N 1:25500 ,,,,..0.1.., ..r — — Urban Area Boundary MAPLE RIDGE British Columbia 2pQ 20 B M : I :� 34<. v .:1-12461 ` o ' 1 12451 5 1 (9c/z, 21 / / 33'2ff e, 9,° ti°^°� / s� 32 ,2pS '2Q6 a 5 10 9 12441 124423068•/ N 12451 1 4 22 \V s 2 46_— + R�_.0055 4'9 Mc VOR AVE. 12450 LMP 4 518 —� — -12334.3 _�A_2 — — — o,— 124313 T 30 2439 72442 47 2445 45 0 32 12437 33 12440 p P co 124261 72 48 v1v 12421 24 c 292429 2a 12430 N LC) a 8- •:i- 2 49 12425 z 0 31 N 34 124165 o 12419 124ts BCP :.058744 N 12425 12426/28 01m m 124111 28 50 12415 a 41 a ,` 12408 26— 1 272409 <" b 30 12421 35 12422 42405 86 36 851 29 12411 12402 20 P21483 Rem. 1 28 12399 37 12400 �Y N Urban Area Boundary 1 1 L, 12389 1239238Lo Csl 85 CO 0) CO — 26383 123829 Csl 25 12375 ^— 40 P2155 41 (I (.0N 0 W o N o X11 P13328 N 11 Rem 2 I N P 16960 Rem E ON 1 2 1 N '2N P 876, I I 1 1 I BC P2 1 168 MP 36� 1 t '2,2 ,.s ., s J 1- f IE N3 N 1ts.� 1216 15 14 10 co 13 12 �- N N 11 0- P 840 .t 9 \ E P88409R1 � �7 8 �\ P 64317 9-6-1- 6 ca'a ,� \� �-o\ Rem 1 oN N ° LMP 49634 N N ^ 's' :v "' 0� 5 72 3avF. Ict o Zona% 10 9 rn\ 0 12280 s 5 Q 4 o Jm 21 , 6 2018 5 12272 \• J '1221 a 20176 12273 10 P 43023 �.., 0 0 X22 5 8 s°' 9 0) 412269 12266 11 co 92 93 94 266�0Y' s P ti 2262 4 963 v 3 co 12265 r 0 12 12261 \� z� \\\F Q 7 L 72Sa 3 .� 19 20 212261 P43023 \\.- LMP 26080 2 . ' LMP 2639 013 N 14 \ LMP 44171 N N 1 12257 `� N N N A '?S 17 t,,,, TELEP AVE. 122411 Co Doo 21 r; r . 4A1 \ N t1 12231 v 20 B M F L E rn N 'o o 23 N ,-;??,,F N 25 12233 'IF N 1F N N 1d N a ) r N N 14 I17 r, MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 7069-2014 Map No. 870 Purpose: To Add as Conservation to Schedule C N 1:2,500 — — Urban Area Boundary MAPLE RIDGE British Columbia APPENDIX C CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. No. 6978-2013 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. 6978-2013." 2. That parcel or tract of land and premises known and described as: Lot 2, Except portions in: Plan 16202; Parcel "A" (Explanatory Plan 14836); Parcel "A" (Plan BCP24879); Group 1 District Lot 263, Group 1 New Westminster District Plan 13328 and outlined in heavy black line on Map No. 1585, a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS -1b (One Family Urban (Medium Density) 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 19th day of March, A.D. 2013. READ a second time the day of , A.D. 2014. PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . APPROVED by the Minister of Transportation this day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . PRESIDING MEMBER CORPORATE OFFICER 2pQ 20 Bo' : 1 :• 344, - 12461 ` N ,1 12451 5 1 eCA 21 // / 33 �2Qs 6' ,�,d ryo^�� 32 ,2pS , '246 a 5 o 10 9 12441 124423068•/ N 12451 4 22 \V s 2 46 _ �_.005549 Mc VOR AVE. 12450 LMP 4 518 _�A_2 O1234311234. T0 724387244 47 2445 45 ' 32 12437 33 12440 co P co 124261 72 48 o L 1v 12421 24 124,- 4 28 29 F z 12430 N F a 8 2 49 12425 com 31 0 N12426/28 34 1m 124165 o 12419 1241s BCP 058744 ° 0 12411 a 28 50 12415 J 41 �12425 lL i 1 12408 6 0 272409 « ub 43 a 30421 124225 86 51 4405 36 29 12411 12402 ,Zp P 21483 Rem. 1 28 12399 37 12400 27 LO 12389 38 12392 Lo N 85 a I CO 26383 U co — 12382 N 1 1,1 (0 0 I 25 12375 m ^- 40 N o P 21 41 N 0 c P 13328 N Rem 2 CV N P 16960 Rem E N 1 N 2 1 N 2N ' 876 Urban Area1 Boundary 1 BCP2'168 .MP36k 1 �2 o`s ops' t`',5:6 f y r I� N cv 1C 16 N M co 15� ^14 13tg ^ 12 rn 12310 N N 11 a1 P 84019 \ E P88409R1 pti� 7 8 ‹\ P64317 ti 6 a'a ry' " �'0\ Rem 1 _ • I`D LMP 49634 N N - ^� CP, \ 12 fa 3 AVF. 2o�6, 10 9 0 12280 im 21 6 20184 5 12272 12270 12273 10 P 43023 , t20176 5 co 8 ' 9 722 s° s 0) 412269r 12266 11 co 92 93 \ 94 s P o ti 72262 4 963 v 3 12265 0 12 coo 12260 -P \\\F Q 7 72258 3 „ 19 20 d 212261 P 430.3 �o. LMP 26080 271 LMP 2639 013 N 14cn cn 0 LMP 44171 N N 1 12257 N N N N N A 1225122411 72250 2 7 c'oF' TELEP AVE. C °, o v 1�� 1 21 1 r .aA ,9 CO 00 N Et 12231 B y 20 v v LM F o CON. 23 N E o N N 25 12233 0 CV 'IAN CV 1 0 CV 1 d N CO ,c1 - CV N ) 14 NI 17 N N FN MAPLE RIDGE ZONE AMENDING Bylaw No. 6978-2013 Map No. 1585 From: RS -3 (One Family Rural Residential) RS -1 (One Family Urban Residential) To: RS -1b (One Family Urban (Medium Density) Residential) N SCALE 1.2,500 — — Urban Area BoundaryL\ MAPLE RIDGE British Columbia APPENDIX D ,TT 50 4312415 12409 27 ow1- C/1 a] J CC J I- < (f) 0 30 12421 08 9rn 2 MARIDGE SUBDIVISION r 124 rzi481 AVENUE i ------------------------------------------------------ ----- ---- 28 12399 12, 124 12 305.3 - - ----- _ 41, 91:500 ji 27 P84 7 ILAN P6 R MUNICIPAL PARK 20176 5 12273 P 430 .1 117AA 20178 CHATWIN AVE , REM 2 , TOTAL AREA 3.051Ha PL13328 LOT PROPOSED SUBDIVISION PLAN JAN 201 4 APPENDIX E 0 EL z 00 L 124 AVENUE 1089m2 n- - +�- PARK 8880m2 Plan 13328 REM. 2 MUNICIPAL PARK MARIDGE SUBDIVISION 1- w w O I - CC N (n 1— I° 8.0 305.3 ESA DEDICATION 269 94m 132 -123A.PAVENUE 00 57 1 CREEK 3409m2 Z Ow J CC J I- EXIST. TRUNK SEWER.I 23 A VENUE 20178 CHATWIN AVE , REM 2 , TOTAL AREA 3.051 Ha PL13328 67 2 0 0 6320 73.40 23.6 M 0 1— O N CHATWIN AVE RIPARIAN AREA RECONCILIATION LANDS ADDED TO RIPARIAN AREA (41 TO 43) = 350O4412 I-7 LANDS REMOVED FROM RIPARIAN AREA (21 TO 143) = 351.82052 ESA AREA = 3409052 _ MUNICIPAL PARK -8880052 LOT 2 1:500 OPTION 2 PROPOSED SUBDIVISION PLAN FEB 17 20'14 APPENDIX F MdVORAVE. Watercouses on north & west sides with 15 m setback 37 1.2e-32. Floodplain area 0 15 metre setback< i Eliminated or non- existent watercourses and wetlands on south I U•,,1P 26000 The Corporation of the District of M aple Ridge makes no guarantee regarding the accuracy or present status of the information shown on this map. Scale: 1:2,000 District of Langley 20178 Chatwin Site Context Map M.• I- L _ -.ILL- L • CORPORATION OF THE DISTRICT OF MAPLE RIDGE A4Th'=\T CAE:Feb26,201a FILE: U ntitled BY: RS MAPLE R11)0E B. E.l�ra�u-a�s Jrrn Kaci_ District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: April 7, 2014 and Members of Council FILE NO: 2012-102-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Maple Ridge Zone Amending Bylaw No.6965-2013 25638 112 Avenue EXECUTIVE SUMMARY: An application has been received to rezone the portion of the subject property located outside of the Agricultural Land Reserve (ALR) from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to permit a future subdivision into four (4) RS -2 lots and one RS -3 lot remaining in the ALR This application received first reading for Zone Amending Bylaw No. 6965-2013 on March 12, 2013 and second reading on March 25, 2014. The site is identified by the Agricultural Land Commission as one of the "Remnant Properties" in their comments concerning the Albion Flats Concept Plan. The applicant was given the option of proceeding with an exclusion application on the rear portion of the development site ahead of rezoning. The applicant did not choose to do the exclusion; therefore, instead of rezoning from RS -3 to RS -2 (One Family Suburban Residential) and A-1 (Small Holding Agricultural), the northern portion located in the ALR will retain its current RS -3 zoning. This report is being brought forward because the bylaw granting second reading on March 25, 2014 contained an error - the map schedule correctly showed the front being rezoned from RS -3 to RS -2 and the rear retaining RS -3; however the bylaw text still referred to the A-1 Zone. This inconsistency needs to be corrected by rescinding second reading, amending the bylaw and granting second reading to the amended bylaw before being advanced to Public Hearing. The southern portion is proposed to be subdivided into 4 RS -2 lots. The proposed RS -2 (One Family Suburban Residential) zoning complies with the Official Community Plan. RECOMMENDATIONS: 1. That second reading for Zone Amending Bylaw No. 6965-2013 be rescinded; 2. That Zone Amending Bylaw No. 6965-2013 be amended as identified in the staff report dated April 7, 2014, be given second reading, and be forwarded to Public Hearing; and 1104 3. That the following terms and conditions be met prior to Final Reading: i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii. Road dedication as required; iii. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office which addresses the suitability of the site for the proposed development; iv. Registration of a Tree Protection/Steep Slope Restrictive Covenant at the Land Title Office; v. Registration of a Agricultural Impact Assessment report and a Landscaping Plan for a buffer along the Agricultural Land Reserve Boundary at the Land Title Office; vi. Entering into a Restoration and Enhancement Agreement for the unconstructed portion of the 256 Street allowance abutting the site; vii. Removal of the existing building/s; viii. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations. ix. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the property owner will provide a Site Profile for the subject land(s). DISCUSSION: a) Background Context: Applicant: Paul Hayes Owner: Walter and Karoline Heckmann Legal Description: Lot 8, Section 13, Township 12, Plan 8336 OCP: Existing: Agricultural, Suburban Residential Zoning: Existing: RS -3 (One Family Rural Residential) Proposed: RS -2 (One Family Suburban Residential) and RS -3 (One Family Rural Residential) -2- Surrounding Uses: North: South: East: West: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Project Description: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Single Family Residential in ALR RS -3 (One Family Rural Residential) Agricultural Single Family Residential RS -3 (One Family Rural Residential) Agricultural Single Family Residential in ALR RS -3 (One Family Rural Residential) Suburban Residential Single Family Residential RS -3 (One Family Rural Residential) Suburban Residential Vacant, forested Residential 4.047 Ha (10 acres) Non -ALR lots: Bosonworth Avenue ALR lot: 112 Avenue Non -ALR lots: Municipal water and on-site septic disposal; ALR lot: Well water and on-site septic disposal The subject property slopes down from Bosonworth Avenue northward through the ALR and to 112 Avenue. The property is currently forested, except for a clearing at the northern end. A small existing structure will be removed prior to final reading. The site is serviced with a well and septic fields. The applicant proposes to rezone the southern portion of the property that is not in the ALR from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential. This will permit the creation of about 4 lots having an area of 0.45 Ha (1.1 acres) each fronting along Bosonworth Avenue. The northern 2.22 Ha (5.5 acres) portion of the property within the Agricultural Land Reserve will retain its RS -3 (One Family Rural Residential) zone. The attached preliminary site plan shows the lot layout, proposed building envelopes and on-site septic disposal areas (Appendix C). This subdivision does not require Agricultural Land Commission approval because Section 10 (1) (d) of the Agricultural Land Reserve Use, Subdivision and Procedure Regulations allows the Approving Officer to establish a legal boundary along the boundary of the Agricultural Land Reserve. -3- c) Planning Analysis: Official Community Plan: The southern portion of the development site is currently designated Suburban Residential and the northern portion located and being subdivided along the Agricultural Land Reserve boundary is currently designated Agricultural. The proposed rezoning complies with the established designations. Zoning Bylaw: The application proposes to rezone the southern portion of the property located at 25638 112 Avenue from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to permit four 0.45 Ha (1.1 acre) RS -2 lots, and a remnant 2.22 Ha (5.5 acres) RS -3 parcel in the Agricultural Land Reserve. The proposed lots will comply with Zoning Bylaw requirement for lot area, width and depth. Subdivision and Development Services Bylaw: 256 Street is an unconstructed road to the west of the subject site. Due to excessive grade, the Engineering Department determined it cannot be built within municipal road standards and a development variance permit is required to dispense with its construction. Engineering is supportive of this variance. A separate report will be forwarded to Council on this matter at a future date. The road allowance contains a water pumping station at the bottom of the hill on 112 Avenue, and municipal water main from the station up the hill to Bosonworth Avenue and then further south to the Grant Hill Reservoir. Development Information Meeting: A development Information Meeting was not required because the proposed subdivision will result in fewer than 25 dwelling units. Development Permits: Pursuant to Section 8.5 of the Official Community Plan, a Natural Feature Development Permit is required to address excessive sloping conditions on portions of the site. This development permit will be coordinated with these landscaping requirements: • Restoration and enhancement plantings will be undertaken by the applicant in lieu of plantings on the subject site and another to the south (2011-002-RZ). This planting will be designed not to impact the recently installed water main and to stabilize the sloping 256 Street right-of-way. -4- • Landscaping will be planted along the rear of the proposed 4 lots and on the eastern side of the easternmost lot to create a buffer with the Agricultural Land Reserve in accordance with the Landscaping Buffer Specification established by the Agricutural Land Commission. d) Environmental Implications: The site is covered by a tree canopy that increases in intensity from north (along 112 Avenue) to south (along Bosonworth Avenue). The site is characterized by slopes between 10 and 25 percent. The southeastern portion of the site has excessive sloping (more than 25%) conditions. Therefore, the proposed eastern lot will be subject to a Tree Protection/Steep Slope Restrictive Covenant to be registered on title as a third reading condition. The Arborist Report and Tree Survey identify trees to be removed to provide envelopes for building sites and septic fields. Plans have been submitted identifying these envelopes. These envelopes will need to be adjusted for best practices as part of fulfilling subdivision conditions, particularly on the easternmost lot. A geotechnical engineer must insure that any lot grading will have no impact on slope stability. A combination of Development Permit and Restoration and Enhancement Agreement will be used to protect sensitive sloping areas and provide the specification for the necessary plantings to maintain slope stability on the site and along the 256 Street right-of-way. e) Agricultural Impact: Policy 6-12 b) strives to protect the productivity of agricultural lands by "requiring agricultural impact assessments (AIAs) and Groundwater Impact Assessment of non-farm development and infrastructure projects and identifying measures to off -set impacts on agricultural capability." An Agricultural Impact Assessment report has been provided that satisfies District requirements for this purpose. This report confirms that there will be no direct or indirect drainage, water quality, noise and traffic impact on the agricultural area. A Landscaping Buffer Plan in accordance with ALC and District standards will be completed by the applicant. Registration of a Restrictive Covenant, with the Agricultural Impact Assessment report, a Landscaping Buffer Plan and submission of a security, is a third reading requirement. f) Interdepartmental Implications: Building Department: Comments from Building include: referencing the 2012 Building Code in the Geotechnical Report, insuring building permits are obtained to demolish existing buildings, and insuring the final site grading plan provides for smooth grade transitions between lots. -5- Engineering Department: Comments from Engineering have identified some off-site requirements that the applicant needs to address. These include: road widening along 112 and Bosonworth Avenues, and the construction of Bossonworth Avenue (currently a gravel road) to a rural standard. Engineering further advises that the location and design of each driveway be reviewed to avoid excessive driveway grades. Fire Department: Due to heavy tree cover, Fire requires adequate clearance to each future residential dwelling. When constructed, the driveways will need to be clear of vegetation 6 metres wide and minimum 5 metres high with a 5 metre wide drivable surface. CONCLUSION: It is recommended that Maple Ridge Zone Amending Bylaw No. 6965-2013 have second reading rescinded, be amended as identified in the staff report dated April 7, 2014, be given second reading as amended, and be forwarded to Public Hearing. "Original signed by Adrian Kopystynski" Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP Planner "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by David Pollock" for Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw Appendix C - Site Plan 6 APPENDIX A I 1 1 \ , ,I P 80313 44....." 11438 _ --- 112 AVE. ���_.., 13 ....... .00° P 27239 14 / 1 15 ` 5 1 1360 n 11198 (PUMP STATION) N I-\ I d 10 1J----- 12 256 ST. LSUBJECTPROPERTY 7 ,ce 1 E 1310 P1 P83 -- - W IQ ,de a 8 1 Rem 6 IJ ° Ire - to 1284 11267 2 P 17459'• 8 5 a 8 17454 A / 11225 _ a se re I .`Q 11224Fi BOSONWORTH AVE SL61 SL60 SL59 SL58 EPS 234 SL57 25630 SL51 SL50 SL49 SL48 SL47 P 2713 P 2713 ODWIN DRIVE 1 n SL41 CO 25540 N SL43 SL44 SL45 SL46 1 2 3 4 N Scale: 1:3,000 Clt\.f Pitt Mea. ows_ _ �'�C I= 25638 112 AVENUE .1.11 . jor i _Ow 4 CORPORATION OF THE DISTRICT OF l ��OMR 0 - . MAPLE RIDGE MAPLE RIDGE District of I British Columbia PLANNING DEPARTMENT ' Langley � o Illiii� DATE: Feb 25, 2013 FILE: 2012 102 RZ BY: PC �- R. � FRASER R.���\ APPENDIX B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6965-2013 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. 6965-2013." 2. That parcel or tract of land and premises known and described as: Lot 8 Section 13 Township 12 New Westminster District Plan 8336 and outlined in heavy black line on Map No. 1579 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 12th day of March, 2013. READ a second time the 25th day of March , 2014 PUBLIC HEARING held the day of , 2014. READ a third time the day of , 2014. APPROVED by the Minister of Transportation this day of , 2014. RECONSIDERED AND FINALLY ADOPTED, the day of , 2014. PRESIDING MEMBER CORPORATE OFFICER O N 10 a N 112 AVE. 11 N . N P 1,7459 N O OD N 12 1- u) N 13 m Om N 11198(PUMPSTATION) W M co h N 8 14 P 8336 co co n (p h N 15 m N 7 11360 Rem 6 11267 59 5 O m N EP 17454 A 1122E BOSON WORTH AVE. EPP 18221 �\ m o <0 0, <0 N - M Lo N SL60 Lo N SL59 r LoN SL58 EPS 234 25592 (/) r 01 V MAPLE RIDGE ZONE AMENDING Bylaw No. 6965-2013 Map No. 1579 From: RS -3 (One Family Rural Residential) To: RS -2 (One Family Suburban Residential) L\, N SCALE 1:2,500 I MAPLE RIDGE British Columbia APPENDIX C PROPOSED SUBDIVISION OF LOT 8 SEC.13 TP.12 N.W.D. PLAN 8336 B. C. G.S. 92G.028 • This :plan. liesWithin the Greater Vancouver Regional District Municipality of Maple Ridge Scale 1:1000 M distance§ ore.in-metres except where otherwise noted - 10 5 0 • 25.0 50:0 12 Plan 459 1 7 2.22 ha Pk'n 8336 BOUND4RY� 36.35 August 14, 2012. Wade & Associates Land Surveying Ltd. B.C. Land Surveyors Maple Ridge and Mission •File H2945-01 Phone 604-463-4753 MAPLE RIDGE QIN ish tokumhra District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: April 7, 2014 and Members of Council FILE NO: DVP/013/10 FROM: Chief Administrative Officer MEETING: CoW SUBJECT: Development Variance Permit 22830, 22850 and 22942 136 Avenue EXECUTIVE SUMMARY: Development Variance Permit application DVP/013/10 has been received in support of subdivision application SD/013/10 for the above noted properties in Silver Valley to develop 75 single family and street townhouse residential lots. The requested variances are: 1. to reduce the road right-of-way and carriageway widths to meet the Silver Valley road standards for an Eco Clusters development; 2. to increase the maximum building height to 11.0 metres for the RS -lb (One Family Urban (Medium Density) Residential), R-1 (Residential District), and R-3 (Special Amenity Residential District) lots; and 3. to reduce the rear yard setback from 8 metres to 6 metres for the R-1 (Residential District) zoned lots that back onto park land (green belt). It is recommended that Development Variance Permit DVP/013/10 be approved. Council considered rezoning application RZ/013/10 and granted first reading for Zone Amending Bylaw No. 6725-2010 on March 23, 2010. Council granted first and second reading for Official Community Plan Amending Bylaw No. 6724-2010 and second reading for Zone Amending Bylaw No. 6725-2010 on November 27, 2012. This application was presented at Public Hearing on December 11, 2012, and Council granted third reading on December 11, 2012. Council granted a first extension on December 10, 2013. Council will be considering final reading for rezoning application RZ-013-10 at the next Council meeting. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal DVP/013/10 respecting property located at 22830, 22850 and 22942 136 Avenue. DISCUSSION: a) Background Context Applicant: Owner: Legal Description: Damax Consultants Ltd. Insignia Homes Silvervalley 2 Ltd. Lot: 76, Section: 32, Township: 12, Plan: BCP27885 Lot: 80, Section: 32, Township: 12, Plan: BCP27885 Lot: A, Section: 29, Township: 12, Plan: EPP27906 1105 OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses North: South: East: Eco Clusters and Conservation Eco Clusters, Conservation and Neighbourhood Park RS -3 (One Family Rural Residential) and CD -3-98 R-3 (Special Amenity Residential District), RST (Street Townhouse Residential), R-1 (Residential District), RS -1b (One Family Urban (Medium Density) Residential), and P-1 (Park and School) Use: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Area: Access: Servicing: Companion Applications: Previous Applications: b) Requested Variance: Single Family Residential CD -3-98 (Comprehensive Development) Eco Clusters, Conservation Single Family Residential RS -3 (One Family Rural Residential) Agricultural, ALR Single Family Residential, Park R-3 (Special Amenity Residential District), RST (Street Townhouse Residential), R-1 (Residential District), RS - 3 (One Family Rural Residential) Eco Clusters, Conservation Vacant, under application for Eco Clusters development (2013 -010 -SD) R-1 (Residential District), RS -3 (One Family Rural Residential) Eco Clusters, Conservation Vacant, previously Single Family Residential Single -Family Residential, Street Townhouse Residential, Park and Neighbourhood Park 10.55 hectares (26.1 acres) 136 Avenue at Nelson Peak Drive Urban Standard for Eco Clusters development, RZ/013/10, 2013 -116 -SD, DP/013/10, 2012 -089 -DP RZ/070/06, SD/070/06, SD/013/10, 2011 -085 -SD 1. Subdivision and Development Services Bylaw No. 4800-1993: a. Schedule "B", Highway Classification 3. (Minor Street, Urban Highway Classification 4. (Cul-de-sac, Urban Standard); and -2- Standard) and b. Schedule "C", Section 3.5 Roads, SD -R1 Urban Local Street and SD -R8 Typical Cul-de-sacs. to reduce the road right-of-way requirement for Nelson Peak Drive (local road) from 18.0 metres and to vary Nelson Court (cul-de-sac) from 15.0 metres, and to reduce the required road carriageway width from 8.6 metres for both road types. On Nelson Peak Drive the applicant is proposing road right-of-way widths of 16.2 metres and 16.0 metres; and to reduce the road carriageway width to 8.0 metres and 7.3 metres. On Nelson Court the applicant is proposing road right-of-way widths of 14.5 metres and 13.0 metres; and to reduce the road carriageway width to 8.0 metres and 7.3 metres. 2. Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Sections 601. C.(9)(b) and (11)(b), and 601C(F.)(1,) to vary the maximum building height requirement to 11.0 metres for the RS - 1b (One Family Urban (Medium Density) Residential), R-1 (Residential District), and R-3 (Special Amenity Residential District) lots. 3. Maple Ridge Zoning Bylaw No 3510 -1985, Part 6, Sections 601. C. (11)(c)(ii) to reduce the rear yard setback from 8.0 metres to 6.0 metres for the R-1 (Residential District) zoned lots that back onto park land (green belt). c) Project Description: The subject site is an Eco Clusters development of 75 lots located southwest of the Blaney Hamlet within the Silver Valley Area Plan and is accessed from 136 Avenue. As per the Eco Clusters guidelines, each lot fronts and backs onto green space and pockets of development are sited to protect existing vegetation and provide view corridors. The access for the development is a long cul- de-sac from 136 Avenue with a neighbourhood park located at the end on the high point of the site. The proposed roads on the site are designed to meet the intent of the Silver Valley Road Classifications for Eco Clusters developments. Emergency access roads will connect this development with the similar Eco Clusters developments to the east and west. The right-of-way for the emergency access road will follow a portion of the old driveway and it will also incorporate the equestrian trail and sanitary sewer right-of-way. The site is bounded by Cattell Brook on the east and south sides with ponds in the southeast corner, and setbacks of 30 metres have been established from the top -of -bank of these features. Steep slopes surround the developable portion of the site and include the area known as Nelson Peak on the northwest corner of the site. The watercourse setback and slope areas will be dedicated as Park and the lands to the south are within the Agricultural Land Reserve. Running concurrently with this application are the Rezoning and Subdivision applications; an Environmental Development Permit for watercourse and natural features protection; a Multi -Family Residential Development Permit for the two RST (Street Townhouse Residential) four-plex buildings; and an Intensive Residential Development Permit for the R-3 (Special Amenity Residential District) zoned lots. A Restrictive Covenant for building design will be required for the two duplex -style street townhouse buildings. - 3 - d) Planning Analysis: Roads: The Silver Valley Area Plan land use designation for the developable portion of this site is Eco Clusters. The proposed roads on the site meet the intent of the Silver Valley Road Classifications for Eco Clusters developments. They are adapted to the site topography and are more rural in character with a reduced right-of-way, reduced pavement widths, no parking on the parkette frontages and parking pull-outs where suitable. The variances are consistent with the Portrait Homes Eco Clusters development to the east (Hampstead). The following road types are proposed: • an entry road (Nelson Peak Drive) with a 16.2 metre right-of-way, 8.0 metres pavement, sidewalks on both sides and no parking; • the three loop roads surrounding the Parkette areas have an 11.7 metre right-of-way, with 7.3 metres pavement width, and parking and sidewalk on the residential side only; • the road between the "entrance loop" and the "lower loop" has a 16.0 metre right-of-way, 7.3 metres pavement width and sidewalks on both sides; • the cul-de-sac road has a 13.0 metre right-of-way, 7.3 metres pavement width, and sidewalk on one side. The pavement widens to 14.5 metres for pocket parking pull-outs. Building Height: The applicant's reasons for the requested height variance include: • The existing slopes on the site create problems when trying to achieve the overall design theme that Portrait Homes has used with the existing building forms in their adjacent development; • The requested variance relates more to increase in ceiling heights and roof forms and higher roof pitches than increased massing of the actual building; • The variance will eliminate the need to artificially manipulate the grades at the building corners; • The R-1, RS -1b and R-3 lots will have a building height consistent with the adjacent Street Townhouse buildings, which have a maximum building height of 11.0 metres; • The steep slopes on this site make it difficult to achieve the building type as noted above without artificially regrading and manipulating the site with the use of extensive retaining walls. The applicant has provided and demonstrated that the variances will allow them to achieve a high design standard that has been established with their Silver Ridge development. The requested variances are consistent with other developments in the area and are supported by staff. Rear Yard Setback: The applicant is requesting a variance to reduce the rear yard setback from 8.0 metres to 6.0 metres for the R-1 zoned lots 1-6, 34, 35, 47, 48, 54-56 and 63-72. All these lots back onto park land or future park land. The land to the rear of lots 63-68 will be dedicated as park when the subdivision on that site to the west is approved. The forested areas behind the lots will provide an increased sense of space which justifies the decrease in rear yard depth, and the reduced setback will be consistent with the rear yard setback of 6.0 metres permitted for the R-1, R-3 and RST zones. 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. Such flexibility can allow an applicant to sensitively fit a project to a challenging site. -4- e) Interdepartmental Implications: The Engineering and Fire Departments both provided input in discussions with the Planning department and the applicant's consultants to establish road types and road widths that meet the intent of the Silver Valley Area Plan, and to ensure that they meet safety, access and servicing requirements. On -street parking with in the Eco Clusters development will be provided in specific `pocket -parking' areas, and will not be permitted on some sections of road where unimpeded two- way traffic is required. The Engineering and Fire Departments are in support of the proposed road widths. CONCLUSIONS: The proposed variances for reduced road widths, increased building height and reduced rear yard setbacks are supported by the Planning and Engineering departments, and the Approving Officer. The proposed road variances meet the intent of the Silver Valley Road Classifications for Eco Clusters developments and are consistent with the standards applied in other Eco Clusters developments in the vicinity. The proposed building height and rear setback variances are consistent with most new development in the Blaney Hamlet. It is therefore recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit VP/013/10. "Original signed by Ann Edwards" Prepared by: Ann Edwards, CPT Senior Planning Technician "Original signed by Charles R. Goddard" for Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by David Pollock" for 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 - Road Variances Appendix D - Building Height Variances Appendix E - Rear Yard Setback Variances - 5 - ontsvisr 11 661 22 40ASVF3 36Sp 5 'co 6673 iN 136440 Mt.,-- , j . 00 13651 3652 6q6 5Q 6573 S 27 p 26 25 24 8 ry 13630 PARK 13641 136421 W LANE 43643 136A AVE 63 13620 U 130^ g m1320 363p 363 18 19 20 21 22 23 mP 4673 114631 13632 N 43633 ti 736?6 59 /Q.. 19 U 736? 7 rn p61?SN 503621 3622 m43623 rn N rn N N1 N 13610 1362007 15 60 c' N 136AAVE 13.164* 18 13611 13612 44 136 AVE. 13613 m :�y _ kW 3601 13602 8 �:.. 1 N 3604 1613603 17 45 36 AVE . 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DATE: Feb 20, 2014 FILE: DP/013/10 BY: PC 1.1 j FRASER R. co Pt 1 ].511.1 mT 136th Avenue /'r 41 ;1 ..o.o.or18r 48• 14• cN N 4013 00 49 ) A 7 ti 1..691 Pt 1 79=4169. .9463 74959 67 2366 904020- 39905 66 46266: '4 90'4020• _s .9004 "s 65 aro "s K „1 39096 84 819 ms 904020• 30003 63 •61262 904026• 32478 s 62 902716• 1.020 871 99 19.500 615069 4.8 7.687 `s6.J11 4.99 m2 A5 acf 7/2 441, 5 O • �& ct O S -' PHASE 3 = X9625 X72 218362 , 4101.. 937638• }}� 61 �,c) Ow ON See Def& 8 lte 87 w � Wf,alb 77, APPENDIX B M!ppg 136th Avenue u+ $� "OJ 87 4B' 12» 88• 11888 m 1� \6r gY 6. mmt eLYP9BB6 32? 331 756 m2 24. 6s 613 1269 8 11129 8r 30.98/ 78 41.000 24.816 16.503 8 77 8 34 5086 m2 BCP27885 77,10, 32• 17814 pp . 1B.50f II "8> 6 tl 1 6.401 921 31 30 29 g: y s]2/m2, .91168 , 5mo ma [�., .y' 1919 mT = *•'• 4 60 Y . . ; R . 5646 m2 ,5 a4b O 5rj� 2678 41 � �A '�1 !} Cl 'C' ,,(( 9 51 A 4.70 m1 1 et, 7� 6.97.3.2, 1115 .917 5e /I PP', vy 0 89� 4.95 m: � 6i .j M6� 10 a� .11rOr Jt mo 27 �1 930446: 11 F9210� St" 32166126 9333.48- Park 132 ha war Y6 39.671 w (i8 mr 62 33917 ▪ 69 4.7. 62 937628- 32886 70 45861 931628• 37855 71 iffi9 361 330051 60 7''7ry01 '.t_ 33•]50 590,72 8 A 937628• 6 417.4 . 73, 4.1.0 m2 4 41 911939' 9807 $ m o$ 3/62:2 25 ^ oo�� m aN�- 43648- ^^f Q 92301' L a' e,, v^. 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AEP t €24 Dankaz Coyoudtants Ltd. 10-1600 West 6th Ave. Vancouver, B.C. V15.11 1R3 Tel. 224-6827 Pax 689-3880 RECEIVE= FEB 2 0 2014 MAPLE RIDGE PLANNING DEPARTMENT 7?4,:omeNkl" QA12.1/604ce _PDADc, L.wItkilati;p:Dackaw. iGlaKS:7:191 .45 APPENDIX D • ii ..czycitsm sre FRONT EL EVAT/ON LOT az B MAME& ."sedine ELEvA.TIO (A.LYL.3.• mahr,L,C saw 1 REAW ELEV4i--faer 4j -377 1 L \t) I c.c3T Ltt ttttt V AT ION NT ELEVATION -�1 ifi M(Ciaa7CILI VrOatiV Aessit:)%ir' I it 1 — I • ICH ` ELEVATION rn T kms.& -- tt A IA a • L y oesawTh t r 3 r g a C 1 _ t Pt w • 1 • Ili 77, • V• i r7 ,. 1 -15 111 n , 1 I --_ LEFT _ __VA ' � - - - - 1 amax CL 'suullta 103=1600 West i a 4- a . S _tsf c.o • i 827 F Fax 4Th 47. ?nit tia ft et e oir 1s *, Pic" NELSON PEAKS PROPOSED 75 LOT SUBDIVISION r PARK (e .O to • went ?ARK M It PARK r r� . 44,1 44"J L00 2001110 COUILT FRONTYAR,O I SIO01ARO REARYA00 O 140I00005 11.0m 100E R-7 LOTS 17 5.5 1 12 6.0 • 145ICAILS 114m 010E R-1 L015. 45 25 1.2 6.0 RST INDICATES RST LOTS 12 5.5 15 6.0. R51(6) INOICAICS 001(6) 1010I 6.0 1 1.5 6.0 JOIE ON DIOSE 1.000 'MT.4 A RES1RIC0I0 COVENANT VIE REAR 1AR0 SE10ACK IS UFASURED FROM IHC COVENAU0 BOUNDARY AGRICULTURAL LARD RCSERVE BOUNDARI' „APPENDIX E t7,., PAR6 1L7 1=+tY 1 7 Sh ( ` 16 • t.-1 I.aCS 2es pp& teeCOkt--� `-os,1237 - -1icsike-K- j%IZo!✓l Cof\ 2� 2•IIt" AORICULIURAL LAND 0000)166 BOUNDARY POOlw114ct OPNlVPSN Daaa¢mox Consultants Ltd. 1034600 West 6th Ave. Vancouver, B.C. V6.1 1R3 1e1. 224-6827 Fax 639-3880 FEB 2 0 2014 MAPLE RIDGE PLANNING DEPARTMENT 411. MAPLE R11)0E 9Mri.liruu�m.r urrn Kaci_ District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: April 7, 2014 and Members of Council FILE NO: DP and DVP/107/10 FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Development Permit and Development Variance Permit 23657 and 23651 132 Avenue EXECUTIVE SUMMARY: Development Permit and Development Variance Permit applications have been received in support of a rezoning application (RZ/107/10), for the subject site (Appendix A) consisting of a 4.88 acre consolidated lot area. The subject site is located at 23657 and 23651 132 Avenue, just outside of the "River Village" Hamlet Centre, within the Silver Valley Area Plan. The proposal is to permit the future construction of 69 townhouse units in the RM -1 (Townhouse Residential) zone and a single family house in the south-east corner in the RS -1 (One Family Urban Residential) zone. The proposed design of townhouses is subject to the "Multi -Family Development Permit Guidelines" as per Section 8.7 of the Official Community Plan. This Development Permit application is to regulate the form and character of the 69 townhouse units and the Development Variance Permit application is to vary some setbacks, storeys and height of the units and the maximum height of two retaining walls, as described in this report. Council considered rezoning application RZ/107/10 and granted first reading for Zone Amending Bylaw No. 6779-2010 on January 11, 2011. Council granted first and second reading for Official Community Plan Amending Bylaw No. 6778-2010 on January 22, 2013, and second reading for Zone Amending Bylaw No. 6779-2010 on January 22, 2013. This application was presented at Public Hearing on February 19, 2013, and Council granted third reading on February 26, 2013. Council granted a first extension on February 25, 2014. The final reading report on rezoning application RZ/107/10 will be considered at the Council meeting of March 25, 2014. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal DVP/107/10 respecting property located 23657 and 23651 132 Avenue; and further That the Corporate Officer be authorized to sign and seal DP/1O7/1O respecting property located at 23657 and 23651 132 Avenue. DISCUSSION: a) Background Context: Applicant: Wayne Bissky Owner: Michael Karton 1106 Legal Description: OCP: Existing: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Lot: A, Section: 28, Township: 12, Plan: 23796; PID: 009-289- 941 and Lot: B, Section 28, Township: 12, Plan 23796; PID: 009-290-214 Medium -High Density Residential, Conservation and Open Space RS -3 (One Family Rural Residential) and RS -2 (One Family Suburban Residential) RM -1 (Townhouse Residential) and RS -1 (One Family Urban Residential) Use: 133rd Avenue and Single Family Residential Zone: R-1 (Residential District) zone Designation: Medium -High Density Residential Use: 132nd Avenue and Single Family Residential Zone: RS -2 (One Family Suburban Residential) Designation: Conservation, Low Density Residential, Open Space and Medium -High Density Residential Use: Single Family Residential Zone: RS -3 (One Family Rural Residential), RS -2 (One Family Suburban Residential) Designation: Conservation, Low Density Residential and Medium -High Density Residential Use: Existing Single Family Residential and future townhouse proposal by Portrait Homes Rock Ridge Ltd. Zone: RS -3 (One Family Rural Residential), RS -2 (One Family Suburban Residential); and proposed RM -1 (Townhouse Residential) Medium -High Density Residential Vacant Multi -Family Residential (Townhouses), Conservation and Single Family Residential (south east corner) 1.97 Hectares (4.88 acres). 133rd Avenue and 132nd Avenue Urban Standard RZ/107/10 and 2012 -045 -DP (WPDP) Designation: Existing Use of Property: Proposed Use of Property: Consolidated Site Area: Access: Servicing requirement: Companion Applications: b) Site and Project Description: The development site (Appendix A) is located just outside of the "River Village" Hamlet Centre, within the Silver Valley Area Plan and consists of two legal lots with a consolidated lot area of 4.88 acres. Consolidation of the lots has been finalized along with park dedication of the conservation lands around Maple Ridge Park Creek, as a condition of final reading of the rezoning application (RZ/107/10). The site gradually slopes down from the north east corner to the south and south west corner. A tributary of Maple Ridge Park Creek runs diagonally through the south east portion of the southern lot. The Environmentally sensitive area around this creek is being protected through park dedication within the 15.0 metre setback from the top of bank, on both sides of the creek. The log house on the -2- southern property which was within the required environmental setback area has been demolished. The existing equestrian trail along the south side of 132nd Avenue will remain and may need widening and upgrading when the properties on the south develop. A new multi-purpose trail (Appendix B) will be built in future within the dedicated conservation area of the subject site. This trail is anticipated to connect to Cedar Park (on the east) when the property on the east (23711 132nd Avenue) of subject site develops in future. The multi-purpose trail is anticipated to enhance the pedestrian connections for all the residents within this neighbourhood. The proposed Site Plan (Appendix B) shows main access to the site from 133rd Avenue leading through the site to connect to 132nd Avenue on the south. A mail -box kiosk is proposed closer to 132nd Avenue (near Block 9 and the visitor parking stalls), in a visible location (Appendix F). A total of 69 townhouse units (ranging in size from 1154 ft2 to 2101 ft2) are proposed in 16 blocks. Each block is made of 3 to 5 attached units. All the proposed units are serviced by a 6.0 metre wide strata road with sidewalk on one side. Blocks 1, 2 and 3 facing 133rd Avenue have a street presence with direct pedestrian walkways to the municipal road. Each unit has its own parking in either a tandem arrangement or a two car garage, giving a total of 138 parking spaces for residents. The proposal shows a reasonable balance of tandem and 2 -car garage units (i.e. 34.78% or 24 units are proposed with a 2 -car double wide garage, while the remaining 45 units are proposed with a 2 -car tandem garage). All the units have driveway aprons of varying lengths. The visitor parking stalls (18 stalls instead of the required 14 stalls, including three handicapped parking stalls) have been distributed near Block 4, 8, 10, 14 and 16 (Appendix B). Two Community gardens along with a shed and composting area are proposed near Blocks 9, 10 and 12, facing west and the mail -boxes are proposed near Block 9 close to 132nd Avenue in a visible location (Appendix B and F). The proposed building materials include: cedar shakes, vinyl siding; vinyl windows; cultured stone veneer; duroid roofing shingles; painted wood trims, fascia boards, brackets, railing and skirt boards; aluminum railing and prefinished metal gutter and downspout (Appendix C). The site soils are not suitable for infiltration of storm water run-off due to their low permeability. As a result, the proposed rain and storm water management scheme utilizes a combination of water detention, reduction and quality control through rain gardens, absorbent landscaping, bio-swales, water retention through drainage trenches (central green space between units in the back yards), permeable pavers for the side walk of the strata road and visitor parking stalls and staggered landscaped beds with a 45 cm top soil for ground cover. A Storm Water Management Restrictive Covenant showing all these areas along with guidelines for maintenance by the future strata is being registered on title. A balance of native, decorative and low maintenance planting species have been proposed to differentiate between private, semi -private and public spaces (Appendix F). The total proposed usable open space and common activity area (7,490.8 m2) are designed for active and passive recreation of the future residents and meets the requirement of the proposed zone. This amenity area on site shows resilient play surface with mushroom seating and crawl tube play structure and benches in and around the centrally located tot lot (Appendix F). c) Planning Analysis: The proposed design of townhouses will have to be consistent with the "Multi -Family Development Permit Guidelines" for form and character as per Section 8.7 of the Official Community Plan. The purpose of a Multi -Family Development Permit is to enhance existing neighbourhoods with compatible housing styles that meet diverse needs and minimize potential conflicts on neighbouring land uses. -3- Multi -Family Development Permit Guidelines: This proposal has been assessed with respect to the following key Multi -Family Development Permit Guidelines: • New development into established areas should respect private spaces and incorporate local neighbourhood elements in building form, height, architectural features and massing. The proposed building materials such as cedar shakes, vinyl siding and windows; cultured stone veneer; duroid roofing shingles; painted wood trims, fascia boards, brackets and railing are all compatible with the surrounding existing and proposed development. The proposed building form, height and massing fit well with single family houses to the north and the future townhouses on the west. A variety of unit types (unit type A -H) along with variation in colour scheme provide well articulated blocks. The landscaped areas on site help articulate the building massing and foster an attractive relationship between the built and open spaces. • Transitional development should be used to bridge areas of low and high densities, through means such as stepped building heights, or low rise ground oriented housing located to the periphery of a higher density developments. There is no higher density proposed in the vicinity. The subject site is anticipated to be surrounded by similar townhouse units on the west and possibly on the northern portion of the eastern property. On the west is a proposed 61 unit townhouse development in the RM -1 zone. The northern portion of the property on the east (23711 132nd Avenue) is designated "Medium Density Residential" so it is likely that a similar form of housing may be supported. On the north, across 133rd Avenue are existing single family houses zoned R-1 (Residential District). Some single family and street townhouse are proposed west of 236th Street, further south. The proposed townhouses on the subject site are ground -oriented units that fit well as a transition between the surrounding existing development of small lot single family and proposed multi -family use on the west. There is a reasonable balance of tandem (65.22% tandem) and 2 -car double wide units. The architectural features, colour schemes, and materials have been chosen in careful consideration of surrounding existing developments and will prove to be complimentary. • Large scale development should be clustered and given architectural separation to foster a sense of community and improve visual attractiveness. A total of 16 blocks have been proposed with landscaped areas in between to avoid a monotonous streetscape and create architectural separation between the clusters. Livability and visual attractiveness is further enhanced by creating semi -private green spaces in the rear yards of all the units and a common amenity area on site (Appendices B and E). This amenity area (semi-public space) offers both active play area (tot lot) and passive recreational area for the residents of this development. The two Community Garden along with a shed and composting area, proposed in the western area near Blocks 10 and 12, fosters a sense of community and encourages residents to be sustainable. A balance of native, decorative and low maintenance planting species have been proposed to differentiate between private, semi -private and public spaces and to achieve effective architectural separation. The entry -sign (Myron's Muse) and nine new street trees facing 133rd Avenue are proposed to improve the streetscape and visual attractiveness of the subject site (Appendix E). -4- • Pedestrian circulation should be encouraged with attractive streetscapes attained through landscaping, architectural details, appropriate lighting and by directing parking underground where possible or away from public view through screened parking structures or surface parking located to the rear of the property. Units facing 133rd Avenue are proposed to have individual walkways and front gate statements to improve the street presence. Pedestrian walkways within the site, side walks on one side of the strata road, and sidewalks along 133rd and 132nd Avenues should improve the overall pedestrian connectivity and safety in the area. A new future multi-purpose trail within the dedicated conservation area (Appendix B) leading to the Cedar Park will enhance the overall pedestrian circulation in this area. New street trees along both the frontages (133rd and 132nd Avenues) will enhance the streetscape. Appropriate landscaping and lighting is anticipated to provide for a safe pedestrian access to all the blocks (Appendix E). Each unit has its own two car or tandem garage and visitor parking stalls are proposed to be screened with landscaping. d) Zoning Bylaw: The proposed RM -1 zone (Townhouse Residential District) is intended for low to medium density townhouses and multi family residential buildings. A maximum density (FSR) of 0.6 times the net lot area (plus an additional 50 m2 per unit, habitable basement area) is permitted in this zone. Proposed total FSR for the subject site is 0.577 of the net lot area which is well within the permitted density prescribed in the zone. A combined usable open space and common activity area of 7,490.8 m2 is proposed for the site, which is more than the minimum required for the RM -1 zone. The proposal meets the density, common useable open space and common activity area requirements of the zone. The maximum permitted height in this zone must not exceed 10.5 metres and 2 1/2 storeys. Some units exceed the permitted maximum height and storeys as described below. The RM -1 (Townhouse Residential) zone specifies the following setbacks: 7.5 metres from front, rear and exterior side yard; 4.5 metres from an interior side yard for a wall with no windows to a habitable room and 6.0 metres from an interior side yard for a wall with a balcony or a window to a habitable room. The applicant is seeking some setback variances to the building facades as described below. The maximum permitted height of all retaining walls in any zone is 1.2 metres and two retaining walls are exceeding this height. The requested variances are described below. e) Variances to the Zoning Bylaw (see Appendix D): The applicant is seeking the following variances to the Maple Ridge Zoning Bylaw No. 3510 -1985: i. Part 6, Section 602(6) (a) of the RM -1 zone (Townhouse Residential District) of the Zoning Bylaw, to vary the front yard setback (facing 133rd Avenue) from 7.5 metres to 7.21 metres (variance of 0.29 metres) for Block 1; ii. Part 6, Section 602(6) (a) of the RM -1 zone (Townhouse Residential District) of the Zoning Bylaw, to vary the front yard setback (facing 133rd Avenue) from 7.5 metres to 7.12 metres (variance of 0.38 metres) for Block 2; iii. Part 6, Section 602(6) (a) of the RM -1 zone (Townhouse Residential District) of the Zoning Bylaw, to vary the front yard setback (facing 133rd Avenue) from 7.5 metres to 7.05 metres (variance of 0.45 metres) for Block 3; -5- iv. Part 6, Section 602(6) (a) of the RM -1 zone (Townhouse Residential District) of the Zoning Bylaw, to vary the interior side yard setback from 6.0 metres (for a wall with a window to a habitable room) to 3.9 metres (variance of 2.1 metres) for Unit 1 in Block 1; v. Part 6, Section 602(6) (a) of the RM -1 zone (Townhouse Residential District) of the Zoning Bylaw, to vary the interior side yard setback from 6.0 metres (for a wall with a window to a habitable room) to 3.6 metres (variance of 2.4 metres) for Unit 69 in Block 16; vi. Part 6, Section 602(6) (a) of the RM -1 zone (Townhouse Residential District) of the Zoning Bylaw, to vary the interior side yard setback from 6.0 metres (for a wall with a window to a habitable room) to 4.18 metres (variance of 1.2 metres) for Unit 59 in Block 14; vii. Part 6, Section 602(6) (a) of the RM -1 zone (Townhouse Residential District) of the Zoning Bylaw, to vary the interior side yard setback from 6.0 metres (for a wall with a window to a habitable room) to 3.96 metres (variance of 2.04 metres) for Unit 50 in Block 12; viii. Part 6, Section 602(6) (a) of the RM -1 zone (Townhouse Residential District) of the Zoning Bylaw, to vary the interior side yard setback from 6.0 metres (for a wall with a window to a habitable room) to 3.5 metres (variance of 2.5 metres) for Unit 43 in Block 10; ix. Part 6, Section 602(6) (a) of the RM -1 zone (Townhouse Residential District) of the Zoning Bylaw, to vary the interior side yard setback from 6.0 metres (for a wall with a window to a habitable room) to 5.3 metres (variance of 0.7 metres) for Unit 35 in Block 09; x. Part 6, Section 602 (7) (a) of the RM -1 zone (Townhouse Residential District) of the Zoning Bylaw, to vary the maximum height from 10.5 metres to 11.02 metres (variance of 0.52 metres) for Units 36, 37 and 38 in Block 9; xi. Part 6, Section 602 (7) (a) of the RM -1 zone (Townhouse Residential District) of the Zoning Bylaw, to vary the number of storeys from 2 1/2 storeys to 3 storeys for Blocks 9, 10,12 and 14; xii. Part 4, Section 403 Regulations for the size, shape and siting of buildings and structures, subsection 8) Maximum Retaining Wall Height, to vary the maximum height from 1.2 metres to a maximum of 2.6 metres (a variance of 1.4 metres) for the retaining wall for the back yards of units 52-59 (Blocks 13 and 14) and back yards of units 39-42 (Block 10). The analysis and justification for these variances as follows: i) Maximum Building Height and number of storeys: To allow the maximum building height of some of the units to exceed the permitted 10.5 metres and 2 1/2 storeys. Justification: The development takes into consideration changes in site grading and lot configuration after dedication of the conservation area. The road and units are aligned with the conservation area in the south-east corner. Generally the blocks are stepped in order to maintain conformance to the height envelope except for Block 9 (unit 36, 37, 38- type F) which exceeds the permitted maximum height in the RM -1 zone. These units have been staggered and well articulated to reduce the impact. The height will comply with the new Zoning Bylaw when measurement will be to the mid point of the roof as opposed to currently being measured to the roof ridge. In addition to this, some of the blocks (units 35 -42 -type C, F, H and units 52-58- type C) have three storey facades on one side. This is unavoidable on sites that are sloping and consistent with other townhouse units on sloping sites. Only a few -6- units are requiring the height and storey variances for the subject site and the intention is to work with the grades. It should be noted that the majority of the units meet the bylaw. ii) Minimum building setbacks: To allow reduced minimum interior side yard setback to the building fagade with a window to a habitable room and to allow reduced front yard setback to the building fagade. Justification: Due to the challenging lot configuration and unit orientation across the street, some of the building corners encroach into the interior side yard setbacks (west) as shown in Appendix D attached. The setback variances are not for the full facades of these blocks, but only for some corners of Blocks 9, 10, 12, 14 and 16 (along the western property edge). In addition to these similar, variances are required to accommodate end units of Block 1 and 3 (facing 133rd Avenue). From a design perspective these setback variances are minor and have stemmed from the orientation of the units. The landscaping buffer offers some privacy and the proposed alignment of the adjacent townhouse proposal to the west of subject site confirms that there should not be any negative impact on that development. The front yard setbacks (facing 133rd Avenue) are very minor in nature and proposed with an intention of providing better street presence. It should be noted that 133rd Avenue, fronting the subject site has an existing jog so the impact of this variance should be negligible. iii) Maximum retaining wall height: To allow the maximum height of two retaining walls to exceed the permitted 1.2 metres. Justification: Two of the proposed retaining walls are required to exceed the permitted 1.2 metres, to achieve a flat usable backyard for some units (i.e. units 52-58 and units 39-42, Appendix D)."Sierrascape vegetated retaining walls" are proposed and range in height from 1.6 metres to 2.6 metres and are recessed or sloping back (not vertical) to reduce the impact. They are anticipated to look like green walls once they are fully vegetated, as shown in examples attached as Appendix E. f) Off -Street Parking and Loading Bylaw_ As per the Maple Ridge Off -Street Parking and Loading Bylaw No. 4350-1990, the RM -1 (Townhouse Residential District zone) requires 2 parking spaces per unit for residents plus 0.2 spaces per unit for visitors, requiring a total of 152 parking spaces (138 for residents and 14 visitor parking stalls) for the proposed development. All the units have either a two car side by side or a tandem garage, giving a total of 138 residential parking spaces (24 units with a 2 -car double wide garage and 45 units with a 2 -car tandem garage). The proposal shows a reasonable balance of tandem and 2 -car garage units and all the units have driveway aprons of varying lengths. The proposal is showing 138 residential parking spaces and 18 visitor parking spaces, resulting in four additional visitor stalls than the minimum required. The visitor parking spaces are well distributed throughout the site (Appendix B). The development complies with the on-site parking requirements for the zone. g) Advisory Design Panel: On December 11, 2012, the Advisory Design Panel reviewed the proposal for form and character. The panel recommended this proposal moving forward with the following concerns to be addressed by the applicant as the design develops and submitted to staff for follow-up: • Consider providing a barrier to prevent through traffic through the site -7- • Consider reversing the elevation treatment on the end elevations of Building 1 and any other buildings with similar treatment • Consider using a consistent treatment of the cultured stone on all elevations • Look at the corner/bottom trim at the cedar shingle panel • Consider providing a stronger architectural detail at the entry stair and railings • Revise the note regarding the trees in the rain garden area • Confirm the engineered treatment of the grass in the country Lane • Consider changing the design of the higher retaining walls with the use of a green wall system • Consider providing a hedge along the west property line • Consider providing outdoor patios for Units 1 through 11 • Consider reducing the gravel areas between the building blocks • Consider providing space for more street trees between Units 5 & 6 and 9 & 10 • Consider providing stepping stones through rain garden for access to community gardens • Confirm proper landscape maintenance access for all yards • Consider relocating street trees closer to sidewalk on 133rd Ave • Consider means to make sidewalks continuous throughout the site All the above stated concerns were addressed through design revisions and reviewed by the panel to their satisfaction. h) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposal and confirms that all the deficient off-site services are being provided through the Rezoning Servicing Agreement. They have no concerns with the proposed variances. Parks & Leisure Services Department: The Parks & Leisure Services Department have reviewed and finalized the standards and cost for the multi-purpose trail through the dedicated conservation area (Appendix B). The existing culvert in the conservation area was assessed by the applicant's engineer and will be removed as it may not be safe for public use. Based on a cost estimate from the Parks Department these monies have been collected in trust so that the multi-purpose trail can be built when the property on the east (23711 132nd Street) of the subject site develops. Approximately 18 new street trees (9 along 132nd Avenue and 9 along 133rd Avenue) are anticipated to be added to the Street Tree inventory. Fire Department: The Fire Department has reviewed the proposal and comments have been provided to the applicant. The applicant has ensured that all these will be addressed through the Building Permit drawings. The Fire Department has no concerns with the proposed variances. Building Department: The Building Department has reviewed the proposal and comments have been provided to the applicant. The applicant has ensured that all these will be addressed through the Building Permit drawings. The Building Department has no concerns with the proposed variances. -8- i) Environmental Implications: As stated in the report earlier, a tributary of the Maple Ridge Park Creek runs diagonally through the south east portion of the southern lot. Environmentally sensitive area around this creek has been finalized for dedication within the 15.0 metre setback from the top of bank of the creek. Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development Permit application is being processed for this development proposed within 50 metre of the top of bank of the Maple Ridge Park Creek. The Watercourse Protection Development Permit is being finalized based on the environmental assessment of the site by a qualified environmental professional. The enhancement, cleaning and re -planting works within the riparian area have been finalized including monitoring for 5 years and a refundable security of $25,417.50, based on the cost estimate from the environmental consultant. A Storm Water Management Restrictive Covenant showing all these areas along with guidelines for maintenance by the future strata is being registered on title. j) Citizen/Customer Implications: The mail -outs to inform residents of the proposed variances were mailed 10 days prior to the anticipated Council Meeting date. Concerned residents in the neighbourhood have had the opportunity to voice their opinions. k) Financial Implications: In accordance with Council's Landscape Security Policy, a refundable security equivalent to 100% of the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in accordance with the terms and conditions of the Development Permit. Based on an estimated landscape cost by Sharp and Diamond Landscape Architecture, a refundable security of $533,255.00 has been paid by the developer. Any costs associated with maintaining the 18 new street trees (9 trees facing 133rd Avenue and 9 trees facing 132nd Avenue) will need to be included in a subsequent operating budget. I) Alternatives: Final reading to the bylaws in support of this development, i.e. Official Community Plan Amending Bylaw No. 6778-2010 and Zone Amending Bylaw No. 6779-2010 is expected on March 25, 2014. The developer has paid all the required securities in support of the off-site servicing upgrades, on- site landscaping work and the enhancement and re -vegetation work in the dedicated conservation area. All the legal documents for registration have been submitted to the Land Title Office. Not approving the Development Permit and Development Variance Permit would result in the subject site remaining without the proposed site improvements and a zoned, consolidated piece of land remaining vacant or the applicant having to significantly amend the current design. Council approval is required for the Multi -Family Development Permit and the Development Variance Permit as presented in this report prior to a Building Permit being issued. CONCLUSION: The proposed land use is in compliance with the land use designation of the Silver Valley Area Plan. The design and character of this townhouse development will result in a strong street -oriented and pedestrian -friendly environment on both 133rd and 132nd Avenue. The proposal shows a reasonable mix of tandem and double garage units and four extra visitor parking stalls on site. Some minor -9- building height and setback variances along with retaining wall height variances are being sought as described in this report. Recognizing the site constraints, the proposed variances to the Zoning Bylaw are supported by the Planning department. An attractive design addresses the site's slope issues and allows for cost-effective cutting and filling achieving usable backyards for this pedestrian - friendly urban form of multi -family housing. The new multi-purpose trail through the conservation area (Appendix B) should prove to improve the overall pedestrian connectivity for this neighbourhood. The proposed variances are not anticipated to negatively impact the neighouring properties, as they are minor in nature. As the development proposal complies with the Multi -Family Development Permit Guidelines of the Official Community Plan for form and character, it is recommended that DP/107/10 and DVP/107/10 be favourably considered and approved. "Original signed by Rasika Acharya" Prepared by: Rasika Acharya, B -Arch, M -Tech, UDC, LEED® AP, MCIP, RPP Planner "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Christine Carter" for Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by Paul Gill" for Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Proposed Site Plan and multi-purpose trail location map Appendix C - Proposed typical elevations and exterior materials Appendix D - Proposed Variances Appendix E - Examples and details of the proposed Sierrascape vegetative retaining walls Appendix F - Proposed Landscape Plan, mail kiosk and landscape details Appendix G - Proposed perspective/rendering of the site - 10 - APPENDIX A 1wJi IJJSL "Itj tI 7 b lv � ��� 3 Q J 11 m 13325 13326 19 ��ti 1::' 16 rt'1�� A�6 $ 29 472$ 23737 3 co 138317 ¢ 133 Lam' 12N 16 13319 13320 20 , .b 15 �� ti 1°j 30 33s 23741 13313 n N 133 ti� ��� Ir;3 R3 14 13 ti3 12 7 o_ 17315 13312 21 rt, 31 23742 23743 d 13309 133 4 10 23687 11322237451 12 cn 3 4 rn 5 n 6 7 ro 8 9 rn n23691N 13305133( nn (0Cc) (0 (0 (0 CO CO CO CO 23746237475 01123 NN r° N N N Cc) N N N N N N N2369713 / 33 4 13301`� ql_ P. 133 AVE. N 27 I / ' 13295 N21832891 PA R K� 1 132 M N 1913283 Subject Properties 13295 26 2 13. 119277 13275 132 13245 21 B P 48 92 5132 r. 3 13265 P 47 60 3 a m 13257 1 r- N 1321 0, 24 5 13251 132! 13260 23 (V o_ 6 1323 13235 coco co 03 fV P 47 60 3 °�° 7 c- 13225 132: 13227 22 20 A 0 8 m 13215 1322 — 13215_ 57 M N N. M N N ,N. S, N CV N ,n c',:), 9 1321 NN. N 13165 O (O P 2637 CO Rem 1 O n C7 N n CO N LMP EP 13725 A P 2637 ,L N Scale: 1:2,000Jr�=�' Ci Mea foPiws •l� _ "tt *+ 23651/57-132 Ave I RI 0 fYf 3 M �yn ` I y_ E. CORPORATION OF THE DISTRICT OF mi rE='pL^^I ` J.1 r?P --ii'.2. � ~ l ke' "� "' YCf}'W`� ���, LI v�,,tly ii_ y 4 MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT 7 District of �� a, Langley= - 7E mim— DATE: Jan 17, 2013 RZ/107/10 BY. JV ASER� APPENDIX B1 Zoning Bylaw Area Compliance Calculations BBDBDORA wINGB " w.°m�ceremce•Aoe Comment I Description Garage Area Basement Floor Area (Habitable) Basement Floor Area (Nan Habitable) Basemen[FlFT 5 (Habitable Area-SOm2 definedbyzoning bylawabitaDle AreaF As Mein Floor Area Upper Floor Area (Excludes Stair) Site Coverage/Unit 853740rossFloor AreayIndudesbding- as tlefinetl by the zoning bylaw (Excluding - Garage, 1 Stair) Total Gross Salable Area (Includes Habitable Basement Area) Unit A Unit A End 1 3 Bedroom 3 Betlmom EIec. z,,, 40.4 m2 40.4 m2 31.2 m2 312 m2 6.2 m2 6.2 m2 62 m2 62 m2 62.3 m2 62.3 m2 59.4 m2 59.4 m2 79.7 m2 85.8 m2 128.0 m2 129.0 m2 1592 m2 14 Unil B Unit C 3 Bedroom 2 Bedroom 34.8 m2 42.6 m2 46.2 m2 3.1 m2 00 m2 7.4 m2 462 m2 7.4 m2 27.7 m2 49.8 m2 38.2 m2 46.8 m2 84.3 m2 55.1 m2 110.0 m2 104.1 m2 110.4 msq 1072.15msq Unit C Unit C Unit C End 1 End 2 End 3 Unit D 2 Bedroom 2 Bedroom 2 Bedroom 2 Bedroom 42.6 m2 43.2 m2 42.6 m2 45.7 m2 3.2 m2 3.1 m2 3.2 112 3.1 m2 7.7 m2 7.4 m2 7.7 m2 7.372 7.]72 ].4 m2 7.7 m2 7.3 m2 50.2 m2 50.4 m2 50.7 m2 52.9 m2 47.2 m2 47.4 m2 47.7 m2 48.7 m2 55.6 m2 55.6 m2 55.6 m2 56.8 m2 105.2 m2 105.2 m2 106.0 m2 108.9 m2 1,167 m2 16 m2 16 112.6 m2 Unit D Unit D End 1 End 2 Unit E 2 Betlroom 2 Bedroom 3 Bedroom EIec.Closet 463 m2 46.3 m2 42.8 m2 3.1 m2 3.1 m2 14.8 m2 7.3 m2 7.372 7.2 m2 7.3 m2 7.3 m2 7.2 m2 55.4 m2 53.4 m2 64.8 m2 49.3 m2 49.3 m2 64.5 m2 65.4 m2 57.4 m2 69.2 m2 111.8 m2 110.0 m2 136.5 m2 115.1,23 m2 1,218 m 1528 m2 Unit E End 1 3 Bedroom 42.8 m2 15.1 m2 7.4 m2 74 m2 67.0 m2 86.7 m2 71.4 m2 141.0 m2 1,680 msq Unit E Unit E Unit E End 2 End 3 End 4 3 Bedroom 3 Bedroom 3 Bedroom Elec. Closet 43.472 43.4 m2 43.4 m2 14.81712 14.8 112 14.8 m2 7.272 7.2 m2 7.272 ].2 m2 72 m2 72 m2 68.5 m2 65.3 m2 65.3 m2 67.7 m2 85.0 m2 65.0 m2 70.9 m2 667 m2 72.1 m2 143.3 m2 137.5 m2 137.5 m2 1502 m2 19 m2 19 Unit F Ililedroom 41.3 m2 5.8 m2 7.4 m2 7.4 m2 .5 m2 .1 m2 .8 m2 M. 123.0 m2 128.7 m2 Unit F Unit F End 1 End 2 3 Bedroom 3 Bedroom 41.3 m2 41.8 m2 8.0 m2 5.8 m2 7.6 m2 7.4 m2 76 m2 7.4 m2 55.8 m2 56.1 m2 80.9 m2 60.7 m2 65.4 m2 65.4 m2 124.3 m2 124.2 m2 1302 m2 1,400 Unit F End 3 3 Bedroom 41.8 m2 5.8 m2 ]4 72 7.4 m2 57.6 m2 60.7 m2 66.9 m2 125.7 m2 131.5 m2 Unit F End 4 3 Bedroom EIec. Closet 41.3 m2 8.0 m2 7.6 m2 7.6 m2 55.8 m2 60.9 m2 71.5 m2 124.3 m2 1302 msq Unit G nit G End 1 FBedroom 3 Bedroom 32.1 m2 321 m2 ' 54.7 m2 55.11712 ' 5.3 712 5.4 m2 10.0 m2 10.5 m2 59.3 m2 59.8 m2 74.4 m2 74.9 m2 X95.8 m2 96.3 m2 ■ 163.6 m2 145.2 m2 m2 2,101 m2 Unit G End 2 3 Bedroom 32.4 m2 55.0 m2 5.3 m2 10.3 m2 59.6 m2 74.9 m2 96.5 m2 146.7 m2 2,098 m2 Unit G Unit G End 3 End 4 3 Bedroom 3 Bedroom 32.4 m2 32.1 m2 55.0 m2 55.11712 5.3 m2 5.4 m2 10.3 m2 10.5 m2 59.6 m2 59.8 m2 74.9 m2 75.0 m2 97.4 m2 96.]72 144.7 m2 145.3 m2 2,096 msq 2902 m2 Unit H 3 Bedroom 38.8 m2 31.2 m2 5.5 m2 5.5 m2 67.3 m2 80.1 m2 79.2 m2Total 132.8 m2 164.0 m2 tb ""y (•gS Pg § g S5€ a • p a §a€ SE€b 3 § 2 (<• 3$�d asps m �` ✓< ti g g €��g� Density (Number of Units) Sub -Total of Actual FSR Sub -Total of Site Coverage 1,714 WI 1,714 soft sq 3 1 384.0 m2 128.0 m2 239.0 m2 85.8 m2 1,184 spit 1,154 sgfl 3 8 330.0 m2 832.7 m2 253.0 m2 1,167 WI 1,166 WI 1,176 soft 1,206 sgfl sq 1 1 1 9 105.2 m2 105.2 m2 106.0 m2 980.3 m2 55.6 m2 55.6 m2 556 m2 511.8 m2 1,239 sgfl 1,218 sqft 1,628 spit 1 2 5 111.9 m2 220.0 m2 682.4 72 65.4 m2 114.9 m2 346.2 712 1,680 sgfl 3 423.0 m2 214.3 m2 i,7o2 sgfl 1,639 WI 1,639 spit sq 1 1 1 1431 m2 137.5 m2 137.5 m2 70.972 69.7 m2 72.1 m2 1,387 sgfl 7 1.2 m2 4536 m2 1,402 sgfl 1,400 sgft sq 1 1 124.3 m2 124.2 m2 65.4 m2 65.6 m2 1,418 soft 1 125.7 m2 66.9 m2 1,402 spit ,2,084 sgfl 2,101 WI ,084 1 1 8 2 1 124.3 m2 .149.2 m2 290.5 m2 1 71.5 m2 .56.4 m2 192.7 m2 2,096 sqft 2 289.5 m2 192.9 m2 2,096 sgfl 2,102 sgfl 1 1 144.7 m2 1451 m2 97.4 m2 96.7 m2 1,766 WI 3 398.5 m2 237.6 m2 Total pof Units 69 units = 46.376 UPH Total Actual FSR m2 8,604.2 m2 = 92,614 spit Total Site Coverega 4,957.3 m2 =33.3% Lot Area (Original Sine before dedications) = 19,785.9 m2 = 1.979 ha Lot Area (Net Developable Area after dedications; 14,878.3 m2 =1.488 ha FSR Allowed = 0.6 x Net Devel. Area = 8,9270 m2 = 0893 ha = 96,089 Sq Ft FSR Actual = 8,604.2 m2 = 0.86 ha = 92,614 Sq Ft FSR Difference= -322.8 m2 •3,474.554ft Actual Density (Max 0.6) = 0.5783 Gross Area of Residential (Net Salable): 9,3304 m2 = 1 0,432.0 so (Includes Non habitable and habitable basements) 69 Unit Multi -Family Development Clv#AEEreas, 23657 6 23651 13272 Avenue. Map# Ridge 2 ID 3: 009,90-216 6 0093289.6211 Zoning Information Pmoery1 civic venue. Maple Ridge 6c 80-214 Legaoeaalpem: 2A, Section 26.TownshlP 12. Pan NE 1/4 IWOO Plan 23796 - - A - s' -- , - Pmoem2 civc/S.1nm 23651 132nd Avenue. Maple Ridge BC a0»alptlm: LobBg3e�ctltm28. Township 12 PanNE1/4NWDPlan 23796 : A1.4 1 ] Al.5 I 1 had one of bre •r " Cashed radussom 214.9717 \\ r Wing Zoning: 98.5247 5142m•. \`\ `� Proposed Zoning: (Townhouse Family Residential Disldn) OCP: RME HI Road Dedication: Easement:II No Covenant Area: N nvIronmental Nora.. Yes 4.173.8 rn2 21.1 - - - �1ET27p 9. 1 - 1 aAeg stens i -- Block�$4 E -mil '111 eof aNn .Line Block 5' ��F T5.028m T, f i l - - - - y IT Overall Site Plan & Zoning Information Proposed ,wR,., m,n .Fan6rR.a.3 rri2 �.,�fi 4 if - - i 8 \.. RS1 ` a o '�7eMin. in. Loll/V.1T Lot Depth: ��7. 00 , / / ` ///Y//4/41', / om "„''///� �•,,, 734 m2 Min. Lot Area: Max. Dwelling g.557 ro2 ft @ 6 '/ v ey loor Space RatMax Accessory io a9 .p m2r 1 9aa69aeR a6aaa�pN"ga �/ :.,., basement ai 12ys� A $ .- - n r� reH ,»11111 - area. �oad� �o i/ ,/i I Al. J III 0 / data oi„ -x oo8fi Duoodvvvvv/. I � ��� front Satearta .75 4re H a 7 sm Be v � RIPARIAN N Interior Side d area6aNtaeamam SeOac deYa BMBa o. b.0m metres wdeabab tl ^Y - Dlo I� COAre' � roman - Att ^ �• ,...,/, co o� Bio '�/j ZONE v ) ck%, < windowaaha5tae.mom. Common AeueNArea 572/Una Thsarea may form pen of the u»beopen F al' Hera m:a' SAS%8 � WAYNE STEPHEN BISSKY ARCHITECTURE A URBAN DESIGN INC. PLANNING INTERIOR DESIGN Mega 27570 Loup . 31.33555 WNxb = =1614305 Emal, ety.26321212296535 w� apo (Reg red apace e345m2) AVENUE T ■U6nif {ap aAng sta Bs aI .ci pa z I ss � i usable op.n Required: FSG ■ ne C.TI Ce b esu �, y� m v Ss, �e�-s 2BedroomUnL 2.2 Units 6 800.0 BadT � E: 1.11a OH [10 em �i4 ,� 4fo %, 'No dim a.«n none»manbom m: n Required: 8;`J a vent ,-a l • 4 0-.�,� r..e°e° ig re ydran 44444 is fl V 8.0 StallsUnit Paddng = 2.0 =138.0 Stalls 6 138.0 ° 2 ala 3 °gRoa. A , s�4 b»tW QVC �. _ tii�cg, t. 3J -,s a I•+xgarana A14 $ I ® �' A „ ` �O� ' A1.4 and.. Accessible Parking = '/1a z zap SmallI., I.,:�re. , I� 6 ,'If0 A 'A6 . ®.A y '� � �� �o� Rego Clearances From - ge E3 �� � �p accessory metres and tiara me nearest p_ B�� '"n � a. RM1%tit' requi• reall ®Z` a• ii" �" r9-• u ,e .s 4,,, 08 ne � i / o . Deo g.2g,3 required a other Man re agd degree •e, nl "^y� t . s . ga m2 Y t :gip ���� *46 ki �llilAs cale other wihorizontal ndows: unencumberedam g e' _ l'..7 �� i Road Ili i0 //d A1J WS /.11d I 9' 9If4 idsoE 4 Visitor P �a� 1I 1 - -- - Gm idol 9 RASE- 2 - »nWal --M- 6 PEWS -E-1- - - - - E �H -PHASE 3 J` --� - - - • `, - - Proan D 236 B"°°' A1.0 PRELIMINARY ONLY Parkin 3,13,16 1' GCornarden :lock 6, 7, 11, 12, 13, 14 °a s °6 Gamma a Block 8 9 10 Pro.os= k t, z' 3,a,Visitor "'• 21e.o4am Site PIa l NOT FOR CONSTRUCTION DIMENSIONS AND SPACES ARE NOT ro030605 oi8`:=4i°T 0 20 30 40 50 AO 1 os LEwErvPRlNreooNARD APPENDIX B2 PRELIMINARY ONLY NOT FOR CONSTRUCTION D111E1490149 PIM SPACES APE NOT To3,a1EwxE14EEIxTEooxaECxo06,2e, �xax�E ,� S,te Notes o� 9 n m„„m, �on th�=em Comm ca, see aeon, ,4 24 34 44m Enlarged Site Plan with Proposed Site Grading xae. i:mo APPENDIX B3 0000.0. e I _ fr- .74 oc BIOC k 8, 8, PRELIMINARY ONLY NOT FOR CONSTRUCTION D111E1490149 PIMSPACES APE NOT ,o3,a1EWaE14 PINTEooxaECao06� 2,� ��ax�E S,te Notes landscape olawings) 9 n m„�„om, ��=e�m, seeae�ori, °(aem ,aungs) Locaion orTail loos 4 24 4 44m Enlarged Site Plan with Proposed Site Grading Scale:1100 411+ ISSUED DRAWINGS Enlarged Site Plan South rAe D.9, 2013 Sale WHS.M Pwea Io 12. Sheet A1.3 1�- • \ • \ J1 • • N N. \\\ ``_i ` NA y, \\`. ,,,\ , r___.► `\ N. \ \.\\``„` \N\ `\ -'. � \ l ` `\\`�.�-- \\1\ �I 'i'' l \`` \ ha'.. \` „`}` \ o `` \\ `1 N. t d \” \ 1 / \1\\\.__== : J \ \I \\ %/ \i'\ `\ \ �\ �. 1- `` ' i ' i1I11\ \\\i - 111\ 1I 1 1.-----„ \ \ `-� iii ` \\``i \\ / \ I�\ � .- . `� . �'�, , `., \ �. �\fir•.--tet) \` APPENDIX B4 F\ \�\ \ ' / \ Y \ \\--- r\,\ `.x --- \ I `` \ `\\\ \\� , '< ` , \ \ \ / ./ \ N. co 0 3 co / J/. % 1111 %A/AV M <rrnura DICCl/ , I Trail Location Mao 1 69 Unit Multi -Family APPENDIX C1 Ounod Roofing Vinyl Siding Double Wide Vinyl Siding Triple 3 Material Weblink r 3m.,n 11,2==..� Gemek o!yId]g RolW,a imi.�e��omo�d3 fascia Boa,4 yid@nr�u%„�.ii em hvpmv N mmy PRELIMINARY ONLY NOT FOR CONSTRUCTION TO SCALE WHEN PRINTED ON ARCH FINAL ; F AOC)c,Tp CHANGE cern W.. FUM1 1 Exterior Materials See Sheet A4.2 for details 'I Aluminum Palling nod Reefing shingles Exposed hmGeo.r 7 Pain. x 10.5 Board 8 Pain. Barge or Fascia Board 8 Painted Stairs 10 Pain. Wand Bracket 11 Painted Wood Railing 12 Painted Wood Trim 13 14 vim, swing -Double gutter (colour. 15 Cedar IN Sidon ` Triple 3lCgkur 11 17 Pirsol Windom 18 Front Enw Door Partial North-East Elevation of Block 13 Scale : Le"= TU' ISSUED DIR/MINGS LL i d 7 5.) m m w $ CL 9a Ncn co 0 ntS to rt (I) a� c0 0 2 co0 a) O xU W Dec 8, 2013 Scale As Note4 Drawn VVIS Praia. ID 1238 Sheet A4.2 APPENDIX C2 E: 81 13m 8 42 7517 38'-0" Unit 182Front 000,s.2 Unit 3 Front IMP PRELIMINARY ONLY NOT FOR CONSTRUCTION DIMENSIONS AND SPACESARE NOT TO SCALE WHEN PRINTED ON ARCH FINAL 6 024•,EOTECT T00 CHANGE proposed — _ — aa,00077030 —Unit eeL Baia 9 9 aaelige East Elevation 0 0 000000 Unit 1E (End 1) 20'-2" Unit 2E 20'-0" Unit 3E (End 2) Unit 3E (End 2) 20'-2" Unit 2E 20'-0" South Elevation Unit 1E (End 1) 20'-2" _ 1L5214,17. 81 13m UF 78 70m BF F. 11111111111111 - liill Exterior Materials See Sheet A4.2 for details 1 Aluminum Railing 2 COMM Stone 3 Duriod Roofing Shingles 4 Boned Concrete 5 Overhead Garage Door 7 Painted 2 x 10 Skirl Board 8 Painted Barge or Fascia Board 9 Painted Stairs 10 Painted Wood Bracket 11 Painted Wood Railing 12 Painted Wood Om 13 Pre...dined metal gutter 5 14 mn, - 34 Wae(Colour21 Shakes15 Cedar 16 Vinyl 4-T444 3(Colour 1) Vinyl WiWows 18 Front Ent, Door Block 01 - Building Exposure and Spatial Separation (9.10.151 The building will be sminklered NFPA c-Combusm. .Contr 13o Modified) tible Comparlment Unit Area of Limiting Ce uoFamrree= ace Cladding Allowed Actual 6.6% 22s% Nor. Facade a 36.8 rn2 20.80 m to CIL 133rdr, East Facade 3 m oFined r. 51.6% 3 South Facade z 3 40,7 oi2 7,60 m o Road B 01,4%a r. West Facade 1 72.6 m2 3.90 in io 12.0% T.1% 3(4hr,0 0 ISSUED DIR/kWINGS T E 8) LL 7 N E C N cod Block 1 Elevations fM N (0 L 0 Dec 0, 2013 Scale As Noted Drawn VVB /J81 Project ID 1238 A3.02 APPENDIX C3 38'-0" Unit 12H 22'-6" Unit 13F 18'-0" Unit 14F 18'-0" Unit 15F 18'-0" Unit 16F (End 2) l e 1 18'-2" �/ 77 10m 82 15 F 69m North Elevatiorj 38'-0".----------- --------------- 012 10 5m Above ullOng Height Baseline ..,g Height Baseline Unit 12 Fron OOP 76.90 ooP 7 .7 gglgi blw al proposed PRELIMINARY ONLY NOT FOR CONSTRUCTION TO SCALE WHEN PRINTED ON ARCH D6INL 24') ECT TOOHARGB South Elevation DP g971'1 �onit13 Rear 700P 76.83m 75 Unit 16F (End 2) 18'-2" Unit 15F 18'-0" Unit 14F 18'-0" Unit 13F 18'-0" West Elevation Pata:3ne•=ru. Unit 12H 1111,1111 East Elevation �"gm BFB Exterior Materials Sheet AWE for details Cultured Stone Dur. Roang Shingles Exposed Concr. Overhead Garage Door Painted 2 x 10 Skid Board Palnted Barge or ascla Board Painted Stairs 1 Palnted Wood Bracket 1 Painted Wood Railing anyinSiding-Doug ide(gutter olon ) 1 Cedar -Shakes nSiding . Tilde 3(Colour t) 1 Front Fmn•Wor Block 04 - Building Exposure and Spatial Separation (9.10.158 The building will he sprinkler.. NFPA lao (Modified)See NC _ Compartment Etat Facade South Facade West Facade Unit 13 14 6 ; 6 16 12 t3 i6 FAnsa of acadeumd9re 50.9 m2 45.8 m2 DistanceC. m m to a 7.99 rn to Road c 7.99 m to Aupwed e.1 % 6.1 % 6.1% 2 55.9% 9.6% Awn. 9 % 24.0 % 2 3 3 5.1% are r. r. 422C 46r,C 321hr,C r. iaddmg C C North Facade 12 65.7. 4.81m to Road 12 24.5% 19.6% 3/422C C ISSUED DRAWINGS T E 8) LL 7 E C co 0 Block 4 Elevations c) 8) N L 0 Dec 2, 2013 Scale As Noted Drawn WB /JM Project ID 1238 A3.08 APPENDIX D • ISSUED DRAWINGS suo. suenque in MOP II FT Laued tor December no,. 1 a • .., • . .n 1 . sa �' Mg 5� s� ,/�i \\ r.wam a-a=YMDSETBACK Block 4 Block 5 -__•' � I 1 FS 11 =.. . _ _ Im _ _ I- %% i RS1 Zone ',/%'/ M Unit E' 10 t ill « N « M j.Y.-d' « in co •• __ / iii:/%// / • ;' • /�, � ////:::/gip� 734 m2T. • J// U �IIII A _ m \ k -,, 9j/�%iii CO Unit_ ...... ..... - -0:- it- - �.....- ' ,.% 3 \ i /� ., \ 'G% ,� _ 4//i/ is t,: \ '1/, ,, ,„, \` $ I g\� ..,-;//�, Road C \`\�``\•___ %/ice/i \ , / ,, ,/� 69 Unit Multi -Family Development Ac Address: 23657 23651 131nd Avenue. Maple Ridge & 000-280-941 000000up�oa *•tiff / / - x'00 ' ', /o,� % p pr , ,ii %. ;�////./ RIPARIAN'. ; , u Un II!II Common h>=4., ��'�• . / I e7//// //� f 7 `I°,>.'\ ZONE Activity Area s� �,� C> O0 • / Dnra / h 1 \ k� I ' Unit Un E' • ,� `.- V �� r` \ 7 Os ■ 6 gill Q �� �' i R /N trissi :” • ";. •- i I ® .a®!7 uotE 0000000 Illlll�j\/ L vl `ao i \ aio.>..O,Op i tDf r II - 4 ® % 9 Opo /'�3' IV /;, - 64 ' 4, S4 ,ii ° ., 84: `(I® , --- ��. II & �` D byte y/pC R Road -A I s a •",,,,, \os ° 1 ,' f� ���1 \ N ;I i , ' mt 3g / Q. b, �J t ai Development Variances zc, • I 'itr, A, Un P DSC� ..47. •. ' 4 'b''.' I IIIII`.. c .' , D7 ` I Oe, �� U it EI •�• ' D D RM 1 • $ ,E Eg ' �, D^ gg ' � \sl• P I ` D 0 ..if. �'Iz D r one I 'C•9 : .;9 ...rii ; . .."y ' �� �8 •♦li Unjt4 iotH ® 8 I,m �z m2 11 gri 7.E 7 E� O %a SIDEVAR> SETBACK Rvad'>r ��I • •,-- , PHASE 3 PHASE 2 PHASE 1 WAYNE STEPHEN BISSKY ARCHITECTURE & URBAN DESIGN INC. PLANNING INTERIOR DESIGN Block 1, 2, 3, 4, 5, 1 5, 16 :Ioc ., , 11, 1 14 Block 8, 9, 10 Block 9 Units 36, 37, & 38 exceed 10.5m in A variance is building height. requested to allow A variance is requested for 11.10m in building 1181 1575 ,ace zacz IN up to 2.6m high height. o Ter retaining walls. Location of Units that Require a Variance Scale 1 300 O PRELIMINARY ONLY NOT FOR CONSTRUCTION DIMENSIONS AND SPACES ARE TO CHANGE ToSCALE WHEN PRINTED oNARCHoi3c.: •EDT D. As Noted Drawn eenlD 8 A7.0 APPENDIX E Examples of Sierrascape vegetated retaining wall SIERRASCAPE CROSS SECTION SCALE: 1:25 TOPSOIL PER LANDSCAPE ARCHITECT FENCE/GUARDRAIL BY OTHERS • 4 3 GENERAL SITE GRADING FILL ss 75mm MINUS REINFORCED BACKFILL COMPACTED TO 98% STANDARD PROCTOR DENSITY (BACKFILL MATERIAL TO BE APPROVED BY GEOTECHNICAL ENGINEER) TABLE 1 WALL HEIGHT (TOTAL) H (m) BURIAL B (m) GEOGRID LENGTH L (m) (1) GEOGRID TYPE (1) 0.0 - 1.0 0.457 1.0 UX1500MSE 1.01 - 2.6 0.457 2.0 UX1500MSE G -SG - EO D L( ET G •G 0 ID GE EO MIN 450 mm DEEP, 200mm 0 PVC TUBE FILLED WITH CONCRETE AT SPACING DETERMINED BY CIVIL ENGINEER NEST UPPER BASKET IN LOWER BASKET TO SUIT FINISHED GRADE, WHERE REQUIRED / AS PER DETAIL 1/ DWG. 5 J NOV SIERRASCAPE VEGETAT (GALVANIZED). 3 8 H (2.6 m MAX) D RETAINING WALL BACKFILL IN FORMS BELOW FINISHED GRADE TO CONSIST OF 75 - 100mm DIAMETER ANG R D �' :moo 0�1 GEOTECHNICAL ENGINEER APPROVED SUBGRADE m (1) GEOGRID LENGTH AND TYPE SPECIFIED IS BASED ON TOTAL WALL HEIGHT 'H'. LENGTH AND TYPE OF GEOGRID IS TO BE CONSISTENT THROUGH FULL HEIGHT OF WALL. LAR GRAVEL 19mm MINUS CRUSHED ROCK COMPACTED GRANULAR BASE COMPACTED TO 100% SPMDD. ACTUAL DIMENSION TO BE DETERMINED BY ENGINEER IN THE FIELD REVISIONS ADAPTED FROM: N/A PROJECT/DWG. NO N/A DATE: N/A TYPICAL CROSS SECTION SIERRASCAPE RETAINING WALLS Myron's Mews - Phased Multifamily Development ® 04 SEPTEMBER 2013 Issued for Client Review PV MG REV D. Issue/Revision °escapee DSR Check Thle [hawk, la the sole yo LcelmeCon.uli a oted in any way ut the ressed written et Le It Co elle Is l dimensions. and re otone I s,epeCon,ulants Ltd. end onnot be used or 23657 & 23651 - 132 Avenue, Maple Ridge, BC Michael Karton C/O Concost Management Inc. LEVELTON DESIGN: MG AUG 2013 CHECK: DJ 1:25 DRAWN. PV FILE NO: R713-0156-02 3 alt ..Pc. I III■'Iii ■ i . !— `1 M MI RS1 ii Zone 16 dim \ 734 m2 I • - , ti ii IIl i W���� ��������ft. _ _ ,\N. _ 8 SIERRAS APE Road C 'at. 11 I WALL r_� It aOliiii eaeaeaa,. ; �, l v n1Ci e - comman MI II Aclivily Area 6p O 4D AVENUE = kt. ■41t. ��� III o 62 •■ RIPARIAN 5 II—I■, e f .:. 7 W. ZONE •� lil 4 � 0000 .; 6g 1j 1,®9" BWlora s . . • �4, • 1■i Ilr�' a.4.14, •. event lhrau h . . .:�_ �� ,a 133RD AVE L� cd 66 IC) 1 a 3~ ir • a r •.. u8 �Q° ►*; �� {• III • n 2 I1 1' Enlra 4p.rit ID R Fil 47#4, 4, 0 isw� •• es,J .. SQ m i 1 i �� ;1 1 2 `. l••i. ck c4._-4 , AP .4 4_ Rood C 2 Vfllld PeM1kg 2 Vieiter PUAnp CammuM2 Comrramny .- G.E. Stall Geed n DEMONS ADADIED FROM WAYNE STEPHEN 61SKY "'IE SITE PLAN SIERRASCAPE RETAINING WALLPRIDELTIONAS e� S LEVELTON MG DATE AUG 2013 NO 1238 /A1.0 w 1v �� JUL 23, 2013 MODEM' Myren's Mews - Phased Multifamily Development tee. PV F�Po R713-0156-02 •'"•• ""°'o^"^" ""a®'^"'" ADDRESS 23657 & 23651 -132 Avenue. Maple Ridge. BC G oar m... Etym. oa i ,..,.d. N. A NA NM imma bLl.xRwrx ?V Mo e Michael Karim CID Concost Management Inc. „t„ dr __ _._a„�„ INmo a,d ..,,..T APPENDIX F >® DMA MAUR. SYM011. PEO MT 11,V1116111.11,1,11105 ,Oe Dm. Standard PacIllc5late Sanas VEHICULAR nitMEABLEUNIITAVIXO • NITAPIONG See clvIl orawIngs VEHICULAR UNIT MING MEI n:=Orawlngs 41.otslonl Concrete.1800-663-4091 > le , • 141:11 le Type:Precast Boardwalk Pavers hlanMrer Barkmenlierdscapes,„8•68,7610 1111111 (>0 8 le e 0 © 0E 03 0 VII1650.1) Eye Mu MES100 'O'rLdrGrt:t: COONIAV LONE 0 el 10111i BLOM WAIL 0 e 0 um:WM.0. 0 e I i ore Teo dai Zo--1 a .1' IUiII 1mm Witt 0 Him „,.0 t ,. , E. - ...„= ,,.. impE'L.,:, dit.e AlcrfilfifiNA Iktp4y Wring, Tralm. WI ......,..-zi.,_,...,„, ,,,, , _....•, _,... ,AM IVIrifwl PO,Zerfr,....,„7",c40', AIVIIk' Ilkvvikw /A - -09 EI:LASE3. LAYOUT AND MATERIALS PLAN NORTH Scale: 1:200 PHASE a B10Ck 10, 11, 12, 13, 14 ADDENDUM SHARP & DIAMOND LANDSCAPE ARCHITECTURE 330S Hemlock St, Vancouver BC, V6H 3V1 T 600 661 3303 F 600 681 3307 www.sherpcliamond.com SHAM, DIAMOND LANDSCAPE ARCHITECTURE INC DOES NOT GIAPPAITEE iNE EXISTENCE. LOCATION, AND ELEVATION OF UTILITIES AND / CONCEALED 37.10,12E5 PrialEa SITE. THE 001.1.1.011 IS RESPONSIBLE MP DETERMINING PIE EXISTENCE. LOCATION, AND ELEVATION OF ALL UTILITIES AND / OP CONCEALED STRUCTURES. AND IS RESPONSIBLE FOR NOMNING DIE APPROPRIATE COMPANY, DEPARTMENT PERSON(S, Of ITS INTENTION TO GM, OUT ITS OPERATIONS. 5 issued for Tender 07 0,72013 3 Issued or ADP 19 NOV 2012 61.10V 2012 I luuetl or Review 11 APP 2012 REVISIONS MYRON'S MUSE 23657 132nd Ave, Maple Ridge, British Columbia Scale: 1:200 Drawn: MR/JS Reviewed: DS Project No. 06-207 LAYOUT AND MATERIALS PLAN NORTH L102 KORMAN Ural. PAVING TYPE Pr AP GATIO5 Type: Double hlarGlarri Pa.:, Slate henes VE11101.11 PERMEABLE MP iltaritaa Alr MIXING 0 IQ xce.nS rv25mteunm =2=7-- . * pay rE =. A* - OIQ wt.Oranlce Ween ng over granular base entrnumcereeRiaganennernerv. Here imam :MICE -AP YARD OoiammnmberOne OevAr<nxetts TILVFIC POLLARD Will OrIPIN PARE: Type G. Remonble COLOUR: Graphite Vegetrater.erta Slope Wall coGaRRGE mut. �._.. [ 17IIIIIIIIIIII- �"' �"��'untu�da I.ur&un x�;mJd�un vnuRreuukr v. ImurMeuRmun 0..:, vnu �l� PHASE 1 Block 7, 8. 9 SHARP &DIAMONRD LANDSCAPE ARCHITECTURE Hemlock St, Vancouver BC, V6H 3V1 T 600 6813303 F boa 6813303 www.shorpcliamond.com SHAM, DIAMOND LANDSCAPE ARGHIPEGPME ING. DOES NOT GUARAPPEE PPE E. LOCATIOX, AND ELEVATION or UTILITIES ANO /C OR CONCEALED STRUCTURES THE 00PriPACTOR IS RESPONSIBLE POP DerEPPAIP11.711E EXISTENCE. O/ ELOCATION, CEALED STRUCTURES. ON OF ALL UTILITIES NORCOMRAND IS RESPONSIBLE FOR ESll OP ITS INTENTIONAPPROPRIATE PDE O CARRY OUP OR PERSOh 5 Issued for Tender Oa 0,72013 3 Issued for ADP 19 NOV ittli 6110V 2012 Issued or Review 11 APR 2012 REVISIONS MYRON'S MUSE 23657 132nd Ave, Maple Ridge, British Columbia Ru202n0236:E ane 13652 Mae Avenue OLAYOUT AND MATERIAL PLAN SOUTH Stole: 1:200 ADDENDUM 1:200 Drawn MR/JS Reviewed: DS Project Na 06-287 LAYOUT AND MATERIALS PLAN SOUTH L101 Clv. Address23857 &2J651 132d Avenue Maple Ridge g 3 4 f; Construction Details Dec 9, 2013 ISSUED DRAWINGS nme.10 31 18AM e:Deoember 9, 2013 nem: 1238 Architectural BP 1 e. concrete slan-0 Canada post —=unn:nrott... "d0=174r.Vantlr SMISILVSINAPS044212.12,11..48 on 29 Octave 2013 E M oL g RI P. Dashed line of roof overt 3 - Module', .45 Mail Compartments 3 - Module 13 a 27 Neil CompaPments 6 Parcel - Total: 72 Nell Compartments 3, 8 Parcel Mail Kiosk - Floor Plan Scale:I/Y=1.V 12 shingle siding lye ontop 2,0 bar, board cen Mail Kiosk - Roof Plan Scale: Pr Prefiniened metal :rent:=11 downspout lelnrfTnisr' -Community Mall Box comCnVnTaltbox confirmed number of boxes and colgration with 9SERASSIAbagatir11041b0 co 29 0Mober 2013 via E -Mall sloped wood cap cultured stone base concrete All wood paint finish Mail Kiosk - Front Elevation Scale:10.1,M PRELIMINARY ONLY NOT FOR CONSTRUCTION DIMENSIONS AND SPACES ARE NOT FINAL SUBJECT TO CHANGE TO SCALE WHEN PRINTED 05 ARCH (38.524) Mail Kiosk - Side View noncombustiNe roof Malign. 3 5/3a 20Ga Sled @WOO RP' Max 3.-0" Min m.. Typical Attic Hatch .22.x30. Sealing pasha, rubber insulation RSI 7.0 10. Thick Expanded Polystyrene Glued to 5/8.GWBwitn fasteners rwm5mwwwwwww,mrpral 3 5/3 x 20 Oa Ste1 41110;} 414E.111111111 17;12.'7i:07: 'Co'vr:1078 ININJI it trwwwwwwwww. II A gfAliN= . Nocom 353x0OkC.ceedo a Trnacantin timber -studs w.410 screws or equivalent (ses >IN..) 'xter'r rsZ,C rV.gAll 5,-..IIIII Sim. gl•-•1111. gfil_i .1....-4.. ru......1 1111 t1.i 111ao11 111/11 — 4!I 1110111115 _5_ Attic Access Hatch APR Access Ha. eee Ng2.1SINfilLNIA :411"s=furre'r :Len ;74 See also structural Drawings i Exterior Wall Parallel @ Noncombustible ,,.. F..-_-...,. Roof o see roof plan and sections for roof slope OWH see Truss .o drawings and architectural sections for noted.. Nlls of truss where noncombustible constructmn is required ncncombustIble roof sheathing 3 5/8 x 20 Cm Stud A 18" OC ' ................ 0 z 4, '-'-- 1111"f11111111- YsIllndowe„FgelasnIns CAW ,.,,,L Pl.' ' INael l ., ffpi 28qa Preognished g1Na1Ts0hdsineaggferwteyeithesd"log.pebe aackndleag "oi ?...... rill.....1 =2-P1 • 10 ned r- Fold over outer comer , to create a safety edge 512 Sequence of Flashing End Darn I -- t "...Aggee-4 SCrems US 12. C N ncombustible vented soffit IL vinyl aim ...Ks 4111...... v_mmeeage. Ille---. ...MIA p. Continous acre to limner strtds / 2 -410 screws r edulvalant (See structural) min EMeolor all (see plan 002 926642 NO. end 1 MI wall schedule for vecilicatiOnN al See also structural DrawInge 0-0 Exterior Wall Perpendicular @ Noncombustible 15.---. Ittir,-..- II , e.„,,,,, Snit Roof Figl g Stove Stacked Dishwasher Hot Water Tank Tub Washer/Dryer 2,6" 2-0" tt-tt t T-1` :CL ----0-1 0 0 I I I NI DW = t? ,...._....--? 1 _14 ........... ........- Equipment Schedule -1-'---------------t Notes: Provide shop review and approval. teotrerM'n,tn=41'an-d11:4ViibrptZifirati=d'cl'r-C 1 dr..star all mechanical Bisstry Architecture equipmenf electrical equipment, and all fitures. Ns", Anclitecture for will forward all shop drawings to Me consultants for necessary approval before Tgnr,°:====irfo==sr". 0,... 0.0-.-. UPPER FLOOR -..nN...— P.TP.P, FR FLOOR 11111 Do wt drill note in this area 0 2%" Max er M. 0 not d 'II bole • tli 13 0.....A..• 0.----31. ...... ...... 0...... ,...- LOWER FLOOR OP.. r,el 'A BCBC 2012 Part 9.23.5.1. Holes Drilled In Standard Framing Members M ax. Distance 1/2 of member depth 20 ___---, ;:---'--. BCBC Notching LOWER FLOOR 2012 Part 9.23.5.2. of Standard Framing Members P5164310 Sheet A5.3 APPENDIX G L L'LjuijII Rod r., PRELIMINARY ONLY NOT FOR CONSTRUCTION To SCALE WHEN PRINTED ON ARCH FINAL F 24,T To CHANCE MAPLE R11)0E 9Mri.liruu�m.r urrn Kaci_ District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: April 7, 2014 and Members of Council FILE NO: DP/O13/1O FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Multi -Family and Intensive Residential Development Permit 22830, 22850 and 22942 136 Avenue EXECUTIVE SUMMARY: Application DP/O13/10 has been received for a Multi -Family Development Permit for two four-plex Street Townhouse buildings zoned RST (Street Townhouse Residential), and for an Intensive Residential Development Permit for 16 R-3 (Special Amenity Residential District) zoned lots. Although the two duplex Street Townhouse buildings zoned RST (Street Townhouse Residential) are not included in the Multi -Family Development Permit because they have fewer than three units per building, the design will be regulated by a Building Design Covenant. The Multi -Family Residential Development Permit establishes the form and character of multi -family development, with the intent to enhance the existing neighbourhood with compatible housing styles that meet diverse needs and minimize potential conflicts on neighbouring land uses. 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 RZ/013/10 and granted first reading for Zone Amending Bylaw No. 6725-2010 on March 23, 2010. Council granted first and second reading for Official Community Plan Amending Bylaw No. 6724-2010 and second reading for Zone Amending Bylaw No. 6725-2010 on November 27, 2012. This application was presented at Public Hearing on December 11, 2012, and Council granted third reading on December 11, 2012. Council granted a first extension on December 10, 2013. Council will be considering final reading for rezoning application RZ-013-10 at the next Council meeting. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal DP/O13/1O respecting property located at 22830, 22850 and 22942 136 Avenue. DISCUSSION: a) Background Context Applicant: Owner: Legal Description: Damax Consultants Ltd. Insignia Homes Silvervalley 2 Ltd. Lot: 76, Section: 32, Township: 12, Plan: BCP27885 Lot: 80, Section: 32, Township: 12, Plan: BCP27885 Lot: A, Section: 29, Township: 12, Plan: EPP27906 1107 OCP: Zoning: Existing: Eco Clusters and Conservation Proposed: Eco Clusters, Conservation and Neighbourhood Park Existing: RS -3 (One Family Rural Residential) and CD -3-98 Proposed: R-3 (Special Amenity Residential District), RST (Street Townhouse Residential), R-1 (Residential District), RS -1b (One Family Urban (Medium Density) Residential), and P-1 (Park and School) Surrounding Uses North: Use: Single Family Residential Zone: CD -3-98 (Comprehensive Development) Designation Eco Clusters, Conservation South: Use: Single Family Residential Zone: RS -3 (One Family Rural Residential) Designation: Agricultural, ALR East: Use: Single Family Residential, Park Zone: R-3 (Special Amenity Residential District), RST (Street Townhouse Residential), R-1 (Residential District), RS - 3 (One Family Rural Residential) Designation: Eco Clusters, Conservation West: Use: Vacant, under application for Eco Clusters development (2013 -010 -SD) Zone: R-1 (Residential District), RS -3 (One Family Rural Residential) Designation: Eco Clusters, Conservation Existing Use of Property: Vacant, previously Single Family Residential Proposed Use of Property: Single -Family Residential, Street Townhouse Residential, Park and Neighbourhood Park Area: 10.55 hectares (26.1 acres) Access: 136 Avenue at Nelson Peak Drive Servicing: Urban Standard for Eco Clusters development, Companion Applications: RZ/013/10, 2013 -116 -SD, VP/013/10, 2012 -089 - DP Previous Applications: RZ/070/06, SD/070/06, SD/013/10, 2011 -085 -SD a) Project Description: The subject site is an Eco Clusters development of 75 lots located southwest of the Blaney Hamlet within the Silver Valley Area Plan and is accessed from 136 Avenue. The slope of the site allows for -2- views towards the valley and the mountains. As per the Eco Clusters guidelines, each lot fronts and backs onto green space and pockets of development are sited to protect existing vegetation and provide view corridors. The access for the development is a long cul-de-sac from 136 Avenue with a neighbourhood park located at the end on the high point of the site. The proposed roads on the site are designed to meet the intent of the Silver Valley Road Classifications for Eco Clusters developments. The site is bounded by Cattell Brook on the east and south sides with ponds in the southeast corner, and setbacks of 30 metres have been established from the top -of -bank of these features. Steep slopes surround the developable portion of the site and include the area known as Nelson Peak on the northwest corner of the site. The architectural design for all the homes on the site is a "West Coast Whistler" theme. The exterior materials include hardi-board and vinyl siding, steep sloped asphalt roofs, Ledgestone rock detail, and natural stained cedar beams in the roof gables. The buildings provide a street presence with each unit having its own private front yard and main entrance to the street. To mitigate the impact of the garages along the street, the garage doors will be recessed from the main facade and painted in dark colours to create shadow and lessen their presence. Although the proposed street townhouses (8 units in two four-plex buildings) are considered a multi- family development, the street townhouse units are fee -simple (i.e. no strata and no common property) and therefore some of the Multi -Family Development Permit guidelines do not apply to this type of development. The development also includes four Street Townhouse lots that are in duplex form. These two buildings are located on slightly larger lots which are better suited to a two unit building. The design is the same as the four-plex buildings, and a building design covenant will be registered on title for these 4 units. The street townhouse buildings are designed to have the appearance of a townhouse while also providing a more individualized style for each unit. Two building colour schemes are incorporated to provide greater variation in the streetscape. Both colour schemes are coordinated to blend in with the present colour theme of the neighbouring single family homes. The buildings have a 3 storey street frontage and 2 storey rear elevation, designed to step up the slopes from front to back. Each unit is provided a prominent front entrance, a double garage, and all have additional parking space on the driveway. An access easement is provided around the building, with gates between each rear yard, to allow the interior unit owners to access their rear yards externally. This is primarily provided to allow owners to bring landscaping material and outdoor equipment in and out of their rear yards. An exterior finish agreement will require all owners of attached units to work and share costs cooperatively together for exterior building maintenance. This type of covenant is necessary because these units are fee simple units, rather than strata units, and the exterior finishes are continuous across the building elevations. Other easements are required for party walls, drain tile around the perimeter and utility access. Running concurrently with this application are the Rezoning and Subdivision applications; an Environmental Development Permit for watercourse and natural features protection; and a Variance Permit application for the following variances: to reduce the road right-of-way and carriageway widths to meet the Silver Valley road standards for an Eco Clusters development; to increase the maximum building height to 11.0 metres for the RS -1b (One Family Urban (Medium Density) Residential), R-1 (Residential District), and R-3 (Special Amenity Residential District) lots; and to reduce the rear yard setback from 8 metres to 6 metres for the R-1 (Residential District) zoned lots that back onto park land (green belt). The requested variances are discussed in a separate report to Council. -3- b) Planning Analysis: Multi -Family Residential: A Multi -Family Residential Development Permit is required for all new multi -family development (three or more dwelling units per building) in an area with an Area Plan. The Section 8.7, Multi - Family Development Permit Area Guidelines of the Official Community Plan aim to regulate the form and character of development located within this area. Although the proposed development is considered a multi -family development, the street townhouse units are fee -simple (i.e. no common property) and some guidelines will not apply to this type of development. (Appendix C) This development respects the key guideline concepts as outlined in this section: 1. New development into established areas should respect private spaces, and incorporate local neighbourhood elements in building form, height, architectural features and massing. This street townhouse development will be situated in an area of new single family lots by the same developer. The building form, setbacks and height will be compatible with the surrounding houses. Each unit is provided with private outdoor space. 2. Transitional development should be used to bridge areas of low and high densities, through means such as stepped building heights, or low rise ground oriented housing located to the periphery of a higher density developments. The street townhouses are part of a 75 lot subdivision by the same developer which includes a variety of residential lot sizes and housing types within the R-3 (Special Amenity Residential District), RST (Street Townhouse Residential), R-1 (Residential District), and RS - 1b (One Family Urban (Medium Density) Residential) zones. 3. Large scale developments should be clustered and given architectural separation to foster a sense of community, and improve visual attractiveness. This project is not considered a large scale multi -family development. 4. Pedestrian circulation should be encouraged with attractive streetscapes attained through landscaping, architectural details, appropriate lighting and by directing parking underground where possible or away from public view through screened parking structures or surface parking located to the rear of the property. These street townhouses are located on fee simple lots so there is no common property as would be found in a strata development. The front landscaping has been enhanced to provide the maximum amount of vegetation between the driveways. Each unit has a fully fenced and landscaped private rear yard. Each unit has a prominent front entrance, a recessed double garage, and all have additional parking space available on the driveway. Intensive Residential: An Intensive Residential Development Permit is required for all new Intensive Residential development in an area with an Area Plan. 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 -4- of the Official Community Plan aim to provide 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. (Appendix D) The key guideline concepts for the development permit area are as follows: 1. Neighbourhood cohesiveness and connectivity should be maintained through the design of varied yet compatible buildings, in materials used and in architectural styles, in landscapes and in recreational areas, and by facilitating a range of transportation choices. These R-3 (Special Amenity Residential District) buildings are designed to take advantage of the contours of the site. The resulting downhill lots provide for a two storey building fronting the street and three storeys backing onto the park land to the rear. Several different building types, with variations in the detail finishes, and 8 different colour schemes will ensure that identical buildings will not be repeated within three adjacent lots. The building design elements, materials and colour schemes are consistent with the adjacent single family and street townhouse development, and are similar to the Silver Ridge and Hampstead developments, all by Portrait Homes. The garage doors are recessed from the building face and prominent front entries with porches face the street. Nelson Peak Park, a new neighbourhood park, will be developed on the site. The site is in close proximity to two other parks and potential school site on 230A Street. There are a variety of walkways and equestrian trails on this site and in the surrounding neighbourhood. 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. For visual interest, there are different building finishes for each building and the identical building design will not be repeated within three adjacent lots. The dwellings have recessed double garage doors fronting the street, a prominent front entry, and front yard landscaping plans are provided. c) Advisory Design Panel: The plans for the four-plex street townhouses were reviewed by the Advisory Design Panel at the September 11, 2012 meeting. The Panel was in support of the project as submitted but requested some revisions as follows: aligning the bay windows of each unit; providing detail for the boulder walls to verify there is no falling hazard; relocating the rear yard access easement and gates to rear of the yard at the edge of the boulder walls; putting boxwoods at the front of the planters in the front yards; and expanding the use of cultured stone at the ground floor. The applicant has revised the designs to the satisfaction of the Advisory Design Panel and the Planning Department. d) Financial Implications: In accordance with Council's Landscape Security Policy, a refundable security equivalent to 100% of the estimated cost of landscaping for the Street Townhouse lots will be provided by the developer to ensure that the development is carried out in accordance with the terms and conditions of the Development Permit. Based on estimated landscaping costs a security of $43,876.00 will be provided. -5- CONCLUSION: As the development proposal complies with the Multi -Family Development Permit Area and Intensive Residential Development Permit Area Guidelines of the Official Community Plan for form and character, it is recommended that DP/013/10 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 David Pollock" for 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 C1- - RST Site Plan Appendix C-2 - RST Architectural plans Appendix C-3 - RST Landscape plans Appendix D-1 - R-3 Site Plan Appendix D-2 - R-3 Architectural plans Appendix D-3 - R-3 Landscape plans -6- 1,066 5 lizativisr N 11 22 S o° 40 36Sp 5 ;� 66'36 ' • C� 1111, rn rn rn ai 136440 M co 13651 3652 1-.„- 12 F 21 °�" 3646 5 UQ 657 6y S6 0 �� 27 3 26 25 24 ry 136330 PARK 13641 - 13642 41 136AAVE. 631 7 LANE 13620 U 1730' 91/1, —W 13643 3� 363 18 m 13 N 20 630 587,36,8? 19 20 21 22 23 2 P 4673 114x31 13632 N 43633 ti X366 59 7c4 U 36? 3sm p61?SN 503621 3622 m43623 rn ‘-`1 rn ‘-`1 ry 136120 1361019 1 1362007 15 60 ,f1 ‘-`1 \----- 136AAVE 13.164* 18 13611 13612 44 136 AVE. 13613 co13601 m NW i:.. 1 N 13604 13602 16 13603 17 45 3s AVE. NN cri Ip278J576 N N72 80 79 7 ilk / ' 14M [7.19,31.P.°8 9 PARK 1 r 13573 3572 M 8 pM o 13575 15 13569 7v v 2 13568 13565 \ 1 \ 1 1613563 1713557 ® 61 20 531 p- = 3562• ��'- m 355 13550 4 6 PJB. 13 40350 542 39 ,413 m ,3545 38 •4e SUBJECT PROPERTIES SUBJECT 21 i9 OW 13525 213519 3536 ,---- p 3523 37 Q PARK P 9387 ..\ EPP 27906 23 351x36 13511 13508 3 9 2413503 3500 3@ c A 2513495 134923 26134x6 27134055 28 BCP R6 a pa 29� 30 •9303 3486 32 31 52 a PAR K o P 48906 \go?P 59 51 58 4 61 22956 134 0009 �� ^ \ 622960 63a 4° 0 `i90 7� 1 .r. J m m 6 m 66 m m 67 B �a�2 70 m C69 P 1504 J 1 1 t N Scale: 1:3,000 Cit\.f Pitt Mea .ows_'16 '� i 9 . c 22830/50 & 22942 136 AVENUE .i D � NP GNP � _ 5 � - —''� .13 4 CORPORATION OF THE DISTRICT OF m j�, ;- W!l 4 ni ,�� =; l� ' _ ii ! •� � 1� MAPLE RIDGE MAPLE RIDGE District of I British Columbia PLANNING DEPARTMENT e---�-�` Langley DATE: Feb 20, 2014 FILE: DP/013/10 BY: PC F RASER R. �\ w co .w- S,.6„69 A 136th Avenue ▪ / 1i qi i g .. O,- `.8 wr 18r 48• 14' cri N Pt 1 19.174 mT 46/3 00 A 8 ti 1..681 74=4289. r-946 r A 14.959 67 446 60.40.20.' 312005 66 40L042 '4 94.10.20" 36004 $ 65 4626 m2 ^s K „1 30.00.5 "s 84 452542 K 9010.20" x005 63 4172 mP 901025- 32478 As 62 .'=s 902x26" 1.000 871 29.505 615666 66 II 7 `.48.}11667 4.729 m2 A5 acf 7/2 .4= 344; 4412 5 O • �& ct o '4 PHASE 3 5N 30 625 X72 „7842 , "1A1. 937608• }}� ^�' 471342 ' ,p• 080 6 CSG.•_ , 61 7596 Pani' 1934 See 06409 See Oaf. 8 c) Og lte 8r \\ w \ •mom' =� Ib APPENDIX B 5qpg 136th Avenue MT, l 72" •J 88. 02' Ir L76 J 65 �• .4045 75.00mow .7.12" 6.5w 35106 1 pp 0 8y a Cl y ZC 4i \::5:16;:? man 1799199977,1 ;8132?756 m2 ;>g33 6s 953 268 8 1709 5564 8 79 78 41.060 24.816 77 34 5088 m2 86127885 16401 32» 6� 11.814 "42'� 9 21 3�`, 30 29 , g 'P � y s]2)m2 .9714¢ , 5mo ma [�., '�' S',494A 2919 mT = ..'• 4 60 7 •s� Y. .;R 2 566642 0, 5 8 5."dA 291.9 n¢ •. _ ��A b 3} 4' 4'f 9 51.AloSoo4.76 m2 C$� 4�8 81115 1yj3 9 89� f '0 45854: �§a 4,,� 1,116 :10 a>v� .11rOr Jt moo 27 91046,; �nB210� 29044 52766826 85.3 .48- Park 1.529¢ 7626' 16 x671 w 68 47z 4x 33917 ▪ 69 5.7642 9376.28- 32866 70 495 81 937626" 31.855 71 .7!1642 9376'8" P 3.4(95z 60 '.t_ 33•]56 590,72 8 A 6 411.. 42 73, 74 4.1.5 m2 4 11 926959• ' F1IA aha ].2301x,5 c .,: PHASE i c 2 4'"9 24 7 PB'msm223 I. �7P 9330.8, _ Ilt ^� �� x129 -6 83'}3' 2.631 ,. ��� . 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Cyt,• y8mu_"a 6%-' 6 � ` ,1 .Qay✓ se 5650 y20/' 80 4 4•,97 4979 m1 55Q,�i '''."4"3b (1 A�� (� v13, 4'X54 536.5 42 mei 3 4 99» 37 891. 627.842 i5` $M1 ^ d 43 555542 Q. *43 y ?AU.. • 40 vYl S 9972'.3235;5, w1 8 6009 41 009 m2 9, 6926.62' R 6 9048'05' 47228 Plot 56827886 Pork 485/9 44 544742 ,9 977,37. 5 3946 97275r 997I:cr S ens• .9Z3661 32530 8 �,p} 42 544142 ..00, OAF 8421,89153'/4' 1 9027'26' 8 870 568 857 4538 15458 PHA' x X528 V.1,„.0 .455 See 0 ' 084044 C an 9387 0 15722. 8 P101 87727966 DATE: FEBRUARY 20, 2014 PAPER SIZE.: 17"x11" SCALE 1: 1250 50 75 100 125 m 9568.r 88.99 012201 4.6060 155 49 .to 35293 'd.g 46 3424 WX 927246' 29 99 47.52842 48 56242 • 11996 rr w 3= 8960'19 J 6.699 . 469.742 ,64 8894'19" 8 7L VN 5580 na"36 15631 15000 �4' 68• 07 37. 14 15 16 18 s Park Plan OCP4890 87851 Rem 1 Ron 14758 859711 Plan Terra Pacific Land Surveying Ltd 22371 St. Anne Avenue, Maple Ridge, BC Tel: 604-463-2509 File j bzg v3Y 3� iib @ mb '6§ § §i La N 0 F.barnett dembek 33Va .1.0QLl ..5,,,,,,,,,,,,....,,,,,,,,,, W'..' ao30.51 A. 31va 3ssi a.w N.aa Siva Nn. ""Js La N 0 F.barnett dembek 33Va .1.0QLl ..r sa '® FENCE ME C1 APPENDIX C2 DEVELOPMENT DATA ZONNE R5T 3V SWEET rat/125E - SILVER VALLEY 4 LOT NO. 40 .v' = 39 r 30 31 11 NORM k MOCK IS 14 LOT NEA (02) 2083 2%$/\A TMD 2033 2400 24O0 2000 UNIT TYPE B A A A A A A B MEM (02) 10 1526 1526 152.6 1126 1526 1526 650 LOT LOVERA2E ALLOWABLE 5516 68.11 65% 55% 55% 6511 65% 55% PROPOSED tax 34% 3111 tax 266 3111 316 2666 6ET 00005 (m) PRONE 55 55 55 55 55 55 55 55 REAR 0.42 1442 14.42 0.42 14.92 14.4 14.4 14.92 LST 50)E 13 00 OD OD 15 00 OD OD RI6M56E OD OD OD 15 OD OD OD 15 MEW ARCM IECTS NC AND NA T Er USED 111111, OR IN NAT IDEAS AIN D AND CCIIVER90 liflrOf NM ANY MAIDIAL CANADA COMM ACT P.S. 14 Eo 0 barnett dembek UNIT 135, 7536 130 STREET, SURREY, B.C. V3W 1HB 1E1M 11491 PHONE: (604) 597-7100 FAX: (604) 597-2099 EMAIL mai 0 bdorklex.com CANT 30. SHEET NO. AG -13 PROZOT NO. 10021 SON PEAKS ROAD rump covenwr AREA PARK NELSON IPP -02:5 ROAD SITE SECTION THRU LOT xl4 517E SECTION THRW LO (.4.42 VAIL POI 0414111 A 411414 4 4 40 44 444 44. XI ir 4 44 DP 111 4 comp., nnsan mann non, 41oup. 44 44 GC 2I¢ edE hFF AP 44 barnett dembek MAT 25.36 ISO stun, vaw ISE fes.;DIAL mall 0 bAcAlteAcen 100211111 ry.4 mam,A � ' n ,.11 111 R p. 11' Ia. 141%11.7. •' ,:ti ■ �I�Er6�Vl�w_■�■�11l�el ■wiiliGii IBJ npro'� . ffJ Vq t@f z.. �■■��� 1. t &! nom inIi i1I• lIIli!l onto*siYa'a Will111111 �� Ill.II ',1 i'ill 1 t'• "I • 1 1 6 I 11° l� .a�`1 '' iii �S==.l,r! 111. .: Il, ItIN'I ..==�r wNN 1m'f N. wN\>• -� '.1b 1 �.1. �`. . `1VN ti e.l. .InNINNw IIw.-r.�-w1.I wII.:x: 144:a,:.d,�i.w� i LOT NO. 41 _V I LOT NO. 40 I LOT NO. 341 SOUTH LOT NO. 3e, 1 LOT NO. 31 BLOCK STREET ELEVATIONS ALONG NELSON PEAKS ROAD PARK LOT NO. 17 LOT NO. I& I LOT NO. 15 1 LOT NO. 14 NORTH BLOCK LOT NO. 13 maPfl*IT. KONID bit '0.t KIWI NOT K • MO CD'DCMI MUS IWfl MI COOK MC IK UMLY,L' 'INIAD NC KOOK 0 CARCO /ROOMS N' IND MAI Vm N<LLI OR IM IMI MORE ENO RADMMD. OROWADdI IKL.K9 4WD M0 CdY[N'4ON MIDI NO NAZAR ION (0,11011 KT RSC IIIA GRAM 1 W 2 10021 z k1 Y i I; t5 i1.r 4 sIt isi 1 oaa -1% w caroms.) 4 s L.$ 1- 6 FI tti bamett dembek A M .. 11 I 1 . • I r. I... UNIT 135. 7536 130 SIR AIRRLT. O.0 V31f 1N6 CCT. •t • AlBMW PHONE: (604) 397-7100 FAX: (604) 397-2099 EMAIL moll 0 DdarkItex.00m CUCNC 110. 503 DC M0. AC -I5 PROEM N0. NCV. N0. 10021 [7: r�i';'"' iIIngo 14•:4.;iimgmailammilia 0 00 00 yE 7•� Pte• p: IAA ANAAAA ADASAL (AAA A AA IZAA IAA 0 0 0 0 0 0 0 00 0 0 l:IIll!1f If�• ••d"te ilErin[lli r_l : ' f 1 � I ■■■S II UI■IIiIIII� �_ �II IIII__I I��I■1��� ii OD BO RAT "'E'^' • _ i LOT P.016 FRONT ELEVATIONHAI^oNPMc•ROAD IMO INN •11111111•11S 111111 rl 111111 I ISsnnISSSLS/iSW San srISIS r8 .m1=,� on„BO �:.__ 41.1111641.4111C l'EVP .u®.aw...... 4 am. mama MAACK MAMA A KARMA{ UNIT TYPE W LOT NO. II LEFT SIDE ELEVATION ASAP AAA AAA • el 10 A WAWA kmomwa WIT TYFe'A' LOT NO. 15 X11 VAT VW S' LOT NO. I< SCHEDULE OF FINISHES 0 ASPHALT SNM6:rsRGQFINO 0 PREEIw6Nm AI„ MIM,M 61111122 ON 2.021"000 FASCIA 0INS WOO TRIM ON wan?cornRASCA 0 vwricAL AWL Boma Ana MTTSIsro10 SCEDAR 0N6 O come: TRIM - As Pa SVIN MATERIAL 0 NT FRAM® MMMOMW EV NOM TPJM O9 2M ON w] HOOD TRIM 0 ZOO VOP MQIRIM 0 i PRIVACY SCREEN 0 RA 6ARA6eDOOR STORE 0 o 0 © CDC) CD _y--ASAA 111•1111•1b1 m MI WW I non am. y' a • •nw..:v- w-wwy .MA .._._•__..... ".:, : w_ • ..d;ri +"ISI l•.. r ''G'.. .. ''� _..........jarn 000 0 00 alma_ 11110 .11111. .-11�u�...- _ MIITTO.e LOTHb.M 1 .......� 11010 UNITTrPgs• x LOT NO. 14 REAR ELEVATION LOT NO. > X UNIT TrPg A. LOT NO.16 WIT PYRE W LOT 60.11 RIGHT SIDE ELEVATION NORTH BLOCK LOT NOS 14, 15, IS, & 11 barnetl dembek UNIT VA 53., 13D STIER .0. am ma ( 3go° ALA PA AM PA a sx b�7 ern barnetl dembek UNIT VA 53., 13D STIER .0. am ma ( 3go° ALA PA AM PA mann ton 10021' 0 0 0 00 0 0 0 0 0 UNIT TYPE 5' X LOT NO. AO LTAr TYPE W LOT NO. 39 FRONT ELEVATION, I.or FOAD acaz vn • r4` { UNIT TYPE 'B' LOT 140.40 LEFT SIDE ELEVATION SCALE, VD' a 110' COLOR SCHEME I I. HEAVY PROFILE ASPHALT SHINGLES PABCA PREMIER DRIFTYOOD 2. CEDAR SHINGLES (w/ Horizontal Sldtngs) "NATURAL CEDAR' 3. GEDAR SHINGLES (Ft/ Vortical Board 4 Batton 5fdkg9) NATURAL CEDAR' • ---+- uorn910C OF war TRurca 4 Ta ��t4M " Raft 10C OF ROOK JOIDT9 9 TOP OPK41n .1.004 LROCRDIDE OP FLOOR JLH T9 L 4 9 TOP OFL k ratft 4. TRII.S, FA5GIA, STAIRS "IRON ORE' (5W 7064) 5. VERTICAL BOARD t BATTEN 9DIH65 GENTEic 'STORM" 6. HORIZONTAL SIDINGS GENrac 'PEBBLE KAKI' X UNIT TYPE 'A' LOT No. 3e, X LNIT TYPE W LOT N0.37 IMD0+310G OP FOO? TWA6 it 9 TT bat IRONLOOR ir } 9 Y 9 r IRETRISIOt POOP 1140590 LRDO+SIO! Of FLOOR .p9r. TOP OF VP -FLOOR _ 1 Mk FLOOR o— NDE731OE OF FLOOR .019T99 V •1 9 p�qTLai,t=C� YAO VNIT Tin 'A' LOT NO. 37 RIGHT SIDE ELEVATION SCALE 1 VO' •PO a XPSIDE Cr FLOOR an TOP OP •UT•fttOR PAIN I%.QQR tWORNOO OP PIOAt JOtDTD i M 9 pP a TL tic rtoc.ciCit LTC CLAD 1. GABLE WOOD STAIN BRACKETS "NATURAL CEDAR' 8. POOPS 4 GARAGE DOORS (Ft/ Horizontal 5141lg9) GAUNTLET GRAY (SW 7019) 9. DOORS t GARAGE DOORS (F✓ Vodka' Board t Batten Sidings) Me GRAY (51,4 7075) { LOT NO. 37 UNIT TYPE_9_x UNIT TYPE 'A' LOT N0.38 REAR ELEVATION MALE . VO' •r-0' 10. OVilE. GCNTEIC "BLACK' 11.LEDGESTONL ROCKY MOUNTAIN 'BLACK TUSK' X UNIT TYPE W LOT NO. 39 XI UNIT 11'pr 13' )10. 40 SOUTH DLOCK LOT NOS. at SS, 3q1, 4 4C i9mnrdoe Or xaor Twr is u Ton Or Plo‘PLOrm WPM FLOM Ncc1¢+x Ce rLOOR Joan. 0 P Y TCA Oa.tattccTS MMI FLOC* R W7MOOR Jd7T7 LWPM=OP *IPE �� PLOW 40 0 0 0 0 0 0 0 0 0 Nl111111111= 1111-111! moi'..■. II1E4M1u11 UNIT TYPE 'A' LOT NO. 11 X UNIT TYPE 'A' LOT NO. 16 FRONT ELEVATION Lo� ROAD tuv.E • V6' • ro' UNIT ITPK'A' LOT NO. 11 ..i' "w.4, NOOMICC Of ROOT' WAG n 9 TOP Le arr�1 •t NOOt510C CP MOOR J0145 4 TOP a NA19.GC7R MN FLOM RAEIMIOC OP FLOOR .171675 n 9 Tor or y r .tu LEFT SIDE ELEVATION OCALE . VS' • r-0' COLOR SCHEME 2 I. HEAVY PROFILE ASPHALT SHINGLES PASCO PREMIER DRIFTWOOD 2. CEDAR SHINGLES (w/ Horizontal Sldings) 'NATURAL CEDAR' 3. CEDAR SHINGLE 04/ Vortical Board 4 Hatton Sldtgo) 'NATURAL CEDAR' } 4. TRIMS, FASCIA, STAIRS ROOK BOTTOM (5W 7062) 5. VERTICAL BOARD t BATTEN CID11c GENT9C 'CANYON CLAY' 6. HORIZONTAL SIDINFf5 CENIEK la On raft )11 iii H MM ..:341 ■Ito8 1 -ty,'. I IIII •6a IIsi• d. :/ IN 11' X UNIT TYPE 'A' LOT NO. I9 UMT TTPE $' IAT NO. 14 II 4 9 NOEADm[ Or ROGr'writer 'TOP OPp FLOG_ LNL4CAOe or FLOOR J0151'i TOP ce 94.0 -FLOOR MNNn.OM NOOMC.t CO rLOOR JOLT? TM OP c010DCTC OLM LmtM FILGM UNIT TYPE 'B' LOT NO. 14 RIGHT SIDE ELEVATION 701.2 . VO• 110' N 9 ICC OK 40NC...tit �- Lorne MOCA<a'AD 1. &ABLE WOOD STAIN, BRACKETS NATI.RAL CEDAR' B. DOORS 4 6ARA6E DOOI.$ 44/ Horizontal Siding)) NIGHT 0WL 17069 9. DOORS 4 GARAGE DOORS (w/ Vortical Board 4 Batton Stdig6) GRIZZLE GRAY (5W 7066) UNIT TYPE B' I LOT NO. 14 x REAR ELEVATION xxt •I/D' •Fo• 10. GUT113 OEN= SABLE - 11. L.CD6ESTONE ROCKY MOUNTAIN 'BLACK 11.E/K° UNIT TYPE 'A' LOTNO.I5 X UNIT TYPE W LOT NO. 16 UNIT TYPE 'A' LOT NO. IT NORTH BLOCK LOT NOS. 14, 15, 16, 11 mco.mn. MI Da1.•Mt ma M 1aMm Nx*YCi 1QOC AK I.l RLL not PT OI DUNCII NS AM.'NlCfl MC NO Mt NOT Dt WSJ; Kura M FMI MMDDI UQAK IOC MIICImdm Cl✓111W11M.IMOW MLR'. DIA% CAPICD rM CNY[AVO.1 Ihu,ur M4 AM IMtSL ,MM CNMM CLV4011 NCI ItSG M70. 4 PROACt Na. NLV. No. 10021 Ri MI PI • 7 IV n N u i g Eio caaralOirMam 01.1 0 Y N. barnett dembek A M. 11 1 1 1' 1 1 1 1 1 UNIT 135. 7536 130 SIRQT. SURRCY. Qt. V3W 1M6 PHONE (604) 507-7100 FAX: 609 597-2099 MAL: matl O bdonfittx.com CUM NO. 505 1KR NO. AG -6.2 PROACt Na. NLV. No. 10021 Ri APPENDIX C3 PLANT SC1IEDVLE Ti¢ OTv no. AreeAL. rnrs AM JOS •RNnea SETS boRaROr rags LtiArTNO Ws{ / MrM1RP NAsw . MOT` 40:041 WORD MAmIGLVt Moi MO SAWN' eSva•ShW ImILN MW61®JOa.• CJrS•PPIC SOICA. Lal SI0MS ( ] rows evaAtn bIRLnPMeT An.TANFA• NtaNb CAM/mat t0. MN MIA WE O baa }mA T4401141. POT/A. narrN�'01 40110N. AN DIA MD NMI. • !J0Y1ffi INTIM UM AS!RIMMED ACCONOND TO MC10L00EVRE SEMINAR LAMM BATON CO1TAmalm® TFECOMO ADPo't LIDArTNtlra6. ECM PONT ECD Maw Ela ME M NEDNIAL mm0ae0m'1. •Ram 10 war omega Pat OOMMCONTA6Et OEMOIMENDS oneN RANT M1PE}A NmIMIFOCA • IP/WA AND RMEI PM= MITIMIM1 LA JA=Z FOR a•IWML RODEN of WINGS ARLLRNGT AT COME 0. Lanz. MCA OF IZAREA10DEUCE LOMAM. MMO (40 MOM V4Oln. • s5Tmmaa OWWI WITH% AFFIFCAML MCKM 1/4W[ NGR6GT Pm:K1O MM. m Ea6PMlar TO TE wars= VAIC3IAL11MN 51 /11.111100145 NILL LE 5110100. NADAA MOM a PBA: OATS MMR TOELNIAT FOR MAW roaatAMR IIMEMROO I# 16.IL'T TO DE 0AIUEUJ1 0TNPAP - ORI•EOCI0 otscooS OP AAILMMIIT, ALL PLANT MATCMAI, MUST UE PROVIDED "NOM CERTIIIED 01SLLSE FRU NURRNR0. PNCUIE3 CERTIFICATION UPON EMMETT. wctl7m RtlTIeLNK Cb/OVET PARK 5E070N A -A! eE/ ♦ M wnus,r moor f el Mt SECTION B-0! d RlArEMCONTMNT MAL RE�a Laj1°°�0.M mRt >, \a LOT NO4'94p I EAXOSCAPE AHCHITECTllHE NELSON PEAKS ROAD 22450 AND 2 Q*SAYE ouwonicerrrtr TREE PLAN 00141! 0.••T1 0I41..11 sae rvr o oE.twxi mlm MU. E 0 XtCIN3ddV Ma JOS SYMBOL 12-07E HEDULE Sri C PANT .. OTT 00,010.0. 00KY .A.00 0,a: / •EYAHIANT 9120 coma, axim0 Al 11 P01),0 GM WAS rmDEEPFEW 42r0czcnOPIWOWA /OTT 2004 MT3T ELS POI 204/4 4113 RIRE% MULL 12� A .�FE526141. SODS • PAU 512E5 Pi Mb LIAT ME 9120116 ACCORAW3 TO lit 6 LA/IDECAPE STAMDATIO.I.Altr tOTICIL COITANIR 5661.21116 Ia Pet ORA 91WOARDS. EOM PLANT NEE ARO cam Amu ALM Ala THE 4004 ACCErrAeLe SZEU • REI992 TO INEXTICATONI FOR D199116 CONTAINOt LAIOYAPE AWAREAT AT WILE Or 'WALT. MEA Cf Waal TO 21.11DE LOWS( TAKAO ANO MISR VALLEY. • DLLOTITUTCIO. =AN I.11191 REAECIED. WA A MIWION Or ANE DAY, PRIM TO DELIVERY FOR RAGOUT 10 9/05TIVAX. D.OSTILMONSA2 DOIXAT TO DE LA/WAR ALL PLANT MATERIAL MUST BE PROVIDED PROM CETMIIED DISEASE PR= NURSERY. PROVIDE CERI1PICATION UPON RECNIEST. MINION DCSCRITOM1 NELSON PEAKS ROAD � OB Alf FOOL 00 SHRUB PLAN III l'EltP0' INIAW1100 NUMBER. L2 OA I /2-072 M2 LANDSCAPE ARCHITECTURE MINION DCSCRITOM1 NELSON PEAKS ROAD � OB Alf FOOL 00 SHRUB PLAN III l'EltP0' INIAW1100 NUMBER. L2 OA I /2-072 1441 POST rest sicastnr lare /44144111/141 /1•4441111041048 NO MP WM ▪ Au 011111. Mat I MONS 1 C041014104•Serel••••C • Zo• n'eXalc nw • .eA• VIMI. conal. 42° PICKET FENCE AND GATE CAP PIM DORIC TIM 444.14 4•0 WM. 4.14.1.1•14•17•4410 •444.Pa01140 ••••474.4.04.411114M4 /44.4444•1144•01CA11010 \ 5-0 PRIVACY SC 12:40-0 444 M2 LANDSCAPE ARCHITECTURE NELSON PEAKS ROAD mWANOTAOEaAVE DETAILS 014E1 0-ILYI TALI! WARM PAWING 114.1444444 L3 aia APPENDIX D 136th Ane � +*. A 1361h Awns i" 711 77 176 ..„ VAY 6 PHASE 41. R-3 Pan': [Oh OTS VP fig hr Park DAZE MARCH 4 2014 PAPER SIZE 17"x11' SCALE 1 ; 1250 50 75 9 11.9111,0=0 Rem 1 t 27.171 M. Ares Avaaa; ielpe saga TI 604-4U-250. the. 15 HECEiVE p MAR 12 2014 aLANNINQ p p�� �RN APPENDIX D2 L 1 CEJ IIllll 1'1M IR li 1 1 It'll l'' III l\ F1 R FRONT ELEVATION rffri 1=1 =1 II Ai 17 11 H_1 ,I I II_ F2R FRONT ELEVATION G1 R FRONT ELEVATION F (1 L G2R FRONT ELEVATION a XION3ddb Profta swalxcn,, 1..1 ortrait Homes Nelson's Peak in Maple Ridge Development Plan Front Elevations F1 R, F2R G1R, G2R u'mar ma,m.s, w, wuzsa .229 .0.G wwAcnhan i3 design .Votl Or GWEN ewt zcIA Al v0 PtAr 44,04' 0 0 0 a.. 00• a II PP- al Obi alliounk minis ail reit iiihgrat rat rfra 11 • sl a.„ Portrait Homes ' v. S. • • -4741.4737., a _ _ LEFT ELEVATION FRONT ELEVATION 77,74 • Nelson's Peak in Maple Ridge Development Plan 47 a>w 4t,e Plan F1R Elevations Au" to 611 ILL.e u.:.tneza iane.4G 044Qrt! 13 design RIGHT ELEVATION REAR ELEVATION in[i� Ir i o Nelson's Peak in Maple Ridge Development Plan 47 a>w 4t,e Plan F1R Elevations Au" to 611 ILL.e u.:.tneza iane.4G 044Qrt! 13 design RIGHT ELEVATION REAR ELEVATION Prof m INN; muN lv uMn OLvlu Portrait Homes LEFT ELEVATION FRONT ELEVATION RIGHT ELEVATION REAR ELEVATION i3 design . Huth <dNIA ,,..rte ibrmn wy pato-tan I Date A Neson's Peak in Maple Ridge De telopment Plan Site Plan enrrie 13 design Dant�N dirt :ra Awn K t. a i I ;:ofaC... . @4c,u : C_-1::: _ . Pprtrait Homes A Neson's Peak in Maple Ridge De telopment Plan Site Plan enrrie 13 design Dant�N dirt :ra Awn K t. STREETSCAPE LOTS 18-21 SCALE: 1/8"=1'-0° LOT 28 PLAN G1R LOT 27 PLAN Fl CUSTOM LOT 26 PLAN G2R LOT 25 PLAN F2R STREETSCAPE LOTS 22-28 SCALE: 1 8"=1-0" LOT 24 PLAN F1 R LOT 23 PLAN GIR LOT 53 PLAN G2L LOT 52 PLAN F1 R LOT 51 PLAN G1 R STREETSCAPE LOTS 49-53 SCALE:1/8"=1'-0" LOT 50 PLAN F2R LOT49 PLAN G2L- LOT 22 PLAN G2L para Nelson's Peak in Maple Ridge Development Plan i3 design EXTERIOR FINISH SCHEDULE MATERIALS 1. HORIZONTAL VINYL SIDING 2 HEAVY PROFILE ASPHALT SHINGLES FINISH PRE -FINISHED PRE FINISHED SCHEME 1 RUST/BEIGE GENTEC Pebble LANDMARK 30 YR "BLACK WALNUT" FILE : 2013-116 - SD 22830,22850 AND 22942,136 AVE., MAPLE RIDGE, B C INSIGNIA HOMES SILVER VALLEY LTD. R 1/2-z Lois SCHEME 2 BEIGE/RUST GENTEC Pebble LANDMARK 30 YR "BLACK WALNUT SCHEME 3 BLUE/BROWN GENTEC Mdnight Surf LANDMARK 30 YR "BLACK WALNUT Nelson SCHEME 4 TAN/BROWN/BLUE GENTEC Canyon Clay LANDMARK 30 YR "BLACK WALNUT 3. CEDAR SHINGLES 4. ARCH. CONCRETE 5.A. PAINTED WOOD TRIM * Pre -primed 2x6 trim * Balcony Fascia * Wood Trim * Open Tail Soffits 5.B. STAINED WOOD TRIM * Cedar Railing * Decorative wood brackets * Wood Columns 6. GUTTERS AND DOWNSPOUTS 7. VINYL WINDOWS 8. VERTICAL VINYL BOARD AND BATTON 9. MANUFACTURED STONE 10. FRONT DOOR AND GARAGE DOOR 11. ALUMINUM FLASHING STAINED NATURAL PAINTED STAINED PRE FINISHED PRE FINISHED PRE FINISHED PRE FINISHED PAINTED PRE FINISHED STAINED SIKENS EXTERIOR SEMI -TRANSPARENT STAIN - "CEDAR" NATURAL PAINTED BENJAMIN MOORE HC - 82 "BENNINGTON GRAY" STAINED SIKENS EXTERIOR SEMI -TRANSPARENT STAIN - "CEDAR" KAYCAN-"MATCHCOAT BEIGE WHITE VINYL GENTEC Wicker ROCKY MOUNTAIN STONEWORKS - CUSTOM FIT LEDGE STONE - "EAGLE MOUNTAIN" (3011) PAINTED BENJAMIN MOORE HC - 64 "TOWNSEND HARBOUR BROWN" WHITE STAINED SIKENS EXTERIOR SEMI -TRANSPARENT STAIN - "CEDAR" NATURAL PAINTED BENJAMIN MOORE HC - 70 "VAN BUREN BROWN" STAINED SIKENS EXTERIOR SEMI -TRANSPARENT STAIN - "CEDAR" KAYCAN- "MATCHCOAT BEIGE WHITE VINYL GENTEC Pebble ROCKY MOUNTAIN STONEWORKS - CUSTOM FIT LEDGE STONE - "EAGLE MOUNTAIN" (3011) PAINTED BENJAMIN MOORE HC - 64 "TOWNSEND HARBOUR BROWN" WHITE STAINED SIKENS EXTERIOR SEMI -TRANSPARENT STAIN - "CEDAR" NATURAL PAINTED BENJAMIN MOORE HC - 86 "KINGSPORT GRAY' STAINED SIKENS EXTERIOR SEMI -TRANSPARENT STAIN - "CEDAR" KAYCAN-"MATCHCOAT BEIGE" WHITE VINYL GENTEC Mdnight Surf ROCKY MOUNTAIN STONEWORKS - PROSTACK LEDGE STONE -"BLACK TUSK" (7021) PAINTED BENJAMIN MOORE CC - 542 "WILLOW' WHITE STAINED SIKENS EXTERIOR SEMI -TRANSPARENT STAIN - "CEDAR" NATURAL PAINTED SHERWIN WILLIAMS SW 6236 "GRAYS HARBOR" STAINED SIKENS EXTERIOR SEMI -TRANSPARENT STAIN - "CEDAR" KAYCAN-"MATCHCOAT BEIGE" WHITE VINYL GENTEC Canyon Clay ROCKY MOUNTAIN STONEWORKS - PROSTACK LEDGE STONE -"BLACK TUSK" (7021) PAINTED BENJAMIN MOORE CC - 542 "WILLOW' a610u-A-5 &,r R-3 i6Is WHITE 1 of EXTERIOR FINISH SCHEDULE MATERIALS 1. HORIZONTAL VINYL SIDING 2 HEAVY PROFILE ASPHALT SHINGLES 3. CEDAR SHINGLES 4. ARCH. CONCRETE 5.A. PAINTED WOOD TRIM * Pre -primed 2x6 trim * Balcony Fascia * Wood Trim * Open Tail Soffits 5.B. STAINED WOOD TRIM * Cedar Railing * Decorative wood brackets * Wood Columns 6. GUTTERS AND DOWNSPOUTS 7. VINYL WINDOWS 8. VERTICAL VINYL BOARD AND BATTON 9. MANUFACTURED STONE 10. FRONT DOOR AND GARAGE DOOR 11 ALUMINUM FLASHING FINISH PRE -FINISHED PRE FINISHED STAINED NATURAL PAINTED STAINED PRE FINISHED PRE FINISHED PRE FINISHED PRE FINISHED PAINTED PRE FINISHED SCHEME 5 KHAKI/GREEN GENTEC Sage Green LANDMARK 30 YR "DRIFTWOOD" STAINED SIKENS EXTERIOR SEMI -TRANSPARENT STAIN - "CEDAR" NATURAL STAINED SIKENS EXTERIOR SEMI -TRANSPARENT STAIN - "CEDAR" STAINED C -I -L EXTERIOR SEMI -TRANSPARENT STAIN - "BLACK WALNUT" KAYCAN "CHARCOAL" WHITE VINYL GENTEC Sage Green ROCKY MOUNTAIN STONEWORKS CUSTOM FIT LEDGE STONE - "PEWTER GREY" (3014) PAINTED BENJAMIN MOORE 2134 - 20 "Mid Summer Night" WHITE FILE : 2013-116 - SD 22830,22850 AND 22942,136 AVE., MAPLE RIDGE, B.C. INSIGNIA HOMES SILVER VALLEY LTD SCHEME 6 KHAKI/BROWN GENTEC Sage Green LANDMARK 30 YR "DRIFTWOOD" STAINED SIKENS EXTERIOR SEMI -TRANSPARENT STAIN - "CEDAR" NATURAL STAINED SIKENS EXTERIOR SEMI -TRANSPARENT STAIN - "CEDAR" STAINED C -I -L EXTERIOR SEMI -TRANSPARENT STAIN - "BLACK WALNUT" KAYCAN- "CHARCOAL" WHITE VINYL GENTEC Sage Green ROCKY MOUNTAIN STONEWORKS - CUSTOM FIT LEDGE STONE - "PEWTER GREY" (3014) PAINTED BENJAMIN MOORE HC - 73 "PLYMOUTH BROWN" WHITE SCHEME 7 CHARCOAUBLACK GENTEC Storm LANDMARK 30 YR "DRIFTWOOD" STAINED SIKENS EXTERIOR SEMI -TRANSPARENT STAIN - "CEDAR" NATURAL STAINED SIKENS EXTERIOR SEMI -TRANSPARENT STAIN - "CEDAR" STAINED C -I -L EXTERIOR SEMI -TRANSPARENT STAIN - "BLACK WALNUT" KAYCAN - "CHARCOAL" WHITE VINYL GENTEC Storm ROCKY MOUNTAIN STONEWORKS - CUSTOM FIT LEDGE STONE - "FOG" (3002) PAINTED BENJAMIN MOORE 2128-10 "BLACK BEAUTY" WHITE 3 / d -s Nelson SCHEME 8 TAUPE/CHARCOAL GENTEC Pebble LANDMARK 30 YR "DRIFTWOOD" STAINED SIKENS EXTERIOR SEMI -TRANSPARENT STAIN - "CEDAR" NATURAL STAINED SIKENS EXTERIOR SEMI -TRANSPARENT STAIN - "CEDAR" STAINED C -I -L EXTERIOR SEMI -TRANSPARENT STAIN - "BLACK WALNUT" KAYCAN- "CHARCOAL" WHITE VINYL GENTEC Pebble ROCKY MOUNTAIN STONEWORKS - CUSTOM FIT LEDGE STONE - "FOG" (3002) PAINTED BENJAMIN MOORE HC - 85 "FAIRVIEW TAUPE" WHITE 2 of 2 APPENDIX D3 PLANT SCHEDULE KEY OTT BOTANICAL NAME TREE O � 12 AGER 6R1SB,M II 61NK60 BILO5A PRINCETON SENITM 2 MAGNOLIA KOBUS STELATA ROYAL STAR' A 15 ARBUTUS LH®TO COMPACTA B 33 51J0155EMRSIE/IRQ6 P 15 PIERS JAPONICA MOUNTAIN FIRE 60 K 69 ARCTOSTAPHYL05 UVA-U251 YAN0OWBi JADE' SHRUB P ID PIERI5 JAPONICA MOUNTAIN FIRE' M2 JOB NUMBER: 12098R3 COMMON NAME PLANTED SIZE / REMARKS PAPERBARK MAPLE PRINCETON SENTRY MAIDEINAIR ROYAL 5TAR MAENOIJA STRAWBERRY TREE COMMON 50)64000 JAPANESE ATDROMEDA KINNIKINUCK 6016 GAL; IBM STD; BIB 6CM CAL; 2516 HT, 1663 05 POT •2 POT: 13 POT, •I POT; JAPANESE ATCROKETTA 03 POT; NOES • PLANT SIZES IN THIS LIST ARE SPECIFIED ALCORDIN5 TO THE EC LANDSCAPE STANDARD, LATEST E7MON CONTAINER 5128 SPECIFIED A5 PER CNTA STANDARDS. 8051 PLANT SIZE AND CONTAINER SIZE ARE THE MINIMUM ACCEPTABLE 515* • REFER TO SPECIFICATIONS FOR DEFINED CONTAINER MEASUREMENTS AND OTHER PLANT MATERIAL RESUIREMENTS. • SEARCH AND RE IM, MAKE PLANT MATERIAL AVAILABLE FOR OPTIONAL REVIEW BY LAND.X.APE ARCHITECT AT 501805 OF SUPPLY. AREA OF SEARCH TO INaUDE 101432. MAINLAND AND FRASER VALLEY. • 5)851 01045: OBTAIN MITTEN APPROVAL FROM DHE LANDSCAPE ARCHITECT PRIOR TO MAKING ANY SUBSTITUTIONS TO THE SPECIE® MATERIAL UNAPPROVED 5185TITUI1Gt5 WILL BE REJECTED. ALLOW A MINIMUM OP FIVE DAYS PRIOR TO ORNERY FOR REGIUMT TO 5185TIME 5.55TINHONS ARE SUMECT TO BC LANDSCAPE STANDARD - DEFINITION OF 0OHD1ONS OP AVAILABILITY. ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY. PROVIDE CERTIFICATION UPON REQUEST. m z v X M2 LANDSCAPE ARCHITECTURE 6220-26 Lorne Mews New Westminster, British Columbia V3M 3L7 Tel: 604.553.0044 Fax: 604.553.0045 Email: office@m2la.com PORTRAIT HOMES 1'BSONS RIDGE MAPLEFIDGE HG LOTS 18-28 WA.62 f CNK P. Mtl! OUWINI) NUMBER: L1 OF4 wumozcrwmem 121X03 '.15 ha Park RD ©10 ws 1 UI P\ 4.85 ha DPWDOI {WL HER ROW TRP KR DYJI OYXYARD PLANT SCHEDULE 112 JOB NUMBER: 120011103 KEY OTY BOTANICAL NAME COMMON NAME PLANTED SIZE / REMARKS 6 ACER 6RP8M PAPEO.ARK )W'tE GCM CAL/ IDN STD/ BO 9 61N'K60 &CORN PRINCETON SORRY' PRINCETON SENTRY MJIDENNAIR 604 GAL/ A 4 ARBUTUS UN30O COMAGTA STRAITOEFR' TREE 65 POT B IS 9MS SEMPEFMTeS LORICK BO»OOD +2 POT P II PIERIS JAPONICA MOMrNN EIRE JMANEE ANROWDA 25 POT: BG K N ARGTOSTAR6I05 WMUtSI VANGONEt JADE' KINIKINDCK 01 POT ROTES • RAM 51:55 IN THIS LIST ARE SPECIFIED ACCORDING TO TE BG WO5CJEB STANDARD, LATEST BDMON comet SIZE SPGPI®A6 PER CMA STANDAR05. !GIN RANT 5I7Z MtCOMNNER SIM ME TIE MRUMM AGGEFTAB25Iffi. REFER TO SPECIFICATIONS FOR 05 RED GONTAPER 12A5RCEQS NO OTHER RANT MATERIAL REa1IR165105. • SEARCH AO RLMBb MAKE RAM 1MTEDAL AVAILABLE FOR OPTIONAL RE'VIEM DY LAMSGAPE AKNITECT AT SaFCE OF RIPPLY. AREA OF SEARCH TO NCUDE IOYLBR MAINLAND AND FRASSR VA LEV. • SSSTIMIOIG OBTAIN W' ITTEN APPROVAL FROM TIE LAN SCATE ARCHITECT PRIOR TO MAKING ANY SUBSTTRTOte TO TIE SFECI ED MATERIAL UAFTROVED RBsTTNRONS NLL BE REECTED. ALLOH A MOOT CP FIVE DAIS PRIOR TO DELIVERY FOR *GUEST TO SUBSTITUTE. 9455T1111110115 NESE-ELT TO BG LAWIAPE STANDARD - Dff1NITIGN OF W1OIIlONS OF AVNLABILRY. ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY. PROVIDE CERTIFICATION UPON REQUEST. p' TAIL vane PKICTMaOR TLP 0PDIDRR WRIT POLE B REMO, OLY IP RT OP D1LDE R 1141 B NEM Mol 2'C0P PON6LOPE ERASE BACACROG4 MECO CO 7E PAT» AT moor YARD TO 000» PO. PAST R CA LIE LP CAPER PARC 5C»1NM 4 TAU. PERU GSM (SEE LCTRL Eel 0 B0:0NO Ib CWYBNY C \7506.2 m2 8 DKMELEID CC „t1gppoperty ht�M,.Th•,ml.�,,.:P.te no,��da.u.,,ormh:,�.�sthe.t1.I „ I,. M2 LANDSCAPE ARCHITECTURE 5220 26 Lorne Mews New Westminster, Briti h Columbi V3M 3L7 Tel: 604.553.0044 Fax: 604.553.0045 Email: office@m2la.com 3 RN PHIter Mt .141 WAYS XII Ear° PO r CP DATE REVISION DDSCRIPT1ON DR. SLAD PORTRAIT HOAES NELSON'S RIDGE WALE RIDGE Eta DRAWING STELE! LOTS 49 53 DATE: M4Y 6D54 SCALE. La4t.O DRAWN: yg DESIa : RE CHICD: mu( DRAWING NUMOER: L2 OF4 MELD PROJECT NUMBUt IION 66 POST rr 7.7 13' SAP 214 TOP/152170M PALL POE CAP A� GRN( IfAW NK MOM ■ 1 ■ t 1 ■ ■ ■ 27a4.2741n7417Rn" 4.— xMOM CQ E�rmrde G4r ORANWA kZS L 1 A''l7H aw1212. llrA`cwmNoeroam M.on , R�10LeE S. AL OIIlexlmesTOaawx.10:17. Rwncw au2p+lYt S. NLIW aAl, OCIMPSTAN TO 4. POOH C G COM, PIMP ProtW,rrm PiaT r Tex 1 /asses 10 LEtees owee x stew LE d 1246* 5121051)440, 61Pl TO 6 PA 0e TO Palen PN2110RA a OAP TOLE 2e. CDL-3 PICKET FENCE AND GATE SCALE; v2• ro' 2 " COMPACT tD CLEAR CRUSH GRAVEL. LANDSCAPE FABRIC COMPACTED CLEAR CRUSH WALKWAY L3 %%ALS 1/2e=I14-0. OcepMex rem Thls tinning and design mile 70Perty or M2 ectnnd may not be reproduced orad for etnppulem'Mouttheir pemrmIon. M2 LANDSCAPE ARCHITECTURE M220 26 Lorne Mews New Westminster, Bri I h Columbia V3M 3L7 Tel: 604.553.0044 Fax: 604.553.0045 Email: office@m2la.com 21.01020. "MOM XX vIIISIMRCIIY AR PIN 11. snr PLAY DAT! REVISION DESCRIPTION SLEW PORTRAIT HOMES NELSON'S RIDGE MAPLE Hoof ea DRAWING TITLE: DETAILS DATE: M r. 2214 =ALL yr ltd DRAWN: RIK DESIGN: M a1Nb: x154 DRAWING NUMGCR: L3 OFI M.0 PR:WrcrNumor": TXYS MAPLE R11)0E 9Mri.liruu�m.r urrn Kaci_ District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: April 7, 2014 and Members of Council FILE NO: 2013 -048 -DP FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Development Permit 22987 Dewdney Trunk Road EXECUTIVE SUMMARY: A Commercial Development Permit application has been received for the existing Tim Hortons restaurant located at 22987 Dewdney Trunk Road (see Appendix A). The applicant is seeking to reconfigure the drive-through route to create a dual order station set up. This will improve the speed of the drive-through use, and is anticipated to increase the amount of vehicle stacking in the drive- through line up by two vehicles. The subject property is currently zoned CS -1 and there are no concurrent development applications for the subject property. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal Development Permit 2013 -048 -DP respecting property located at 22987 Dewdney Trunk Road. DISCUSSION: a) Background Context: Applicant: Owner: EXP Services Inc. Sandhurst Properties Inc. Legal Description: Lot: A, Section: 22, Township: 12, Plan: BCP932O OCP: Existing: Commercial Zoning: Existing: CS -1 (Service Commercial) Surrounding Uses: North: Use: Single Family Residential Zone: RS -1 (One Family Urban Residential) Designation: Urban Residential South: Use: Single Family Residential Zone: RS -1 (One Family Urban Residential) Designation: Urban Residential East: Use: Commercial, Single Family Residential Zone: CD -2-95 (Assembly, Civic, Commercial, and Off - Street Parking) and CD -1-93 (Amenity Residential District) Designation: Commercial, Urban Residential 1108 West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Previous Applications: b) Project Description: Commercial C-2 (Community Commercial) Commercial Fast Food Restaurant Fast Food Restaurant 0.29 ha (0.7 acres) 230 Street Urban Standard RZ/080/03, DP/080/03, VP/080/03, SD/098/02, DP/001/99, DP/003/99, RZ/031/97 The applicant proposes to remove two parking spaces and modify the existing drive-through median to enable two order box stations on the north side of the access right-of-way. This would allow two separate drive-through customers to place orders simultaneously (see Appendix B). No changes are proposed to the existing commercial building. c) Planning Analysis: Zoning Bylaw: The subject site is currently zoned CS -1 (Service Commercial). No changes to the existing commercial building are proposed under this application. Off -Street Parking and Loading Bylaw: The Maple Ridge Off -Street Parking and Loading Bylaw No. 4350-1990 requires one parking space per four seats for restaurant uses in the CS -1 (Service Commercial) zone, plus a five car stack -up for the drive-through component. The Tim Hortons restaurant has 58 seats, therefore 15 parking spaces are required. After losing two parking spaces for the second order box station, 35 parking spaces are still provided, which exceeds the parking space requirement by 20 parking spaces. This proposed revision will allow for a 15 car stack -up for the drive-through component, an increase of two stacking spaces; which exceeds the vehicle stacking requirement by ten vehicle stacking spaces. Official Community Plan: The development site is designated Commercial and falls within the General Commercial category due to its location along Dewdney Trunk Road within the Urban Area Boundary and outside of the Town Centre. The objective of the General Commercial category as stated in the Official Community Plan (OCP) is to "respond to emerging market trends and shopping preferences and to permit greater flexibility in the range of commercial uses". The CS -1 (Service Commercial) zone aligns with the General Commercial category. In accordance with Official Community Plan Section 8.5, a Commercial Development Permit is required for this proposal and is subject to a number of key guidelines. The subject property has been the subject of two prior development permits in 1999 and 2003 for the construction of the Tim Hortons restaurant and expansion of the drive-through route, respectively. As these development permits were issued prior to 2006, the guidelines at that time were different than the current guidelines. Additionally, it is important to note that the key guidelines refer to new developments -2- and major changes, and less to minor changes and site reconfiguration. The proposed changes are not eligible for a minor development permit amendment, as the project does not meet the following criteria for consideration of a minor amendment to a development permit: 3. Proposed modifications must not alter elements that were controversial or that attracted considerable discussion from the public, staff, Advisory Design Panel, or Council during the original Development Permit process. Noise attenuation from the drive-through order station to adjacent residential properties generated significant concern and discussion between the public, staff, and the applicant under previous application RZ/080/03. As this development application is for an expansion to the existing drive- through design, the key guidelines apply to a limited extent, and three key guidelines (guidelines 3,4, and 5 below) are not applicable to the subject project. The Planning Department has reviewed the drive-through reconfiguration in terms of how the changes comply with the key commercial development permit guidelines. 1. Avoid conflicts with adjacent uses through sound attenuation, appropriate lighting, landscaping, traffic calming and the transition of building massing to fit with adjacent development. Under development permit application DP/080/03, an acoustic fence and hedging was added along the northern property line and a small portion of the western property line that abuts residential land in order to reduce conflicts between commercial and residential uses. 2. Encourage a pedestrian scale through providing outdoor amenities, minimizing the visual impact of parking areas, creating landmarks and visual interest along street fronts. There are limited opportunities to provide outdoor amenities, reduce the visual impact of the existing parking lot, and increase visual interest along street fronts as a result of the scope of this project and the service commercial, highway oriented nature of the CS -1 (Service Commercial) zone. However, these elements have not been impacted in a negative way as a result of the proposed changes. The pedestrian connection from 230 Street to Tim Hortons will be maintained, as will the landscaping around the perimeter of the property to reduce the visual impact of the parking lot. 3. Promote sustainable development with multimodal transportation circulation, and low impact building design. This guideline does not apply as the proposed site changes are relatively minor in nature, and there are no proposed changes to the existing building. 4. Respect the need for private areas in mixed use development and adjacent residential areas. This guideline does not apply as the project is not a mixed-use development. -3- 5. The form and treatment of new buildings should reflect the desired character and pattern of development in the area by incorporating appropriate architectural styles, features, materials, proportions and building articulation. The Tim Hortons restaurant was subject to a development permit in 1999 to guide the form and character of the building design. As no changes are proposed to the building itself, this guideline does not apply to this application. d) Advisory Design Panel: The proposed changes to the drive-through configuration for the existing Tim Hortons restaurant is minor in nature and the form and character of the building will not be altered. The proposed changes are taking place in the parking lot where the drive-through route is located. The application was forwarded to the Advisory Design Panel for review. The Advisory Design Panel resolved that: The application be supported as presented and the applicant proceed to Council for approval. e) Interdepartmental Implications: Engineering Department: The Engineering Department requested that the applicant hire a traffic consultant to review the drive-through queuing impacts on 230 Street and Dewdney Trunk Road. The applicant has submitted a letter from LEA Consulting Ltd. confirming that the drive-through reconfiguration will provide stacking for an additional two vehicles and a professional opinion that the additional capacity and efficiencies will help to reduce the congestion. The report did not provide an analytical analysis supporting the additional stacking would address the current queuing issues onto 230 Street. The District will monitor the intersection over time and will work with the owner in considering modifications if the proposed improvements do not resolve the impacts on 230 Street and Dewdney Trunk Road. f) Citizen Implications: The proposed change is anticipated to speed up the drive-through ordering process for customers. By increasing the space between the order station and the pick-up window, Tim Hortons staff will have more time to process the orders. Additionally, the proposed change is anticipated to increase the drive-through stacking of vehicles by two, which will reduce the back up of vehicles onto 230 Street and improve traffic movement for residents of that street. g) Financial Implications: The subject property is currently landscaped. The Advisory Design Panel has reviewed the landscaping and has advised that no additional landscaping is required, therefore, there is no landscape security required for this application. h) Alternatives: Under Section 919.1 of the Local Government Act and Section 8.1 of the Official Community Plan the subject property has been designated a Development Permit Area with special requirements for commercial development. Council approval is required for the Commercial Development Permit prior to a Building Permit being issued. -4- CONCLUSION: This development application is for the reconfiguration of the existing Tim Hortons drive-through route to create a dual order station set up; therefore, certain key guidelines are achievable while others are not applicable. Staff have reviewed the proposal and are satisfied that it complies with the intent of the key Commercial Development Permit Guidelines of the Official Community Plan. As the proposed changes are anticipated to improve the functionality of the existing Tim Hortons restaurant, it is recommended that the Corporate Officer be authorized to sign and seal Development Permit 2013 -048 -DP respecting the property located at 22987 Dewdney Trunk Road. "Original signed by Amelia Bowden" Prepared by: Amelia Bowden Planning Technician "Original signed by Jim Charlebois" for Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by David Pollock" for Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" for Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Site Plan -5- APPENDIX A �.. GEE ST. Lb 12115 12114 M 12153 12146 • cel 12116 44 258 26812105 281 12104 10 374 N- 121 12107 12144! 259 267 282 9 32 0 37512149 4 12095 12094 12073 12106 N 1 `L 457 12085 283 a 12147 i3 264 265 266 12084 P 15849 8 377 N 12067 31 a0 12145 34 N N 284 120 57 1 120 64 C7 378 co 12074 — P 20969 23p 13 12064 212053 30 23011 Q\, �� o O 310 120 56 379 P. .q-3 0 1 N N 2 N 3N g 4 N 5N I N 309 38 12041 P 32509 1 12048 ti n�0�g 000 o^ w , 2 `V o o 38, :0 o P 84291 P 450 N Subject Property 381 382 12022 ii.P 66 38 BCP 22 903 BCP 37415 LOT 1 N ( N LOT A rzM N NCNI\ A BCP 9320 N (BCP 8273) A u N 317 P 47120 M N P P 84291 DEW DN EY TRUNK ROAD °) N (0 10 N N co d) N N Lo d) N coo N r- co N 1 co N 215 P 56520216 O \ N RI Rem ~ M 71-‹ O— r o0� NQ- O) O co o O N IZ P 58011 P 57491 EL 1197 5 N Et 220 229 230 231 223 224 218 217 Pcl. 1 EP 10384 7,P 11 98 2 34984 P 43788 155 154 153 152 151 150 45 0) 11 95 5 11 98 0 N11 95 1 /53 Pc!. 2 rn ?:7) N rn N rn N rn c V cv N CID44 N 189 � 11949 L\,. N Scale: 1:1,500 Ci f Pitt Mea•lows _ _ "'��►► y . 22987 Dewdney Trunk Road I Ili I fYf 13 Li' --Apr --1,4i1 CORPORATION OF THE DISTRICT OF `~ � ■- 1.. cL_ .__ -�� Ilse u e� 1 "� "' �Pr �lif FF Wei F- .wire ur `pu + l LI • y�i ! . L17, MAPLE RIDGE British Columbia MAPLE RIDGE PLANNING DEPARTMENT 7 District of �I g y a, ' Langley = _ �. m' Jr�=� DATE: May 8, 2013 2013 -048 -DP BY: JV ASER� APPENDIX B DETAILS OF DEVELOPMENT DATA REQUIRED PROVIDED ZONING SERVICE COMMERCIAL(CS-1) SETBACKS FY 9m 8.15m' RY 6m 38.2m INT.SY 6.0m 5.52m' EXT.SY 7.5m 24.7m NET LOT AREA (sq.m) 929 sq.m 2901.4 53.m BUILDING COVERAGE MAX. 40% 9% BUILDING HEIGHT NOT SPECIFIED NIA GROSS FLOOR AREA NOT SPECIFIED 267.5 sq.m DRIVE THRU STACKING 5 6 Spaces LOADING SPACES Size NOT SPECIFIED 6.8m x 12m PARKING Bamar- Spaces 1 1 Fres Stall Length NOT SPECIFIED 5.03m Stall Width 3.8m 3.8m Standard Spaces 15 34 Stall Length 5.5m 5.0m' Parking Stall Width 2.75m 2.74m' Overall Number of Spaces 16 35 Aisle Width 7.3m 8.0m OTHER:' EXISTING SITE CONDITION INTEGRATED SPEAKER MENU BOARDS (ISMB) TO BE SET AT 44.4m (INCL. 9.5m STACKING BREAK) FROM PICK—UP WINDOW, MEASURED ALONG FL OF DRIVE—THRU LANE. OVERALL LOSS OF 3 PARKING SPACES EXISTING GRADING TO BE AT/SL INLO- CONTRACTOR TO ENSURE POSITIVE FLOW OF SURFACE WATER AND MAINTAIN EXISTING DRAINAGE PATTERNS. PROVIDE CURB CUTS AS REQUIRED, AT APPROPRIATE LOCATIONS. MENU ISLAND IS NOT STANDARD LENGTH. PLEASE REFER TO THIS DRAWING FOR DIMENSION. DEWDNEY TRUNK ROAD THE TDL GROUP CORPORATION OAR 01013 10 PRalEti MAPLE RIDGE, BC 22985 DEWDNEY TRUNK ROAD RESTAURANT No 1803 SITE PLAN 0111AWX FM EPA 6CPLE 1460 11111014014410 SP MAPLE RIDGE British Columbia Deep Roots Greater Heights District of Maple Ridge TO: His Worship Mayor Ernie Daykin DATE: Apr. 07, 2014 and Members of Council FILE NO: T21-212-003 FROM: Chief Administrative Officer ATTN: C.O.W. SUBJECT: Adjustments to 2013 Collector's Roll EXECUTIVE SUMMARY: BC Assessment has revised the assessed value for the 2013 Collector's Roll through the issuance of Supplementary Roll 12. The Collector is required to make all the necessary changes to the municipal tax roll records and reports these adjustments to Council. RECOMMENDATION(S): The report dated Apr. 07, 2014 is submitted for information. DISCUSSION: a) Background Context: One folio was adjusted: An appeal filed with the Property Assessment Appeal Board (PAAB) resulted in an adjustment to the assessed value of a seniors' independent & assisted living facility to more accurately reflect the value and condition of the improvements. Similar adjustments were made for this property in 2012 for the 2010 through 2012 assessment values. (Municipal tax revenue changes: Decrease in Class 1 (Residential) $ 6549.16) b) Business Plan/Financial Implications: There is a total decrease of $ 6,549.16 in municipal tax revenue. Page 1 of 2 1131 CONCLUSIONS: Adjustments by BC Assessment resulted in a decrease of $1,529,000 to the Residential assessment base. This report dated Apr. 07, 2014 is submitted for information and is available to the public. "Original signed by Silvia Rutledge" Prepared by: Silvia Rutledge Manager, Revenue & Collections "Original signed by Paul Gill" Approved by: Paul Gill, B.B.A.; C.G.A. General Manager: Corporate & Financial Services "Original signed by J.L. (Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer Page 2 of 2 British Columbia Deep Roots Greater Heights TO: FROM: District of Maple Ridge His Worship Mayor Ernie Daykin DATE: April 7, 2014 and Members of Council FILE NO: Chief Administrative Officer ATTN: Committee of the Whole SUBJECT: 2014 Community Grants EXECUTIVE SUMMARY: Council has established a budget of $62,000 for community grant purposes in 2014. This limited pool of funding allows Council to support organizations providing valuable community services. In previous years, Council committed to providing an annual grant of $5,000 to the Alouette Home Start Society, leaving $57,000 available for allocation to other applicants. For 2014, staff has received a request for $5,000 from the Maple Ridge Concert Band to support an event to celebrate the Bandstand's 20 years of service to the community. The Community Grant's budget does not have the capacity to support the request in full and staff is recommending that the additional funding required ($2,538) be provided from reserved Gaming Revenues. Staff has reviewed the grant applications received in relation to Council's Community Grants policy and recommends the grant allocations shown on the attached Schedule "A". RECOMMENDATION(S): That the proposed allocation of grants as shown on Schedule "A" of the staff report dated April 7, 2014 titled 2014 Community Grants be approved, and That funding in the amount of $2,538 be approved from Gaming Revenues to accommodate the Maple Ridge Concert Band's request to support a Bandstand Birthday Bash in full. DISCUSSION: a) Background Context: The community grants budget of $62,000 is a limited pool of funding established by Council to assist organizations providing valuable community services. Over the past several years, we have seen a number of community organizations increasingly struggle to find sustainable funding for their programs. Through the community grants program, Council has been able to provide some groups with bridge funding as they work toward achieving long-term stable funding. In some instances, the Municipality has supported organizations with annual funding. Due to fiscal restraints, it is often not possible to provide the level of support that groups request, so an effort is made to ensure that the available budget is distributed where it will benefit the community the most. In 2013, Council adopted a Community Grants policy, formalizing the eligibility and evaluation criteria used when considering the allocation of the community grants budget. The intent of the policy was to ensure that any community groups looking for funding would have information on the types of requests that Council would consider and how their application would be evaluated. Page 1 of 5 1132 As in previous years, groups that applied for, and were denied, a permissive tax exemption are eligible to apply for a Community Grant. For 2014, 2 groups fell into this category: the North Fraser Therapeutic Riding Association (NFTRA) and the Army Navy and Air Force Veterans in Canada. The NFTRA has submitted a Community Grant application that is detailed later in the report. The Army Navy and Air Force Veterans opted not to submit an application. For 2014, some of the available budget has already been committed through Council decisions in previous years. The agreement with the Alouette Home Start Society (AHSS) for the Iron Horse Youth Safe House provides for a grant to offset property taxes to support their work with youth. We estimate that the amount required for this is $5,000. After providing for these commitments, $57,000 is available to accommodate additional requests. The following provides some information about grant requests recommended for support in 2014. The Family Education and Support Centre's Community Kitchen program helps local citizens living below the poverty line learn how to prepare affordable and nutritious meals while also providing a place of social contact and information about community resources. The group applies to the various credit unions and the United Way for funding every year. It can take some time to find out if grant applications were successful and services may need to be reduced or cut pending those funding decisions. Bridge funding from the Municipality allows the Community Kitchen program to continue without interruption. A contribution of $4,000 is recommended to enable the program continue until other funding can be secured. The Community Network has a strong commitment to contribute to the current and future social sustainability of our community and seeks to build a "culture of connectiveness" within the social fabric of Maple Ridge. The Family Education and Support Centre is a founding member of the Community Network and serves as host for the Network coordination funds. Other agencies that provided funding for the Network in the past have withdrawn their support and the Network is looking for a $5,000 grant to alleviate this funding shortfall. The District provides the Community Network with $25,000 from gaming revenues, so the additional grant would bring the total contribution to the network to $30,000 for 2014. Staff is recommending approval of the grant. The Friends in Need Food Bank helps to provide food to between 2,500 and 3,000 people in the community. The Municipality has supported this organization for many years, not only through the community grants program, but also through the direct efforts of staff fundraising and annual food drives. In 2013, the Municipality has provided the Food Bank with $14,700. The Food Bank has requested an increase to $20,000. Staff recommends a grant of $15,000 for 2014. The Maple Ridge Concert Band originally gifted the Memorial Park Bandstand to the District in 1994 and recently provided Council with an update on their intention to host a "Bandstand Birthday Bash" to celebrate its 20 years of service in the community. To facilitate this celebration the Maple Ridge Concert Band requested funding of $5,000 through the Parks and Leisure Services Festival Support funding program. Unfortunately, their request could not be accommodated within the festivals funding envelope and it was forwarded to the Community Grant Review Committee. The Community Grants budget does not have the capacity to support the full amount requested and staff is recommending that additional funding from reserved Gaming Revenues be authorized in order to support this one-time request in full. Funding would be provided as follows: $2,462 from the existing Community Grants budget envelope and $2,538 from reserved Gaming Revenues. The Maple Ridge, Pitt Meadows, Katzie Seniors Network Intergenerational Garden is a neighbourhood based initiative that promotes inter -generational relationships while providing seniors Page 2 of 5 with opportunities to build community connections. The program is targeted primarily toward seniors and school age children, but is open to the wider community and serves to promote urban agriculture. The group is requesting $3,000 to support the acquisition of garden material and supplies essential to the success of the program. Staff is recommending a grant of $2,000. The North Fraser Therapeutic Riding Association (NFTRA) provides therapeutic equine activities for children and adults with physical, emotional or developmental disabilities. The group applied for a permissive tax exemption for 2014, but was denied as the programs offered, while valuable, did not fit within our permissive tax exemption policies. As per policy, the group was eligible to apply for a community grant. They have requested funding of $1,538 to help them fence an additional paddock for their herd of therapeutic horses. Staff is recommending the grant be approved. The Salvation Army Caring Place has requested a grant of $7,774 to support their community meal program. On a daily basis, this program provides 107 bag lunches to school age children in addition to serving three meals a day at the Caring Place. The Municipality has supported this program for a number of years and staff recommends a grant of $6,000 for 2014. As in other years, the Maple Ridge Lions Club, in conjunction with the Fire Department, plans to host the annual Halloween Fireworks Display. In 2004, Council adopted a bylaw banning the sale or use of fireworks in Maple Ridge. Since that time, the Lions Club has been coordinating this popular community celebration and while some monies may be raised through sponsorship, a municipal contribution of $3,000 is recommended to support the event. In 2009, Council committed to providing the Haney Farmers Market Society with a total of $10,000 over two years to help with their efforts to promote the Farmer's Market and provide opportunities for citizens to connect directly with local food producers. The results from that initial commitment helped to increase the economic viability of the Market and in an effort to sustain that trend in 2011, the Society requested $6,000 annually for 2 years. The society has researched sustainable market funding models and identified that most markets require some annual grant funding to remain financially viable. The Society has been working to secure an alternative funding source, but to date has not been able to secure the funding partner. The Society continues to work to find alternate funding sources and is optimistic they will be successful, although some level of municipal funding may be needed on an ongoing basis in order to allow the Market to leverage additional funding. Staff is recommending that Council provide a grant of $6,000 to support the Market in 2014. The Maple Ridge Pitt Meadows Agricultural Association's annual Country Fest is a popular community event that Council has supported since 2008. The event serves to educate attendees about agriculture and to celebrate local farmers and farming. The event also provides a venue for local 4-H youth to show their livestock and learn valuable leadership skills. The Association is requesting a grant of $12,000 to assist with the 2014 event. Staff is recommending the grant be approved. The Friends in Need Food Bank, Family Education and Support Centre NFTRA, the Salvation Army and the Alouette Home Start Society receive monies from other levels of government. These revenues help the organizations with their service goals but additional grant monies from the Municipality will help to offset the pressures of rising costs and may help groups leverage additional funding from other agencies. Council established the Community Grant program to help achieve the vision of a safe and livable community supported by a network of organizations that contribute to the wellness and vitality of the community. In addition to the Community Grant program, Council also has an established funding envelope to support the may festivals enjoyed by the community each year. The Parks & Leisure Page 3 of 5 Services Commission is responsible for the allocation of the festivals budget in support of events such as the Caribbean Festival and Canada Day celebrations. The Municipality also provides support to a number of local organizations through fee-for-service agreements. The operating departments manage these agreements and the associated budgets. Organizations currently participating in fee for service agreements include Adopt -a -Block and the Alouette River Management Society (ARMS), who recently merged their operations, the Kanaka Education & Environmental Partnership Society (KEEPS), the Youth & Justice Advocacy Association and Ridge Meadows Search & Rescue. During the annual business planning process staff will be reviewing the grants received by community groups over the past number of years to see if some of these programs would be better served through either the Parks and Leisure Services Festival Support funding program or with fee -for service agreements starting in 2015. b) Desired Outcomes: Organizations, such as those identified on Schedule "A", are increasingly struggling to secure long- term sustainable funding coupled with increasing demand for the services they provide. Through the community grants program, Council is able to help such organizations continue with the provision of services to the residents of Maple Ridge. c) Business Plan / Financial Implications: The distribution of community grants proposed on the attached Schedule "A" allocates all $62,000 of the available budget to various community groups and requires an additional $2,538 from Gaming Revenues. Pending Council's approval, this will be incorporated into the next Financial Plan update. d) Alternatives Council could choose not to distribute any grants other than those previously committed to, but as that decision may jeopardize the ability of various organizations to continue providing necessary services that is not recommended. CONCLUSIONS The provision of grants to local organizations benefits the citizens of Maple Ridge. The distribution proposed on Schedule "A" attempts to allocate the limited resources to provide benefit to the community. "Original signed by Catherine Nolan" Prepared by: Catherine Nolan, CGA Manager of Accounting "Original signed by Paul Gill" Approved by: Paul Gill, CGA GM Corporate & Financial Services Page 4 of 5 "Original signed by Kelly Swift" Approved by: Kelly Swift GM Community Development Parks & Recreation "Original signed by J.L.(Jim) Rule" Concurrence: J.L. (Jim) Rule Chief Administrative Officer Schedule "A" Grants - Requests for 2014 Requested Amount for 2014 Recommendation for 2014 How the Grant will be used Total Budget Available as per the 2014 Financial Plan $ 62,000 Recommended use of reserved Gaming Revenues $ 2,538 Alouette Homestart Society $ 5,000 $ 5,000 To assist the Alouette Homestart Society with their endeavors to support the youth of the community by providing a level of assistance not to exceed their Municipal property taxes. Family Education and Support Centre 4,000 4,000 To assist the organization with their Community Kitchens program while they work to secure stable funding for the program Family Education and Support Centre (Community Network) 5,000 5,000 To support the coordination of the Community Network Friends in Need Food Bank 20,000 15,000 To assist the organization with their goal of providing food to the hungry in Maple Ridge (replace van used for local pick up & delivery of food) Maple Ridge Concert Band 5,000 5,000 To assist with the Bandstand Birthday Bash MR, PM, Katzie Seniors Network 3,000 2,000 To support the Intergenerational Garden, a neighbourhood based initiative intended to develop intergenerational relationships North Fraser Therapeutic Riding Association 1,538 1,538 To assist NFTRAfence an additional paddock for their herd of therapeutic horses Salvation Army 7,774 6,000 To assist the Salvation Army's Community Meal Program Fireworks Display (Maple Ridge Lions Club) 3,000 3,000 Annual Halloween Fireworks Display Haney Farmers' Market 6,000 6,000 To assist the market's efforts to become self sustaining. MR, PM Agricultural Association 12,000 12,000 To assist with the annual Country Fest Totals $ 72,312.00 P$ 64,538.00 Unallocated Community Grants - $ - Page 5 of 5 410* MAPLE RIDGE British Colombia District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: April 7, 2014 and Members of Council FILE NO: 0640-30-01 FROM: Chief Administrative Officer MEETING: C.O.W. SUBJECT: RIDGE MEADOWS SENIOR SOCIETY GOVERNANCE REVIEW EXECUTIVE SUMMARY: The attached report was reviewed by the Maple Ridge and Pitt Meadows Parks & Leisure Services Commission at their meeting of March 13, 2014. During the discussions a request was made to refer the alternatives described in the Ridge Meadows Senior's Society Governance Review Report of March 13, 2014 to the Joint Leisure Services Model Review process and staff committed to do this. Staff were also asked to provide an update on implementation of the Ridge Meadows Senior's Society Governance Review recommendations after six months and agreed to do so. RECOMMENDATION: No resolution required. `Original signed by Kelly Swift' Prepared by: Kelly Swift General Manager, Community Development, Parks and Recreation Services `Original signed by Jim Rule' Concurrence: J.L. (Jim) Rule Chief Administrative Officer :ik Attachment - PLS Commission Report 2014-03-14 1151 Maple Ridge Pitt Meadows PARKS & LEISURE SERVICES Maple Ridge and Pitt Meadows Parks & Leisure Services Commission Report REGULAR MEETING March 13, 2014 SUBJECT: RIDGE MEADOWS SENIOR SOCIETY GOVERNANCE REVIEW EXECUTIVE SUMMARY: In January 2013, Commission approved an addendum as a supplement to the current Fee for Service Agreement (FFS) between the Maple Ridge and Pitt Meadows Parks & Leisure Services Commission (the Commission) and the Ridge Meadows Senior's Society (RMSS), addressing the operation of the Pitt Meadows Senior Centre (PMSC). Commission authorized staff to enter into this addendum to the FFS agreement which will expire on December 31, 2014, coinciding with the expiration of the current FFS agreement. In addition to approving the addendum, Commission passed a resolution directing staff to review the FFS after one year and report on how the FFS is working in relation to the operation of the new Pitt Meadows Seniors Facility. Over the past year RMSS has conducted a number of consultation processes focused on evaluating the services they provide. As a result, they have developed a new strategic plan that focuses on six improvement areas. The plan is designed to build on strengths and address areas for improvement. The new board in place in 2014 is committed to the implementation of this plan. RMSS has worked cooperatively with PLS staff to conduct a review of the governance model under the FFS agreement that considers the past year's experience related to the operation of the Pitt Meadows Seniors Centre, along with the feedback from RMSS members and citizens. In addition, in January 2014, the PLS staff liaison conducted a series of focus groups designed to review the effectiveness of the current RMSS governance model as it relates to the operation of the Pitt Meadows Seniors Centre. Resulting recommendations are based on the above experience, member and citizen feedback, and the outcome of this focus group process. A summary of the findings and a list of recommendations developed in collaboration with, and endorsed by, both RMSS and the Pitt Meadows Senior's Committee (PMSC) are included in this staff report. RECOMMENDATION: That Parks & Leisure Staff be directed to support the Ridge Meadows Seniors Society and the Pitt Meadows Seniors Committee to implement the recommendations outlined in this report designed to improve the RMSS governance model and the operation of the Pitt Meadows Seniors Centre; And further, That staff be directed to support the Ridge Meadows Seniors Society in incorporating the recommendations from the governance review into the Ridge Meadows Seniors Society Strategic Plan and ensure that these recommendations and findings inform the renewal process for the 2015-2017 Commission Fee for Services Agreement with the Ridge Meadows Seniors Society. \\mr.corp\docs\CDPR-Admin\01-Admin\0540-Council-Com mittees\20-PLSC\02-Agendas\Regular\2014\2014-03- 13\PLSC_RMSS_Governance_Review_2014-03-13.doc #1 DISCUSSION: a) Background Context: In January 2013 the FFS addendum was approved by Commission and a resolution to review the addendum within one year was endorsed. Subsequently, concerns were raised by the PMSC regarding the operation of the Pitt Meadows Seniors Centre. As a result, Parks and Leisure Services staff and RMSS worked together to conduct a 55+ Engagement process. This project included: asset mapping through surveys and focus groups, 2 Senior Symposiums (one in Pitt Meadows and one in Maple Ridge) and a final report with recommendations on the future direction of recreation services for seniors. The information gathered through this process has supported RMSS in reviewing operations and programs and has further informed their Strategic Plan. A report with the final recommendations was presented to Commission at the November 14, 2013 meeting. The steps for the review included: 1. Review of the Present System In preparation to conduct this review, through discussions with both RMSS and PMSC it became clear that there was a need to establish a clear understanding of both the history of the relationship and the current structure including: structure of agreements, and the responsibilities assigned by the agreements. The General Manager of Parks and Leisure Services conducted an orientation that outlined both the Parks and Leisure Services Joint Services Agreement and the FFS with RMSS. Subsequently, the staff liaison conducted informational meetings with both RMSS and PMSC reviewing the history and the details of the FFS structure. During these informational meetings to share this history, it became clear that a formal discussion between RMSS and PMSC of the changes to procedures that were required for the move to the new facility had not occurred and that PMSC needed to be provided with an opportunity to input to the decisions regarding the changes. 2. Governance Review Process: The review of the governance model included a review of the feedback that RMSS and PMSC had gathered through the consultation processes they have completed to date including: the development of a strategic plan, orientation of a new board, three surveys (staff, membership, and general public aged 55+), and the completion of a 55 Plus Engagement Strategy. The following themes emerged from the Focus Group discussions: 1. Strengths of the current governance system and proposed solutions • All felt that their relationship with RMSS and PMSC was steadily improving. • All groups indicate they are feeling that recent efforts to address concerns are creating a feeling of promise toward the future. • PMSC-Ied programs at the PM Senior Centre are generally well attended and interest is continuing to grow. • The newly elected RMSS Board is supportive and looking to the future with an emphasis on solidifying and creating relationships. \\mr.corp\docs\CDPR-Admin \01-Admin\0540-Council-Committees\20-PLSC\02-Agendas\Regular\2014\2014-03- 13\PLSC_RMSS_Governance_Review_2014-03-13.doc #2 2. Identified Areas for Improvement: The consultation and review process identified the following five areas for improvement: i. Information Transparency • Communication between RMSS and their membership, their partners and PMSC needed improvement. • Need for timely and consistent information flow between RMSS staff and RMSS to keep partners and volunteers informed. ii. Relationship development • Creation of an environment at facilities, in programs, with volunteers, and with partners that fosters a culture that is welcoming and promotes diversity. • Ensure future involvement of stakeholders in creating common goals and shared vision for the development of program services. iii. Membership • The need to focus on expanding the membership through a campaign focused on diversifying and expanding membership, with a specific strategy targeting the 55 to 65 age group. • Support the strengthening of the membership and capacity of the PMSC. iv. Financial • Focus on fiscal responsibility. • Financial information pertaining to the operations, programming, and fundraising related to the Pitt Meadows Seniors Centre shared regularly with the focus on PMSC. v. Marketing and Promotions • Focus on the development of a Marketing Plan and Promotional Strategy for all RMSS programs and operations. 3. Recommendations: The following recommendations were developed in response to the feedback through the focus group process, review of the outcomes of the 55 Plus Engagement Strategy, and review of the RMSS strategic plan. These recommendations were developed in collaboration with, and are supported by, both RMSS and PMSC. 1. Clarification of Roles and Relationship (PMSC to RMSS): a. Recommendation - to create a new Terms of Reference (TOR) for the PMSC. The process to create the new TOR will be inclusive of full participation by PMSC, RMSS and facilitated by the PLS staff liaison. b. Recommendation - to include new TOR as a requirement in future Parks and Leisure and RMSS FFS Agreements and that the TOR be reviewed by PMSC, RMSS and PLS liaison at the end of each term. \\mr.corp\docs\CDPR-Admin\01-Admin\0540-Council-Com mittees\20-PLSC\02-Agendas\Regular\2014\2014-03- 13\PLSC_RMSS_Governance_Review_2014-03-13.doc #3 2. Need for mechanisms for improved communication and information sharing: a. Recommendation - that PMSC and RMSS meeting structure and frequency be outlined in Terms of Reference. 3. PLS staff liaison to support RMSS and PMSC to form working committees to support the implementation of the six goals identified in RMSS Strategic Plan. 4. Alternatives Explored The following alternatives were explored with both RMSS and PMSC and as a result of those discussions are not being recommended. 1. Create a new PM Senior's Society to enter into a FFS Agreement for the operation of the Pitt Meadows Seniors Centre. 2. Investigate a Service Agreement with a new organization (non-profit or for profit organizations). These alternatives, as well as the recommendations listed in Section 3 of this report, were discussed at the meetings of both RMSS and the Pitt Meadows Seniors Committee and the following motions were passed at each meeting: • On Wednesday February 26, 2014 the RMSS Board voted unanimously to support the recommendations in this report. • On Wednesday February 26, 2014 PMSC presented a motion to vote on the recommendations presented in this report and the alternatives presented in this report. The PMSC unanimously passed the motion in favour of continuing as a Committee of RMSS and supporting the recommendations in this report. Should Commission be interested in exploring either of the above options, Commission could direct staff to research further and bring back a report on the implications including financial. b) Desired Outcome: To support the Pitt Meadows Steering Committee & Ridge Meadows Senior Society in providing opportunities for people 55 plus in Pitt Meadows by strengthening and clarifying their relationship and by formalizing the roles and responsibilities of both RMSS and PMSC as they relate to the operation of the Pitt Meadows Senior Centre. c) Strategic Alignment: To promote and support a healthy, safe and sustainable community working together to build individual strengths, and create a strong sense of community. d) Citizen/Customer Implications: Increased and improved recreational opportunities for people aged 55 plus in Pitt Meadows and Maple Ridge. \\mr.corp\docs\CDPR-Admin\01-Admin\0540-Council-Com mittees\20-PLSC\02-Agendas\Regular\2014\2014-03- 13\PLSC_RMSS_Governance_Review_2014-03-13.doc #4 CONCLUSIONS: This report is an overview of the review of the Ridge Meadows Seniors Society Fee for Service Addendum as requested by the Commission. PMSC and RMSS have shown a tremendous passion for volunteering and providing programs and services for people 55 plus in Pitt Meadows and Maple Ridge and are committed to supporting the recommendations outlined in this report. The PLS staff liaison will continue to work closely with RMSS and PMSC to implement the recommendations, should they be approved. `Original signed by Dave Speers, Acting/Recreation Manager, Youth & Neighbourhoods' Prepared By: Tony Cotroneo Recreation Manager, Community Services `Original signed by Sue Wheeler' Approved By: Sue Wheeler Director Community Services `Original signed by Kelly Swift' Approved By: :tc Kelly Swift General Manager, Community Development Parks & Recreation Services \\mr.corp\docs\CDPR-Admin\01-Admin\0540-Council-Com mittees\20-PLSC\02-Agendas\Regular\2014\2014-03- 13\PLSC_RMSS_Governance_Review_2014-03-13.doc #5 410* MAPLE RIDGE British Colombia District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: April 7, 2014 and Members of Council FILE NO: 0640-30-01 FROM: Chief Administrative Officer MEETING: C.O.W SUBJECT: FESTIVAL SUPPORT RECOMMENDATIONS EXECUTIVE SUMMARY: At the March 13, 2014 Maple Ridge and Pitt Meadows Parks & Leisure Services Commission meeting, a report on Festival Support Recommendations - First Intake, March 2104, was reviewed. The report is attached for Council's information. As part of this process, the Commission recommended that the request for one-time funding to assist the Maple Ridge Concert Band to host a Birthday Bash to raise funds toward further upgrades to the Bandstand be forwarded to Maple Ridge Council. RECOMMENDATION: (1) That a request to fund the one-time Maple Ridge Concert Band, Bandstand Fundraising Event, be referred to the Community Grant Review Committee. `Original signed by Kelly Swift' Prepared by: Kelly Swift General Manager, Community Development, Parks and Recreation Services `Original signed by Jim Rule' Concurrence: J.L. (Jim) Rule Chief Administrative Officer :ik Attachment - PLS Commission Report 2014-03-14 1152 Maple Ridge Pitt Meadows PARKS & LEISURE SERVICES Maple Ridge and Pitt Meadows Parks & Leisure Services Commission Report REGULAR MEETING March 13, 2014 SUBJECT: FESTIVAL SUPPORT RECOMMENDATIONS - 1st Intake, March 2014 EXECUTIVE SUMMARY: Applications for festival support were reviewed by the Festival Sub -Committee on February 18, 2014 and evaluated with reference to the benefit criteria outlined in Commission's Festival Support Policy. The financial documentation provided with the applications was also examined to ensure that event organizers requesting event funding had clearly demonstrated the need for financial support. The Sub -Committee's detailed recommendations for support allocations are attached in the summary chart. The Sub -Committee noted that the quality, complexity, and number of festivals in the two communities continue to grow. As a result, the task of distributing the existing dollars is becoming increasingly difficult as the requests extend far beyond the capacity of the 2014 Festival Support Funding. It appears that the stress on this budget will continue to grow as the capacity for volunteers to host festivals within the community increases along with the rising costs of implementing events. We recognize that every festival conducts their own fundraising initiatives to cover the majority of their costs, however, the festivals support grant provides seed funding that helps to leverage additional dollars and to show municipal support. RECOMMENDATIONS: 1. That the festival support allocations for May to November 2014 be approved as noted in the summary developed by the Commission Festival Support sub -committee, attached to the 2014- 03-13 report on this subject for a total allocation of $32,450; 2. That a request be forwarded to Maple Ridge Council to fund the one-time Maple Ridge Concert Band, Bandstand Fundraising Event; 3. That a request be forwarded to both Maple Ridge and Pitt Meadows Councils to consider an increase in funding for festival support, during the 2015 business planning process. DISCUSSION: a) Background Context: The Festival Sub -committee, comprised of Commissioners Alanna Carmichael, Shannon Roberts and Stephany Tunshell, reviewed all applications received prior to the February 18, 2014 meeting. Sixteen funding applications, for community events taking place May 1 to November 30, were reviewed. The submissions did not include the protocol events held during this time period as these events are not required to submit festival support applications and are guaranteed annual funding. The total amount of $8,400 is allocated to Canada Day and Remembrance Day events in each of the two communities. \\m r.corp\docs\CA\01-Admin\0550-Cou nci I-Mtgs-Pu bl is\20-COW \01 -Gen \Agendas\2014\2014-04- 07_COW\CDPR\PLSC_Festival_Gra nt_Recommend_2014-03-13.doc #1 Based on the previous years' funding requests for annual events held from September 1 - December 31, 2014, the Sub -Committee is recommending that $16,477 be held back for the second application intake and to address requests from potentially new emerging festivals. The Festival Sub -Committee will meet again to review the requests for the second round of applications and will make recommendations to Commission in June. The total festival grant funding is $48,927 in the budget, however the anticipated total requested from both intakes for this fiscal year is estimated at $77,000. A particular focus of the Festival Sub -Committee was to ensure consistency between funding awarded to festivals. As a result, in addition to the funding recommendations, the Sub - Committee applied the following criteria in their decisions: • Maximum funding for larger festivals be established ($5,000 proposed for 2014) and consistently applied, and that this amount be based on available resources and comparing similar festivals. o Implications in 2014 recommendations - Pitt Meadows Day be awarded the same amount as Caribbean Festival and Country Fest. • Comparisons be established with categories (e.g. similar types of events) to allow for consistency in allotting funding allocations: o Implications in 2014 recommendations - 3 day festivals to receive similar funding allocation (e.g. Bard on the Bandstand and Bluegrass Festival). b) Desired Outcome: The desired outcome is that community festivals provided to local residents and tourists by volunteer festival organizers, are successful and effective, providing opportunities for citizens to contribute to community, and for citizens to connect and participate in their community. c) Strategic Alignment: It is recognized that encouraging citizens to develop their creative potential and sense of community through special events and festivals contributes to building a healthy, vibrant and engaged community. Citizen participation is integral to both Pitt Meadows and Maple Ridge Councils' strategic plans. d) Business Plan/Financial Implications: The recommended level of funding falls within the budget guidelines and it allows for the funding of new events as requests come forward throughout the year. e) Policy Implications: As per Festival Support Policy P100. CONCLUSIONS: An evaluation of all festival applications has been conducted by the Sub -Committee and they are recommending that festivals receive the level of financial support as outlined in the Festival Review Chart - February 2014 for a total of $32,450 in the first intake. With the growth and interest in community festivals, the Sub -Committee recommended that both Maple Ridge and Pitt Meadows Councils consider an increase in funding for festival support during the 2015 business planning process. To stay within the 2014 festival grant allocation budget and to not compromise funding support for other community festivals, that a request be forwarded to Maple Ridge Council to fund the one-time Maple Ridge Concert Band Bandstand Fundraising Event. \\m r.corp\docs\CA\01-Admin\0550-Cou nci I-Mtgs-Pu bl is\20-COW \01 -Gen \Agendas\2014\2014-04- 07_COW\CDPR\PLSC_Festival_Gra nt_Recommend_2014-03-13.doc #2 Maple Ridge and Pitt Meadows have a strong culture of volunteer support for festivals and events that enhance citizens' quality of life, encourage community identity and spirit, enhance economic benefits, attract tourists and participants, develop volunteerism and demonstrate a sense of responsibility to the community. The Festival Grant Program recognizes and supports these volunteer contributions and the positive outcomes they achieve. `Original signed by Kathryn Baird' Prepared By: Kathryn Baird Recreation Coordinator Special Events and Volunteers `Original signed by Sue Wheeler' Reviewed By: Sue Wheeler Director Recreation `Original signed by Kelly Swift' Approved By: Kelly Swift General Manager, Community Development, Parks & Recreation Services :kb Attachments: • Festival Support Review Chart - February 2014 • Festival Policy P100 \\m r.corp\docs\CA\01-Admin\0550-Cou nci l-Mtgs-Pu bl is\20-COW \01 -Gen \Agendas\2014\2014-04- 07_COW\CDPR\PLSC_Festival_Gra nt_Recommend_2014-03-13.doc #3