HomeMy WebLinkAbout2010-03-16 Public Hearing Meeting and Reports.pdfDistrict of Maple Ridge
PUBLIC
HEARING
March 16, 2010
DISTRICT OF MAPLE RIDGE
NOTICE OF PUBLIC HEARING
TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the Municipal Hall,
11995 Haney Place, Maple Ridge, North-East corner entrance, at 7:00 p.m., Tuesday, March 16,
2010 to consider the following bylaws:
1a) RZ/080/08
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 6687-2009
LEGAL: Lot 1, Section 28, Township 12, Plan LMP46534, New Westminster District
LOCATION: 23227 Dogwood Avenue
PURPOSE: To amend Schedule "B" of the Official Community Plan
(as shown outlined in heavy black line on the following map)
FROM: Estate Suburban Residential and Commercial
TO: Commercial
1b) RZ/080/08
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6688-2009
LEGAL: Lot 1, Section 28, Township 12, Plan LMP46534, New Westminster District
LOCATION: 23227 Dogwood Ave
FROM: LUC (Land Use Contract) and RS-2 (One Family Suburban Residential)
TO: C-1(Neighbourhood Commercial)
(as shown outlined in heavy black line on the following map)
PURPOSE: To permit the renovation of the existing building into three commercial
rental units.
AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaws and copies of staff reports and
other information considered by Council relevant to the matters contained in the bylaws will also be
available for public inspection at the Municipal Hall, Planning Department counter, between 8:00
a.m. and 4:00 p.m. from March 5 to March 16, 2010, Saturdays, Sundays and Statutory Holidays
excepted. Some of this information will also be posted on the District website www.mapleridge.ca
on the Mayor and Council/Agendas and Minutes page.
ALL PERSONS who deem themselves affected by any of these bylaws shall be afforded a reasonable
opportunity to be heard at the Public Hearing before Council on the matters contained in the bylaws
or by making a written submission to the attention of the Manager of Legislative Services or by
sending an e-mail to the Clerk's Department at clerks@maiDleridge.ca , by 4:00 p.m., March 16,
2010. All written submissions and e-mails will become part of the public record.
Dated this 51h day of March, 2010.
Ceri Marlo
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE RZ/080/08
File Manager: Sarah Atkinson
Official Community Plan or Zoning Bylaw Amendments:
RECEIVED
NOT REQUIRED
1.
A completed Application Form
0
El
(Schedule "A" — Development Procedures Bylaw No. 5879-1999)
2.
An application- fee, payable to the District of Maple Ridge, in
accordance with Development Application Fee Bylaw no. 5949-2001.
3.
A Certificate of Title and Consent Form if the applicant is different
®
❑
from the owner shown on the Certificate of Title.
4.
A legal survey of the property(ies)
5.
Subdivision plan layout
6.
Neighbourhood context plan
El
z
7.
Lot grading plan
8.
Landscape plan`+
®
❑
9.
Preliminary architectural plans including site plan,
®
❑
building elevations, accessory off-street parking and
general bylaw compliance reconciliation'+.
' These items may not be required for single-family residential applications
+ These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01
Additional reports rovided:
1.
DISTRICT OF Agenda Item: 1102
MAPLE RIDGE Council Meeting of: December 8, 2009
1. That Bylaw No. 6687-2009 be given first reading and be forwarded to Public Hearing;
2. That in accordance with Section 879 of the Local Government Act opportunity for early and on-
going consultation has been provided by way of posting Bylaw No. 6687-2009 on the municipal
website and requiring that the applicant host a Development Information Meeting, and Council
considers it unnecessary to provide any further consultation opportunities, except by way of
holding a public hearing on the bylaw;
3. That Bylaw No. 6687-2009 be considered in conjunction with the Capital Expenditure Plan and
Waste Management Plan;
4. That It be confirmed that Bylaw No. 6687-2009 is consistent with the Capital Expenditure Plan
and Waste Management Plan;
5. That Bylaw No. 6688-2009 be given first reading and be forwarded to Public Hearing; and
6. That the following terms and conditions be met prior to final reading:
i. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of security as outlined in the Agreement;
ii. Amendment to Schedule "B" of the Official Community Plan;
iii. A disclosure statement must be submitted by a Professional Engineer advising whether
there is any evidence of underground fuel storage tanks. If there is evidence, a site
profile pursuant to the Waste Management Act must be provided in accordance with the
regulations.
iv Pursuant to the Contaminated Site Regulations of the Environmental Management Act,
the subdivider will provide a Site Profile for the subject land(s).
V. Registration of an amenity parking agreement as a Restrictive Covenant.
(RZ/080/08, 23227 Dogwood Avenue - to rezone from LUC (Land Use Contract) and RS-2 (One
Family Suburban Residential) to C-1(Neighbourhood Commercial) to permit the renovation of an
existing building into three commercial units)
"Ernie Daykin"
CA IED DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO: _ Chief Administrative Officer
_ Gen Mgr - Corporate & Financial
_ RCMP
Fire Chief
�en Mgr - Public Works & Developm
Dir- Planning
Dir- Licenses, Permits & By-laws
Municipal Engineer
_ Gen Mgr - Com. Dev. & Rec. Services
Clerk's Section
Corporate Officer
Property & Risk Manager
_ / Diana Dalton
�/ Amanda Allen
Amanda Gaunt 7 f . 2-
The above decision was made at a meeting of the Municipal Council held on the date noted above and is sent to
you for notation and/or such action as may be required by your Department.
December 8. 2009
Date
Corporate Officer
DISTRICT OF MAPLE RIDGE
Deep Roots
Greater Heights
TO: His Worship Mayor Ernie Daykin DATE: November 27, 2009
and Members of Council FILE NO: RZ/080/08
FROM: Chief Administrative Officer ATTN: C of W
SUBJECT: First Reading
Maple Ridge Official Community Plan Amending Bylaw No. 6687-2009
Maple Ridge Zone Amending Bylaw No.6688-2009
23227 Dogwood Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from LUC (Land Use Contracts) and
RS-2 (One Family Suburban Residential) to C-1 (Neighbourhood Commercial) to permit the
renovation of the existing building into three commercial rental units.
The subject property is currently split designated as Commercial (Historic) and Estate Suburban
Residential. The application is requesting an amendment to the Official Community Plan to
designate the entire property as Commercial (Historic).
RECOMMENDATIONS:
1. That Maple Ridge Official Community Plan Amending Bylaw No. 6687-2009 be given first
reading and be forwarded to Public Hearing;
2. That in accordance with Section 879 of the Local Government Act opportunity for early and
on -going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. 6687-2009 on the municipal website and requiring that the applicant host a
Development Information Meeting, and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a public hearing on the bylaw;
3. That Maple Ridge Official Community Plan Amending Bylaw No. 6687-2009 be considered in
conjunction with the Capital Expenditure Plan and Waste Management Plan;
4. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6687-
2009 is consistent with the Capital Expenditure Plan and Waste Management Plan;
5. That Zone Amending Bylaw No. 6688-2009 be given first reading and be forwarded to Public
Hearing; and
6. That the following terms and conditions be met prior to final reading.
Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt
of the deposit of security as outlined in the Agreement;
ii. Amendment to Schedule "B" of the Official Community Plan;
iii. A disclosure statement must be submitted by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks. If there is evidence,
a site profile pursuant to the Waste Management Act must be provided in accordance
with the regulations.
iv. Pursuant to the Contaminated Site Regulations of the Environmental Management
Act, the subdivider will provide a Site Profile for the subject land(s).
V. Registration of an amenity parking agreement as a Restrictive Covenant.
DISCUSSION:
a) Background Context:
Applicant: David J. Ho Architects
Owner: Beta Enterprises Ltd.
Legal Description: Lot 1, Section 28, Township 12, NWD Plan
LMP46534
OCP:
Zoning:
Existing: Commercial and Estate Suburban Residential
Proposed: Commercial
Existing: LUC (Land Use Contract) and RS-2 (One Family
Suburban Residential)
Proposed: C-1(Neighbourhood Commercial)
Surrounding Uses
North:
Use:
Residential
Zone:
RS-2 (One Family Suburban Residential)
Designation:
Estate Suburban Residential
South:
Use:
Pub and Liquor Store
Zone:
CS-1 (Service Commercial)
Designation:
Commercial and Estate Suburban Residential
East:
Use:
Residential
Zone:
RS-2 (One Family Suburban Residential)
Designation:
Estate Suburban Residential
West:
Use:
Residential (Strata)
Zone:
RG-2 (Residential Strata) and RS-2 (One Family
Suburban Residential)
Designation:
Estate Suburban Residential
-2-
Existing Use of Property:
Proposed Use of Property:
Access:
Site Area:
Servicing:
Companion Applications:
b) Project Description:
Vacant
Three commercial rental units for the C-1
(Neighbourhood Commercial) zone
Dogwood Ave.
1758 m2
Urban
VP/080/08 and DP/080/08
A vacant building, which was formerly the Black Sheep Pub, currently exists at 23227 Dogwood
Avenue. An application has been received to rezone the subject property from LUC (Land Use
Contracts) and RS-2 (One Family Suburban Residential) to C-1 (Neighbourhood Commercial) to
permit the renovation of the existing building into three commercial rental units.
c) Planning Analysis:
Official Co nmunity Plan:
The property is currently split designated as Commercial (Historic Commercial centre of Yennadon)
and Estate Suburban Residential. This application requires a minor amendment to extend the
boundaries of the Commercial (Historic) designation to include the entire property. Historic
Commercial centres located outside of the Urban Area Boundary are intended to provide small scale
convenience shopping and a limited range of services to residents. Limited infill or expansion of a
Historic Commercial centre may be supported if the development is sensitive to the historic
character of the centre, and is compatible in use and form with the surrounding areas. This
proposal fulfills the objectives of the OCP as stated above.
Zoning Bylaw:
The proposed C-1 (Neighbourhood Commercial) Zone is compatible with the subject property's
Commercial (Historic) OCP designation. The current proposal complies with the C-1 Zone
(Neighbourhood Commercial), with the exception of a variance requested to reduce the front yard
setback from 7.5 m to 6.6 m for the existing building. A variance is also requested for the
Subdivision and Development Services Bylaw No. 4800-1993, to waive the requirement for
underground wiring on 232°,� Street. The recommendation to waive this servicing requirement is
supported in Council Policy 9.05 "Conversion of Existing Overhead Utility Wiring to Underground
Wiring"
Off -Street Parking Bylaw:
The Off -Street Parking Bylaw No. 4350 - 1990 requires 1 parking stall per 30m2 gross floor area,
resulting in a requirement of 9 parking stalls for the current proposal. The application includes 22
parking stalls, which provides 13 parking stalls in excess of that required by the Off -Street Parking
Bylaw No. 4350 - 1990. The current development site shares a reciprocal relationship with the
WIM
Blacksheep Pub, located across the road. The excess parking will, therefore, be used to supplement
the existing pub parking. A Restrictive Covenant, securing the Blacksheep Pub's parking, is to be
registered on title prior to final rezoning.
Development Permits:
The current application is subject to a Commercial Development Permit as outlined in Section 8.5 of
the Official Community Plan. Adherence of this project to the guidelines of this permit will be
provided for Council in a future report.
Advisory Design Panel:
The project as proposed was reviewed and generally accepted by the Advisory Design Panel on
October 14, 2008. The plans have been revised to address the comments raised by the panel.
Development Information Meeting,:
A Development Information Meeting was held on Tuesday, November 23, 2009 at Yennadon
Elementary School. As per Council Policy 6.20, invitations were mailed to qualifying property
owners, advertisements were placed in the local paper and a notice was attached to the
development sign on site. Approximately 6 people attended the meeting with 3 comment sheets
returned and 1 faxed to the Planning Department. The comments received at the Development
Information Meeting were positive in nature;
• It was felt the proposal was very attractive and would be a nice improvement to the
neighbourhood.
• The parking stalls designated for the pub are appreciated.
• The landscaping is very nice and minimal to reduce vandalism.
The letter faxed to the Planning Department commented that the proposal will have a drastic effect
on the neighbourhood. The writers felt that the increased commercial use would create unwanted
congestion and tension. It was also felt that there was not adequate parking for the proposed
commercial units and the outdoor patio would create undue noise.
d) Interdepartmental implications:
Engineering Department:
A Rezoning Servicing Agreement and servicing estimate will be.prepared once an acceptable offsite
servicing design has been provided by the developer's engineer. Road dedication is not required;
however, the developer will be required to construct the required road improvements within the
existing road allowance.
11112121
Parks & Leisure Services De artment:
The Parks & Leisure Services Department have identified that after the development is completed
they will be responsible for maintaining the street trees. In the case of this project there will be
street trees planted within the boulevard; final civil drawings will provide exact numbers. The
Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per
new tree and their budget must be increased accordingly.
Fire De artment:
The Fire Department has no concerns with this development proposal.
e) School District Comments:
No comments have been received from a referral sent to School District No. 42.
f) Intergovernmental issues:
Local Government Act:
An amendment to the Official Community Plan requires the local government to consult with any
affected parties and to adopt related bylaws in compliance with the procedures outlined in Section
882 of the Act. The amendment required for this application, is considered to be minor in nature. It
has been determined that no additional consultation beyond existing procedures is required,
including referrals to the Board of the Regional District, the Council of an adjacent municipality, First
Nations. the School District or agencies of the Federal and Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
CONCLUSION:
It is recommended that first reading be given to Maple Ridge OCP Amending Bylaw 6687 - 2009 and
Maple Ridge Zone Amending Bylaw No. 6688 - 2009 and that application RZ/080/08 be forwarded
to Public Nearing.
WE
Prepared by. Sarah Atkinson
Planning Technician
pane i n P, MCIP
D ctor ofPJannino
Approved by;% Frank Quinn, MBA, F.En9
GM: Public Works & Development Services
Concurrence: J. L. im) Rule
Chi Administrative Officer
SA/d p
The following appendices are attached hereto:
Appendix A - Subject Map
Appendix B - OCP Amending Bylaw 6687 - 2009
Appendix C - Zone Amending Bylaw 6688 - 2009
Appendix D - Site Plan
Appendix E - Building Elevation Plans
Appendix F - Landscape Plans
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CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 6687-2009
A Bylaw to amend the Official Community Plan
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed desirable to amend Schedule "B" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open
meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 6687-2009."
2. That parcel or tract of land and premises known and described as:
Lot 1 Section 28 Township 12 Plan LMP46534 New Westminster District
and outlined in heavy black line on Map No. 781, a copy of which is attached hereto and
forms part of this Bylaw, is hereby redesignated to Commercial.
3. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.
READ A FIRST TIME the day of , A.D. 200.
PUBLIC HEARING HELD the day of , A.D. 200.
READ A SECOND TIME the day of , A.D. 200.
READ A THIRD TIME the day of , A.D. 200.
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200.
MAYOR CORPORATE OFFICER
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MAPLE
RIDGE OFFICIAL
COMMUNITY
PLAN AMENDING
Bylaw No.
6687-2009
Map No.
781
From:
Estate Suburban Residential
and Commercial
To:
Commercial
MAPLERIDGE
1 :2500
A�endx C
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO.6688-2009
A Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 -1985 as amended.
WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6688-2009."
2. That parcel or tract of land and premises known and described as:
Lot 1 Section 28 Township 12 Plan LMP46534 New Westminster District.
and outlined in heavy black line on Map No. 1461 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to C-1(Neighbourhood Commercial)
3. Maple Ridge Zoning Bylaw No. 3510 -1985 as.amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the day of , A.D. 200.
PUBLIC HEARING held the day of , A.D. 200.
READ a second time the day of , A.D. 200.
READ a third time the day of , A.D. 200.
RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200.
PRESIDING MEMBER
CORPORATE OFFICER
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