HomeMy WebLinkAbout2012-05-15 Public Hearing Meeting Agenda and Reports.pdfDistrict of Maple Ridge
PUBLIC
HEARING
May 15, 2012
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,
May 15,2012 to consider the following bylaw:
1)2011-012-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 6803-2011
LEGAL:Lots A & B, both of District Lot 277, Group 1, New Westminster
District, Plan 23180
LOCATION:11550 and 11544 207 Street
FROM:RS-1 (One Family Urban Residential)
TO:RM-1 (Townhouse Residential)
PURPOSE:To consolidate the two lots and construct townhouses.
AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaw and copies of the 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 May 1 to May 15,2012,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 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@mapleridge.ca ,by
4:00 p.m.,May 15, 2012.All written submissions and e-mails will become part of the public
record.
Dated this 1st day of May, 2012.
Ceri Marlo
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLISTFOR FILE 2011-012-RZFile Manager:Amelia Bowden
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 differentfrom 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,building elevations, accessory off-street parking andgeneral 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 provided:
Arborist Report
1.
DISTRICT OF Agenda Item:1105
MAPLE RIDGE Council Meeting of:April 10, 2012
1.That Bylaw No. 6803-2011 be given second reading and be forwarded to Public Hearing; and
2.That the following terms and conditions be met prior to Final Reading:
i.Approval from the Ministry of Transportation;
ii.Road dedication as required;
iii.Consolidation of the development site;
iv.Removal of the existing buildings;
v.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;
vi.Registration of a Restrictive Covenant protecting the Visitor Parking;
vii.Registration of a geotechnical report as a Restrictive Covenant which addresses the
suitability of the site for the proposed development.
(2011-012-RZ, 11550 and 11544 207 Street –to rezone from RS-1 [One Family Urban Residential]to RM-1 [Townhouse Residential] to permit the development of 10 townhouses)
“Ernie Daykin”
CARRIED DEFEATED DEFERRED MAYOR
ACTION NOTICE
TO:__Chief Administrative Officer
__Executive Director ___________________________________________________
__Gen Mgr –Corporate & Financial ___________________________________________________
__RCMP ___________________________________________________
__Fire Chief ___________________________________________________
__Mgr -Accounting ___________________________________________________
__Chief Information Officer
__Gen Mgr –Public Works &Development___________________________________________________
Dir -Planning __Prepare PH package________________________________
__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 _____________________________________________________Diana Dalton ___________________________________________________
Amanda Allen _Notification________________________________________
__Tracy Camire ___________________________________________________
Amanda Gaunt 3rd reading –May 22
__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.
April 10, 2012Date Corporate Officer
District oDistrict oDistrict oDistrict of Maple Ridgef Maple Ridgef Maple Ridgef Maple Ridge
TO:TO:TO:TO: His Worship Mayor Ernie Daykin MEETINGMEETINGMEETINGMEETING DATE:DATE:DATE:DATE: April 2, 2012
and Members of Council FILE NO:FILE NO:FILE NO:FILE NO: 2011-012-RZ
FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING:MEETING:MEETING:MEETING: C of W
SUBJECTSUBJECTSUBJECTSUBJECT: Second ReadingSecond ReadingSecond ReadingSecond Reading
Maple Ridge Zone Amending Bylaw No.Maple Ridge Zone Amending Bylaw No.Maple Ridge Zone Amending Bylaw No.Maple Ridge Zone Amending Bylaw No.6803 6803 6803 6803 ---- 2011201120112011
11550 and 11544 207 Street11550 and 11544 207 Street11550 and 11544 207 Street11550 and 11544 207 Street
EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-1 (One Family Urban
Residential) to RM-1 (Townhouse Residential). This application is in compliance with the Official
Community Plan.
RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS:RECOMMENDATIONS:
1.1.1.1. That That That That Zone Amending Zone Amending Zone Amending Zone Amending Bylaw No. Bylaw No. Bylaw No. Bylaw No. 6803 6803 6803 6803 ---- 2011201120112011 be given be given be given be given SecondSecondSecondSecond Reading and be forwarded to Reading and be forwarded to Reading and be forwarded to Reading and be forwarded to
Public Hearing; andPublic Hearing; andPublic Hearing; andPublic Hearing; and
2.2.2.2. That the following terms and conditions be met prior to Final RThat the following terms and conditions be met prior to Final RThat the following terms and conditions be met prior to Final RThat the following terms and conditions be met prior to Final Reading:eading:eading:eading:
i.i.i.i. Approval from the Ministry of Approval from the Ministry of Approval from the Ministry of Approval from the Ministry of Transportation;Transportation;Transportation;Transportation;
ii.ii.ii.ii. Road dedication as required;Road dedication as required;Road dedication as required;Road dedication as required;
iii.iii.iii.iii. Consolidation of the development site;Consolidation of the development site;Consolidation of the development site;Consolidation of the development site;
iv.iv.iv.iv. RRRRemoval of the existing buildingemoval of the existing buildingemoval of the existing buildingemoval of the existing buildings;s;s;s;
v.v.v.v. A disclosure statement must be submitted by a Professional Engineer advising A disclosure statement must be submitted by a Professional Engineer advising A disclosure statement must be submitted by a Professional Engineer advising 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, whether there is any evidence of underground fuel storage tanks. If there is evidence, whether there is any evidence of underground fuel storage tanks. If there is evidence, 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 a site profile pursuant to the Waste Management Act must be provided in a site profile pursuant to the Waste Management Act must be provided in a site profile pursuant to the Waste Management Act must be provided in accordance accordance accordance accordance
with the with the with the with the regulations;regulations;regulations;regulations;
vi.vi.vi.vi. Registration of a Restrictive CovenantRegistration of a Restrictive CovenantRegistration of a Restrictive CovenantRegistration of a Restrictive Covenant protecting the Visitor Parking;protecting the Visitor Parking;protecting the Visitor Parking;protecting the Visitor Parking;
vii.vii.vii.vii. Registration of aRegistration of aRegistration of aRegistration of a geotechnical report geotechnical report geotechnical report geotechnical report as a Restrictive Covenant as a Restrictive Covenant as a Restrictive Covenant as a Restrictive Covenant which addresses the which addresses the which addresses the which addresses the
suitability of the site for the proposed develsuitability of the site for the proposed develsuitability of the site for the proposed develsuitability of the site for the proposed development.opment.opment.opment.
- 2 -
DISCUSSION: DISCUSSION: DISCUSSION: DISCUSSION:
a)a)a)a) Background Background Background Background Context:Context:Context:Context:
Applicant: Manjit Rai
Owner: Nabob Homes Ltd
Legal Description: Lots A and B, DL: 277,GP1, NWD Plan: 23180
OCP:
Existing: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation Urban Residential
South: Use: Townhouse Residential
Zone: RM-1 (Townhouse Residential)
Designation: Urban Residential
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Municipal Park
Zone: RS-1 (One Family Urban Residential)
Designation: Park
Existing Use of Property: Single Family Residential
Proposed Use of Property: Townhouse Residential
Site Area: 0.334 ha
Access: 207 Street
Servicing requirement: Urban Standard
Companion Applications: 2011-012-DP, 2011-012-VP
b)b)b)b) Project Description:Project Description:Project Description:Project Description:
The applicant proposes to rezone the subject properties from RS-1 (One Family Urban Residential)
to RM-1 (Townhouse Residential) and consolidate the site lots to permit the development of ten
townhouses.
- 3 -
c)c)c)c) Planning Analysis:Planning Analysis:Planning Analysis:Planning Analysis:
Official Community PlanOfficial Community PlanOfficial Community PlanOfficial Community Plan::::
The subject properties are designated Urban Residential and the proposed RM-1 (Townhouse
Residential) zoning complies with this designation. As 207 Street is designated as a Major Corridor
in the Official Community Plan, the proposed development is subject to Major Corridor Residential
Infill Development Policies 3-20 and 3-21.
Zoning BylawZoning BylawZoning BylawZoning Bylaw::::
The current application proposes to rezone the property located at 11550 and 11544 207 Street
from RS-1 (One Family Urban Residential) to RM-1 (Townhouse Residential) to permit the
development of ten townhouses.
The applicant has requested the following building setback relaxations:
• To reduce the front yard setback from 7.5 metres to 4.57 metres
• To reduce the side yard setback from 7.5 metres to 2.2 and 2.4 metres on the north
and south side respectively.
The requested variances will be the subject of a future report to Council.
Development PermitsDevelopment PermitsDevelopment PermitsDevelopment Permits::::
Pursuant to Section 8.7 of the Official Community Plan, the applicant has submitted a Multi-Family
Development Permit application to ensure the current proposal enhances existing neighbourhoods
with compatible housing styles that meet diverse needs, and minimize potential conflicts with
neighbouring land uses.
Advisory Design PanelAdvisory Design PanelAdvisory Design PanelAdvisory Design Panel::::
The Advisory Design Panel reviewed the form and character of the proposed town house
development and the landscaping plans at a meeting held November 8, 2011.
Following presentations by the project Architect and Landscape Architect, the Advisory Design Panel
made the following resolution:
That the application be supported and the following concerns be addressed as the design develops
and submitted to Planning Staff:
• Consider deleting the front visitor parking stall in lieu of additional landscaping.
• Consider the addition of permeable pavers to reduce the asphalt areas, including the
visitor parking stalls and driveway aprons.
- 4 -
• Work with the Planning Department to look at relaxation of the east property line
setback in order to articulate Building 3 and possible relocation of the buildings to
allow an increase in the outdoor amenity area.
• Consider altering the centre roofline to reduce the building length for buildings 2 and
3 which would result in roof articulation.
• Consider providing a pathway from the common outdoor amenity area east to
connect with the driveway.
• Consider further articulation of the 207 Street building front to improve the
streetscape.
• Consider the addition of trim board on the second floor for all blocks.
• Consider a change of material at the second floor to accentuate vertical elements
(e.g: vertical board and batten).
The ADP concerns will be addressed when the final plans are submitted for the Multi-Family
Development Permit.
Development Information MeetingDevelopment Information MeetingDevelopment Information MeetingDevelopment Information Meeting::::
A Development Information Meeting was held at the Hammond Community Centre on January 24,
2012. A second Development Information Meeting was required because the applicant did not
adhere to all of the notification requirements stipulated by Council Policy 6.20. The second meeting
was subsequently held at the Maple Ridge Library on March 12, 2012. A summary of the comments
and discussions with the attendees was provided by the applicant and include the following:
• Too dense unit yield for the site
• Insufficient visitor parking
• Concern about fencing and tree retention to maintain privacy
• Drainage issue created by the proposed development
The applicant provided the following in response to the issues raised by the public:
• The project density is within the 0.6 Floor Space Ratio allowance of the RM-1
(Townhouse Residential) zone.
- 5 -
• The proposed number of visitor parking spaces meets the minimum requirements of
the Off-Street Parking Bylaw. There are also additional parking opportunities on
driveway aprons in front of unit garages.
• A wood fence (1.8 m/6 ft) and cedar hedging (1.5 m/4.9 ft) will be located along the
side and rear property lines to ensure privacy between adjacent lots.
• The applicant will be required to address stormwater management through the
engineering servicing drawings submitted at the Building Permit stage.
d)d)d)d) Interdepartmental Implications:Interdepartmental Implications:Interdepartmental Implications:Interdepartmental Implications:
Engineering Department:Engineering Department:Engineering Department:Engineering Department:
The Engineering Department has reviewed the proposed development and has advised that all
required services exist for the project; therefore, the applicant is not required to enter into a
Rezoning Servicing Agreement as a condition of Final Reading. Due to the location of the properties
within the Fraser Escarpment Area, the proposed development will be required to drain into a storm
sewer. The Engineering Department has confirmed that there is an existing storm sewer along the
property frontage. New servicing connections will be required at Building Permit stage. The
Engineering Department has noted that 3.048 metres of road dedication is a requirement of this
application.
Parks & Leisure Services Department:Parks & Leisure Services Department:Parks & Leisure Services Department:Parks & Leisure Services Department:
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 it is estimated
that there will be approximately three additional street trees planted and one existing tree located in
the road right-of-way. The Manager of Parks & Open Space has advised that the maintenance
requirement of $25.00 per tree will increase their budget requirements by $100.00.
Fire DepartmentFire DepartmentFire DepartmentFire Department::::
The Fire Department has reviewed the proposed development and has provided guidelines for the
demolition of existing buildings, fire hydrant location, and parking signage to ensure adequate fire
access and safety.
EnvironmentalEnvironmentalEnvironmentalEnvironmental::::
The applicant has submitted a Certified Arborist report to identify opportunities for tree retention and
hazard trees for removal. Significant trees along the perimeter of the site will be retained while trees
within proposed building envelopes or roadways will need to be removed. Furthermore, the project
landscape plan indicates that 26 new trees will be planted along with shrubs and groundcover to
ensure the development is esthetically pleasing.
- 6 -
CONCLUSION:CONCLUSION:CONCLUSION:CONCLUSION:
As the proposed development is in compliance with the Official Community Plan, it is recommended
that Second Reading be given to Maple Ridge Zone Amending Bylaw No. 6803 - 2011, and that
application 2011-012-RZ be forwarded to Public Hearing.
_______________________________________________
Prepared byPrepared byPrepared byPrepared by: : : : Amelia BowdenAmelia BowdenAmelia BowdenAmelia Bowden
Planning TechnicianPlanning TechnicianPlanning TechnicianPlanning Technician
_______________________________________________
Approved by:Approved by:Approved by:Approved by: Christine Carter, M.Christine Carter, M.Christine Carter, M.Christine Carter, M.PPPPLLLL, MCIP, MCIP, MCIP, MCIP
Director of PlanningDirector of PlanningDirector of PlanningDirector of Planning
____________________________________________________________________________________________________________________________________________________________________________________________
Approved by:Approved by:Approved by:Approved by: Frank Quinn, MBA, P.EngFrank Quinn, MBA, P.EngFrank Quinn, MBA, P.EngFrank Quinn, MBA, P.Eng
GM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development ServicesGM: Public Works & Development Services
____________________________________________________________________________________________________________________________________________________________________________________________
Concurrence:Concurrence:Concurrence:Concurrence: J. L. (Jim) RuleJ. L. (Jim) RuleJ. L. (Jim) RuleJ. L. (Jim) Rule
Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer
AB/dp
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix C – Zone Amending Bylaw 6803 - 2011
Appendix D – Site Plan
Appendix E – Building Elevation Plans
Appendix F – Landscape Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: May 3, 2012 FILE: 2011-012-RZ BY: PC
11544/50 207 STREET
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
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SUBJECT PROPERTIES
´
SCALE 1:2,000 207 ST
CORPORATION OF THE CORPORATION OF THE CORPORATION OF THE CORPORATION OF THE DISTRICT OF MAPLE RIDGEDISTRICT OF MAPLE RIDGEDISTRICT OF MAPLE RIDGEDISTRICT OF MAPLE RIDGE
BYLAW NO. BYLAW NO. BYLAW NO. BYLAW NO. 6803 6803 6803 6803 ---- 2011201120112011
A Bylaw to amend Map "A" forming partA Bylaw to amend Map "A" forming partA Bylaw to amend Map "A" forming partA Bylaw to amend Map "A" forming part
of Zoning Bylaw No. 3510 of Zoning Bylaw No. 3510 of Zoning Bylaw No. 3510 of Zoning Bylaw No. 3510 ---- 1985 as amended.1985 as amended.1985 as amended.1985 as amended.
____________________________________________________________________________________________________________________________________________________________________________________________________________________________________________
WHEREASWHEREASWHEREASWHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -
1985 as amended;
NOW THEREFORENOW THEREFORENOW THEREFORENOW THEREFORE, the Municipal Council of the Corporation of the District of Maple
Ridge, in open meeting assembled, ENACTS AS FOLLOWSENACTS AS FOLLOWSENACTS AS FOLLOWSENACTS AS FOLLOWS:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6803 - 2011."
2. Those parcels or tracts of land and premises known and described as:
Lot A District Lot 277 Group 1 New Westminster District Plan 23180
Lot B District Lot 277 Group 1 New Westminster District Plan 23180
and outlined in heavy black line on Map No. 1513 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RM-1 (Townhouse Residential).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ READ READ READ a first time the 12th day of April, A.D. 2011.
READREADREADREAD a second time the 10th day of April, A.D. 2012.
PUBLIC HEARING PUBLIC HEARING PUBLIC HEARING PUBLIC HEARING held the day of , A.D. 20 .
READ READ READ READ a third time the day of , A.D. 20 .
APPROVEDAPPROVEDAPPROVEDAPPROVED by the Minister of Transportation this day of , A.D. 20 .
RECONSIDERED AND FINALLY ADOPTED,RECONSIDERED AND FINALLY ADOPTED,RECONSIDERED AND FINALLY ADOPTED,RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .
____________________________________________________________________________________________________________________ ____________________________ ____________________________ ____________________________ ____________________________
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MAPLE RIDGE ZONE AMENDING
Bylaw No.Map No. From:
To:
6803-20111513RS-1 (One Family Urban Residential)
RM-1 (Townhouse Residential)