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HomeMy WebLinkAbout2014-10-20 Committee of the Whole Agenda and Reports.pdfCity of Maple Ridge COMMITTEE OF THE WHOLE AGENDA October 20, 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 Tree Protection Bylaw • Allen and Jessie Joy Lees 2. PUBL/C WORKS AND DEVELOPMENT SERV/CES Note: Owners and/or Agents of Development Applications may be permitted to speak to their applications with a time limit of 10 minutes. Note: The following items have been numbered to correspond with the Council Agenda: Note: Item 1101 was deferred from the August 26, 2014 Council Meeting 1101 Application to Exclude Land from the Agricultural Land Reserve, 25638 and 25676 112 Avenue Staff report dated October 20, 2014 providing resolutions for Council's consideration and recommending that Application 2014 -060 -AL be forwarded to the Agricultural Land Commission. Committee of the Whole Agenda October 20, 2014 Page 2 of 5 1102 2014 -074 -CU, 22245 Lougheed Highway Staff report dated October 20, 2014 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 7108-2014 to temporarily allow CS -1 (Service Commercial) uses in an existing building on a C-3 (Town Centre Commercial) zoned property. 1103 2012-004-RZ, 23791 112 Avenue, RS -3 to R-1 Staff report dated October 20, 2014 recommending that Maple Ridge Zone Amending Bylaw No. 7111-2014 to rezone from RS -3 (One Family Rural Residential) to R-1 (Residential District) to permit approximately 16 single family residents lots be given first reading and that the applicant provide further information as described on Schedules A, B, F and G of the Development Procedures Bylaw No. 5879-1999, along with a Subdivision application. 1104 2014-091-RZ, 12420 Ansell Street, RS -3 to RS -2 Staff report dated October 20, 2014 recommending that Maple Ridge Zone Amending Bylaw No. 7115-2014 to rezone from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to allow for a two lot subdivision be given first reading and that the applicant provide further information as described on Schedule B of the Development Procedures Bylaw No. 5879-1999, along with information required for a Subdivision application. 1105 2012-119-RZ, 24108 104 Avenue and 10336 240A Street, RS -3 and RS -2 to RM -1 Staff report dated October 20, 2014 recommending that Maple Ridge Zone Amending Bylaw No. 6969-2013 to rezone from RS -3 (One Family Rural Residential) and RS -2 (One Family Suburban Residential) to RM -1 (Townhouse Residential) to permit future development of 97 townhouse units be given second reading and be forwarded to Public Hearing. 1106 2014-023-RZ, 21434 121 Avenue, RS -1b to R-1 Staff report dated October 20, 2014 recommending that Maple Ridge Zone Amending Bylaw No. 7074-2014 to rezone from RS -1b (One Family Urban [Medium Density] Residential) to R-1 (Residential District) to permit future subdivision into two single family lots be given second reading and be forwarded to Public Hearing. Committee of the Whole Agenda October 20, 2014 Page 3 of 5 1107 2014-043-RZ, 13065 Katonien Street, Text Amendment Staff report dated October 20, 2014 recommending that Maple Ridge Zone Amending Bylaw No. 7090-2014 to permit a site-specific text amendment to the M-2 (General Industrial) zone to permit an "Indoor Mountain and BMX Biking Facility" be given second reading and be forwarded to Public Hearing and that a parking study be submitted prior to final reading. 1108 RZ/021/04, 20870 Lougheed Highway, Final One Year Extension Staff report dated October 20, 2014 recommending that rezoning application RZ/021/04 to rezone from RS -1 (One Family Urban Residential) to CS -1 (Service Commercial) to permit mobile equipment storage and improve internal circulation for the existing equipment rental business be granted a final one year extension. 1109 2011-089-RZ, 22309, 22319 and 22331 St. Anne Avenue, Final One Year Extension Staff report dated October 20, 2014 recommending that rezoning application 2011-089-RZ to permit the relocation, restoration and adaptive re -use of an existing heritage house into a duplex and construction of a 66 unit four -storey multi -family apartment complex be granted a final one year extension. 1110 2012 -038 -SD, 12116 and 12170 204B Street, Money in Lieu of Parkland Dedication Staff report dated October 20, 2014 recommending that the owner of land proposed for subdivision at 12116 and 12170 204B Street pay an amount that is not less than $26,500.00. 3. FINANCIAL AND CORPORATE SERV/CES (including Fire and Police) 1131 Maple Ridge Development Cost Charge Reserve Fund Expenditure Amending Bylaw No. 7116-2014 Staff report dated October 20, 2014 recommending that Maple Ridge Development Cost Charge ("DCC") Reserve Fund Expenditure Amending Bylaw No. 7116-2014 to authorize the expenditure of funds from the DCC Reserve Fund be given first, second and third readings. Committee of the Whole Agenda October 20, 2014 Page 4 of 5 1132 Revitalization Tax Exemption Agreements Staff report dated October 20, 2014 recommending that the Corporate Officer be authorized to execute Revitalization Tax Exemption Agreements with the qualified property owners as listed in Appendix A of the report. 1133 Disbursements for the month ended September 30, 2014 Staff report dated October 20, 2014 recommending that the disbursements for the month ended September 30, 2014 be approved. 1134 2014 Council Expenses Staff report dated October 20, 2014 providing Council expenses for 2014 updated to the end of September 2014. 4. COMMUNITY DEVELOPMENT AND RECREATION SERV/CES 1151 Joint Leisure Services Review Staff report dated October 20, 2014 recommending that the recommendations in the Joint Parks and Leisure Services Model Review report dated July 31, 2014 prepared by Professional Environmental Recreation Consultants Ltd. and the implementation approach described in the staff report be endorsed. 5. CORRESPONDENCE 1171 6. OTHER ISSUES 1181 7. ADJOURNMENT Committee of the Whole Agenda October 20, 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: 1APLE RIDGE B Er.heolY«ms u^rn .10.)12 City of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: October 20, 2014 and Members of Council FILE NO: 2014 -060 -AL FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Application to Exclude Land from the Agricultural Land Reserve 25638 and 25676 112 Avenue EXECUTIVE SUMMARY: In 2011, the Agricultural Land Commission (ALC) identified the subject properties, located at 25638 and 25676 112 Avenue, as remnant properties suitable for exclusion from the Agricultural Land Reserve (ALR). The property owners were informed of this suitability and, as a result, have made this application to remove the properties from the ALR. The application has been received under Section 30 (1) of the Agricultural Land Commission Act to exclude the subject properties, located at 25638 and 25676 112 Avenue, consisting of approximately 4.25 ha (10.5 acres) of land, from the ALR. The Applicant's submission conforms with the notice of application requirements of the ALC. As this application is consistent with the ALC's direction, it is supportable. The properties will retain their agricultural designation in both the Official Community Plan (OCP) and Regional Growth Strategy (RGS). For this reason, the properties could not be rezoned and subdivided without amending the municipal and regional plans. On this basis, the properties will have limited development potential even if excluded from the ALR. RECOMMENDATION: As per Council direction for all ALR exclusion applications, the following resolutions are provided for Council's consideration: a) That the application not be authorized to go forward to the Agricultural Land Commission; b) That the application be authorized to go forward to the Agricultural Land Commission with a summary of Council's comments and the staff report. Staff Recommendation: 1. That application 2014 -060 -AL be forwarded to the Agricultural Land Commission. 1101 DISCUSSION: a) Background Context: Applicant: Paul Hayes Owners: K. Plant and L.Outhwaite, 0938919 BC Ltd., Norfolk Holdings Ltd. Inc. No. BCO276001, Grali Investments Ltd. Inc. No. BCO290053, and 0762328 BC Ltd. Legal Descriptions: Lots 7 and 8, Section 13, Township 12, NWD Plan 8336 OCP: Existing: Agriculture and Suburban Residential Proposed: No change Zoning: Existing: RS -3 (One Family Rural Residential) Proposed: No change Surrounding Uses: North: Use: Single Family Residential in ALR Zone: RS -3 (One Family Rural Residential) Designation: Agriculture South: Use: Single Family Residential in and out of ALR Zone: RS -3 (One Family Rural Residential) and A-2 (Upland Agricultural) Designation: Agriculture and Suburban Residential East: Use: Single Family Residential and farm in ALR Zone: RS -3 (One Family Rural Residential) Designation: Suburban Residential West: Use: Vacant in ALR and Single Family Residential out of ALR Zone: RS -3 (One Family Rural Residential) Designation: Agriculture and Suburban Residential Existing Use of Properties: Vacant and Single Family Residential Proposed Use of Property: Residential Site Area: 4.25 ha (10.5 acres) to be excluded from the ALR Access: 112 Avenue and Palmer Rolph Street b) Project Description: The subject properties slope down from Bosonworth Avenue northward through the ALR and to 112 Avenue. The western property, located at 25638 112 Avenue, is currently forested, except for a clearing at the northern end. The eastern property, located at 25676 112 Avenue, is developed as a single family residential lot and has a creek, Shephard Brook, running north -south, bisecting the property (see Appendix A). -2- A separate subdivision application, independent of this exclusion application, is proceeding concurrently for the portion of 25638 112 Avenue that is not within the ALR1. The attached preliminary site plan shows the proposed lot layout (Appendix B). This ALR Exclusion application is to remove the eastern property and the northern half of the western property from the ALR. The northern half of the western property, 25638 112 Avenue, comprising approximately 2.2 ha (5.5 acres), will retain its RS -3 (One Family Rural Residential) zoning (see Appendix C). c) Planning Analysis: The subject properties are currently zoned RS -3 (One Family Rural Residential) and designated Agriculture for the eastern property and northern half of the western property, and Suburban Residential for the southern half of the western property. There is a current rezoning application to rezone the southern half of the western property to RS -2 (One Family Suburban Residential) to allow for future subdivision into approximately four lots. This exclusion application does not indicate the desired zone nor subdivision potential the applicant may wish to seek, should they be excluded. Official Community Plan The City of Maple Ridge recognizes the jurisdiction of the ALC for the ALR properties within City boundaries. Towards this end, Policy 6-5 of the OCP states the following: Maple Ridge will collaborate with other agencies, such as the Agricultural Land Commission, the Ministry of Agriculture, and the Greater Vancouver Regional District to promote and foster agriculture. In this instance, the ALC has identified the subject properties as appropriate for exclusion from the ALR. On this basis, this application is supportable. Remnant Properties - Commission Resolution In 2011, the City forwarded a preliminary concept plan for the Albion Flats to the ALC for their consideration and for future direction. In their response, the ALC directed the City to submit an application by local government for a portion of the Albion Flats site (the properties south of 105th Avenue were considered appropriate for exclusion - subject to certain conditions). In addition, the ALC noted other properties within the City as suitable for exclusion. 1 This subdivision does not require ALC 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 ALR. The southern portion of this property, which is designated suburban residential may, therefore, be rezoned to RS -2 (One Family Suburban Residential) and subdivided into four 0.4 ha (1 acre) lots. 3 ALC Resolution 2635/2011, made on October 27, 2011, stated the following (excerpt): ... AND THAT the Commission will expect DMR to submit an application under section 29 of the Agricultural Land Commission Act to exclude from the ALR the land lying south of 105th Avenue and west of 240 Street together with any remnant areas elsewhere in DMR identified by the Commission as being unsuitable for agriculture; Commission approval of such an application may be in part or whole conditional on progress toward the foregoing action plan;... The subject properties were included in the list of the remnant properties as suitable for exclusion from the ALR. Affected property owners were notified by the City of their potential for exclusion in correspondence dated September 9, 2013. Development Implications A preliminary development plan has been provided to illustrate the applicant's intent for the western property. The proposed rezoning and subdivision is in compliance with the existing OCP designation. Should the applicant wish to further develop the northern half of the western property and the eastern property, the following additional applications would be required: • An OCP amendment application to be re -designated from Agricultural to Suburban Residential; • An application to amend the Regional Growth Strategy. As the subject properties are designated Agricultural in the Regional Growth Strategy, there would be senior agency approval required to re -designate the subject properties from Agricultural to a Rural designation. Based on the watercourse setback area and steep slopes, the developable area of the properties is limited (see Appendix D), therefore it's not expected that significant land use changes would be possible; • A rezoning application, to rezone in accordance with the supportable neighbourhood residential context. The RS -2 (One Family Suburban Residential) zone is the most consistent within the site area. Road dedication and servicing upgrades required would be identified in a future rezoning application; • A subdivision application to permit future residential development; and • A Watercourse Protection Development Permit and Natural Features Development Permit application, due to the creek and steep slopes located on the subject properties. It is important to note that if this application is forwarded to the ALC, Council is under no obligation to approve the required applications for Suburban Residential development of the subject properties. d) Citizen Implications: A petition signed by 29 local residents and numerous letters of opposition have been received opposing this ALR exclusion application (see Appendix E). The main concerns identified by those opposed include: the land is viable farmland; the exclusion and subsequent development would change the rural integrity of the area; and development south of this application has caused -4- environmental and well water damage, therefore future development should not be permitted that would further impact residents and fish and wildlife habitat. Should this application be forward to the ALC and the ALC approves the exclusion, the subject properties would retain their agricultural designation and would be limited to the provisions of the existing RS -3 (One Family Rural Residential) zone for subdivision requirements and land uses. Watercourse dedication would be required prior to subdivision. On this basis, the subject properties have limited development potential. e) Alternatives: This application to exclude the subject properties is consistent with ALC direction and is therefore supportable. However, Council has the option of denying this application from proceeding to the ALC, considering citizen opposition. CONCLUSION: This application for exclusion from the ALR is unique as it has been identified by the ALC as appropriate for exclusion from the ALR. The surrounding context of the subject properties site is Agricultural and Suburban Residential. The application is supportable, based on ALC direction to remove identified remnant properties from the ALR. "Original signed by Michelle Baski" Prepared by: Michelle Baski, AScT Planning Technician "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P. Eng. GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Proposed Subdivision Plan Appendix C - Area Designated Agricultural to be excluded Appendix D - Environmental Context Map Appendix E - Petition and Letters of Opposition 5 P 74386 1 Rem 0 11450/82 111438 1 P 80313 112 AVE. \ 13 � / " ..-- ` -... N P 27239 14 / / _--_--� 15 1 / 1 1360 n 11198 (PUMP STATION) SUBJECT PROPERTIES ' 1J--,---- 12 256 ST. 310 P 1 P 8335 r 1 t I 8% 0- -J ce � Rem 6 qll Li] 1 1284 11267 I 5 n " 17454 A° . 11225 i iEr `1" \Q 11224 \ BOSONWORTH AVE SL60 SL59 SL58 EPS 234 SL57 N 25630 SL50 SL49 SL48 SL47 i P 2713 P 2713 'L42 SL43 SL44 SL45 SI 46 1 3 / 4 Scale: 1:3,000 Cit` _.f Pitt- Mea lows_ Nic.1 IIIP _� iii,.! - r l e, 9 o I� 25638/76 112 AVENUE L amois 55 I g 1«"M_O ' him t Al"l - —dal ,� CORPORATION OF THE DISTRICT OF �,.. -�� '� -- i 1-F�'di: �' �" 4,,,.. i Imo, I 1.L _ ._ �� MAPLE RIDGE MAPLE RIDGE District ofNS, �ym 1 British Columbia PLANNING DEPARTMENT Langley a DATE: Jun 25, 2014 FILE: 2014-060-AL BY: PC — �0j FRASER R. J5I OPOSED SUBDIVISION- OF LOT 8 SEC.13 TP.12 N. W.D. PUN 8336 B,C.G_S, 920.028 This plan lies within the Greater Vancouver Regional District Municipality of Maple Ridge Scale 1:1000 1 0 a • 1 222 he 710 7 _______--/--- cu Pan 8336 / un eounvver 3635 — 3638 120 Plan 17459 BQ.QNWOR14-- VENUE gust 14, 2012 de & Associates Land Surveying Ltd Land Surveyors ole Ridge and Mission T4754' —n1 Ph,,.,a CnA_. 5 .17ez ass ha a45 ha \_\13_ N\.!'30 3&30 4 U „ 0.45 h a 5 ha 3 � s". Plan 3 APPENDIX B N 13 / "�—.�� O (`t 112 AVE r G/GOV 14 / CD '----_ 15 / ,0 .� 1 11360 in N(0 11198 (PUMP STATION) m to N - -- —' 0 N. (0 to N PROPERTIES UNDER APPLICATION FOR EXCLUSION 256 ST. 7 \ I 1310 P 8330 ; — — - ‘ 8 ( Rem 6` I 0) I_j 10 w 112t PORTION OF PROPERTY NOT WITHIN ALR 11267. ;2 - - --r ¢ALMER ROLPH ST. / " 17454 . A 11225 0 o 0 0 N 0 (0 0 (n N \ 'Ai. N Scale: 1:2,000 Legend Agricultural Suburban Residential 25638/76 112 AVENUE 4 CITY OF MAPLE RIDGE PLANNING DEPARTMENT MAPLE RIDGE British Columbia DATE: Oct 15, 2014 FILE: 2014 -060 -AL BY: PC steep slopes not to be disturbed slopes to be verified to determine if they require protection environmental assessment required to verify no watercourses exist on site The City of Maple Ridge makes no guarantee regarding the accuracy or present status of the information shown on this map. Scale: 1:2,500 District of Langley Site context for 25638 and 25676 112 Ave 4 MAPLE RIDGE British Columbia CITY OF MAPLE RIDGE PLANNING DEPARTMENT DATE: Sep 30, 2014 FILE: Untitled BY: GS Petition against the exclusion of ALR land on properties 25676 and 25638 112th Ave. We, the und-rsigned, implore Maple Ridge Council not to endorse the exclusion of ALR land at 25638 and 25678 112th Ave., Maple Ridg:. We make this request due to the strong viability of the farmland; the potential ecological damage; and the irreversible damage to the nature of our rural community if the ALR exclusion and development is allowed to proceed. Name Phone Number R'06,,_ ?e. I I (1reCte rmc 1/ 3 ) g 74/. sY /41 t G "•V c 'SC; i/Ai///z 04761 171 NNt — (2v6SeL L I• n st M46'eIC V4Ai ON I? 3-33 QG (5.+ /14y le, ,e, v \i/N' Y c� a �L K\cr�� .�-S �'` L i l - ,S-1 irno`G �ct12 6 c - 1/ :-.],7,-] 613 5 117 /rl4-:/f(),(-),,, � ' 4/ 6AA4/5)\ 10 2-3 ',,L6 ( 57- & kc 7,c'e (A V ,c:s lr a / F1J C � � f/ /vV/Gc= //'2 7 026 /` D`E-5 n Rt_ E I)0e( (>20) .1 MAPLE y,liE Phone Number Petition agtinst the exclusion of ALR land on properties 25676 and 25638 112th Ave, We, the undersigned, implore Maple Ridge Council not to endorse the exclusion of ALR land at 25638 and 25678 112th Ave., Maple Ridg . We make this request due to the strong viability of the farmland; the potential ecological damage; and the irreversible damage to the nature of our rural community if the ALR exclusion and development is allowed to proceed. 1-2-2 /1��� Oer 113Co� D(o 1 f Kvv,, n� o j ; c-n c Petition the exclusion of ALR land on properties 25676 and 25638112th Ave. We, the and rsigned, implore Maple Ridge Council not to endorse the exclusion of ALR land at 25638 and 25678 112th Ave., Maple Ridg . We make this request due to the strong viability of the farmland; the potential ecological damage; and the irreversible damage to the nature of our rural community if the ALR exclusion and development is allowed to proceed. ������� rnone ivumner I SA, a�7 1 &I s� •�: JG„ ii1L\ 13 June2014 Other. _ 11�'�tF� 'V' Action: � 1 1 3 201f� MAPLE ?I(3GE 11995 Haney Place PLANNING DEPARTMIEhlr Maple Ridge, B.C. V2X 6A9 Attention: Mayor and Councillors of Maple Ridge 1,1 This letter addresses the application to withdraw the District of Maple Ridge land ocated at 25676 - 112th Avenue and 2563 8 - 112th Avenue from the Agricultural Land Reserve. We the undersigned are asking that this application be denied, for the reasons outlined below. To start, the land in this area is fertile and well -watered. Although the grade does not allow for Iarge- field crops such as wheat or corn and would be problematic for raising cattle, it is eminently suitable for artisan or organic farming (particularly berry farming) or for raising animals such as sheep or goats. Our district — indeed, our province — would not be well served to have land capable of agricultural production converted to uses that damage or destroy that capability. Since the ALR's primary mandate is to protect useful agricultural land, we believe that this alone would justify denying the application referenced above. Examination of the area plans that are incorporated into the District of Maple Ridge's Official Community Plan shows that the specified land parcels, fall outside the urban planning areas of Albion and Thornhill. Note that we do not fully concur withthe currently identified northeast historic boundary separatingthe communities ofAlbion and Webster's Corners —the current urban planning boundary better reflects our understanding that these land parcels fall within the rural community of Webster's Corners, as does the property on which we have resided for decades. Although the reason for this land withdrawal application is not expressly stated on the notice signs, it is not difficult to discern that the property owners wish to sell or use the land for higher density development than is currently possible for the parcels in question, as that would permit a higher return on their investment. We understand and empathize with the property owners' wishes — everyone likes to make as high a profit as possible — nor do we object to development in Webster's Corners per se; however, any development of this type needs to be carefully managed to retain the essential rural. nature of the community that is so cherished by its residents and also by those in adjoining communities. Already there are numerous complaints that the property development south of these parcels has had a negative impact on groundwater serving wells on surrounding properties as well as streams feeding into Kanaka Creek, animportant salmon -bearing waterway served by the Bell -Irving Hatchery. There are also growing concerns about the potential impact of higher -density developments upon the local wildlife and on Kanaka Creek Provincial Park unless careful planning is implemented first. -2- According to the OCP, there is no current area plan for the community of Webster's Corners; _r_ 44.o „o Qogrunlnnning for balanced development within this rural area is not in place. Further higher -density development of lan s wit n s co r---- contradictory to the approved OCP until this detailed planning is implemented. Based on the above reasons and concerns, we the undersigned respectfully request that the 1 and Council of Maple Ridge deny this application to remove land from the Agricultural Reserve. 1 l ie Ridley 25764 - 112th Avenue Maple Ridge, B.C. V2W 1H1 Maple Ridge Municipal Council 11995 Haney Place Maple Ridge, BC June 133 2014 To Whom It May Concern, CAO-- . Other A Action: 18 201 r. P! v n1i7GE i PdPJ.'hlGOrPAA'rh/Et47 � l . e v cc 14C� This 1eLLer is to express my opposition as a resident and a taxpayer to the prof to withdraw agricultural land from the Agricultural Land Reserve (ALR) land at 112th Avenue and 25638 112th Avenue in Maple Ridge. This land is viable farmland. There is no sound argument for its removal from the ALR. This application intrudes on one of Maple Ridge's most rural and unspoiled communities. Most informed residents consider this land to be part of the Webst is Corners community and not part of Albion. Removing it from the ALR would chat lge the rural integrity of our Webster's Corner neighbourhood. And it's removal is against the letter, spirit and intention of the ALR and the stated direction of the O ;P. Development of property to the south of this application has already caused documented environmental and well water quality damage. The municipality h responsibility to protect us as residents, and to protect fish and wildlife habitat development proposals that seek to destroy the land's viability to sustain us. For the above reasons, as well as the land's close proximity to a popular region park and a salmon stream supply creek, I request that Council refuses to endor this ALR exclusion application. Thank you for your attention to this matter, and I will be anticipating a response this letter and a decision made in the best interests of your electors: Maple Ridg residents such as myself. Respectfully, Frimen Tomsic 26220 - 112th Avenue, Webster's Corner Maple Ridge, BC V2W 1 H1 the Maple Ridge Municipal Council 11995 Haney Place, Maple Ridge, BC June 10, 2014 To Whom it May Concern; M&C� CA® r/ GM Qther ACti OCI: I am writing to voice my opposition to the withdrawal of ALR land prop 25676112th and 25628112th in Maple Ridge. a - Firstly, this land is viable as farmland. There is absolutely no sound argument for removing this land from the ALR. Secondly, this application intrudes on one of Maple Ridge's most iconic rural communities. This land is widely considered part of the Webster's Corners community, not Albion. Approving this application would change the rural integrity of this neighbourhood - going against the spirit and the stated direction of the OCP. Thirdly, development of the property to the south of this application has already caused documented environmental and well water damage and the municipality has a responsibility to protect residents, along with fish and wildlife habitat, from more damage. For these reasons, as well as the land's close proximity to a popular regional park, I implore Council to refuse to endorse this ALR exclusion application. Thank you for your attention and I will be awaiting your decision. Respectfully, j Maple Ridge Municipal Council 11995 Haney Place, Maple Ridge, SC June 10, 2014 To Whom it May Concern; 1 am writing to voice my opposition to the withdrawal of ALR land proposed at 25676112th and 25628112th in Maple Ridge. Firstly, this land is viable as farmland. There is absolutely no sound argument for - removiirg-this-ianc�fraxr��lie ALA- -" -- - Secondly, this application intrudes on one of Maple Ridge's most iconic rural communities. This land is widely considered part of the Webster's Corners community, not Albion. Approving this application would change the rural integrity of this neighbourhood - going againstthe spirit and the stated direction of the GCP. Thirdly, development of the property to the south of this application has already caused documented environmental and well water damage and the municipality has a responsibility to protect residents, along with fish and wildlife habitat, from more damage. For these reasons, as well as the land's close proximity to a popular regional park,l implore Council to refuse to endorse this ALR exclusion application. Thankyou for your attention and 1 will be awaiting your decision. - �j�;��' Maple Ridge Municipal Council 11995 Haney Place, Maple Ridge, BC June 10, 2014 To Whom it May Concern, I am writing to voice my opposition to the withdrawal ofALR land proposed at 25676 1121h and 25628 112th in Maple Ridge. Firstly, this land is viable as farmland. There is absolutely no sound argument for removing this land from the ALR. Secondly, this application intrudes on one of Maple Ridge's most iconic rural communities. This land is widely considered part of the Webster's Corners community, not Albion. Approving this application would change the rural integrity of this neighbourhood - going against the spirit and the stated direction of the OCP. Thirdly, development of the property to the south of this application has already caused documented environmental and well water damage and the municipality has a responsibility to protect residents, along with fish and wildlife habitat, from more damage. For these reasons, as well as the land's close proximity to a popular regional park, I implore Council to refuse to endorse this ALR exclusion application. Thank you for your attention and I will be awaiting your decision. Respectfully, Pi' Lis)�e&0c IVA JUN � � 2 ..F 49ptt� $t . 1 bask J&#AYQR V. IF * �A,IV L[/Olt a 1...... IF..... .... ._ __ IF -- . ..... IF. I _....... r� t C Foe qy((� �hz s1r'� n p .. iJ .'p .... ! .. . t- f P 1 7/ - _ ow vi, .. ........... . 4 t a 7_1r� t . .. �- j ,niecf,E��, �Q yr j vow � CJ ..f. _. ... -.. ... V62 ....... ..... ..... .................... . ............................... f r-zr A16, J,(m Ve, Maple Ridge Municipal Council 11995 Haney Place, Maple Ridge, BC June 10, 2014 MAFLE RIOuE n r, nEFA9V- F.. To Whom it May Concern; sition to the withdrawal of ALRland proposed at I am writing to voice my oppo 25676112th and 25628112� in Maple Ridge. Firstly, land is viable able as farmland. There is absolutely no sound argument for removing this land from the ALR. ndl this application intrudes on one of Maple Ridge' most i Cornersal Secondly, Webster communities. This land is widely considered part of the community, not Albion. Approving this application he stdated directs n of the 0 Pange the rural * of this neighbourhood - going againstthe spirit and pplication has already Thirdl Y , development of the property to the south odamaae and the mun cipal ty has caused documented environmental and well water g a responsibility to protect residents, along with fish and wildlife habitat, from more damage. For these reasons, as well as the land's close proximity a a popular regional park, I implore Council to refuse to endorse this ALR exclusionpp Thank you for your attention and I will be awaiting your decision. Maple Ridge Municipal Council 11995 Haney Place, Maple Ridge, BC June 10, 2014 1;1APLE rP!D^vE ��ING DEPART To Whom it May Concern; I am writing to voice my opposition to the withdrawal of ALR land proposed at 25676112th and 25628112th in Maple Ridge. . Firstl this land is viable as farmland. There is absolutely no sound argument for Y� removing this land from the ALR. Secondly, this application intrudes on one art of the al h eWebster's Corners communities. This land is widely consideredp community, not Albion. Approving this application d the stated direction of the Pould change the rural - of this neighbourhood - going against the spirit Thirdly, development of the property to the south water damage and the municipality has caused documented environmental and well sidents, along with fish and wildlife habitat, from more a responsibility to protect re damage. For these reasons, as well as the land's close proximityon application.apo ular regional park, I implore Council to refuse to endorse this ALR ex Thank you for your attention and I will b e awaiting your decision. Respectfully, CC+^L�r.t1 J Maple Ridge Municipal Council 11995 Haney Place, Maple Ridge, BC June 10, 2014 To Whom it May Concern; MAPLE RIGGD titNG DEFAfli I am writing to voice my opposition to the withdrawal of ALR land proposed at 25676112tb and 25628 112th in Maple Ridge. Firstly, this land is viable as farmland. There is absolutely no sound argument for removing this land from the ALR. Secondly, this application intrudes on one of Maple Ridge's most iconic rural communities. This land is widely considered part of the Webster's Corners community, not Albion. Approving this application would change the rural integrity of this neighbourhood - going against the spirit and the stated direction of the OCP. Thirdly, development of the property to the south of this application has already caused documented environmental and well water damage and the municipality has a responsibility to protect residents, along with fish and wildlife habitat, from more damage. Far these reasons, as well as the land's close proximity to a popular regional park, I implore Council to refuse to endorse this ALR exclusion application. Thank you for your attention and I will be awaiting your decision. Respectfully, J© MIMI'1' �� 1: '► - « F June 157 20fl4 i::• .1.:1 � ^ 111: J 1 f �1 • 1i I 111 .:. a J' _ ..: 1 ,1, �r 41 • ' AI ��, y.. and 25628 1 122th lfi ...1+` Ridge. 1d' .':!td that the deadline for comments 1 `Ji; ` •' , ` • '�1; - �. L I �1 f' Ilh'. message I, - �I' ( L 's I was not aware, until Saturday, that this exclusion -was being considered. And I am emoving this land from the ALR. • !1 • 1'. ''.. . !1 it ', J' II, 1 .1 !' ` �1. J'. �1 1 ,' :�• ' 1 ,.. � / �' �' �1�1,1� ,/: , . ommunities. Thisland d L -ly considered part of the - W- 1Comers o11 11 I !1, ! 11 Albion. Approving Lapplication,�t'�il�ldl I.,y'.• `+Ili of this leighbourhood going against '1 ` spirit and the stated direction - O ` P � 1 . 1' ', / - • / 11 � 1 '1� '. II ` / ' _� it ` � A l " �1 1 'f �. �� '. .� �/' "1 ' I 1 '1' .. .; / .: ' ', /'' LM. !'il,"1''''110 INT K`J' ll" .'1:-[ - .I.,Ii1e.•._ t"t' I',1�.,,'. 'f.: - f�1.'t y.,; ` � 1 ,�„ _ 1 _ � , � �, r it �'. L .. ,1.../ /, '1 � '1 ' .. '.. '.1'. 1 '1 : , �1 - /' .: �t � . • ^ • l :1. " I lF - �11.' IE � � �' � • i 111 . � I �1, f �I':1' ill' I , .. -„• • ,.; � 7 .., ' � i1 ai .�1��1 1i .ft,! �'.II� 11�f1�:�1t (!. •,.' _.n`ilicJ'. fi- ",1�;MIJ!•.!�'� .II'� SiiACeerely, 4aple Ridge, BC ,, June 13, 2014 Adrian Kopystynski, �t ask for T ese e ers area input on the owners intention to apply for exclusion from the ALR on properties at 25676 and 25638112th Ave. The sign requested input by June 14th to the Maple Ridge District Planning Department. This is a sampling of concern by neighbouring properties. We understand that 25638112th has an existing rezoning application in with the municipality as well as this forthcoming separate ALR exclusion application. We would like these letters to also be given to council members. Is this possible? d Could you please inform me of when both of these applications will be discusseat council. Thank you. Respectfully, Lynn Easton 11357 261st St. Maple Ridge. BC To Whom it May Concern. Maple Ridge Planning Department, Members of the Maple Ridge council, I would like to voice my opposition to the withdrawl of Man proposed at 25676 112th and 25638112th in Maple Ridge. Firstly, this land is completely viable as farmland, which is after all the main definition of Agricultural Farm Land and the most straightforward reason you are obliged to turn down this application. There is absolutely no viable agricultural reason to remove this land from the ALR Period. Secondly, I see this attempt to remove this land as a cynical wedge by the development community to continue to push residential growth into what is clearly one of the most iconic and distinct rural neighbourhoods in this community. importantALR Please remember this as you deliberate on this small butexclusion request. These requests always spur on others, you need only look west along 112th to see this. If you continue to say yes, you are beginning to erode your brand as a rural oasis. And with the Metro Vancouver Cliff Falls Park steps away from this property, more development like the environmentally questionable Grant Hill, will only continue to destroy your brand. This development will also affect the pathways for dwindling wildlife populations which are already displaced by the Grant Hill development on Thornhill. I am not so sure that is top of mind at this point, however. When I asked about this project months ago, I was told this area was `Upper Albion'. Not Websters Corners - as those of us who live here call it. Not Thornhill as some others call it. Upper Albion. A clear indication of where plans for this area align. This may seem a small area of land, but your decision will influence this rural region of Maple Ridge dramatically. I am hoping, as I have been hoping for some time, that the District begins to take seriously its promise to preserve the rural character of our community. To do so, you must draw a line somewhere. Soon. It's too late for 240th St. If you allow this application to go through, 256th will no longer stand as a line where you are intent on protecting our rural and agricultural character. Where then? Please ask yourself this question before you allow residential growth to continue any further east or south of Grant Hill. Your brand is at stake. This morning I saw a huge majestic buck walking along Palmer Rolf and 112th. I have lived here 16 years and never once seen such a specimen. But this was not a This was a warning. A beautiful harbinger of your development plans. He was lost, displaced and alone. Something those in your rural community are beginning to feel. The only difference between that Buck and us is - we can vote. 1 l3�'��41sr St s Maple Ridge Municipal Council 11995 Haney Place, Maple Ridge, BC June 10, 2014 To Whom it May Concern; I am writing to voice my opposition to the withdrawal of ALR land proposed at 25676112th and 25638 1121h in Maple Ridge. Firstly, this an is viable as -till There is absolutely no sound argument for removing this land from the ALR. Secondly, this application intrudes on one of Maple Ridge's most iconic rural communities. This land is widely considered part of the Webster's Corners community, not Albion. Approving this application would change the rural integrity of this neighbourhood - going against the spirit and the stated direction of the OCP. Thirdly, development of the property to the south of this application has already caused documented environmental and well water damage and the municipality has a responsibility to protect residents, along with fish and wildlife habitat, from more damage. For these reasons, as well as the land's close proximity to a popular regional park, I implore Council to refuse to endorse this ALR exclusion application. Thank you for your attention and I will be awaiting your decision. Respectfully, LO 9- ctoop' tl Maple Ridge Municipal Council 11995 Haney Place, Maple Ridge, BC June 10, 2014 To Whom it May Concern; I am writing to voice my opposition to the withdrawal of ALR land proposed at 25676112th and 25638112th in Maple Ridge. Firstly, this land is viable as farmland. removing this land from the ALR. There is absolutely no sound argument for Secondly, this application intrudes on one of Maple Ridge's most iconic rural communities. This land is widely considered part of the Webster's Corners community, not Albion. Approving this application would change the rural integrity A this neighbourhood - going against the spirit and the stated direction of the 0CP. lication Thirdly, development of the property to the south of this apphas already caused documented environmental and well water damage and the municipality has a responsibility to protect residents, along with fish and wildlife habitat, from more damage. For the e�easons, as well as the land's close proximity to a popular regional park, I ;mnlnrp Cd�uncil to refuse to endorse this ALR exclusion application. Thank Respe for your attention and I will be awaiting your decision. Maple Ridge Municipal Council 11995 Haney Place, Maple Ridge, BC June 107 2014 To Whom it May Concern; I am writing to voice my opposition to the withdrawal of ALR land proposed at Z5676112th and 25638112t1 in Maple Ridge. Firstly, this land is viable as farmland. removing this land from the ALR. There is absolutely no sound argument for Secondly, this application intrudes on one of Maple Ridge's most iconic rural communities. This land is widely considered part of the Webster's Corners community, not Albion. Approving this application would change the rural integrity of this neighbourhood - going against the spirit and the stated direction of the OCP. Thirdly, development of the property to the south of this application has already caused documented environmental and well water damage and the municipality has a responsibility to protect residents, along with fish and wildlife habitat, from more damage. For these reasons, as well as the land's close proximity to a popular regional park, I ALR exclusion application. implore Council to refuse to endorse this Thank you for your attention and I will be awaiting your decision. Res Maple Ridge Municipal Council 11995 Haney Place, Maple Ridge, BC June 10, 2014 To Whom it May Concern; 1 am writing to voice my opposition to the withdrawal of ALR land proposed at Z5676112th and 25638112th in Maple Ridge. Firstly, this land is viable as farmland. removing this land from the ALR. There is absolutely no sound argument for Secondly, this application I.I. on one of Maple Ridge's most iconic rural communities. This land is widely considered part of the Webster's Corners community, not Albion. Approving this application would change the rural integrity of this neighbourhood - going against the spirit and the stated direction of the 0CP. Thirdly, development of the property to the south of this application has already caused documented environmental and well water damage and the municipality has a responsibility to protect residents, along with fish and wildlife habitat, from more damage. For these reasons, as well as the land's close proximity to a popular regional park, I implore Council to refuse to endorse this ALR exclusion application. Thank you for your attention and I will be awaiting your decision. Respectfully, Maple Ridge Municipal Council 11995 Haney Place, Maple Ridge, BC June 100 2014 To Whom it May Concern; I am writing to voice my opposition to the withdrawal of ALR land proposed at 15676112th and 25638 112th in Maple Ridge. Firstly, this land is viable as farmland. removing this land from the ALR. There is absolutely no sound argument for Secondly, this application intrudes on one of Maple Ridge's most iconic rural communities. This land is widely considered part of the Webster's Corners community, not Albion. Approving this application would change the rural integrity of this neighbourhood - going against the spirit and the stated direction of the OCP. Thirdly, development of the property to the south of this application has already caused documented environmental and well water damage and the municipality has a responsibility to protect residents, along with fish and wildlife habitat, from more damage. For these reasons, as well as the land's close proximity to a popular regional park, I implore Council to refuse to endorse this ALR exclusion application. Thank you for your attention and I will be awaiting your decision. Respectfully, Maple Ridge Municipal Council 11995 Haney Place, Maple Ridge, BC June 10, 2014 To Whom it May Concern; I am writing to voice my opposition to the withdrawal of ALR land proposed at 25676112th and 25638 11211, in Maple Ridge. Firstly, this land is viable as farmland. There is absolutely no sound argument for removing this land from the ALR. Secondly, this application intrudes on one of Maple Ridge's most iconic rural communities. This land is widely considered part of the Webster's Corners community, not Albion. Approving this application would change the rural integrity of this neighbourhood - going against the spirit and the stated direction of the OCP. Thirdly, development of the property to the south of this application has already caused documented environmental and well water damage and the municipality has a responsibility to protect residents, along with fish and wildlife habitat, from more damage. For these reasons, as well as the Iand's close proximity to a popular regional park, I implore Council to refuse to endorse this ALR exclusion application. Thank you for your attention and I will be awaiting your decision. Maple Ridge Municipal Council 11995 Haney Place, Maple Ridge, BC June 10, 2014 To Whom it May Concern; I am writing to voice my opposition to the withdrawal of ALR land proposed at 25676112th and 25638112th in Maple Ridge. Firstly, this land is viable as farmland. There is absolutely no sound argument for removing this land from the ALR. Secondly, this application intrudes on one of Maple Ridge's most iconic rural communities. This land is widely considered part of the Webster's Corners community, not Albion. Approving this application would change the rural integrity of this neighbourhood - going against the spirit and the stated direction of the 0CP. Thirdly, development of the property to the south of this application has already caused documented environmental and well water damage and the municipality has a responsibility to protect residents, along with fish and wildlife habitat, from more damage. For these reasons, as well as the land's close proximity to a popular regional park, I implore Council to refuse to endorse this ALR exclusion application. Thank you for your attention and I will be awaiting your decision. Rpcn A �tf, i lhr Maple Ridge Municipal Council 11995 Haney Place, Maple Ridge, BC June 10, 2014 To Whom it May Concern; I am writing to voice my opposition to the withdrawal of ALR land proposed at 25676112th and 25638112th in Maple Ridge. Firstly, this land is viable as farmland. removing this land from the ALR There is absolutely no sound argument for Secondly, this application intrudes on one of Maple Ridge's most iconic rural communities. This land is widely considered part of the Webster's Corners community, not Albion. Approving this application would change the rural integrity of this neighbourhood - going against the spirit and the stated direction of the OCP. Thirdly, development of the property to the south of this application has already caused documented environmental and well water damage and the municipality has a responsibility to protect residents, along with fish and wildlife habitat, from more damage. For these reasons, as well as the land's close proximity to a popular regional park, I implore Council to refuse to endorse this ALR exclusion application. Thank you for your attention and I will be awaiting your decision. Respectfully, l NWI Maple Ridge Municipal Council 11995 Haney Place, Maple Ridge, BC June 10, 2014 To Whom it May Concern; I am writing to voice my opposition to the withdrawal of ALR land proposed at 25676112th and 25638 112th in Maple Ridge. Firstly, this land is viable as farmland. There is absolutely no sound argument for removing this land from the ALR. Secondly, this application intrudes on one of Maple Ridge's mosticonic rural communities. This land is widely considered part of the Webster's Corners community, not Albion. Approving this application would change the rural integrity A this neighbourhood - going against the spirit and the stated direction of the OCP. Thirdly, development of the property to the south of this application has already caused documented environmental and well water damage and the municipality has a idents, along with fish and wildlife habitat, from more responsibility to protect res damage. For these reasons, as well as the land's close proximity to a popular regional park, I implore Council to refuse to endorse this ALR exclusion application. Thank you for your attention and I will be awaiting your decision. Respectfully, \Qvo \t\& Maple Ridge Municipal Council 11995 Haney Place, Maple Ridge, BC June 1Q, 2014 To Whom it May Concern; I am writing to voice my opposition to the withdrawal of ALR land proposed at Z56761121h and 25638112t" in Maple Ridge. Firstly, this land is viable as farmland. removing this land from the ALR. There is absolutely no sound argument for Secondly, this application intrudes on one of Maple Ridge's most iconic rural communities. This land is widely considered part of the Webster's Corners community, not Albion. Approving this application an the stated direction of the �CP. ity of this neighbourhood - going against the spirit Thirdly, development of the property to the south of this application has already caused documented environmental and well water damage and the municipality has a responsibility to protect residents, along with fish and wildlife habitat, from more damage. For these reasonsas well as the land's close proximity to a popular regional park, I , implore Council to refuse to endorse this ALR exclusion application. Thank you for your attention and I will be awaiting your decision. Respectfully, Maple Ridge Municipal Council 11995 Haney Place, Maple Ridge, BC June 10, 2014 To Whom it May Concern; I am writing to voice my opposition to the withdrawal of ALR land proposed at 25676112th and 256,28 112th in Maple Ridge. Firstly, this land is viable as farmland. removing this land from the ALR. There is absolutely no sound argument for Secondly, this application intrudes on one of Maple Ridge's most iconic rural communities. This land is widely considered part of the Webster's Corners community, not Albion. Approving this application would change the rural integrity of this neighbourhood - going against the spirit and the stated direction of the OCP. Thirdly, development of the property to the south of this application has already caused documented environmental and well water damage and the municipality has a responsibility to protect residents, along with fish and wildlife habitat, from more damage. For these reasons, as well as the land's close proximity to a popular regional park, I implore Council to refuse to endorse this ALR exclusion application. Thank you for your attention and I will be awaiting your decision. Respectfully, /4 ;/0 Maple Ridge Municipal Council 11995 Haney Place, Maple Ridge, SC June 10, 2014 To Whom it May Concern; I am writing to voice my opposition to the withdrawal of ALR land proposed at 25676112th and 25638 112th in Maple Ridge. Firstly, this land is viable as farmland. There is absolutely no sound argument for removing this land from the ALR. Secondly, this application intrudes on one of Maple Ridge's most iconic rural communities. This land is widely considered part of the Webster's Corners community, not Albion. Approving this application would change the rural integrity Athis neighbourhood - going against the spirit and the stated direction of the OCP. Thirdly, development of the property to the south of this applition has already ca caused documented environmental and well water damage and the municipality has a responsibility to protect residents, along with fish and wildlife habitat, from more damage. For these reasons, as well as the land's close proximity to a popular regional park, I implore Council to refuse to endorse this ALR exclusion application. Thank you for your attention and I will be awaiting your decision. Respectfully, Maple Ridge Municipal Council 11995 Haney Place, Maple Ridge, BC June 10, 2014 To Whom it May Concern; I am writing to voice my opposition to the withdrawal of ALR land proposed at 25676112th and 25638112th in Maple Ridge. Firstly, this land is viable as farmland. removing this land from the ALR. There is absolutely no sound argument for Secondly, this application intrudes on one of Maple Ridge's most iconic rural communities. This land is widely considered part of the Webster's Corners community, not Albion. Approving this application would change the rural integrity of this neighbourhood - going against the spirit and the stated direction of the OCP. Thirdly, development of the property to the south of this application has already caused documented environmental and well water damage and the municipality has a responsibility to protect residents, along with fish and wildlife habitat, from more damage. For these reasons, as well as the land's close proximity to a popular regional park, I implore Council to refuse to endorse this ALR exclusion application. Thank you for your attention and I will be awaiting your decision. Respectfully, � 1110�' ci�7 Maple Ridge Municipal Council 11995 Haney Place, Maple Ridge, BC June 10, 2014 To Whom it May Concern; I am writing to voice my opposition to Lite withdrawal of ALR land proposed at 25676112th and 25628112th in Maple Ridge. Firstly, this land is viable as farmland. There is absolutely no sound argument for removing this land from the ALR. Secondly, this application intrudes on one of Maple Ridge's most iconic rural communities. This land is widely considered part of the Webster's Corners community, not Albion. Approving this application would change the rural integrity of this neighbourhood - going against the spirit and the stated direction of the OCP. Thirdly, development of the property to the south of this application has already caused documented environmental and well water damage and the municipality has a responsibility to protect residents, along with fish and wildlife habitat, from more damage. For these reasons, as well as the land's close proximity to a popular regional park, I implore Council to refuse to endorse this ALR exclusion application. Thank you for your attention and I will be awaiting your decision. Respectfully, r Maple Ridge Municipal Council 11995 Haney Place, Maple Ridge, BC June 10, 2014 To Whom it May Concern; I am writing to voice my opposition to the withdrawal of ALR land proposed at 25676112th and 256R8112th in Maple Ridge. Firstly, this land is viable as farmland. There is absolutely no sound argument for removing this land from the ALR. Secondly, this application intrudes on one of Maple Ridge's most iconic rural communities. This land is widely considered part of the Webster's Corners community, not Albion. Approving this application would change the rural integrity of this neighbourhood - going against the spirit and the stated direction of the OCP. Thirdly, development of the property to the south of this application has already caused documented environmental and well water damage and the municipality has a responsibility to protect residents, along with fish and wildlife habitat, from more damage. For these reasons, as well as the land's close proximity to a popular regional park, I implore Council to refuse to endorse this ALA exclusion application. Thank you for your attention and I will be awaiting your decision. Respectfully, C7 Maple Ridge Municipal Council 11995 Haney Place, Maple Ridge, BC June 10, 2014 To Whom it May Concern; I am writing to voice my opposition to the withdrawal of ALR land proposed at 25676112th and 256281121h in Maple Ridge. Firstly, this land is viable as farmland. There is absolutely no sound argument for removing this land from the ALR. Secondly, this application intrudes on one of Maple Ridge's most iconic rural communities. This land is widely considered part of the Webster's Corners community, not Albion. Approving this application would change the rural integrity of this neighbourhood - going against the spirit and the stated direction of the OCP. Thirdly, development of the property to the south of this application has already caused documented environmental and well water damage and the municipality has a responsibility to protect residents, along with fish and wildlife habitat, from more damage. For these reasons, as well as the land's close proximity to a popular regional park, I implore Council to refuse to endorse this ALR exclusion application. Thank you for your attention and I will be awaiting your decision. Respectfully, City of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: October 20, 2014 and Members of Council FILE NO: 2014 -074 -CU FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Official Community Plan Amending Bylaw No. 7108-2014 22245 Lougheed Highway EXECUTIVE SUMMARY: An application has been received for a Temporary Commercial Use Permit to temporarily allow CS -1 (Service Commercial) uses in an existing building on a C-3 (Town Centre Commercial) zoned property. The subject property is located at 22245 Lougheed Highway. To proceed further with this application additional information is required as outlined below. RECOMMENDATIONS: 1. 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 City's website, together with an invitation to the public to comment; 2. That Official Community Plan Amending Bylaw No. 7108-2014 be given first reading; and 3. That the applicant provide further information as described on Schedule H of the Development Procedures Bylaw No. 5879-1999. 110 DISCUSSION: a) Background Context: Applicant: Owner: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Site Characteristics: Mussallem Realty Limited Mussallem Realty Limited Lot 61, District Lot 398, Group 1, New Westminster District Plan 25783 Town Centre Commercial Commercial C-3 (Town Centre Commercial) Temporary CS -1 (Service Commercial) Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Vacant and Medical Office C3 (Town Centre Commercial) Flexible Mixed -Use Commercial C-3 (Town Centre Commercial) Town Centre Commercial Vacant CS -1 (Service Commercial) Town Centre Commercial Commercial C-3 (Town Centre Commercial) Town Centre Commercial Vacant Building CS -1 (Service Commercial) zone permitted uses 386 m2 (4,155 ft2) Lougheed Highway and Lane Urban Standard The subject property fronts onto Lougheed Highway, between 222 Street and 223 Street. It is bounded to the west by an existing commercial building, to the north by a lane, to the east by a vacant lot owned by the same owner as the subject property (see Appendix A), and to the south by Town Centre Commercial and service station uses. c) Project Description: The applicant is proposing to amend Appendix D - Temporary Use Permits of the Official Community Plan (OCP) to allow a Temporary Commercial Use Permit on the subject property (see Appendix B). An existing building currently exists on the subject property, which is vacant. The applicant would like to allow CS -1 (Service Commercial) uses, on a temporary basis, in the existing building. The long- term plans for the entire parcel is for redevelopment and lot consolidation for a future mixed-use development. -2- The CS -1 (Service Commercial) uses (see Appendix C) are generally uses intended to service the motoring public. Such uses can range from Place of Worship to big box retail and liquor primary. The applicant has requested the full range of use; however, Council can specify such uses in the permit. At this time the current application has been assessed to determine its compliance with the OCP 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, OCP designations and Bylaw particulars, and may require application for further development permits. d) Planning Analysis: Official Community Plan: The subject property is located in within the Downtown West Precinct of the Town Centre Area Plan and is designated Town Centre Commercial. An OCP amendment is required to add the subject property into Appendix D - Temporary Use Permits of the OCP. Appendix D of the OCP states the following: 1. Lands in the District may be designated to permit temporary uses if a condition or circumstance exists that warrants the use for a short period of time but does not warrant a change of land use designation or zoning of the property. 2. Council has the authority by resolution to issue Temporary Use Permits to allow temporary uses on specific properties. Council may specify conditions for the temporary use. 3. Designated Temporary Use Permit areas will require guidelines that specify the general conditions regarding the issuance of permits, the use of the land, and the date the use is to terminate. 4. As a condition of issuing the permit, Council may require applicants or owners to remove buildings, to restore the property to a specific condition when the use ends, and to post a security bond. A permit may be issued for a period of up to two years, and may be renewed only once. 5. Council may issue Temporary Use Permits to allow: a) temporary commercial uses, i.e., temporary parking areas; and b) temporary industrial uses, i.e. soil screening. 6. A Temporary Use Permit is issued in accordance with the provisions of Section 920.2 of the Local Government Act. The subject property is currently zoned C-3 (Town Centre Commercial), which does not permit the highway commercial use. As the lots to the east, which are also owned by the applicant, are zoned CS -1 (Service Commercial), which permits the highway commercial use, the applicant feels that they would be in a better position to rent out the existing smaller building for a CS -1 (Service Commercial) use at this time. A rezoning and development application may be submitted in the future that would incorporate rezoning and developing the assembly of lots owned by the applicant; therefore, a temporary use permit as outlined in point 1 above is more appropriate than a rezoning application at this point in time. It is important to note that the Temporary Use Permits are now valid for a period of up to three years, and may be renewed and extended only once. A text amendment to the OCP is proposed to make the bylaw consistent with the Local Government Act. The main difference between rezoning and -3- temporary use permits is the duration of time that the use is permitted on the property, and the removal and restoration requirements. In this case, an existing building is remaining on the subject property, therefore it's not expected that there will be any removal or restoration requirements associated with the CS -1 (Service Commercial) use. A second text amendment to the OCP is proposed to correct the wording in the preamble from "Temporary Industrial Use Permit Areas" to "Temporary Use Permit Areas", as some of the areas are intended for commercial use, rather than industrial use. Note, the permit number will be added at second reading. Development Information Meeting: As there is an OCP amendment, 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) School District 42; and f) Ministry of Transportation and Infrastructure. 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. f) Early and Ongoing Consultation: In respect of Section 879 of the Local Government Act for consultation during an OCP amendment, it is recommended that no additional consultation is required beyond the early posting of the proposed OCP amendments on the City's website, together with an invitation to the public to comment. g) Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedures Bylaw No. 5879 - 1999 as amended: 1. A Temporary Commercial Use Permit Application (Schedule H) Other applications may be necessary as the assessment of the proposal progresses. -4- CONCLUSION: The subject property is adjacent to an existing CS -1 (Service Commercial) zoned property, owned by the same owner. The proposed OCP amendments will allow the existing building to be used for a CS - 1 (Service Commercial) use, potentially in coordination with the property to the east for a period of up to three years, with the potential for one extension. It is therefore recommended that Council grant first reading subject to additional information being provided and assessed prior to second reading. It is recommended that Council not require any further additional OCP consultation. "Original signed by Michelle Baski" Prepared by: Michelle Baski Planning Technician "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P. Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Official Community Plan Amending Bylaw No. 7108-2014 Appendix C - CS -1 (Service Commercial) zone -5- JV O N- 11901 0 N 0 1 N B N 5 4N) 3 11887 N 32 a P 78577 NWS 2948 P 6808 2 11869 A 11868 /76 P B 630 69 NWS 2491 J N 11867 NWS 2762 P76483 NWS 2611 P74121 'q (P 6808) 1511857 N N (P 6306) 1 l , N N 9 N11841 co16 N N 242 SELKIRK ST P 62478 (r1-) N N "" ""A 17 N N 22 Pc1.1 N SUBJECT PROPERTY I 18 RP 6157 11841 -- 11830 L L N A °' Na_ N ti co 1 a, N N 61 �, N N P 29 ,7 N N 6808 30 31 32 a, N N N 2303/05/07 P 2E LP 7. *PPO .1:1- N P 25783 LOUGHEED HWY D V A P 68759 co co (o N N N N 2 LMP N N \ N 52635 N / co CC p ,- COC'" (EPS 112 a Rem A 1 P 9388 1 rn rn 42 *LM P10226 43 Rem 44 1 i 1 ; N 1 Rer><N 57 a 11768 N N N NORTH AVE o N N A 22270 N N 1 1 N 44 11746 - Scale: 1:1,500 Cit _.f Pitt Mea Pitt NI; I 9 .X ! a 22245 LOUGHEED HWY Ihri ........ s� l r i 8 •' CITY OF MAPLE RIDGE PLANNING DEPARTMENT - *OW J - I �� .� , Vel 'i +r"`1 ! i �- ■ MAPLE RIDGE British Columbia District of I Langley a DATE: Oct 10, 2014 FILE: 2014 -074 -CU BY: PC — n— �0j FRASER R. CITY OF MAPLE RIDGE BYLAW NO. 7108-2014 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 Schedule "A" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 7108-2014." 2. Appendix D. TEMPORARY USE PERMITS, TEMPORARY USE PERMITS, Item 4. is amended by changing "two years" to "three years", as per the Local Government Act, Section 921 (11). 3. Appendix D. TEMPORARY USE PERMITS, TEMPORARY USE PERMIT AREA, first sentence, is amended by removing "The following areas are designated Temporary Industrial Use Permit Areas", and by adding the sentence "The following areas are designated for Temporary Use Permit Areas"; and 4. Appendix D. TEMPORARY USE PERMITS, TEMPORARY USE PERMIT AREA is amended by the addition of the following, in sequential numeric order: "Temporary Commercial Use Permit Area No._ Purpose: To permit CS -1 (Service Commercial) uses within the existing C-3 (Town Centre Commercial) zoned building. Location: Those parcels or tracts of land and premises shown on Temporary Commercial Use Permit Area No._ map, and known and described as: Lot 61 District Lot 398 Group 1 New Westminster District Plan 25783" are hereby designated to permit a temporary commercial use for CS -1 (Service Commercial) uses, for a three-year period, effective upon adoption of this bylaw. 5. Appendix D. TEMPORARY USE PERMITS, TEMPORARY USE PERMIT AREA is amended by the addition of the attached Temporary Commercial Use Permit Area Location map, in sequential numeric order. 6. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is 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 50 0 N- 11901 0 1 N B N 5 4 N 3 11887 N 32 a P 78577 N NWS 2948 P 6808 2 11869 A 11868 /76 P B 630 69 NWS 2491 J N. (7, 11867 NWS 2762 P 76483 NWS 2611 P 74121 A (P 6808) 15 11857 N N (P 6306) 1 N N •N N 10 N N 16 11841 M M C7/ N N 242 SELKIRK AVE. P 62478 222 ST. M N 22 N 21 20 19 17 CO N N PcI.1 11841 nP 6808 18 RP 6157 11830 N. � ti A N N VIP 39714 2239 61 N N P 29- N N 3808 30 31 32 a, 0 N N 2303/05/07 (P 2E LP J �N N PPO P 25783 LOUGHEED HWY. O O A01 V P 6 8759 N N co co N N N N \ CO N LMP 52635 N N N / co CO 0 ,— 01 NCS (EPS 11 zi o_ Rem A 1 P 9388 rn am 42 *LMP10226 43 Rem 44 ' / co N CO Rer>IN 57 0- 11768 \ J J c co N N N N 00 N N G 22270 N N N 44 11746 ,L\ N Scale: 1:1,500 TEMPORARY COMMERCIAL USE PERMIT AREA Location No. 4 CITY OF MAPLE RIDGE PLANNING DEPARTMENT MAPLERIDGE DATE: Oct 14, 2014 BY: DT 708 SERVICE COMMERCIAL: CS -1 This zone is intended to accommodate uses oriented to the motoring public. 1) PERMITTED PRINCIPAL USES a) assembly use limited to public transportation depot, private schools, and movie theatres of a minimum 2,000 m2 gross floor area; b) drive-through use; 6355 c) place of worship; d) convenience store; e) highway commercial use; f) business services excluding consulting services; g) research and non-medical testing laboratories; h) light industry limited to 279 m2 gross floor area; i) indoor commercial recreation; j) outdoor commercial recreation; k) personal repair services; 1) personal services; m) professional services limited to veterinarians, architects, engineering and surveying offices, and drop-in medical clinics; n) recycling depot; 6931-2012 o) retail limited to household furnishings, vehicle parts and accessories, second hand goods, antiques, musical instruments and accessories, and sports equipment and accessories, with other retail uses limited to a minimum 2000 m2 gross floor area; 6105 p) restaurants; q) tourist accommodation limited to motor hotel and motel; r) service station; s) warehousing; and 6105 t) Liquor Primary Establishment; 6750-2010 u) Licensee Retail Store. 2) PERMITTED ACCESSORY USES a) retail to a tourist accommodation use, or to an indoor or outdoor commercial recreation use provided the total accessory use gross floor area does not exceed 100 m2; b) retail to light industry use provided the accessory use gross floor area does not exceed 25% of the total principal use gross floor area; c) rentals; d) apartment; a) unenclosed storage; and 6931-2012 f) music lessons, where the principal use is for the retail of musical instruments. City of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: October 20, 2014 and Members of Council FILE NO: 2012-004-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 7111- 2014 23791 112 Avenue EXECUTIVE SUMMARY: This rezoning application for the subject site at 23791 112 Avenue (Appendix A) was first received in January 2012 for a proposed townhouse development to be zoned RM -1 (Townhouse Residential). At the Council meeting of February 14, 2012, Council denied first reading of Maple Ridge Zone Amending Bylaw No. 6897 - 2012. At the Council meeting of February 28, 2012, Council reconsidered the application and deferred Bylaw No. 6897 - 2012 pending further analysis of the site. In 2014 a revised development plan was submitted for a single family residential development. The original bylaw has been cancelled, and the new Zone Amending Bylaw No. Bylaw 7111 - 2014 (Appendix B), has been prepared to rezone the developable portion of the site to R-1 (Residential District) for approximately 16 lots. To proceed further with this application additional information 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. 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 City's website, together with an invitation to the public to comment, and; 1103 That Zone Amending Bylaw No. 7111-2014 be given first reading; and That the applicant provide further information as described on Schedules A, B, F and G of the Development Procedures Bylaw No. 5879-1999, along with the information required a Subdivision application. DISCUSSION: a) Background Context: Applicant: Owner: Damax Consultants Ltd Maple Industries Ltd Legal Description: Parcel G (Reference Plan 1387), except that portion on Plan LMP38552, of the SE 1/4 Section 16, Township 12, NWD OCP: Existing: Proposed: Zoning: Existing: Proposed: Urban Residential, Conservation Urban Residential, Conservation RS -3 (One Family Rural Residential) R-1 (Residential District) Surrounding Uses: North: Use: Park Zone: RS -3 (One Family Rural Residential) Designation Conservation South: Use: Single Family Residential, Park Zone: R-3 (Special Amenity Residential District), CD -1-93 (Amenity Residential District), RS -3 (One Family Rural Residential) Designation: Urban Residential, Conservation East: Use: Single Family Residential Zone: RS -lb (One Family Urban (Medium Density) Residential, and Under application 2012-023-RZ for P-6 (future Fire Hall site) Designation: Urban Residential, Park West: Use: Park Zone: RS -3 (One Family Rural Residential) Designation: Conservation Existing Use of Property: Rural Single Family Residential Proposed Use of Property: Single Family Residential Site Area: 5.950 ha. (14.7ac) Access: 112 Avenue and continuation of 238 Street Servicing requirement: Urban Standard -2- b) Background: This rezoning application was received in January 2012 for a proposed townhouse development to be zoned RM -1 (Townhouse Residential). In a report to Council for first reading dated February 6, 2012, the Planning Department did not support the development proposal because it conflicted with the neighbouring single family houses and was not supported by the Official Community Plan policies. At the Council meeting of February 14, 2012, Council denied first reading of Maple Ridge Zone Amending Bylaw No. 6897 - 2012. At the Council Workshop meeting of February 20, 2012, Council approved a resolution to reconsider the application at the next Council meeting. At the Council meeting of February 28, 2012, Council reconsidered the application and deferred Bylaw No. 6897 - 2012 pending further analysis of the site. In 2014 a revised development plan was submitted for single family residential development. The original bylaw was cancelled, and the new Zone Amending Bylaw No. Bylaw 7111 - 2014 has been prepared to rezone the developable portion of the site to R-1 (Residential District) for approximately 16 lots. c) Site Characteristics: The subject site is located in the Cottonwood area at the northwest corner of 112 Avenue and a future continuation of 238 Street. The majority of the site is designated Conservation and a narrow strip of land on the east side of the lot between the top -of -bank of Horseshoe Creek and the east property line is designated Urban Residential. Northeast of the site there is a single row of RS -lb zoned lots on the west side of 238 Street with steep slopes down to Horseshoe Creek in the rear. This revised development proposal will continue that pattern south to 112 Avenue. Single detached dwellings are also located south of 112 Avenue. The lands north and west of the site are dedicated park land for Conservation purposes. The future Fire Hall/Park site is to be located east of this site. There is a 6 metre wide road dedication adjacent to the east property line which currently has a pedestrian trail through it. Additional road dedication would be required to construct 238 Street through to 112 Avenue. 112 Avenue terminates in a cul-de-sac southwest of the site, and will not be extended to the west across the Horseshoe Creek ravine. The clay slopes in the Cottonwood area are known to have significant slope stability problems, and evidence of instability has been noted in the area. Both loading and unloading (cutting and filling) associated with development can cause substantial changes to the stability of these slopes. Detailed geotechnical and environmental assessments will be required to establish the setback requirements for geotechnical and watercourse/slope protection on this site. The Fire Department is in the process of developing the plans for a new Fire Hall on the site to the east, 23863 112 Avenue (Appendix A). Therefore, it is not yet known what the site requirements will be for their site: including site coverage, building locations, environmental setbacks, and road requirements. The interface with adjacent properties and any implications can not be determined at this time. 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 -3- boundaries and yields, Official Community Plan designations and Bylaw particulars, and may require application for further development permits. d) Project Description: The proposed development application has been revised to rezone the developable portion of the site to R-1 (Residential District) for approximately 16 lots fronting onto 238 Street, which will constructed to a collector road standard. The balance of the site will be dedicated as Park for the protection of the steep slopes and watercourses. At this time the current application has been assessed to determine its compliance with the Official Community Plan (OCP) 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, OCP designations and Bylaw particulars, and may require application for further development permits. e) Planning Analysis: Official Community Plan: The subject site is currently designated Urban Residential and Conservation. The proposed development of single family lots to be zoned R-1 is consistent with the Neighbourhood Residential category, and is consistent with single family housing forms in the surrounding neighbourhood. It is expected that once complete information is received an OCP Amendment may be required to adjust the Conservation boundary. Zoning Bylaw: The current application proposes to rezone the property located at 23791 112 Avenue from RS -3 (One Family Rural Residential) to R-1 (Residential District) to permit a future subdivision of approximately 16 lots. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. Development Permits: Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is required for all developments and building permits within 50 metres of the top of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required for all development and subdivision activity or building permits for: • All 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" -4- to ensure the preservation, protection, restoration and enhancement of the natural environment and for development that is protected from hazardous conditions. Development Information Meeting: A Development Information Meeting is not required for this application as there are less than 25 lots proposed and it is in compliance with the OCP. f) Interdepartmental Implications: In order to advance the current application, after First Reading, comments and input will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Operations Department; c) Fire Department; d) Parks Department; e) School District; and f) 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/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this evaluation will take place between First and Second Reading. g) 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 City's website, together with an invitation to the public to comment. h) 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 - single family (Schedule B); 3. A Watercourse Protection Development Permit Application (Schedule F); 4. A Natural Features Development Permit Application (Schedule G); 5. A Subdivision Application. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. -5- CONCLUSION: It is expected that once complete information is received, Maple Ridge Zone Amending Bylaw No.7111-2014 will be amended and an OCP Amendment to adjust the Conservation boundary may be required. 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 City of Maple Ridge's Approving Officer. "Original signed by Ann Edwards" Prepared by: Ann Edwards, CPT Senior Planning Technician "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P. Eng GM: Public Works & Development Services "Original signed by Jim Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw No. 7111- 2014 Appendix C - Proposed Subdivision Plan -6- I 1 11 7 / \ , 1 4 1 -�* 114AAVE II ■I I 11 113BAVE I CONSERVATION I Mi i Sal I 1 I I I livily I P c .) 4111 1:- II Millift / r / I ' —240 ST.• ° sT. PARK Subject Prope y 11 it 1 I ' i 1 Proposed � Fire Hall Site 1 1 COMMERCIAL 112AVE. - - 112 AVE. ` —` -- r - - - 1 I�uiupr. • I PAJE. ��� E , ` / 1 '0 4‘` I i a 4 / SCALE 1:3,500 Cit _of Pitt Mea.pws_ _ _ r 23791-112 Ave - i� I , c 5r .ffa, - "JO ff'L I ' 1 LI r G - CORPORATION OF THE DISTRICT OF _ _,'.17-p � g �IETI �"ti, 3 • Iw � �,• 4 B MAPLE RIDGE Columbia MAPLE RIDGE PLANNING DEPARTMENT N District of I o �w� LangleyBritish ��T _ DATE: Feb 3, 2012 2012-004-RZ BY: DT IP =aoi ERASER R. CITY OF MAPLE RIDGE BYLAW NO. 7111- 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 City of Maple Ridge, enacts as follows: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7111- 2014." 2. That parcel or tract of land and premises known and described as: Parcel "G" (Reference Plan 1387) Except: Portion on Plan LMP38552 of the South East Quarter Section 16 Township 12 New Westminster District and outlined in heavy black line on Map No. 1626 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-1 (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 11430 11432 11433 13 22 11420 1142 11422 11423 57 11424 11414 LMP 49698 17 26 11374 11375 18 27 11364 11365 11354 1 oo 4 11346 CY)O 11347 1336 N 11337 2 U 3 a0 28 11355 11412 33 42 11396 0- 11399 34 11386 11387 11376 44 35 11377 36 11366 11367 111407 EINNEINI 1399 L P 337' 1 1391 46 ,45 44 _43 m 1 2 11385 3 1138 AVE. 11379 37 11356 5 11342 11332 6 113A AVE. 15 11316 16 11306 14 BC 13 P 279 84 11296 1 MP r,3 11290 2 'EP 8120' 3616 4 3 5 \\A 1128 AVE. 6 R 7 LM P 8 3616 3 R 10 R 2 iv 3 iv CP 4 iv 24' 5 04 6 7 8 16 1240 1230 112A AV E. 11357 o 8 11345 d 11335 7 11365 6 0_ 11357 7 9 \ BCP 26244 11315 N 11 10 v 11305 1- 1287 U LMP 43730 1 w LMP 36165 PARK 2 11279 WD �� 11269 M 12 a- -1 - PARK 11261 / o LMP 36163 9 11257 81011253 v BCP 17100 V111249 PARK 22512 11245 m1311241 25; 24 „23 F3 F3 F3 8 226 11227 m 2M 9 1220 N 11221 N 11222 19 24 11225 a 30_ 10 11216 18 2511219 121400 111217 11212 17 2611215 0 11210 11211 \ 7 rn 5 12 112 AVE V 11206 6 11207 U 4 11200 7 13 210491—� — �4 BCP 42842 11232 21 11226 20 2211233 2311229 GA f�i`1 27112os 2811205 RP 1224 Park BCP 41985 RP 1387 BCI 42841 �5 �6 29L_ 4201 BCP 12854 2- 1 120 - BC 5 1285,3 n1�1E�17,o16 BCP 12855 111 AAVE LMP 30218 112 AVE. LMP 24722 PARK 1195 PARK 10 11187 rn9 11179 N 8 11171 U 7 CO 11163 6 11155 BCP 21398 EPP 26771 23757 111P PVE o MAPLE RIDGE ZONE AMENDING Bylaw No. 7111-2014 Map No. 1626 From: RS -3 (One Family Rural Residential) To: R-1 (Residential District) MAPLE RIDGE British Columbia SCALE 1:3,000 Rem Pcl as R9/ PM47587 Pork 48480.3 m2 (4.85 ha) N0. 4 5 Plan LMP38552 36.58 (54,3797 24 113th Avenue 32.19 16 497.2 m2 44.40 15 5396 m2 42 94 14 532.8 m2 4327 13 547.1 m2 45.25 „4 12 578.1 m2 48.00 R-1 LOTS 371 m2 MINIMUM 12m X 24m 11 595.2 m2 4800 10 595.2 m2 4800 9 5952 m2 48.00 8 5952 m1 4800 98 6.02 2. / // // // I to 50 7 5952 m2 4600 6 5952 m1 48.00 5 5952 m2 46.00 4 598.7 m2 48.99 6286 m2 5293 896 6.02 5 a'\ 2 690.7 m2 66.98 1 82Z6 m2 5699 LOT 1: R/C REQUIRED DRIVEWAY OFF 112 AVE ONLY 112th Avenue DATE: OCTOBER 3, 2014 PAPER SIZE: 17'41" SCALE 1: 750 0 10 25 50 75 777 • PcIP Rel Plan 1224 PROPOSED 16 L O T SUBDIVISION PLAN `89 7.77 Port Pcl P 94.3 m2 254 Plan B33222 CP 1 2 3 Plan !18'26467 Plan U,IP26463 \-V 24 Terra Pacific Land Surveying Ltd 22371 St. Anne Avenue, Maple Ridge, BC Tel: 604-463-2509 Fie: MR13-851sk_SUB City of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: October 20, 2014 and Members of Council FILE NO: 2014-091-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No. 7115-2014 12420 AnseII Street EXECUTIVE SUMMARY: An application has been received to rezone the subject property, located at 12420 AnseII Street, from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to allow for a two lot subdivision. To proceed further with this application additional information is required as outlined below. RECOMMENDATIONS: That Zone Amending Bylaw No. 7115-2014 be given first reading; and That the applicant provide further information as described on Schedule B of the Development Procedures Bylaw No. 5879-1999, along with the information required for a Subdivision application. DISCUSSION: a) Background Context: Applicant: Rob Jeeves Owner: R. and E. Hayden Legal Description: Lot 78, Section 22, Township 12, New Westminster District Plan 43885 OCP: Existing: Proposed: Zoning: Existing: Proposed: Estate Suburban Residential No Change RS -3 (One Family Rural Residential) RS -2 (One Family Suburban Residential) Surrounding Uses: North: Use: Single Family Residential Zone: RS -2 (One Family Suburban Residential) Designation: Estate Suburban Residential 1104 South: East: West: Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Site Characteristics: Single Family Residential RS -3 (One Family Rural Residential) Agricultural Single Family Residential RS -3 (One Family Rural Residential) Agricultural Single Family Residential RS -2 (One Family Suburban Residential) Estate Suburban Residential Single Family Residential Single Family Residential 0.81 ha (2 acres) Ansel) Street and 124 Avenue Rural Standard The subject property is located on the northeast corner of Ansel) Street and 124 Avenue (see Appendix A). The site is relatively flat with an existing home on the western half of the property, with the eastern half that is mainly covered with trees. c) Project Description: The applicant is proposing to rezone the property from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) to allow for a two -lot subdivision. The applicant is proposing to maintain the existing home on the western lot. At this time the current application has been assessed to determine its compliance with the Official Community Plan (OCP) 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, OCP designations and Bylaw particulars, and may require application for further development permits. d) Planning Analysis: Official Community Plan: The subject property is designated Estate Suburban Residential in the OCP, which allows for single detached and two-family residential housing, generally on 0.4 ha (1 acre) lots. Areas designated Estate Suburban Residential are located outside the Urban Area Boundary, but are within the Fraser Sewer Area, or on property where sewer services have already been connected. This application is in compliance with the policies of the OCP. Zoning Bylaw: The current application proposes to rezone the subject property from RS -3 (One Family Rural Residential) to RS -2 (One Family Suburban Residential) (see Appendix B) to permit a two -lot subdivision. The existing home will remain on the western lot (see Appendix C). -2- Any variations from the requirements of the proposed zone will require a Development Variance Permit application. Development Permits: A Development Permit is not required for this single family two -lot rezoning and subdivision application. Advisory Design Panel: This application is not required to go to the Advisory Design Panel, as it is for a two lot single family development. Development Information Meeting: A Development Information Meeting is not required for this application as there is no amendment to the OCP and it is proposing less than 25 dwelling units. 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) Agricultural Land Commission; and f) 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/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this evaluation will take place between first and second reading. 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. A complete Rezoning Application (Schedule B); and 2. A Subdivision Application. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. -3- CONCLUSION: The development proposal is in compliance with the OCP, therefore, it is recommended that Council grant first reading subject to additional information being provided and assessed prior to second reading. The proposed layout has not been reviewed in relation to the relevant bylaws and regulations governing subdivision applications. Any subdivision layout provided is strictly preliminary and must be approved by the City of Maple Ridge's Approving Officer. "Original signed by Michelle Baski" Prepared by: Michelle Baski, AScT Planning Technician "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning "Original signed by Frank Quinn" Approved by: Frank Quinn, MBA, P. Eng GM: Public Works & Development Services "Original signed by J.L. (Jim) Rule" Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw No. 7115-2014 Appendix C - Proposed Subdivision Plan -4- 1 2 I I ± 12530 o c c`oo cooco co j I 125 AVE. 1 P 43885 24358 12497 1 ANSELL ST _ _ _ _ 76 12490 I,- O O I,- d 12475 2 1 12460 ch P 5052 SUBJECT PROPERTY 1 I � I -cc-!-- cc-!_12447 12447 /� I I 12440 5 1 I-cr I OI 1 ' P 43885 78 r 0_ 2 N c Ir- I I j I j I 12420 Lo N ---csi ----------- --- 124 AVE --- 7 ------ - to c c 21 oo N 12384 co N 12 I 1 I N 20 a 12370 Rem 12 12375 . 4I 12355 I � P .,,190 / I 11 ` 12342 1:2,000 Cit` _.f Pitt Mea ows_ 9 f j f 12420 ANSELL STREET ill I'. 41k4„ ! a ,,� I `� ... ,� 1s It /� CITY OF MAPLE RIDGE PLANNING DEPARTMENT Lam,_• i �d . i� , ' Ilk i ,S �rr�` •_ Q RIDGE Columbia District of IMAPLE "---�British Langley ��� _ oScale: I in DATE: Sep 25, 2014 FILE: 2014-091-RZ BY: PC a FRASER R.\ CITY OF MAPLE RIDGE BYLAW NO. 7115-2014 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 City of Maple Ridge enacts as follows: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7115-2014." 2. That parcel or tract of land and premises known and described as: Lot 78 Section 22 Township 12 New Westminster District Plan 43885 and outlined in heavy black line on Map No. 1628 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS -2 (One Family Suburban Residential). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , 20 READ a second time the day of , 20 PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 ADOPTED, the day of , 20 PRESIDING MEMBER CORPORATE OFFICER 2 EPP 1414 1 2 c) z a 12530 . M to of M M a -4- CV N 125 AVE. P 43885 b n n 1 L 00 u0 M N P 43885 12497 1 ANSELL ST. 76 12490 co 53 0 I-- `tL o_ 12475 2 1 12460 m P 5052 N I,- a 2 1 12447 12440 P 43885 1 v m P 43885 78 M N 50 M N a 2 v N 12420 L. N d 00 a a P 3118 21 w N 12384 co N N 190' 1220 J N a 12370 Rem 12 12375 LMP 34711 — Rem 12 12355 P 5390 11 12342 11 MAPLE RIDGE ZONE AMENDING Bylaw No. 7115-2014 Map No. 1628 From: RS -3 (One Family Rural Residential) To: RS -2 (One Family Suburban Residential) L\ N SCALE 1:2,500 MAPLE RIDGE British Columbia PROPOSED SUBDIVISION OF LOT 78 SEC.22 TP.12 N.W.D. PLAN 43885 B.C.G.S. 92G. 028 This plan lies within the Greater Vancouver Regional District Municipality of Maple Ridge Sale 1:500 AN distances are M metres except where otherwise noted W 5 0 W.0 25.0 S.P. Wade, B.C.L.S. £RTE AUGUST 20, 2014 Wade & Associates Land Surveying Ltd. B.C. Land Surveyors Maple Ridge and Mission Frls: H2994-02 Phone 604-453-4753 Plan 71764 2 ANSELL STREET Cn A 43.406 by 50.92 ry 5. Geroge 2 Plan 72831 Plan 43885 —226 —229 53.50 8 0.405 ha 53.94 724 AVENUE 1 Plan 5052 4 MAPLE RIDGE $nlishColumbia TO: FROM: City of Maple Ridge His Worship Mayor Ernie Daykin and Members of Council Chief Administrative Officer MEETING DATE: October 20, 2014 FILE NO: 2012-119-RZ MEETING: C of W SUBJECT: Second Reading (Second Plan Revision) Maple Ridge Zone Amending Bylaw No.6969-2013 24108 104 Avenue and 10336 24OA Street EXECUTIVE SUMMARY: An application has been received to rezone the subject properties located at 24108 104 Avenue and 10336 240A Street (see Appendix A), from RS -3 (One Family Rural Residential) and RS -2 (One Family Suburban Residential) to RM -1 (Townhouse Residential), to permit a future development of 97 townhouse units. The proposed RM -1 (Townhouse Residential) zoning complies with the Official Community Plan (OCP). This application received first reading for Zone Amending Bylaw No. 6969 - 2013 on February 12, 2013. Consideration for second reading of the zone amending bylaw was deferred at the July 22, 2014 Council meeting due to concerns that all of the units had a tandem parking configuration. In response to these concerns, the applicant's architect modified the development proposal by reducing the number of units from 104 to 99, and by changing 25 units to have a double car garage. The revised proposal was deferred by Council on August 26, 2014 with the following resolution: That application 2012-119-RZ be deferred for return with a four week time period. As a result of the second deferral, the applicant has made further changes to the project design related to parking garages. The latest plan proposes 97 townhouse units, 30 of which have a double car garage. Additionally, the new proposal has added 120 additional parking spaces by providing functional driveway aprons. Of the additional parking spaces provided, 92 are longer parking spaces to accommodate large vehicles such as a GMC Sierra. The additional parking spaces have resulted in 23 units having a total of four parking spaces per unit, 54 units with a total of three parking spaces per unit, and 19 units with two spaces per unit. Overall, there are now 314 parking spaces for the proposed development that requires 214 parking spaces. In comparison to the original development proposal considered on July 22, 2014, the applicant has increased the number of double car garage units from 0 to 30; has increased the number of extra parking spaces not required by bylaw from 0 to 120 (92 of which are over sized for large vehicles); and has decreased the number of units from 104 to 97. 110 RECOMMENDATIONS: 1. That Maple Ridge Zone Amending Bylaw No. 6969 - 2013 be given second reading, and be forwarded to Public Hearing; and 2. That the following terms and conditions be met prior to final reading: Approval from the Ministry of Transportation 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. Consolidation of the development site; iv. 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; v. Registration of a Cross Access Easement Agreement at the Land Title Office; vi. Registration of a Restrictive Covenant at the Land Title Office protecting the Visitor Parking; vii. Removal of the existing buildings; and viii. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. DISCUSSION: a) Background Context: Applicant: Nordel Homes Ltd. (Amar Bains) Owners: Guards Capital Group (Corp. Inc No. 0547954) Gurjeet Dhindsa Surinder Dhindsa Legal Description: Lot: 4, Section: 3, Township: 12, Plan: 9393 Lot: 19, Section: 3, Township: 12, Plan: BCP36407 OCP: Existing: Medium Density Residential Zoning: Existing: RS -2 (One Family Suburban Residential), and RS -3 (One Family Rural Residential) Proposed: RM -1 (Townhouse Residential) -2-