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Home My WebLink About2011-04-19 Public Hearing Meeting Agenda and Reports.pdfDeep Roots Greater Heights District of Maple Ridge PUBLIC HEARING April 19,2011 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, April 19, 2011 to consider the following bylaw: 1) RZ/033/08 MAPLE RIDGE ZONE AMENDING BYLAW NO. 6621-2008 LEGAL: Lot A, Section 3, Township 12, New Westminster District, Plan 13554 LOCATION: 10366 240 Street FROM: RS-2 (One Family Suburban Residential) TO: R-3 (Special Amenity Residential District) PURPOSE: To permit the future subdivision of 9 single family residential lots. 0 v `V 104 AVE. U Q o 103 AVE. N AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaw and copies of staff report and other information considered by Council relevant to the matters contained in the bylaw 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 April 8 to April 19, 2011, Saturdays, Sundays and Statutory Holidays excepted. Some of this information will also be posted on the District website www.maplerid e.ca on the Mayor and Council/Agendas and Minutes page. ALL PERSONS who deem themselves affected by this bylaw shall be afforded a reasonable opportunity to be heard at the Public Hearing before Council on the matters contained in the bylaw 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@maplerid e.ca , by 4:00 p.m., April 19, 2011. All written submissions and e-mails will become part of the public record. Dated this 8th day of April, 2011. Ceri Marlo Manager of Legislative Services DEVELOPMENT APPLICATION CHECKLIST FOR FILE RZ/033/08 File Manager: Michelle Bast Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED 1. A completed Application Form (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 EJ 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 7. Lot grading plan 8. Landscape plan- ® ❑ 9. Preliminary architectural plans including site plan, ID 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: Geotechnical Engineering Assessment Report - Levelton, 2008-01-15 Geotechnical Site Assessment - Geomedia, 2010-11-22 Supplementary Geotechnical Comments - Geomedia, 2010-11-12 Tree Evaluation Report - Mike Fadwin & Associates Ltd., May 2008 1. DISTRICT OF MAPLE RIDGE Agenda Item: 1102 Council Meeting of: March 22, 2011 1. That Zone Amending Bylaw No. 6621-2008 be given Second Reading and be forwarded to Public Hearing; and 2. That the following term(s) and condition(s) be met prior to Final Reading: i. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; ii. A Statutory Right -Of -Way plan and Agreement must be registered at the Land Title Office for the construction of a sanitary sewer; iii. Road dedication, as required; iv. Consolidation of the remnant lot with the development site to the east, application RZ/063/09, to prevent creating a non -conforming lot; V. Removal of existing building(s); vi. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the applicant will provide a Site Profile for the subject property. (RZ/033/08, 10366 240 Street - to rezone from RS-2 [One Family Suburban Residential] to R-3 [Special Amenity Residential District] to permit subdivision into 9 single family residential lots) CAIED DEFEATED DEFERRED "Ernie Daykin" MAYOR E TO: _ Chief Administrative Officer ACTION NOTIQ Executive Director Mgr - Sustainability & Corp Planning _ Gen Mgr - Corporate & Financial Mgr - Accounting ief Information Officer n Mgr - Public Works & Development Dir - Planning Dir - Licenses, Permits & Bylaws Municipal Engineer Dir - Engineering Operations _ Gen Mgr -Com. Dev. & Rec. Services Dir - Parks & Facilities _ Dir - Recreation Dir - Community Services Clerk's Section Corporate Officer Property & Risk Manager Lynn Marchand _ iana Dalton Amanda Allen _ Tracy Camire Amanda Gaunt - 2 Karen Kaake 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. March 22. 2011 Date Corporate Officer deep kvats DISTRICT OF MAPLE RIDGE Greater Heights f0: His Worship Mayor Ernie Daykin MEETING DATE: March 21, 2011 and Members of Council FILE NO: FROM: Chief Administrative Officer RZ/033/08 ATTN: C of W SUBJECT: Second Reading Maple Ridge Zone Amending Bylaw No.6621-2008 10366 240 Street EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS-2 (One Family Suburban Residential) to R-3 (Special Amenity Residential District). RECOMMENDATIONS: I. That Zone Amending Bylaw No. 6621-2008 be given Second Reading and be forwarded to Public Hearing; and _. That the following term(s) and condition(s) be met prior to Final Reading. i• Registration of a Geotechnical Report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; ii. A Statutory Right -of -Way plan and Agreement must be registered at the Land Title Office for the construction of a sanitary sewer; Road dedication, as required; iv. Consolidation of the remnant lot with the development site to the east, application RZ/063/09, to prevent creating a non -conforming lot; V. Removal of the existing buildings; vi. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the applicant will provide a Site Profile for the subject property. DISCUSSION: a) Background Context: Applicant: H.Y. Engineering Ltd. Owner: Gurinderjeet S. Toor Sukhjinder K. Toor Legal Description: Lot A, Section 3, Township 12, Plan 13554 OCP: Existing: Medium Density Residential Proposed: Medium Density Residential Zoning: Existing: RS-2 (One Family Suburban Residential) Proposed: R-3 (Special Amenity Residential District) Surrounding Uses North: Use: Single family Residential Zone: RS-2 (One Family Suburban Residential) Designation Medium Density Residential South: Use: Single Family Residential Zone: R-3 (Special Amenity Residential District) Designation: Medium Density Residential East: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Medium Density Residential West: Use: Multi Family Residential Zone: RM-1(Townhouse Residential) Designation: Urban Residential Existing Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential Site Area: 6475 m2 (1.60 acres) Access: Proposed 240A Street and proposed rear lane Servicing: Full urban servicing will be provided Accompanying Applications: SD/033/08 and RZ/SD/DP/063/09 b) Project Description: The subject property is in total 0.649 ha in size; however, the current application applies to the western portion only, which totals 0.413 ha. The current application proposes to rezone the western portion of the property from RS-2 (One Family Suburban Residential) to R-3 (Special Amenity Residential District), to permit future subdivision into 9 single family residential lots. The eastern portion of the site, totalling 0.236 ha, is encompassed- in the rezoning application RZ/063/09, which proposes a townhouse development under the RM-1 (Townhouse Residential) Zone. This application is currently at Third Reading. -2- The subject property is bound by residential development in all directions; the adjacent property to the south was the subject o as recent rezoning to R-3 (Special Amenity Residential District), under application RZ/093/04, and was subsequently granted subdivision approval under application SD/075/07. The current application is a continuation of that subdivision and is proposed to closely match the lot areas and dimensions of those approved lots. The applicant proposes to extend 240A Street and the rear access lane provided by the southerly development, to provide access to all proposed new lots. The subdivision to the south has yet to be developed, therefore, the current application can provide necessary services only when the south development commences. c) Planning Analysis: Official Communit Plan: The subject property is located within the Albion urban area and is therefore subject to the policies set out in the Albion Area Plan. The proposed rezoning to R-3 (Special Amenity Residential District) is in accordance with the subject property's designation as "Medium Density Residential" in the Albion Area Plan. Zoning Bylaw: The R-3 (Special Amenity Residential District) zone requires a minimum lot area of 213 m2; a minimum lot width, with lane access of 7.9 m and a minimum lot depth of 27 m. The 9 proposed single family lots comply with the above requirements of the Zoning Bylaw as follows; Areas range from 274 m2 to 315 m2 o Lots widths range from 9.14 m to 10.5 m Lot depths are all 30 m Development Permit: Pursuant to Section 8.8 of the Official Community Plan, an Intensive Residential Development Permit application is required to ensure the current proposal provides emphasis on high standards in aesthetics and quality of the built environment, while protecting important qualities of the natural environment. d) Interdepartmental Implications: Engineering D�eaartment: The Engineering Department has reviewed the proposal and has provided the following comments: 1. There are no services to be provided by this rezoning application; Servicing Agreements are in place for the development to the south (RZ/093/04 and SD/075/07). The timing of construction of services for this proposed rezoning and subdivision application will be dependant upon the construction of the southern services. 2. DCC Bylaw No.6462-2007 includes a highway item for road works on 240 Street. This will be reviewed at the subdivision stage after receipt of the servicing design. -3- S. At the subdivision stage, there might be Latecomer Charges payable to the development to the south (SD/075/07). 4. Three metres wide road dedication is required across the property frontage. 5. A Development Variance Permit will be required to support retaining the above ground utility company plant that fronts this property along the east side of 240 Street. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the subdivision is completed they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be additional trees added to the street tree inventory. The Manager of Parks & Open Space has advised that there is maintenance requirement of $25.00 per new tree which will affect their operating budget. CONCLUSION: This proposal conforms to the Albion Area Plan of the OCP and is working with neighbouring lands and applications to develop in a logical pattern, it is therefore recommended that Second Reading be given to Maple Ridge Zone Amending Bylaw No. E 732-2010, and that application RZ/033/08 be forwarded to Public Hearing. Prepared by. Michelle Bast `Planning�Te�n ician I " e PickeTi CP, PACIP Dire o Planning Approved by. Arank Quinn, MBA, P.Eng -) GM:.P-gbiic Works & Development Services Concurrence: J. L. (Jirt�) Rule Chief Administrative Officer The following appendiceAre attached hereto: Appendix A - Subject Map Appendix B - Zone Amending Bylaw 6621-2008 Appendix C - Site Plan Appendix D - Building Elevation Plans Appendix E - Landscape Plans 4- I N N C, O m p O O cD O a O - A N B N Rem D N B N 7 N 4 P 21 69 NWP7139 P 13554 10386 P 11176 P 9393 A P 13554 SUBJECT PROPERTY G P 20434 2 LMP 48057 PARK Rem 1 28 P 37992 00 0- 104 AVE. 42 17 41 43�40 39,38 j37—j3-67F3-5—F3-4T-33- to N LV [�ii _ N N+ 0 N� N 1 SVI N 102 B AVE District of r Pitt Meadows Valley i 10366 240 STREET o 17. CORPORATION OF THE DISTRICT OF DistrictMAPLE RIDGE MAPLE RIDGE Langley Of - PLANNING DEPARTMENT L�. er� � � — — _ SCALE 1:2,000 DATE: May 8, 2008 FILE: SD/033/08 BY: PC Appendix B CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6621-2008 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. 6621-2008." 2. That parcel or tract of land and premises known and described as: Lot "A", Section 3, Township 12, New Westminster District Plan 13554 and outlined in heavy black line on Map No. 1443 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-3 (Special Amenity 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 231d day of November, A.D. 2010. PUBLIC HEARING held the day of READ a second time the day of READ a third time the day of RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200. , A.D. 200. , A.D. 200. , A.D. 200. MAYOR CORPORATE OFFICER Pcl. M S 0014 (J130089E) 0.409 ha Z ha i P 22743 P 14750 A Rem 7 0.518 ha 10420 23.1 014750 4 3 i 8 0.674 ha N 104 AVE. cn CS e A $ Rem D B N 7 P 21769 NWP7139 P 13554 tam P 11176 0.405 ha 7a0y A 13554 0.647 ha � Pci. 1 ►a xwS. 17 10-T49 23.1 1 70 16 ►ajty lo.�s� la woA irax S 15 14 raw 2 10=84 � 13 1a I25 g IOJM taY22 � 12 /a�9 a 0.405 ha forts 20.0 iavo 1 10 1G1�7T 10= 103 AVE. a BAR ARK P 60014 1 P 8149 0.405 ha Rem 1 1,1.E I F RiDvF L0\�E ,' N,`1NG,�� Bv!aY,, No. 662 —2008 M-,�3c No. 1443 -ror^. RS-2 (one Fu ^i!y Suburbcn ResidPntia i o: R-3 (Specicl Amenity Resicerticl District—) 4 P 9393 0.649 ha BCP 36407 1.87 ha 19 LMP 48057 PARK 0.893 ha 7 M f r-- , IC < Z � 1 O U > Q Q u � U Q0 - _I Q �O-IU Appendix C E �) u Ln M Appendix D 3AV £O6 $133HIS V OtZ @7'8t1S S1016 F3-• . m UK x 0 Appendix E I I F F �� }3ga .• z { o� ui a Er Q .a zz U Z ZW Im s ZZ m IL 0 a ' 1 zo< O ; Z w 0 � aa� i Cl- x cn �a Ps�flaa� O crZ p z- - I It •�� i ZLLJ WrZ a z s �u��ldd}a 'i O a t - �y ZUQ v 4 a , eF i5 s ¢ W n R, .r Y •z�i-.'• E;v«`: aIn a: $`jlkaall\f'laka !F ism QJ CLI ;z Ol \. s 5-7 l | .§ !. �� \ } � � ■ � ` j. § !|| !m ��2OPOlO/!g am �� SC��E �[�N�|N� PLAN J Proposed Lane m m m C m m m Z 94 a ' i81 LP 03 �"� 10 - 19 ° ` LANDSCAPE PLANTING Pl ANl