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Home My WebLink About2012-07-17 Public Hearing Meeting Agenda and Reports.pdf District of Maple Ridge PUBLIC HEARING July 17, 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,July 17,2012 to consider the following bylaws: 1)2012-052-RZ MAPLE RIDGE ZONE AMENDING BYLAW NO. 6931-2012 PURPOSE:Part 7, Commercial Zones, Section 708, Service Commercial: CS-1 SUBSECTION 1, PERMITTED PRINCIPAL USES, is amended by the deletion of (o) in it entirety and replacing it with the following: (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 2000m2 gross floor area. PURPOSE:SUBSECTION 2, PERMITTED ACCESSORY USES, is amended by the addition of the following: f) Music lessons, where the principal use is for the retail of musical instruments. 2)2011-050-RZ MAPLE RIDGE ZONE AMENDING BYLAW NO. 6846-2011 LEGAL:Lot 3 Except: Part Subdivided by Plan LMP434, District Lot 249, Group 1, New Westminster District,Plan 75991 LOCATION:21165 River Road FROM:RS-1 (One Family Urban Residential) TO:RS-1b (One Family Urban (Medium Density) Residential) PURPOSE:To permit a future subdivision of 7 lots. 3a)2011-066-RZ MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 6934-2012 LEGAL:Lot 11, Section 19, Township 15, New Westminster District,Plan 22220 LOCATION:26777 Dewdney Trunk Road PURPOSE:To amend Schedule “B” of the Official Community Plan (as shown outlined in heavy black line on the following map) FROM:Suburban Residential TO:Conservation PURPOSE:To amend Schedule “C” of the Official Community Plan by adding to Conservation (as shown outlined in heavy black line on the following map) 3b)2011-066-RZ MAPLE RIDGE ZONE AMENDING BYLAW NO. 6841-2011 LEGAL:Lot 11, Section 19, Township 15, New Westminster District,Plan 22220 LOCATION:26777 Dewdney Trunk Road FROM:RS-3 (One Family Rural Residential) TO:RS-2 (One Family Suburban Residential) PURPOSE:To permit the subdivision of two single-family lots. 4a)2011-015-RZ MAPLE RIDGE ZONE AMENDING BYLAW NO. 6801-2011 LEGAL:Lot 2, District Lot 222, New Westminster District,Plan BCP16317 LOCATION:11959 203 Street FROM:CS-1 (Service Commercial) TO:C-2 (Community Commercial) PURPOSE:To permit the construction of a two storey commercial and residential building. 4b)2011-015-RZ MAPLE RIDGE ZONE AMENDING BYLAW NO. 6933-2012 PURPOSE:To amend PART 7, COMMERCIAL ZONES, SECTION 702, COMMUNITY COMMERCIAL: C-2 as follows SECTION 1, PERMITTED PRINCIPAL USES, is amended by the addition of the following: o) Apartment is permitted in the following location: 11959 203 Street PURPOSE:SECTION 8, OTHER REGULATIONS, SUBSECTION (a) is amended by deleting the first sentence in its entirety and replacing it with the following: a)A principal or accessory apartment use shall: 5)RZ/024/09 MAPLE RIDGE ZONE AMENDING BYLAW NO. 6867-2011 LEGAL:Lot 6, Block 3 & 4,Section 14, Township 12, New Westminster District, Plan 17459 LOCATION:25467 Bosonworth Avenue FROM:RS-3 (One Family Rural Residential) TO:RS-2 (One Family Suburban Residential) PURPOSE:To permit the future subdivision of 4 single family lots. 6)2011-054-RZ MAPLE RIDGE ZONE AMENDING BYLAW NO. 6827-2011 LEGAL:Lot A (N23985E), Block 1, District Lot 398, Group 1, New Westminster District,Plan 155 Parcel ‘A’ (Reference Plan 210)Lot 6, Block 1, District Lot 398, Group 1, New Westminster District,Plan 155 LOCATION:22327 River Rd & Roll # 31399-0000-4 FROM:RS-1 (One Family Urban Residential) TO:CRM (Commercial/Residential) PURPOSE:To allow future construction of a four-storey apartment building with 43 units 7)2012-005-RZ MAPLE RIDGE ZONE AMENDING BYLAW NO. 6926-2012 LEGAL:Lot 1 Except: Part Subdivided by Plan LMP20045, District Lot 222, Group 1, New Westminster District,Plan 72179 LOCATION:20528 Lougheed Hwy FROM:CS-1 (Service Commercial) TO:C-2 (Community Commercial) PURPOSE:To permit an existing commercial building to be expanded and allow a broader range of commercial uses. 8a)2011-055-RZ MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 6832-2011 LEGAL:Parcel “A” (Explanatory Plan 16722), Lot 4, Section 16, Township 12, New Westminster District, Plan 7289; Lot 10,Section 16, Township 12, New Westminster District, Plan 21065 LOCATION:11461 and 11475 236 Street PURPOSE:To amend Schedule “B” of the Official Community Plan (as shown outlined in heavy black line on the following map) FROM:Conservation and Urban Residential TO:Urban Residential and Conservation PURPOSE:To amend Schedule “C” of the Official Community Plan to remove from Conservation and to add to Conservation (as shown outlined in heavy black line on the following map) 8b)2011-055-RZ MAPLE RIDGE ZONE AMENDING BYLAW NO. 6833-2011 LEGAL:Parcel “A” (Explanatory Plan 16722), Lot 4, Section 16, Township 12, New Westminster District, Plan 7289 Lot 10, Section 16, Township 12, New Westminster District, Plan 21065 LOCATION:11461 and 11475 236 Street FROM:RS-3 (One Family Rural Residential) TO:RM-1 (Townhouse Residential) PURPOSE:To permit a townhouse development of approximately 53 units. 9a)2011-082-RZ MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW NO. 6928-2012 LEGAL:Lot A, Section 3, Township 12, New Westminster District, Plan EPP9830 Lot B, Section 3, Township 12, New Westminster District, Plan BCP46878 LOCATION:10150 Jackson Road & 10190 Jackson Road PURPOSE:To amend Schedule “A”, Section 10.2.1 Land Use Designations, Albion Area Plan (as shown on Map No. 833) FROM:Low/Medium Density Residential and Medium Density Residential TO:Conservation and Medium Density Residential PURPOSE:To amend Schedule “C”of the Official Community Plan to add to Conservation (as shown on Map No. 834) Map No. 833 Map No. 834 9b)2011-082-RZ MAPLE RIDGE ZONE AMENDING BYLAW NO. 6861-2011 LEGAL:Lot A, Section 3, Township 12, New Westminster District, Plan EPP9830 Lot B, Section 3, Township 12, New Westminster District, Plan BCP46878 LOCATION:10150 Jackson Road and 10190 Jackson Road FROM:RS-3 (One Family Rural Residential)and M-2 (General Industrial) TO:R-1 (Residential District)and RS-1b (One Family Urban (Medium Density) Residential) PURPOSE:To permit future subdivision into single-family lots. 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 July 6 to July 17,2012,Saturdays, Sundays and Statutory Holidays excepted. Some of this information will also be posted on the District website www.mapleridge.ca on the Mayor & Council/Council Meetings 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@mapleridge.ca ,by 4:00 p.m.,July 17, 2012. All written submissions and e-mails will become part of the public record. Dated this 6th day of July,2012. Ceri Marlo Manager of Legislative Services DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2012-052-RZ File Manager: Diana Hall 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 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, 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 provided: DISTRICT OF Agenda Item: 1102 MAPLE RIDGE Council Meeting of: June 12, 2012 That Bylaw No. 6931-2012 be given first reading and be forwarded to Public Hearing. (2012-052-RZ, 22674 Dewdney Trunk Road - text Amendment to a CS-1 zone to permit the operation of a music store in the town centre) “Ernie Daykin” CARRIED DEFEATED DEFERRED MAYOR ACTION NOTICE TO: __ Chief Administrative Officer __ Executive Director ___________________________________________________ __ Mgr – Strategic Economic Initiatives ___________________________________________________ __ Mgr – Sustainability & Corp Planning ___________________________________________________ __ Mgr – Communications ___________________________________________________ __ Gen Mgr – Corporate & Financial ___________________________________________________ __ RCMP ___________________________________________________ __ Fire Chief ___________________________________________________ __ Mgr - Accounting ___________________________________________________ __ Chief Information Officer __ Gen 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 ___________________________________________________ __ Diana Dalton ___________________________________________________ __ Amanda Allen ___________________________________________________ __ Tracy Camire ___________________________________________________ __ Amanda Gaunt __ 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. June 12, 2012 Date Corporate Officer "Original signed by Ceri Marlo" District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: June 4, 2012 and Members of Council FILE NO: 2012-052-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading Maple Ridge Zone Amending Bylaw No.6931-2012 Text Amendment to CS-1 Zone EXECUTIVE SUMMARY: An application has been received for a text amendment to the CS-1 Highway Commercial Zone to permit the operation of a music store at 22674 Dewdney Trunk Road which is located in the Town Centre. This application will not require an amendment to the Official Community Plan. RECOMMENDATION: That Zone Amending Bylaw No. 6931-2012 be given First Reading and be forwarded to Public Hearing. DISCUSSION: a) Background Context: Applicant: Tom Lee Music Co. Limited Darry Major Owner: 294306 BC Ltd Legal Description: Lot 4, DL 401, Block 1, Plan 12215 OCP: Existing: Town Centre Commercial Proposed: No Change Zoning: Existing: CS-1 Highway Commercial Proposed: No Change b) Project Description: This application for a text amendment to the CS-1 Service Commercial Zone is to permit a music store in a Town Centre property with CS-1 Service Commercial zoning. (The subject property is at 22674 Dewdney Trunk Road.) Unless specifically referred to as an outright permitted use, all retail uses in this zone have a minimum retail space of 2000m2. On this basis, the current proposed use - 2 - does not meet this minimum area requirement and would not be permitted under current zoning. A rezoning application to C-3 Town Centre Commercial would be supported at this location. Contained within the Maple Ridge Official Community Plan, the Town Centre Area Plan designates this site as Town Centre Commercial which would align with the C-3 Town Centre Commercial Zone. The applicant prefers to instead proceed with a text amendment to the existing CS-1 Service Commercial Zone. Both approaches – whether a text amendment to the existing zone or rezoning to a new one are supportable, as discussed below., b) Planning Analysis: Official Community Plan: The location of this proposed use is supportable based on the policies of the Official Community Plan for the Regional Town Centre. Policy 6-23 states: All forms of commercial development, including street front retailing, will continue to be encouraged on appropriate streets in the Regional Town Centre. The CS-1 Zone is more restrictive, and is intended to accommodate uses oriented to the motoring public. This Zone aligns with commercial locations outside of the Town Centre. The permitted uses in this zone reflect a long term concern within the District and the Maple Ridge Official Community Plan to establish and maintain a “hierarchy” of commercial services, with distinct services available in the Town Centre, in Neighbourhood Centres, and along the Lougheed Highway and Dewdney Trunk Road. For this reason, smaller scale retail and personal service uses that are available in the Town Centre and Neighbourhood centres are not permitted in the CS-1 Zone. However, this text amendment is supportable as the sale of musical instruments is auto oriented and often requires a larger showroom that would typically be found in the CS-1 Zone. It should be noted that as the subject site is zoned CS-1, this proposed text amendment will apply to all CS-1 zoned properties. This proposal does not generate a need for an amendment to the Official Community Plan. Zoning Bylaw: The proposed Text amendment to the Zoning Bylaw is as follows: Part 7, Commercial Zones, Section 708, Service Commercial: CS-1 is amended as follows: 1) SUBSECTION 1, PERMITTED PRINCIPAL USES, is amended by the deletion of (o) in its entirety and replacing it with the following: (o) retail limited to household furnishings, vehicle parts and accessories, second hand goods, antiques, musical instruments, and sports equipment and accessories, with other retail uses limited to a minimum 2000 m2 gross floor area. 2) SUBSECTION 2, PERMITTED ACCESSORY USES, is amended by the addition of the following: (f) Music lessons where the principal use is for the retail of musical instruments. - 3 - d) Alternatives: This proposed use for a music store at 22674 Dewdney Trunk Road is supportable based on the policies within the Maple Ridge Official Community Plan for the Town Centre. The recommended approach to address the applicant’s business needs is to proceed with a text amendment to the existing CS-1 Zone. However, Council may wish instead to require that the subject property be rezoned to C-3 Town Centre Commercial, to reflect its location within the Town Centre and align with the provisions of the Area Plan.. CONCLUSION: Based on the considerations outlined in this report, dated June 4, 2012, it is recommended that this proposed text amendment to the CS-1 Zone be adopted. The goal with this amendment is to meet the applicant’s business needs without eroding the intent of the Service Commercial Zone to pertain to larger format retail, automotive services, and other uses associated with a motoring customer base. _______________________________________________ Prepared by: Diana Hall Planner _______________________________________________ Approved by: Christine Carter, M.PL, MCIP Director of Planning _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Zone Amending Bylaw 6931-2012 "Original signed by Frank Quinn" "Original signed by J.L. (Jim) Rule" "Original signed by Christine Carter" "Original signed by Diana Hall" DISTRICT OF MAPLE RIDGE BYLAW NO.6931-2012 A Bylaw to amend the text of Maple Ridge 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.6931-2012." 2. Part 7, Commercial Zones, Section 708, Service Commercial: CS-1 SUBSECTION 1, PERMITTED PRINCIPAL USES, is amended by the deletion of (o) in it entirety and replacing it with the following: (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 2000m2 gross floor area. SUBSECTION 2, PERMITTED ACCESSORY USES, is amended by the addition of the following: f) Music lessons, where the principal use is for the retail of musical instruments. 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended 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 DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2011-050-RZ File Manager: Adrian Kopystynski 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 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, 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 provided: Geotechnical Report DISTRICT OF Agenda Item: 1104 MAPLE RIDGE Council Meeting of: June 26, 2012 1. That Bylaw No. 6846-2011 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. Approval from the Ministry of Transportation; ii. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iii. Removal of the existing building/s and structure/s; iv. Approval from the appropriate authorities and removal of the in -ground swimming pool; 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. (2011-050-RZ, 21165 River Road – to rezone from RS-1 [One Family Urban Residential] to RS-1b [One Family Urban (Medium Density) Residential] to permit a 7 lot subdivision) “Ernie Daykin” CARRIED DEFEATED DEFERRED MAYOR ACTION NOTICE TO: __ Chief Administrative Officer __ Gen Mgr – Corporate & Financial ___________________________________________________ __ RCMP ___________________________________________________ __ Fire Chief ___________________________________________________ __ Mgr - Accounting ___________________________________________________ __ Chief Information Officer __ Gen 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 ___________________________________________________ __ Diana Dalton ___________________________________________________ __ Amanda Allen ___________________________________________________ __ Tracy Camire ___________________________________________________ __ Amanda Gaunt __ 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. June 26, 2012 “Original signed by Ceri Marlo” Date Corporate Officer District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: June 18, 2012 and Members of Council FILE NO: 2011-050-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Maple Ridge Zone Amending Bylaw No.6846-2011 21165 River Road EXECUTIVE SUMMARY: On August 30, 2011, Council gave First Reading to Maple Ridge Zone Amending Bylaw 6846-2011. This application is to rezone the subject property from RS-1 (One Family Urban Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit a subdivision into about 7 lots. This application is in compliance with the Official Community Plan. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 6846-2011 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. Approval from the Ministry of Transportation; ii. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iii. Removal of the existing building/s and structure/s; iv. Approval from the appropriate authorities and removal of the in-ground swimming pool; 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. - 2 - DISCUSSION: a) Background Context: Applicant: Citiwest Consulting Ltd. Owner: Robert W Jones and Gordon J Kehler Legal Description: Lot 3 Except: Part Subdivided by Plan LMP434; District Lot 249 Group 1 New Westminster District Plan 75991 OCP: Existing: Urban Residential Proposed: Urban Residential Zoning: Existing: RS-1 (One Family Urban Residential) Proposed: RS-1b (One Family Urban (Medium Density) Residential) Surrounding Uses: North: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation Urban Residential South: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential East: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential West: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Urban Residential Existing Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential Site Area: 0.457 HA. Access: River Road and River Wynd Servicing requirement: Urban Standard Companion Applications: 2011-050-SD b) Project Description: The applicant proposes to rezone the subject property from RS-1 (One Family Urban Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit subdivision into approximately seven lots. - 3 - c) Planning Analysis: The applicant proposes to rezone the subject property from RS-1 (One Family Urban Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit subdivision into approximately seven lots, ranging in size from 560 to 777 square metres. Most of the property is located within 300 metres of the crest (top of bank) of the Fraser River Escarpment area. Therefore, this site is subject to Council Policies 6.23 and 6.24 respecting the control of surficial and groundwater discharge. The applicant will be required through the rezoning servicing agreement to connect and direct storm and rain water into the District’s stormwater sewer system in accordance with these policies. The lot currently has an existing dwelling and out building (a former dwelling), a detached garage, and a swimming pool. Each of these, together with their foundations and all components of the in-ground pool, will need to be removed. The majority of trees on the site are proposed to be removed in accordance with the recommendations of the arborist. As part of the subdivision application, coordination will be required between the geotechnical consultant and the arborist to take this into consideration preserving as many healthy trees as possible. Official Community Plan: The Official Community Plan designates the property Urban Residential, and is subject to the major corridor infill policies of the OCP. These policies require that development be compatible with the surrounding neighbourhood, with particular attention to setbacks and lot configuration with the existing pattern of development in the area. The proposed rezoning to RS-1b (One Family Urban (Medium Density) Residential) is in conformance with the Urban Residential designation and infill policies. Zoning Bylaw: The application proposes to rezone the property located at 21165 River Road from RS-1 (One Family Urban Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit subdivision into approximately 7 lots. Although none are being currently contemplated, any variations from the requirements of the proposed zone will require a Development Variance Permit application. Development Information Meeting: A development information meeting was not required because the proposal complies with the OCP and has a development potential of fewer than 25 lots. - 4 - d) Interdepartmental Implications: Engineering Department: The current application must comply with the following Council Policies: i. 6.24 Subdivision of, or building on, land within 300 metres of the crest of the Fraser River Escarpment; and ii. 6.23 Control of surficial and groundwater discharge in the area bounded by 207 Street, 124 Avenue, 224 Street and the crest of the Fraser River Escarpment. The subdivision application is between 100 and 300m of the Escarpment Crest. Under the above policies, prior to the subdivision approval, the applicant will be required to provide a written report, signed and sealed by a qualified geotechnical engineer. The proposed development will be required to extend the existing storm sewer and confirm the system capacity. This report has been submitted and will be finalized to be acceptable to the District prior to final reading. Road widening is not being required. However, at the time of subdivision, a development variance permit will be required to allow the current road right-of-way for River Road and River Wynd to be kept. 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 an additional 7 trees which is based on one tree per lot; final subdivision design will provide exact numbers. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $175.00. Fire Department: The existing buildings are to be secured from unauthorized entry. Removal of any oil tanks on the site requires a permit from the Fire Department. e) Intergovernmental Issues: Ministry of Transportation and Infrastructure The property is within the referral area for review by the Ministry of Transportation and Infrastructure. The usual referral and request for bylaw approval has been made by the District. - 5 - 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. 6846-2011 and be forwarded to Public Hearing. "Original signed by Adrian Kopystynski" ____________________________________________ Prepared by: Adrian Kopystynski, MCIP, MCAHP Planning Technician "Original signed by Christine Carter" _______________________________________________ Approved by: Christine Carter, M.PL, MCIP 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 6846-2011 Appendix C – Site Plan City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Jun 15, 2012 FILE: 2011-050-RZ BY: PC 21165 RIVER ROAD CORPORATION OFTHE DISTRICT OFMAPLE RIDGE PLANNING DEPARTMENT210602106721078211002111021108211072111111661 1 1 4 8 1 11610 11618 11629 11619 11608 11642 11512 11468 11601 11617 11484 11510 11632 21068210742108321095211022110121106 2109721108114 9 1 1 1 5 2 7 1166011580 2113811654 114952120211550 11628 11640 11672 2106721088210872109221103116172110911677 11522 21144211651151521158 11480 11591 2121111606 1150111530 1 1 5 6 6 2107011690 211022110611508 11666 11659 11487 11609 11501 11596 211802119911528 11618 11527 11551 11 563 11502 11587 11601 11615 11657 1168521093 210992110511605 11609116 532111611608 115182113711672 11616 11532 11633 11641 11645 11651 11496 11624 2105911593 2107311628 210772109821104211311162421119 11484 11494 11639 11525 211692119011584 11515 11520 11542 11556 116712107321092 2108211618 210902110521108 21107211111 1 5 6 7 11649 11559 11662 11490 11502 11522 11585 11661 11546 11594 11537 11559 11633 1161021102 210822111211606 11584 11628 11625 FRASERVIEW ST.211 ST.RIVER WYND212 ST.116 AVE. BERRY AVE.212 ST.R IV E R R O A D FRASERVIEW ST.RIVER WYNDWOOD ST.E D G E D A L E AV E .RIVER WYND160 163 165 166 P 43564EP 17246346P 4080464P 40804P 21754P 408044 2 319 P 9773Rem 7 P 35527 7 P 42541 P 4356458 192 325 34 204 P 43564P 21754P 4654912 11 1 107 P 43584P 144252 211 9 12 Rem L 2 384 3 133 2 197 141 193 194 326 129 P 43564203 P 45596 40Rem Pcl A62 65 66 70 13 P 85133 P 82848103 162 164 57 1 478 221 130 P 27978 REM. Rem 3P 4073463 6 LMS 1692 106 A 105 2 1 2 P 57878 135 176 56 178 P 42541 P 42541 132 P 43564 140 324 206 202 2 1 110 109 108 P 2807810 Rem B3 P 44948 1 LMP 1644511 C P 42541170 P 43564P 44555199 479 P 46549B 223 222 LMP 12576224 200 323 A *PP05773 41RP8369 P 2175468 1 2 13 1 P 14493P 1912110 Rem 381 82 P 11238 159P 42541 134 55P 33537 189 P 61772 131LMP 3838191 P 44587 37 35 2 201 P 46549 72 71 7 8 43 69 P 40734 42 A 5P 14493127 210 2 8 9 18P 24973 53 P 30633 1 54 P 41783 161 196 169 188195 P 41783 220 P 44587 190 198 36 P 27978 1 205 322 P 75991 LMP 434P 759916 67 P 73040P 41753128 BCP 1606610 B P 40734 11 104 RP 30767C P 58286P 10206*PP169 SUBJECT PROPERTY SCALE 1:2,000 APPENDIX A ´ CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6846-2011 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. 6846-2011." 2. That parcel or tract of land and premises known and described as: Lot 3 Except: Part Subdivided by Plan LMP434; District Lot 249 Group 1 New Westminster District Plan 75991 and outlined in heavy black line on Map No. 1533 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS-1b (One Family Urban (Medium Density) Residential). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 30th day of August, A.D. 2011. READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . APPROVED by the Minister of Transportation this day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER 21057210602106721078211002111021108211072111111661 114 8 1 11610 11618 11629 11619 11608 11642 11512 11468 11601 11617 11484 11510 11632 11601 11498 2105121068210742108321095211022110121106 210972110811 491 11 527 1166011580 2113811654 114952120211550 11628 11640 11672 2106721088210872109221103116172110911677 11522 21144211651151521158 11480 2118611591 2121111606 115012123211530 1 1 5 6 6 2126011 64 0 210582107011690 211022110611508 11666 11659 11487 11609 11501 11596 211802119911528 11618 11527 11551 11563 1150221254 2104011587 11601 11615 11657 1168521093 210992110511605 11609116 532111611608 115182113711672 11466 11616 2117611532 11633 11641 11645 11651 11496 11624 21222212582127011583 2105911593 2107311628 210772109821104211311162421119 11484 1149421112 11639 11525 211692119011584 11515 11520 11542 11556 11666 116712107321092 2108211618 210902110521108 211072111111 567 11649 11559 11662 11490 11502 11522 11585 11661 11546 11594 11537 11559 2125611657 11543 11633 1161021102 210822111211606 11584 11628 11625 11641 212991 1 6 0 4 11 61 6 116 2 6 FRASERVIEW ST.LAITY ST.211 ST.RIVER WYND212 ST.116 AVE. BERRY AVE.212 ST.R I V E R R O A D FRASERVIEW ST.RIVER WYNDWOOD ST.E DG ED A L E AVE.RIVER WYND377 79 81 136 151 150 160 163 165 166 P 43564EP 1724638 321 39 346P 4080464P 40804P 21754P 408044 2 319 P 9773Rem 7 P 14425P 5812680 P 35527 7 157 P 42541 P 4356458 192 325 34 204 P 43564P 21754P 46549P 28078 12 11 1 107 P 43584P 144252 211 9 12 Rem L 2 384 3 4 P 39498 25 P 42541138 133 2 197 142 141 193 194 326 129 P 43564203 P 45596 40Rem Pcl A62 65 66 70 13 P 85133 P 82848103 7 5 385 E 177 26 162 164 139 57 1 478 221 130 P 27978 REM. Rem 3P 4073463 6 LMS 1692 106 A 105 2 1 2 P 57878 P 34338 378 135 158 176 56 178 P 42541 P 42541 132 P 43564 140 324 206 202 2 1 110 109 108 P 2807810 Rem B3 P 44948 1 LMP 1644511 C 6 269P 692P 42541170 P 43564P 44555199 479 P 46549B 223 222 LMP 12576224 200 323 A *PP05773 41RP8369 P 2175468 1 2 14 13 1 P 14493P 1912110 Rem 381 275 274 82 P 11238 159P 42541 156 152 137 134 55P 33537 189 P 61772 131LMP 3838191 327 P 44587 37 35 2 201 P 46549 72 71 7 8 45 43 69 P 40734 42 A 5P 14493127 210 2 8 9 18P 24973 53 P 30633 1 8 270 P 28112 456 155 154 153 54 175 P 41783 161 196 169 188195 P 41783 220 P 44587 190 198 36 P 27978 1 205 322 P 75991 LMP 434P 759916 67 P 73040P 41753128 BCP 1606610 B P 40734 11 104 RP 30767C P 58286P 10206*PP169 P 58126LMP 29183RW 58127 EP 23001RW 42542EP 61773 BCP 16067LM P 24899 E P 4 6 8 6 6 LMP 21878 L M P 2 9 1 0 1 RW 58128E P 5 4 5 1 9 RW 56468 L M P 3 2 1 1 8 R W 42 5 4 2 RW 42542E P 5 4 5 1 9 EP 27702L M P 2 8 4 8 4 EP 28014 BCP 21377 SCALE 1:2,500 MAPLE RIDGE ZONE AMENDING Bylaw No.Map No. From: To: 6846-20111533RS-1 (One Family Urban Residential) RS-1b (One Family Urban (Medium Density) Residential) ´ DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2011-066-RZ File Manager: Siobhan Murphy 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 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, 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 provided: Geotechnical Report Arborist Report Environmental Assessment Groundwater Impact Assessment Report DISTRICT OF Agenda Item: 1103 MAPLE RIDGE Council Meeting of: June 26, 2012 1. 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. 6934-2012 on the municipal website, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a public hearing on the bylaw; 2. That Bylaw No. 6934-2012 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Bylaw No.6934-2012 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Bylaw No. 6934-2012 be given first reading and second reading and be forwarded to Public Hearing; 5. That Bylaw No. 6841-2011 be given Second Reading and be forwarded to Public Hearing; and 6. That the following terms and conditions be met prior to Final Reading: i. Amendment to Schedules “B” and “C” of the Official Community Plan; ii. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iii. Road dedication as required; iv. Park dedication as required; 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. (2011-066-RZ, 26777 Dewdney Trunk Road – to rezone from RS-3 [One Family Rural Residential] to RS-2 [One Family Suburban Residential] to permit the subdivision of the property into two lots) “Ernie Daykin” CARRIED DEFEATED DEFERRED MAYOR ACTION NOTICE TO: __ Chief Administrative Officer __ Gen Mgr – Corporate & Financial ___________________________________________________ __ Mgr - Accounting ___________________________________________________ __ Gen Mgr – Public Works & Development___________________________________________________ __ Dir - Planning ___________________________________________________ __ Dir - Licenses, Permits & Bylaws ___________________________________________________ __ Municipal Engineer ___________________________________________________ __ Gen Mgr - Com. Dev. & Rec. Services ___________________________________________________ Clerk’s Section __ Corporate Officer ___________________________________________________ __ Property & Risk Manager __ Diana Dalton ___________________________________________________ __ Amanda Allen ___________________________________________________ __ Amanda Gaunt __ 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. June 26, 2012 “Original signed by Ceri Marlo” Date Corporate Officer District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: June 18, 2012 and Members of Council FILE NO: 2011-066-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No. 6934-2012 and Second Reading Maple Ridge Zone Amending Bylaw No.6841-2011 26777 Dewdney Trunk Road EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential), to permit the subdivision of the property into two lots. This application is in compliance with the Official Community Plan; however, an amendment for conservation designation is required. RECOMMENDATIONS: 1. 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. 6934-2012 on the municipal website, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a public hearing on the bylaw; 2. That Maple Ridge Official Community Plan Amending Bylaw No. 6934-2012 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6934-2012 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Maple Ridge Official Community Plan Amending Bylaw No. 6934-2012 be given First Reading and Second Reading and be forwarded to Public Hearing; 5. That Zone Amending Bylaw No. 6841-2011 be given Second Reading and be forwarded to Public Hearing; and 6. That the following terms and conditions be met prior to Final Reading: i. Amendment to Schedules “B” and “C” of the Official Community Plan; ii. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; - 2 - iii. Road dedication as required; iv. Park dedication as required; 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. DISCUSSION: a) Background Context: Applicant: Joel Lycan Owner: Little Bear Development Ltd Legal Description: Lot 11, Block 1, Section 19, Township 15, Plan 22220 OCP: Existing: Suburban Residential Proposed: Suburban Residential Zoning: Existing: RS-3 (One Family Rural Residential) Proposed: RS-2 (One Family Suburban Residential) Surrounding Uses: North: Use: Vacant Zone: RS-3 (One Family Rural Residential) - Proposed rezoning to RS-2 (One Family Suburban Residential) under application RZ/079/10 Designation: Suburban Residential South: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Suburban Residential East: Use: Single Family Residential Zone: RS-2 (One Family Suburban Residential) Designation: Suburban Residential West: Use: Vacant Zone: RS-3 (One Family Rural Residential) Designation: Suburban Residential Existing Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential Site Area: 1.699 ha, (4.198 acres) Access: Dewdney Trunk Road and 122 Avenue Servicing: Rural Standard Companion Applications: 2011-066-SD, 2011-066-DP - 3 - b) Project Description: The applicant proposes to rezone the subject site to allow for future subdivision into two lots. One lot would be accessed from the existing panhandle on Dewdney Trunk Road, while the second lot would be accessed from 122 Avenue. The middle portion of the subject site containing McFadden Creek is proposed to be dedicated as park, which requires an OCP amendment to designate the land as Conservation. This zone is in compliance with this designation, and requires municipal water and sewage disposal provided by a private system. c) Planning Analysis: Official Community Plan: The proposed rezoning to RS-2 (One Family Suburban Residential) is in accordance with the subject properties designation as “Suburban Residential” in the Official Community Plan. The OCP designates the site 100% Suburban Residential; however, the proposed residential development is within 50m of the top of bank of McFadden Creek and is, therefore, subject to a Watercourse Protection Development Permit. A portion of the site will be dedicated as Park, and this dedication will trigger an Official Community Plan amendment to Schedules “B” and “C”. The subject site is located on the Whonnock Aquifer and subject to the following OCP policy: Policy 5-37 Maple Ridge will require an evaluation of groundwater flows, conducted by a qualified environmental professional, for new development that is adjacent to areas reliant on well water. Development proposals that cannot ensure adequate groundwater flows, sufficient water quality or mitigate potential impacts to existing and surrounding well water systems will not be supported. A Groundwater Impact Assessment Report conducted by a qualified environmental professional has been prepared for the proposed development. Zoning Bylaw: The current application proposes to rezone the property located at 26777 Dewdney Trunk Road from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential) to permit future subdivision into two single family lots. The proposed lots meet the minimum dimension requirements and no variances are required. Development Permits: Pursuant to Section 8.9 of the Official Community Plan, a Watercourse Protection Development Permit application is required to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit application is required for all development and subdivision activity for;  All lands with an average natural slope of greater than 15 percent; - 4 - to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. d) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposed development and has determined that road dedication is required along Dewdney Trunk Road in support of the rezoning application. As there are no off-site works for this rezoning application, no rezoning servicing agreement will be required. The proposed development will be serviced by municipal water and sewage disposal provided by a private system. Additional comments from the Engineering Department will be addressed at the Subdivision stage. Building Department: The Building Department has reviewed the proposed development and has determined that a geotechnical report needs to be registered on title indicating that a geotechnical stability line (GSL) is required to protect slope stability. e) Environmental Implications: This development application is subject to a Watercourse Protection Development Permit and a Natural Features Development Permit. The applicant has completed an environmental assessment, arborist report, and groundwater impact assessment report to review site conditions. The certified arborist report characterized the proposed Lot 1 as mid to late seral second growth forest, and contains western redcedar, coastal western hemlock and big leaf maple tree species. The property contained within proposed Lot 2 has been altered by logging and land clearing. Vegetation consists of grasses, Himalayan blackberry (Rubus discolor), and sapling red alder (Alnus rubra). There are small groupings of mature coniferous trees located on the margins of the property. The Groundwater Impact Assessment report identifies the Whonnock Aquifer as a highly confined aquifer, with low surface contamination. The nature and intensity of development does not markedly increase the risk of contamination. The applicant has proposed to use a combination of habitat protection covenant and park dedication to ensure environmentally sensitive lands are not developed. Furthermore, the geotechnical stability line has been determined to identify lands to be developed. 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 - 5 - 882 of the Act. The amendment required for this application, addition of conservation-designated land, 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: Based on the review of supporting information regarding the proposed rezoning and subdivision applications, it is recommended that First and Second Reading be given to Maple Ridge Official Community Plan Amending Bylaw No. 6934-2012 and forwarded to Public Hearing; and further that Second Reading be granted to Maple Ridge Zone Amending Bylaw No.6841-2011 and forwarded to Public Hearing. “Original signed by Siobhan Murphy” _______________________________________________ Prepared by: Siobhan Murphy, MA, MCIP Planning Technician "Original signed by Christine Carter" _______________________________________________ Approved by: Christine Carter, M.PL, MCIP 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 – Maple Ridge Official Community Plan Amending Bylaw No. 6934-2012 Appendix C – Maple Ridge Zone Amending Bylaw No.6841-2011 Appendix D – Subdivision Plan City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Jun 14, 2012 FILE: 2011-066-RZ BY: PC 26777 DEWDNEY TRUNK ROAD CORPORATION OFTHE DISTRICT OFMAPLE RIDGE PLANNING DEPARTMENT2668326712268142672126755267772676612053 12176 12194 2686012238 267832685112042 269552678012075 12206 267332683012160 2696012097 12149 12150 2674312090 266572678812130 269 ST.269 ST.122 AVE. Rem 3 2 EP 167042 P 65913 P 8097RP 12274 BCP 17138 1 9 RP 12275 Pcl A 32 LMP 22716 A BCP 4477A P 8097 11 LMP 14104BCP 50219 A EP 13769 10 P 22220 33 BCP 5641 12 P 22220 3 Rem 40 A B Rem 2 P 65913 1 LMP 22716 1 1 \\ \\ !( !( SUBJECT PROPERTY ´ SCALE 1:2,500 CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6934-2012 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 Schedules "B" & "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6934-2012 2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and described as: Lot 11 Section 19 Township 15 New Westminster District Plan 22220, and outlined in heavy black line on Map No. 835, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by changing from Suburban Residential to Conservation 3. Schedule “C” is hereby amended for that parcel or tract of land and premises known and described as: Lot 11 Section 19 Township 15 New Westminster District Plan 22220 and outlined in heavy black line on Map No. 837, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding Conservation. 4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. PUBLIC HEARING HELD the day of , A.D. 20 . READ A SECOND TIME the day of , A.D. 20 . READ A THIRD TIME the day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20. June MAYOR CORPORATE OFFICER ___________________________________ _____________________________ READ A FIRST TIME the 26th day of , A.D. 2012. 2668326712268142672126755267772676612053 12176 12194 2686012238 26620267832685112042 26914269552678012075 12206 26635267332683012160 2696012097 12149 12150 2674312090 266572678812130 A Rem 3 EP 11548 2 LMP 23992 EP 16704P 7439 2 P 65913 P 8097RP 12274 BCP 17138 1 9 P 21387 RP 12275 Pcl A LMP 22716 A BCP 4477A RP 14097P 8097 11 LMP 14104BCP 50219 Rem Pcl. B 2 A EP 13769 10 P 22220 33 BCP 5641 12 P 22220 3 Rem 40 A B Rem 2 P 8171 P 65913 1 LMP 22716 1 1 RP 12275 RW 24747 LMP 14105 LMP 22718BCP 17140P 57024 LMP 22717 LMP 26276BCP 50222LMP 14105 RW 72130 EP 76416 RP 65914 RP 65914 BCP 11415EP 65916 P 57024 RW 24748 BCP 17139LMP 40545 BCP 5642BCP 4478 LMP 23993 EP 65916 E P 65915LMP 22717 EP 65916 LMP 18037RP 65914 LMP 22718B CP 50221BCP 50220BCP 11416BCP 4479 BCP 50225269 ST.122 AVE. DEWDNEY TRUNK ROAD ´SCALE 1:3,000 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No.Map No. From: To: 6934-2012835Suburban Residential Conservation 2668326712268142672126755267772676612053 12176 12194 2686012238 26620267832685112042 26914269552678012075 12206 26635267332683012160 2696012097 12149 12150 2674312090 266572678812130 A Rem 3 EP 11548 2 LMP 23992 EP 16704P 7439 2 P 65913 P 8097RP 12274 BCP 17138 1 9 P 21387 RP 12275 Pcl A LMP 22716 A BCP 4477A RP 14097P 8097 11 LMP 14104BCP 50219 Rem Pcl. B 2 A EP 13769 10 P 22220 33 BCP 5641 12 P 22220 3 Rem 40 A B Rem 2 P 8171 P 65913 1 LMP 22716 1 1 RP 12275 RW 24747 LMP 14105 LMP 22718BCP 17140P 57024 LMP 22717 LMP 26276BCP 50222LMP 14105 RW 72130 EP 76416 RP 65914 RP 65914 BCP 11415EP 65916 P 57024 RW 24748 BCP 17139LMP 40545 BCP 5642BCP 4478 LMP 23993 EP 65916 E P 65915LMP 22717 EP 65916 LMP 18037RP 65914 LMP 22718B CP 50221BCP 50220BCP 11416BCP 4479 BCP 50225269 ST.122 AVE. DEWDNEY TRUNK ROAD ´SCALE 1:3,000 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No.Map No. Purpose: 6934-2012837 To Add To Conservation CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6841-2011 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. 6841-2011 ." 2. That parcel or tract of land and premises known and described as: Lot 11 Section 19 Township 15 New Westminster District Plan 22220 and outlined in heavy black line on Map No. 1529 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 26th day of July, A.D. 2011. PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER READ a second time the 26th day of June, A.D. 2012. 2668326712268142672126755267772676612053 12176 12194 2686012238 26620267832685112042 26914269552678012075 12206 26635267332683012160 2696012097 12149 12150 2674312090 266572678812130 A Rem 3 EP 11548 2 LMP 23992 EP 16704P 7439 2 P 65913 P 8097RP 12274 BCP 17138 1 9 P 21387 RP 12275 Pcl A LMP 22716 A BCP 4477A RP 14097P 8097 11 LMP 14104BCP 50219 Rem Pcl. B 2 A EP 13769 10 P 22220 33 BCP 5641 12 P 22220 3 Rem 40 A B Rem 2 P 8171 P 65913 1 LMP 22716 1 1 RP 12275 RW 24747 LMP 14105 LMP 22718BCP 17140P 57024 LMP 22717 LMP 26276BCP 50222LMP 14105 RW 72130 EP 76416 RP 65914 RP 65914 BCP 11415EP 65916 P 57024 RW 24748 BCP 17139LMP 40545 BCP 5642BCP 4478 LMP 23993 EP 65916 E P 65915LMP 22717 EP 65916 LMP 18037RP 65914 LMP 22718B CP 50221BCP 50220BCP 11416BCP 4479 BCP 50225269 ST.122 AVE. DEWDNEY TRUNK ROAD ´SCALE 1:3,000 MAPLE RIDGE ZONE AMENDING Bylaw No.Map No. From: To: 6841-20111529RS-3 (One Family Rural Residential) RS-2 (One Family Suburban Residential) DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2011-015-RZ File 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 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 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 provided: Arborist Report DISTRICT OF Agenda Item: 1103 MAPLE RIDGE Council Meeting of: June 26, 2012 1. 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. 6934-2012 on the municipal website, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a public hearing on the bylaw; 2. That Bylaw No. 6934-2012 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Bylaw No.6934-2012 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Bylaw No. 6934-2012 be given first reading and second reading and be forwarded to Public Hearing; 5. That Bylaw No. 6841-2011 be given Second Reading and be forwarded to Public Hearing; and 6. That the following terms and conditions be met prior to Final Reading: i. Amendment to Schedules “B” and “C” of the Official Community Plan; ii. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iii. Road dedication as required; iv. Park dedication as required; 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. (2011-066-RZ, 26777 Dewdney Trunk Road – to rezone from RS-3 [One Family Rural Residential] to RS-2 [One Family Suburban Residential] to permit the subdivision of the property into two lots) “Ernie Daykin” CARRIED DEFEATED DEFERRED MAYOR ACTION NOTICE TO: __ Chief Administrative Officer __ Gen Mgr – Corporate & Financial ___________________________________________________ __ Mgr - Accounting ___________________________________________________ __ Gen Mgr – Public Works & Development___________________________________________________ __ Dir - Planning ___________________________________________________ __ Dir - Licenses, Permits & Bylaws ___________________________________________________ __ Municipal Engineer ___________________________________________________ __ Gen Mgr - Com. Dev. & Rec. Services ___________________________________________________ Clerk’s Section __ Corporate Officer ___________________________________________________ __ Property & Risk Manager __ Diana Dalton ___________________________________________________ __ Amanda Allen ___________________________________________________ __ Amanda Gaunt __ 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. June 26, 2012 “Original signed by Ceri Marlo” Date Corporate Officer District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: June 4, 2012 and Members of Council FILE NO: 2011-015-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Maple Ridge Zone Amending Bylaw No. 6933 – 2012 Second Reading Maple Ridge Zone Amending Bylaw No.6801 – 2011 11959 203 Street EXECUTIVE SUMMARY: An application has been received to rezone the subject property from CS-1 (Service Commercial) to C-2 (Community Commercial) to permit construction of a two storey commercial and residential building. This application is in compliance with the Official Community Plan. RECOMMENDATIONS: 1. That Maple Ridge Zone Amending Bylaw No. 6933 - 2012 be given First and Second Reading and be forwarded to Public Hearing; and 2. That Maple Ridge Zone Amending Bylaw No. 6801 - 2011 be given Second Reading and be forwarded to Public Hearing; and 3. That the following terms and conditions be met prior to Final Reading. i. Approval from the Ministry of Transportation and Infrastructure; ii. A Statutory Right-of-Way plan and agreement must be registered at the Land Title Office for storm sewer; iii. A Reciprocal Cross Access plan and agreement must be registered at the Land Title Office; iv. 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; v. Registration of a Restrictive Covenant protecting the Visitor Parking; - 2 - vi. Registration of a Restrictive Covenant protecting the Resident Parking; vii. Registration of a Restrictive Covenant securing four (4) parking spots on the adjacent property; and viii. Registration of a Housing Agreement as a Restrictive Covenant to ensure residential units remain as rental units. DISCUSSION: a) Background Context: Applicant: Roger Kocheff Owner: MICA Properties Ltd Legal Description: Lot 2, D.L. 222, GP 1, NWD Plan BCP16317 OCP: Existing: Commercial Zoning: Existing: CS-1 (Service Commercial) Proposed: C-2 (Community Commercial) Surrounding Uses: North: Use: Commercial Zone: CS-1 (Service Commercial) Designation: Commercial South: Use: Vacant Zone: RS-1 (One Family Urban Residential) Designation: Commercial East: Use: Commercial Zone: C-2 (Community Commercial) Designation: Commercial West: Use: Industrial Zone: M-1 (Service Industrial) Designation: Commercial Existing Use of Property: Vacant Proposed Use of Property: 2 Storey Commercial/Residential building Site Area: 910 m² Access: 203 Street Servicing requirement: Urban - 3 - b) Project Description: The project consists of a two-storey mixed use commercial and residential building. The proposed development will contain three commercial units on the ground floor and six residential units on the second floor. The site would share vehicular access from the adjacent property to the north and parking spaces would be provided at the rear of the building. c) Planning Analysis: Official Community Plan: The subject site is designated Commercial on Schedule B of the Official Community Plan (OCP) and the proposed development is in compliance with this designation. Specifically, the subject site is identified as General Commercial due to its location west of 207 Street in the vicinity of the intersections between Dewdney Trunk Road and Lougheed Highway as identified in Policy 6-23 of the OCP. Zoning Bylaw: The application proposes to rezone the property located at 11959 203 Street from CS-1 (Service Commercial) to C-2 (Community Commercial) to permit a two-storey mixed use commercial and residential building. A Development Variance Permit is required to permit a second storey that is greater than 50% of the ground floor. This variance is justified as the six proposed residential units will be rental units and the applicant will enter into a Housing Agreement that will be registered on title. As a result, a site specific text amendment is also required to allow for apartment as a principal use in the C-2 zone on the subject site only. Development Permits: Pursuant to Section 8.5 of the Official Community Plan, a Commercial Development Permit application is required to address the current proposal’s compatibility with adjacent development, and to enhance the unique character of the community. Advisory Design Panel: The Advisory Design Panel reviewed the form and character of the proposed commercial and residential development and the landscaping plans at a meeting held December 13, 2011. Following presentations by the project Architect and Landscape Architect, the Advisory Design Panel made the following resolution: That the following concerns be addressed, and that digital versions of revised drawings and a memo be submitted to Planning staff; and further that Planning staff forward this on to the Advisory Design Panel for information.  Consider adding trim and joint details on the stucco walls - 4 -  Alignment size of windows at residential levels to suit function and look at the fenestration of the openings  Clarify exit path to north drive isle from west residential exit and reconsider relocation of exit door to west elevation  Consider deletion of up-stand at punched opening adjacent to small car parking space at grid A4  Indicate rough ins for CRU washrooms  Clarify sign ban for corner unit  Relocate bike rack closer to east property line to allow pedestrian circulation in front of corner unit  Identify residential entrance indicate interphone and mailboxes residential entry to have distinct entrance from commercial units  Consider changing the residential door so it doesn’t match the commercial doors  Consider shifting the northeast bay one module to west to accentuate corner element  Consider street trees  Consider the addition of balconies to the west elevations residential units  Consider a cap or cornice detail at stucco walls  Consider wrapping the canopy around the northeast corner  Coordinate the location of gas meter The applicant has addressed the ADP resolution and revised drawings have been circulated to panel members for comment. The building’s form and character will be the subject of a future Commercial Development Permit report to Council. d) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposed development and has advised that all required services exist for the project. As a result, a Rezoning Servicing Agreement will not be necessary. Additionally, the Engineering Department has determined that the existing storm easement must be revised to accurately show the location of the services to allow for the building to be located as proposed. 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 an additional two trees. The Manager of Park Planning and Development has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $50.00. - 5 - Fire Department: The Fire Department has reviewed the proposed development and has outlined a number of standard considerations to be made at the Building Permit stage, including fire connection specifics and address visibility requirements. e) Environmental Implications: The applicant has provided an arborist report for the small amount of trees on and within five metres the subject site. The existing tree stand will be removed and will be compensated by hedge planting along the garbage and recycling enclosure. CONCLUSION: As the proposed development is in compliance with the Official Community Plan, it is recommended that First and Second Reading be given to Maple Ridge Zone Amending Bylaw No. 6933 – 2012 and forwarded to Public Hearing; and further that Second Reading be given to Maple Ridge Zone Amending Bylaw No. 6801 - 2011 and forwarded to Public Hearing. _______________________________________________ Prepared by: Amelia Bowden Planning Technician _______________________________________________ Approved by: Christine Carter, M.PL, MCIP Director of Planning _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer AB /dp The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Maple Ridge Zone Amending Bylaw 6801 – 2011 Appendix C – Maple Ridge Zone Amending Bylaw 6933 - 2012 Appendix D– Site Plan Appendix E – Building Elevation Plans Appendix F– Landscape Plans CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6801 - 2011 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. 6801 - 2011." 2. That parcel or tract of land and premises known and described as: Lot 2 District Lot 222 New Westminster District Plan BCP16317 and outlined in heavy black line on Map No. 1512 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to C-2 (Community 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 26th day of April, A.D. 2011. PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . APPROVED by the Minister of Transportation this day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER READ a second time the 12th day of June, A.D. 2012. 202852028411927/35 203182033720370202452032111959 12025 202792030611957 203982043611941 11961 11985 203702039020399203042031920325203952029920290119 AVE. DEWDNEY TRUNK ROAD 203 ST.P 62569 Rem Pcl ONE RP 8346 Pcl. 1 7BCP 16317Rem M LMP 33673 LMP 33673 LMP 34007 C 2 B A B RP 7774 RW 43436 1 BCP 30389 1 P 61704 1 L LMP 34007 D EP 11127 Rem 1 C LMP 33673A LMP 34007 68P 48586 P 77583 2 74 8P 12828DEWDNEY TRUNK ROAD 203 ST.LOUGHEED HWY. ´SCALE 1:2,000 MAPLE RIDGE ZONE AMENDING Bylaw No.Map No. From: To: 6801-20111512CS-1 (Service Commercial) C-2 (Community Commercial) DISTRICT OF MAPLE RIDGE BYLAW NO. 6933-2012 A Bylaw to amend the text of Maple Ridge 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. 6933-2012." 2. PART 7, COMMERCIAL ZONES, SECTION 702, COMMUNITY COMMERCIAL: C-2 is amended as follows: i. SECTION 1, PERMITTED PRINCIPAL USES, is amended by the addition of the following: o) Apartment is permitted in the following location: 11959 203 Street ii. SECTION 8, OTHER REGULATIONS, SUBSECTION (a) is amended by deleting the first sentence in its entirety and replacing it with the following: a) A principal or accessory apartment use shall: 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended is hereby amended accordingly. PUBLIC HEARING held the day of , A.D. 200 . READ a third time the day of , A.D. 200 . APPROVED by the Minister of Transportation and Highways this day of , A.D. 200 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 200 . _____________________________ ____________________________ MAYOR CORPORATE OFFICER READ a first time the 12th day of June, A.D. 2012. READ a second time the 12th day of June, A.D. 2012. DEVELOPMENT APPLICATION CHECKLIST FOR FILE RZ/024/09 File Manager: Adrian Kopystynski 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 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, 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 provided: Hydro geological Report Hydro geological Update Agricultural Impact Study Environmental Report DISTRICT OF Agenda Item: 1103 MAPLE RIDGE Council Meeting of: June 12, 2012 1. That Maple Ridge Zone Amending Bylaw No. 6933 - 2012 be given First and Second Reading and be forwarded to Public Hearing; and 2. That Maple Ridge Zone Amending Bylaw No. 6801 - 2011 be given Second Reading and be forwarded to Public Hearing; and 3. That the following terms and conditions be met prior to Final Reading: i. Approval from the Ministry of Transportation and Infrastructure; ii. A Statutory Right-of-Way plan and agreement must be registered at the Land Title Office for storm sewer; iii. A Reciprocal Cross Access plan and agreement must be registered at the Land Title Office; iv. 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; v. Registration of a Restrictive Covenant protecting the Visitor Parking; vi. Registration of a Restrictive Covenant protecting the Resident Parking; vii. Registration of a Restrictive Covenant securing four (4) parking spots on the adjacent property; and viii. Registration of a Housing Agreement as a Restrictive Covenant to ensure residential units remain as rental units. (2011-015-RZ, 11959 203 Street – to rezone from CS-1 [Service Commercial] to C-2 [Community Commercial] to permit construction of a two storey commercial and residential building] “Ernie Daykin” CARRIED DEFEATED DEFERRED MAYOR ACTION NOTICE TO: __ Chief Administrative Officer __ Gen Mgr – Corporate & Financial ___________________________________________________ __ Mgr - Accounting ___________________________________________________ __ Gen Mgr – Public Works & Development___________________________________________________ __ Dir - Planning ___________________________________________________ __ Dir - Licenses, Permits & Bylaws ___________________________________________________ __ Municipal Engineer ___________________________________________________ __ Gen Mgr - Com. Dev. & Rec. Services ___________________________________________________ Clerk’s Section __ Corporate Officer ___________________________________________________ __ Property & Risk Manager __ Lynn Marchand ___________________________________________________ __ Diana Dalton ___________________________________________________ __ Amanda Allen ___________________________________________________ __ Tracy Camire ___________________________________________________ __ Amanda Gaunt __ 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. June 12, 2012 “Original signed by Ceri Marlo” Date Corporate Officer District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: June 4, 2012 and Members of Council FILE NO: RZ/024/09 FROM: Chief Administrative Officer ATTN: C of W SUBJECT: Second Reading; Maple Ridge Zone Amending Bylaw No. 6867-2011 25467 Bosonworth Avenue EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential), to permit a future subdivision of 4 lots. The proposed RS-2 (One Family Suburban Residential) zoning complies with the Official Community Plan. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 6867-2011 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. 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. Road dedication as required; 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. Removal of the existing buildings that will not comply with future lot lines; vi. 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. - 2 - DISCUSSION: a) Background Context: Applicant: Don Bowins Owner: John H. Buckle, Judy L Duncan, Ty N. Vong, Nicole J. Buckle Legal Description: Lot 6 Block 3 & 4 Section 14 Township 12 New Westminster District Plan 17459 OCP: Existing: Suburban Residential Proposed: Suburban Residential Zoning: Existing: RS-3 (One Family Rural Residential) Proposed: RS-2 (One Family Suburban Residential) Surrounding Uses: North: Use: Single Family Residential in the ALR Zone: RS-3 (One Family Rural Residential) Designation Agriculture South: Use: Single Family Strata Zone: RG-2 (Suburban Residential Strata) Designation: Suburban Residential East: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Suburban Residential West: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Suburban Residential Existing Use of Property: Single Family Residential Proposed Use of Property: Single Family Residential Site Area: 2.030 HA. (5 acres) Access: Bosonworth Avenue Servicing requirement: Municipal water and septic fields b) Project Description: The applicant proposes to rezone the subject property from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential) to permit subdivision into four (4) lots. It is currently undeveloped except for one dwelling located on the center property. The land is proposed to be subdivided in a manner to retain this building in compliance with the required setback on one of the proposed lots. The proposed lots will be serviced by municipal water and on-lot septic systems. The site slopes downward away from Bosonworth Avenue. At time of subdivision, the location, grade and design of the driveways will accommodate emergency apparatus such as fire engines to access buildings on the lots. There is a steeper slope towards the east and at the northeast parts of the site. - 3 - This area will be subject to a restrictive covenant to prevent disturbance and to retain it in its natural state. The property gains access from Bosonworth Avenue. This street has been recently been upgraded in conjunction with the new rural subdivision to the south (SD-051-09). c) Planning Analysis: Official Community Plan: The properly is designated Suburban Residential in the Official Community Plan. The proposed zoning, use, density and lot sizes align with this OCP designation. The site borders the Agricultural Land Reserve (ALR) to the north and thus is subject to OCP policies for sites along the ALR Boundary, namely:  Requiring agricultural impact assessments (AIAs) and Groundwater Impact Assessment of non-farm development and infrastructure projects and identifying measures to off-set impacts on agricultural capability; Environmental Impact Assessments are to be completed where rezoning or subdivision is proposed within or adjacent to natural features or significant lands identified in the OCP. Therefore, the identified sloping areas in the eastern and northeastern part of the site will be subject to issuance of a Natural Features Development Permit (NFDP) and registration of a conservation restrictive covenant. The required studies and reports have been submitted. Necessary legal documents (restrictive covenants) and any identified actions or mitigation measures will be conditions set by the Approving Officer as part of final subdivision approval, and the NFDP will be considered for issuance concurrently with rezoning. Zoning Bylaw: The current application proposes to rezone the property located at 25467 Bosonworth Avenue from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential) to permit subdivision into four lots. The applicant has submitted a preliminary lot layout plan showing that the areas, width and depth of each lot, the location of the dwelling unit being retained and proposed new building envelopes will comply with the Zoning Bylaw. Development Permits: Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit application is required for all development and subdivision activity to ensure the preservation, protection, restoration and enhancement for the natural environment and for development that is protected from hazardous conditions 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; - 4 -  All lands with an average natural slope of greater than 15 percent;  All floodplain areas and forest lands identified on Natural Features Schedule “C” Development Information Meeting: A Development Information Meeting was not required for this proposal because the proposal is for fewer than 25 units (lots), and is in compliance with Official Community Plan policies. d) Environmental Implications: Environment comments for this proposal are as follows: 1. A Natural Features Development Permit (NFDP) will be required due to the slopes on the property. 2. The submitted Arborist Report needs to be revised to identify the tree that will be retained, protected or removed. 3. The details and conclusions contained in the submitted Geotechnical and Hydrological reports may need to be revised due to changes to the neighbouring location to the south and the original application having this property separated from the property to the east (25590 Bosonworth Avenue). 4. Coordination between the civil engineer, geotechnical engineer and the environmental consultants of record is required to determine whether the NFDP needs to address for groundwater management, rainwater management and stormwater management mitigation for the site for road infrastructure and the proposed lots. Surrounding sites, especially those properties immediately to the north and down slope of this property and within the ALR should not be impacted as a result of this proposed development. 5. In the event additional environmental concerns are identified they will be addressed through the Natural features Development Permit. e) Agricultural Impact: An Agricultural Impact Assessment Report, dated September 4, 2011, was prepared for the applicant by Letts Environmental Consultants. The conclusions of the report included: 1. Disclosure be prepared and provided to all homebuyers or prospective homebuyers of parcels in the proposed subdivision about possible negative impacts, including noise, farm smell, chemical sprays, and unsightliness arising from allowable agricultural activities. Therefore, a restrictive covenant to this effect is proposed to be registered on title; 2. The greatest potential impact on agriculture from the proposed development is drainage. This can be mitigated through careful storm water and rainwater management. f) Interdepartmental Implications: Engineering Department: The Engineering Department has advised required road and water services for this development are not available. There is a development application (RZ/102/03 and SD/102/03) on the south side of Bosonworth Avenue that as a condition of approval is to construct road and extend water services that will satisfy the requirements for the subject site, except for dedication for road widening. - 5 - 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 an additional 4 trees which is based on one tree per lot. The final subdivision design will provide exact numbers. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $100.00. Fire Department: Comments from the Fire Department relating to the location, grade and design of the driveways to accommodate emergency apparatus such as fire engines to access buildings on the lots will be addressed through the subdivision process. CONCLUSION: It is recommended that Second Reading be given to Maple Ridge Zone Amending Bylaw No. 6867- 2011 and that application RZ/024/09 be forwarded to Public Hearing. _______________________________________________ Prepared by: Adrian Kopystynski, MCIP, MCAHP Planning Technician _______________________________________________ Approved by: Christine Carter, M.PL., MCIP Director of Planning _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer AK/ The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Zone Amending Bylaw 6867-2011 Appendix C – Site Plan "Original signed by Adrian Kopystynski" "Original signed by Christine Carter" "Original signed by Frank Quinn" "Original signed by J.L. (Jim) Rule" CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6867-2011 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. 6867-2011." 2. That parcel or tract of land and premises known and described as: Lot 6 Block 3 & 4 Section 14 Township 12 New Westminster District Plan 17459 and outlined in heavy black line on Map No. 1545 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 11th day of October, A.D. 2011. PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER READ a second time the 12th day of June, A.D. 2012. 2538025450254922550225536255201113025422 2546025505255592559525360253852542525442254452544325500255182554125596253552546525494254672554225580254852555625399254402548025588253502537025390254662548225590255542559225420255182552325540255722557725580BOSONWORTH AVE. GODWIN DRIVE P 32801 SL65 EPS 234 SL75 SL67 P 34100 SL55 SL54 EPS 234SL64 SL38 SL39 SL40 SL61 11 SL44 SL48 EPS 234 P 35648 P 41743 8 SL51 SL45 12 SL47 SL68 SL56 SL66 P 17459 9 P 17459 SL60 5 41 SL80 Rem 25 SL37 SL63 SL41 SL43 SL49 SL46SL78 59 10 P 17459 SL58 28 SL35 SL36 7 SL53 SL52 SL59 SL79 SL74 SL34 6 SL62 SL42 SL50 SL57 EPP 7740 EPP 7740 EPP 7741 EPP 7740EPP 7740 BCP 39013EPP 7740 EPP 7741 EPP 7740 EPP 7740 EPP 7740EPP 7741 EPP 7741 EPP 7742 SL78 SL82 BOSONWORTH AVE.256 ST.CARMICHAEL ST.´SCALE 1:2,500 MAPLE RIDGE ZONE AMENDING Bylaw No.Map No. From: To: 6867-20111545RS-3 (One Family Rural Residential) RS-2 (One Family Suburban Residential) DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2011-054-RZ File Manager: Rasika Acharya 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 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, 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 provided: 2006 BC Bldg code analysis summary Technical memo dated March 10, 2011 and Geotechnical Investigation Report dated March 9, 2011 by Valley Geotechnical Engineering Services Ltd. DISTRICT OF Agenda Item: 1105 MAPLE RIDGE Council Meeting of: June 12, 2012 1. That Zone Amending Bylaw No. 6867-2011 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. 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. Road dedication as required; 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. Removal of the existing buildings that will not comply with future lot lines; vi. 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. (RZ/024/09, 25467 Bosonworth Avenue – to rezone from RS-3 [One Family Rural Residential] to RS-2 [One Family Suburban Residential] to permit a future subdivision of 4 lots) “Ernie Daykin” CARRIED DEFEATED DEFERRED MAYOR ACTION NOTICE TO: __ Chief Administrative Officer __ Gen Mgr – Corporate & Financial ___________________________________________________ __ Mgr - Accounting ___________________________________________________ __ Gen Mgr – Public Works & Development___________________________________________________ __ Dir - Planning ___________________________________________________ __ Dir - Licenses, Permits & Bylaws ___________________________________________________ __ Municipal Engineer ___________________________________________________ __ 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 ___________________________________________________ __ Tracy Camire ___________________________________________________ __ Amanda Gaunt __ 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. June 12, 2012 “Original signed by Ceri Marlo Date Corporate Officer District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: June 18, 2012 and Members of Council FILE NO: 2011-054-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Maple Ridge Zone Amending Bylaw No.6827 - 2011 22327 River Road and Roll #31399-0000-4 (no civic address) EXECUTIVE SUMMARY: On June 14, 2011, Council gave First Reading to Maple Ridge Zone Amending Bylaw 6827–2011. This application is to rezone the subject properties from RS-1 (One Family Urban Residential zone) to CRM (Commercial/Residential zone) to allow future construction of a four-storey apartment building with 43 units. This project meets the requirements for inclusion in the Town Centre Incentives (TCI) Program as it is new residential construction within Sub Area 1 that is 4 storeys and higher and is subject to compliance with the Town Centre Development Permit Guidelines and Policies. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 6827 - 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. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of security as outlined in the Agreement; iii. Amendment to Schedule "B" of the Official Community Plan; iv. Registration of a Geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; v. Road dedication as required; vi. Consolidation of the development site; - 2 - vii. 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. viii. Registration of a Restrictive Covenant protecting the Visitor Parking. DISCUSSION: a) Background Context: Applicant: Fred Formosa of Falcon Homes Ltd. Owner: Falcon Homes Ltd. Legal Description: Lot: A, D.L.: 398, Block: 1, Plan: 155; PID: 011-537-604 Lot: 6, D.L.: 398, Block: 1, Plan: 155; PID: 011-537-060 OCP: Existing: Port Haney Multi-Family, Commercial and Mixed-Use Zoning: Existing: RS-1 (One Family Urban Residential zone) Proposed: CRM (Commercial/Residential zone) Surrounding Uses: North: Use: Multi Family Residential and lane Zone: CRM (Commercial/Residential zone) and RS-1 (One Family Urban Residential zone) Designation: Port Haney Multi-Family, Commercial and Mixed-Use South: Use: Single Family Residential, Industrial and River Road Zone: RS-3 (One Family Rural Residential zone), RS-1 (One Family Urban Residential zone) and M-2 (General Industrial zone Designation: Port Haney Multi-Family, Commercial and Mixed-Use East: Use: Heritage Commercial, Commercial and Industrial Zone: H-1 (Heritage Commercial zone); C-4 (Neighbourhood Pub zone) and M-2 (General Industrial zone) Designation: Port Haney Multi-Family, Commercial and Mixed-Use West: Use: Single Family Residential and 223rd Street Zone: RS-1 (One Family Urban Residential zone) Designation: Low-rise Apartment - 3 - Existing Use of Property: Vacant Proposed Use of Property: Multi-Family Residential (apartments) Site Area: 1622.99 m2 Access: River Road and the lane Servicing requirement: Full Urban Companion Applications: 2011-054-DP and DVP b) Project Description: The subject sites (Appendix A) include two legal lots with a consolidated area of 1623 m2, north of the Fraser River and east of 223rd Street, along the southern edge of the Town Centre Area. Currently the site is vacant, surrounded by road on three sides (i.e. a lane on the north; River Road on the south and 223rd Street on the west). The Billy Miner Pub is located on the east. The proposal is strategically located to take advantage of the Fraser River views and opposite the West Coast Express train station for commuters. The subject site lies within the Fraser River Escarpment area and has a significant slope down from the lane to River Road (north to south). The proposal is to rezone the subject sites to CRM (Commercial/Residential zone) to permit a four-storey apartment building with 43 units; and underground parkade. Most of the residential parking is proposed in the under-ground parkade, except six spaces which are proposed in the three double car garages accessible at grade from the lane on the north. The required visitor parking stalls are proposed at grade accessible from the lane. The building will contain 43 apartments (one, two and three bedroom units) ranging in sizes from 43.66 m2 (470 ft2) to 119.8 m2 (1290 ft2), proposed on four floors with viewing patios and balconies for the units facing River Road. A ramp leading to the under-ground parkade is proposed in the south-east corner of the site and pedestrian access to the building is through the entrance lobby facing River Road (Appendix C). A small outdoor amenity area is proposed on the east with some planters and movable seating for the residents to use (Appendix E). c) Planning Analysis: Official Community Plan & Town Centre Area Plan: The Town Centre area is divided into seven precincts and the subject sites lie along the southern edge of the Town Centre Area, within the “Port Haney and Waterfront Precinct”. This precinct is bounded by the west boundary of the Town Centre Area Plan, 117th Avenue, 224th street (including some properties on the east side of 224th Street) and continues along the waterfront to the east boundary of the Town Centre. Historically, Port Haney area served as the District’s commercial hub, the remnants of which are heritage buildings such as Haney House, St. Andrew’s Church and the Billy Miner Pub (on the east of the subject sites). Today, the Port Haney & Fraser River Waterfront Area is recognized as an area in transition. Retaining the historical character and encouraging pedestrian and multi-modal linkage to the central business district are important for this area. This precinct is within walking distance of the civic core area and serves as a vital walkable link to key destinations including the Fraser River waterfront and the West Coast Express train station. This proposal will benefit from a future walkway and - 4 - development along the wharf. 223rd Street would be the shortest pedestrian connection to the central business district. A separated sidewalk, boulevard, curb and gutter on 223rd Street, to match the proposed development on the north of the lane, will further enhance the multi-modal linkages to the civic core area of the town centre. The pedestrian underpass (tunnel) connecting to 224th Street and the civic core area is in close proximity to the subject sites. The uses permitted in the “Port Haney Multi-Family, Commercial and Mixed-Use” designation include ground-oriented development forms such as row houses, town houses, stacked townhouses, low- rise apartment, commercial or mixed-use. The proposed low-rise apartment form on subject sites, aligns with this and aims to capitalize on important views of the Fraser River. The developer and his team are working to consistency with the policies and development permit guidelines outlined in the Town Centre Area Plan. This will be the subject of a future Council report. Zoning Bylaw: The current application proposes to rezone the subject properties from RS-1 (One Family Urban Residential zone) to CRM (Commercial/Residential zone). The proposed CRM (Commercial/Residential zone) provides for a mix of residential and commercial uses and is specifically for lands designated Commercial/Apartment in the Port Haney area. Apartment use is a permitted principle use in this zone. The proposed apartment building complies with the maximum height and setback requirements of the zone. This zone permits 90% lot coverage on main and first floors and a reduced maximum lot coverage of 50% above the second floors. The applicant has proposed reduced maximum lot coverage on main and first floors and increased maximum lot coverage on third and fourth floors, to avoid a wedding cake like form. This is considered a variance and will be the subject of a future Council report. Off-Street Parking and Loading Bylaw: The Town Centre Parking Strategy revisited parking standards for some uses within the Town Centre Area and includes revised parking standards for residences based on number of bedrooms for a multi-family residential use. This proposal benefits from the reduced parking standards due to its location and because it is eligible for the Town Centre Incentive Program in Sub-Area 1. As per Section 10 of the Maple Ridge Off-Street Parking and Loading Bylaw #4350-1990, a minimum of 0.9 spaces per unit are required for a bachelor apartment which increases by 0.1 space per additional bedroom. Based on these parking standards, for a total of 43 units (16 one-bedroom units plus 24 two-bedroom units plus 3 three-bedroom units), this project requires 46 residential parking spaces and 5 visitor parking spaces. Total proposed parking spaces in the under-ground parkade are 40 spaces and the remaining six spaces are provided in the three 2-car garages facing the lane (Appendix D). All the required visitor parking stalls are proposed at grade, covered above by the first floor, facing the lane (Appendix C). The developer has opted to provide some additional tandem parking stalls in the under-ground parkade which are anticipated to serve the same unit owners and serve as an important marketing tool for the project. The required long-term bicycle storage lockers are proposed in the under-ground parkade and the short-term bicycle parking spaces have been proposed near the visitor parking stalls as shown on the site plan (Appendix C). - 5 - Development Permits: Pursuant to Section 8.11 of the Official Community Plan the proposal is subject to the Town Centre Area Development Permit Guidelines to address the form and character of the development. This will be the subject of a future Council report. Advisory Design Panel: The proposal was first reviewed at the February 14, 2012 Advisory Design Panel meeting. The panel had several concerns and passed the following resolution at this meeting: The proposal be re-submitted and presented at a future Advisory Design Panel meeting with the following concerns addressed;  Submit the following: a Context Plan; Streetscape Elevations; Coloured Elevations of the building, with details of the east property line building and parking;  Consider a more cohesive design and material treatment for all the elevations of the building;  Provide handicapped access to the garbage enclosure;  Provide appropriate access to the Outdoor Amenity Space;  Consider a landscape buffer along River Road;  Re-consider the suite/unit layout with bedroom that has no window;  Provide details of the long-term bicycle storage;  Provide details of the transformer location;  Coordinate the landscape and architectural drawings with the civil drawings with regard to off-site works and boulevard location; ensure all drawings are accurate & complete.  Consider Children’s Play Area within the Outdoor Amenity Space;  Re-evaluate the need for enclosed balconies;  Consider additional tree planting along the lane, on both sides including reduction of parking as needed;  Confirm and show that the garbage and recycling proposed, complies with the DMR Waste Management Guidelines;  Provide direct access to the Mechanical Room;  Allocate extra space of Electrical Room to storage space;  Specify route of the second exit on the ramp going into the U/G parkade;  Review sizes of individual storages proposed in the U/G parkade;  Specify details of how the water is collected and drained, from the top deck;  Adjust the roof plan to show necessary slopes behind the towers. - 6 - After the applicant addressed the above concerns, the panel reviewed the revised proposal at the April 10, 2012 Advisory Design Panel meeting. The resolution passed at this meeting was: The following concerns be addressed and digital versions of revised drawings and memo be submitted to Planning staff; and further that Planning staff forward this on to the Advisory Design Panel for information;  Updated landscape plans to show street trees in correct locations;  Consider street front entrances where possible;  Consider addition of window to Units C, C1 and D;  Provide dimensions for the smaller storage lockers;  Consider providing details at the gables of the roof;  Provide an updated rendering;  Consider locating the entry feature on the grid of the buildings;  Provide handicapped ramp details at the front entry;  Provide exterior lighting details. The revised drawings have been forwarded to the panel for review. The architectural details will be the subject of a future Council report prior to approval of a Development Permit. Development Information Meeting: On May 31, 2012, the developer and his team of consultants hosted the “Development Information Meeting” at the Fraser Room, in the Maple Ridge Library from 6:00 to 8:30 PM. This meeting was attended by two persons who expressed concerns such as: noise from the train, increased traffic and lack of street parking in this area. There was a positive comment about how this proposal will bring some improvements to this area. One resident of this area who could not attend this meeting and who is not opposed to this project, conveyed concerns regarding additional cars in an overall constrained area and lack of street parking on the Haney Bypass, noting that densifying this area is appropriate but needs careful attention to supporting infrastructure for auto-users and pedestrians alike. d) Citizen/Customer Implications: The Development Information Meeting was an opportunity for any affected parties to express any concerns and the future Public Hearing will be another opportunity to do the same. e) Interdepartmental Implications: Engineering Department: The Engineering Department reviewed the proposal and determined that all the required off-site services do not exist. The deficient services which are required to be provided through a Rezoning Servicing Agreement include the following: a 2.2 metre road dedication and upgrades such as concrete curb, gutter, sidewalk and street trees on River Road; a separated sidewalk, boulevard, - 7 - curb, gutter and street trees on 223rd Street; a reconstructed lane with street parking on the north side of the lane; new sanitary sewer connections; new storm sewer and catch basins; under-ground wiring for utilities; new fire hydrant and service connection, etc. A servicing estimate will be prepared once the developer’s engineer submits an acceptable off-site servicing design, which is a standard practice for all development proposals. Fire Department: The Fire Department has reviewed the proposal and comments have been provided to the applicant. The applicant has ensured that all these will be addressed through the Building Permit drawings. Building Department: The Building Department has reviewed the proposal and comments have been provided to the applicant. The site is within the Fraser River Escarpment Area so the Geotechnical report should address this policy. A more detailed review will take place prior to the Development Permit approval. Parks & Leisure Services Department: The Parks & Leisure Services Department have identified that after the Development Permit is completed they will be responsible for maintaining the street trees. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements. f) School District Comments: A referral was sent to the School District office and no comments were received. g) Intergovernmental Issues: A referral was sent to the Ministry of Transportation and Highways, for preliminary approval, as the subject site lies within 800 metres of the Haney Bypass. On June 11, 2012, preliminary approval for the proposed bylaw was received. - 8 - CONCLUSION: The applicant is seeking some variances that will need consideration at a future Council meeting. The development proposal promises some off-site improvements which will benefit the over-all multi-modal connectivity for the area and fits well with Council’s vision of densification within the Town Centre Area. This proposal also qualifies for the Town Centre Incentives Program, therefore it is recommended that Council grant Second Reading to Zone Amending Bylaw No. 6827 – 2011 and forward it to Public Hearing. _______________________________________________ Prepared by: Rasika Acharya, B-Arch, M-Tech, UD, LEED® AP, MCIP Planner _______________________________________________ Approved by: Christine Carter, M.PL, MCIP Director of Planning _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Zone Amending Bylaw No. 6827 – 2011 Appendix C – Proposed Site Plan Appendix D – Proposed Building Elevations Appendix E – Proposed Landscape Plan "Original signed by Rasika Acharya" "Original signed by Christine Carter" "Original signed by Frank Quinn" "Original signed by J.L. (Jim) Rule" City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Jun 15, 2012 FILE: 2011-054-RZ BY: PC 22327 RIVER ROAD &ROLL #31399-0000-4 CORPORATION OFTHE DISTRICT OFMAPLE RIDGE PLANNING DEPARTMENT2226911575223232236722375223001158022327223792235011613 11598 11650 11656 11587 11566 11630 11664 222332225922302223352234511617 11657 22272(Station)223442235511641 222682227922289/912234422410223812236211671 11612 116 AVE. CALLAGHAN AVE. RIVER RD. GAZETTED ROAD CALLAGHAN AVE. HANEY BYPASS A N B H BCP 10Rem Rem9 Rem Z P 86773 1 18 4 P 155 4 15 31 129 Rem 18 A 2 P 14332RP 6579 LMS 752 P 155P 76188 Pcl.A RP 65880 P 82887 11 P 63822 11 RP 5374A Sk. 4878*PP078128 SK 125 RP 7373 A K RP 4605 1 PARK 8 RP 6192 22 RP 6755RP 5978B 2 T RP 52214F LMS 3297 2 2 5 3 7 PRP 2100RP 2100 (P 155) 47640 P 155 P 155 L 25 M 23 2P 164641 P 155 RP 5637 P 59018 AP 1636621 9 24 14 A S 1/2 1 Pcl. A RP 5335 RP 4665 20 BCP 47338A Rem. Rem EP 59768 14 Rem P 15654FE 42' of 26131 EP 6698012 13 SUBJECT PROPERTIES SCALE 1:2,000´ CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6827 - 2011 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. 6827 - 2011." 2. Those parcels or tracts of land and premises known and described as: Lot “A” (N23985E) Block 1 District Lot 398 Group 1 New Westminster District Plan 155 Lot 6 District Lot 398 Block 1, New Westminster District Plan 155 and outlined in heavy black line on Map No. 1521 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to CRM (Commercial/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 14th day of June, A.D. 2011. PUBLIC HEARING held the day of , A.D. 2012. READ a third time the day of , A.D. 2012. APPROVED by the Minister of Transportation this day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER READ a second time the 26th day of June, A.D. 2012. 11725 2226911575 11654 22323223672237522181 222772230011580 22327223282233122379223501161322369/7311598 11690 22177 11665/11667 223402233711650 11656 11682 11595 11587 223622237211566 11630 11664 11686 22233222592230222309223352234511617 11657 22488/9222272(Station)2231922344223552235111641 11672 22173 222682227922289/9122344223522235722410223812236211671 11683 11664 11612 116 AVE. CALLAGHAN AVE.222 ST.RIVER RD. GAZETTED ROAD ST. ANNE AVE. HANEY BYPASS CALLAGHAN AVE. HANEY BYPASS 214 210 ParkA P11527 N B C H BCP 10Rem Rem RP 53523 9 Rem 14 Z P 86773 1 3P 5871 18 4 P 155 4 15 31 Rem 129 11 Rem 18 A Rem A 2 P 14332P 34597211 BCS 2550 RP 6579 LMS 752 P 155P 76188 Pcl.A RP 65880 P 82887 Rem 11 P 63822 11 RP 5374A Sk. 4878 T 213 208 *PP078128 SK 125 P 155 RP 7373 A 10 K RP 4605 1 PARK 12 8 RP 6192 22 RP 6755RP 597816 17 B 2 T RP 52214F NWS 3379 LMS 683 212 207 LMS 3297 2 2 5 3 7 PRP 21002 RP 2100 (P 155) 47640 P 155 P 155 L 25 M 23 2P 164641 P 155 N 1/2 RP 5637 NWS 3383 A P 59018 AP 1636622 21 13 9 24 14 A S 1/2 A P 5871 74 P 69427Pcl. "1" 1 Pcl. A RP 5335 9 RP 4665 20 19 *PP076 BCP 47338A Rem. P 6689 P 87404 A LMP 1864 215 Rem EP 59768 14 Rem P 15654FE 42' of 26131 EP 6698012 13 LMS 274917NWS 1811P 85354224 ST.HANEY BYPASS SCALE 1:2,500 MAPLE RIDGE ZONE AMENDING Bylaw No.Map No. From: To: 6827-20111521RS-1 (One Family Urban Residential) CRM (Commercial/Residential) ´ DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2012-005-RZ File Manager: Adrian Kopystynski 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 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, 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 provided: DISTRICT OF Agenda Item: 1106 MAPLE RIDGE Council Meeting of: June 26, 2012 1. That Zone Amending Bylaw No. 6926-2012 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. 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; iii. Registration of a revised easement for mutual access, reconfiguration and coordination of parking and maneuvering aisles with the adjoining lot to the east (20580 Lougheed Highway). (2012-005-RZ, 20528 Lougheed Highway – to rezone from CS-1 [Service Commercial] to C-2 [Community Commercial] to permit an existing commercial building to be expanded and allow a broader range of commercial uses) “Ernie Daykin” CARRIED DEFEATED DEFERRED MAYOR ACTION NOTICE TO: __ Chief Administrative Officer __ Gen Mgr – Corporate & Financial ___________________________________________________ __ RCMP ___________________________________________________ __ Fire Chief ___________________________________________________ __ Mgr - Accounting ___________________________________________________ __ Chief Information Officer __ Gen 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 __ Diana Dalton ___________________________________________________ __ Amanda Allen ___________________________________________________ __ Tracy Camire ___________________________________________________ __ Amanda Gaunt __ 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. June 26, 2012 “Original signed by Ceri Marlo”____ Date Corporate Officer District Of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: June 18, 2012 and Members of Council FILE NO: 2012-005-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Maple Ridge Zone Amending Bylaw No. 6926-2012 20528 Lougheed Highway EXECUTIVE SUMMARY: On May 22, 2012, Council gave First Reading to Maple Ridge Zone Amending Bylaw 6926-2012. This application is to rezone the subject properties from CS-1 (Service Commercial) to C-2 (Community Commercial), to permit an existing commercial building to be expanded and allow a broader range of commercial uses. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 6926-2012 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. 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; iii. Registration of a revised easement for mutual access, reconfiguration and coordination of parking and maneuvering aisles with the adjoining lot to the east (20580 Lougheed Highway). DISCUSSION: a) Background Context: Applicant: Shauna Steven (Spire Development Corporation) Owner: R. Tong MD Inc. - 2 - Legal Description: Lot 1 Except: Part subdivided by Plan LMP20045; District Lot 222 Group 1 New Westminster District Plan 72179 OCP: Existing: Commercial Zoning: Existing: CS-1 (Service Commercial) Proposed: C-2 (Community Commercial) Surrounding Uses North: Use: Commercial Zone: CS-1 (Service Commercial), & RS-1 (One Family Urban Residential) Designation Commercial South: Use: Residential (south of abutting lane) Zone: R-1 (Urban Residential) Designation: Urban Residential East: Use: Commercial Zone: CD-1-92 (A Comprehensive Development Zone for medically-related uses) Designation: Commercial West: Use: Commercial Zone: CS-1 (Service Commercial) Designation: Commercial Existing Use of Property: Commercial Proposed Use of Property: Commercial Site Area: 0.327 ha. (0.8 acre) Access: Lougheed Highway and lane behind Servicing: Full Urban Companion Applications: 2012-005-DP b) Project Description: The subject site is located on the south side of Lougheed Highway, across from Triple Tree Nurseryland. The parcel is 0.327 ha. in size and has access to a lane from 118 Avenue. The applicant proposes to convert and extend the existing commercial building. The current CS-1 zone limits the types of professional uses it permits. A drop-in medical clinic would be permitted, but not medical specialist offices, a pharmacy and diagnostic facilities. The C-2 zone is less restrictive, allowing the medical clinic and all of the proposed uses the applicant is seeking. The existing building is approximately 646 m2 (6,958 ft2). With the proposed addition of about 524m2 (5,640 ft2), the total floor area of the proposed building will be 1,170 m2 (12, 598 ft2). - 3 - Parking is provided in two areas. In front, there will be 39 parking spaces, two of which will be handicapped spaces. To the rear with lane access, will be 13 spaces intended to be for staff. Access to the front parking area is by way of an existing driveway through the lands to the east (20580 Lougheed Highway) as part of a previous development application for those lands. The access is secured by way of an existing easement, with the District as a third party on the associated restrictive covenant. Running concurrently with this application is Development Permit application (2012-005-DP). It will govern the details of the proposed expansion, exterior renovations, parking layout, landscaping and signage. c) Planning Analysis: Official Community Plan: This western stretch of the Lougheed Highway was predominantly Service Commercial historically and is designated General Commercial. The adoption of the Official Community Plan in 2006 introduced greater flexibility in the possible range of permitted commercial uses (including the C-2 Community Commercial Zone) in this designation. This change was in order to meet consumer demand and respond to market trends. For this reason, this proposal is entirely consistent with the Official Community Plan, and complies with the policies in section 6.3.4 General Commercial of the Official Community Plan. Zoning Bylaw: The current application proposes to rezone the subject site from CS-1 (Service Commercial) to C-2 (Community Commercial) to permit the existing 646 m2 building to be expanded by 524 m2 and have a total floor area of 1,170 m2. A preliminary review of the proposed building and associated parking has concluded that the proposal complies with the applicable Zoning Bylaw and parking regulation. Although none are currently being contemplated, any variations from the requirements of the proposed zone would require a development variance permit application Development Permits: Pursuant to Section 8.5 of the Official Community Plan, a Commercial Development Permit application is required to address the current proposal’s compatibility with adjacent development, and to enhance the unique character of the community. Development Information Meeting: A Development Information Meeting was held by the applicant on June 11, 2012 at the Hammond Community Centre. The number of individuals that attended was 22. Concerns raised by those attending related to: parking and lane access, loading and access to the lane garbage enclosure, - 4 - safety and security, and landscaping and esthetics. The applicant proposes to respond to these concerns as follows: 1. Relocate the garbage enclosure to the north side of building. Provide a small, one bin enclosure constructed of concrete block, painted to match building with perforated metal gates. Provide landscape screening. 2. All deliveries to be at north end of building through main doors. Only small, cube van delivery vehicles are anticipated. 3. Provide a locking gate at the pedestrian corridor on the east end of building. Will be for staff access only. 4. Discuss with city and engineering departments the installation of speed bumps, signage and mirrors in rear lane to address traffic safety concerns of residents. 5. Provide landscaping at rear of building for esthetic enhancement. As indicated above, a number of concerns were raised by the public at the DIM meeting. All appear related to: building design; on-site parking and delivery issues. However, the most significant concern expressed is over the applicant’s plan to utilize the existing lane for staff parking. The history of the lane and area lot patterning needs some explanation. Prior to 1980, this portion of Lougheed Highway contained a variety of odd, large sized lots extending southwards. Over time subdivisions occurred which did not anticipate the need for lane network running parallel to Lougheed Highway. In 1994, this changed with the submission of a subdivision application on the subject site that proposed a 7 lot subdivision. The proposal consisted of two (2) commercial lots fronting Lougheed Highway, each with an existing commercial building, and five (5) single family residential lots fronting 118th Avenue. All but one of the single family lots had access from 118th Avenue. As part of this application the Ministry of Transportation and Highways required a lane be built as alternative access for the two commercial lots. Given the lot pattern in the area, no further lane extensions are possible. Air photo records from 1994 reveal the rear lane having been built but only one of the commercial lots (20580 Lougheed) had access to the lane. No residential homes were built on any of the lots in 1994. A review of the subsequent air photo records reveal that only two of the 5 single family lots were built on by 2000. The subsequent three (3) additional lots were built on after the year 2000. In 2006, an area resident requested the lane be closed to commercial traffic that was using it as a “rat run” from Lougheed Highway to destinations south, thereby avoiding the light and traffic congestion at the 207th intersection. This request was reviewed and approved by the Municipal Engineer in 2006. A 2.0 metre high chain link fence was subsequently erected among the north side of the lane. Since that time the lane has served exclusively as access to the rear yards of the six (6) adjoining residential lots fronting 118th Avenue. Although it appears that the lane was intended to serve as an alternative access for one or both of the existing commercial parcels fronting Lougheed, it actually only served 20580 Lougheed Highway and for only a short time (1994-2006) before being closed off. There is no possibility of the lane now being extended further east or west. Over the past few years, area residents have come to regard the lane as a residential use, going as far as planting landscaping along the northern side of - 5 - the lane along the chain link fence. They are not in favour of the lane being reopened even for limited use by medical staff as proposed by the applicant. The developer has responded by: increasing the amount of landscaping at the rear of the building and in the staff parking area; and relocating the garbage and delivery areas from the lane. Advisory Design Panel: The plans, design drawings and landscape plans submitted in support of the development permit application were reviewed by the Advisory Design Panel at the June 12, 2012 meeting. The Advisory Design Panel is in support of the general concept as submitted, and made the following resolution: The application be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow up;  Consider providing more detail on the face of the fascia of the decorative roof.  Provide details of signage on the East Elevation.  Provide civil drawings which explain the treatment along lane and Lougheed highway.  Consider any improvements to the lane, in particular tree planting on the south side of the lane.  Consider on-site storm-infiltration into the planting in the north of the parking lot.  Clarification of parking wheel stops requirements.  Consider reducing patron or visitor parking to establish a pedestrian access to the building.  Consider as much of a landscape planting provision around the garbage enclosure including additional trees.  Consider the addition of planting against the south and east walls.  Consider addition of lighting on the south side of the building.  Clarify that there is a low evergreen hedge on the North, East and West edges of the parking lot.  Provide sufficient soil depth for trees in the parking lot.  Consider a different location for the garbage enclosure (not at the entrance of the parking lot).  Consider providing a parapet screen around the roof top to screen the roof-top units.  Consider providing a parking lot organization coordinated with the neighbor next door to provide a functional solution. The revised plans, once submitted, will be brought forward with a staff report for Council to consider authorizing issuance of the development permit. After this, the applicant may obtain the required building permits to undertake the extension and exterior renovations being proposed. - 6 - d) Interdepartmental Implications: Engineering Department: Engineering Department comments related to road improvements (roll-over curbs and gutter for lane parking; sidewalk, street trees, lighting and underground wiring along Lougheed Highway), confirming adequacy of service connections (currently in easements through the property to the east), and legal arrangements for parking and access (the parking spaces and access is joined with the land to the east and secured by easement). The detailed Engineering Comments have been provided to applicant to be resolved prior to Council granting Final Reading. Fire Department: The Fire Department has reviewed the application and has provided comments related to the usual practices for fire safety. No issues were raised related to access to the site, proposed lane usage or on-site circulation. The detailed Fire Comments have been provided to applicant to be resolved at the building permit stage. e) Intergovernmental Issues: Ministry of Transportation and Infrastructure: The Ministry of Transportation and Infrastructure has granted preliminary approval to this rezoning for a one year period. This is subject to an application and issuance of a commercial access permit to the applicant if the current access arrangements are to be changed. The approval also requires a minimum setback of 4.5 meters (about 24 meters proposed) from the Lougheed Highway. The District becomes responsible for maintaining boulevard landscaping, and sidewalks the developer is required to construct along the Lougheed Highway. Responsibility related to highway safety is under a Ministry’s maintenance contract. - 7 - CONCLUSION: This proposal involves converting and expanding an existing service commercial building into a building that will accommodate commercial community uses. A number of concerns have been raised by area residents regarding the use of the lane. The applicant has suggested ways to mitigate potential impacts. The proposed zone to accommodate the proposed uses would comply with the existing OCP Commercial designation. It would be in order for Council to consider granting Zone Amending Bylaw 6926-2008 Second Reading and forwarding the application to Public Hearing. "Original signed by Adrian Kopystynski" _______________________________________________ Prepared by: Adrian Kopystynski, MCIP, MCAHP Planning Technician "Original signed by Christine Carter" _______________________________________________ Approved by: Christine Carter, M.PL, MCIP 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 6926-2008 Appendix C – Site Plan Appendix D – Building Elevation Plans Appendix E – Landscape Plans City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: May 7, 2012 FILE: 2012-005-RZ BY: PC 20528 LOUGHEED HWY CORPORATION OFTHE DISTRICT OFMAPLE RIDGE PLANNING DEPARTMENT 204642047520484 20497206802044820478 20537205542045920473 20492 205472063020433204482043620468204902055720611206752045220458204562046120519205282056720580206102043220472 20498 204912053120556206252062920445205252052220592204402048320492205052050320577118 AVE. 119 AVE. LOUGHEED HWY.206 ST.WALNUT CR.6 A 1 2 NWS 3141 Rem 5 7 LMP 20045(LEASE PLAN) P 76445 A 4 16 P 86291 4 P 80213 6 P 75414 P 25311 803 1 P 77691 11 5 P 64073 17 1 2 RP 7130 1 38 9 2 Rem LMP 46838 P 9801 1 LMP 25177 P 77800 P 13954 Pcl. 'One' P 72179 Rem "D" 3 NWS 2745 2 10 Rem C 13 14 1 BCP 1643 4 2 NWS 2959 LMP 1703 P 9031 12 75 Rem *LMP 36563 3 1 3 Rem. 1 P 78869 NWS 3136 P 87086 1 3 15 P 776913 1 P 69662 1 LMP 20045 P 75414 2 P 10201 P 75414 SUBJECT PROPERTY ´ SCALE 1:2,000 CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6926-2012 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. 6926-2012." 2. That parcel or tract of land and premises known and described as: Lot 1 Except: Part subdivided by Plan LMP20045; District Lot 222 Group 1 New Westminster District Plan 72179 and outlined in heavy black line on Map No. 1570 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to C-2 (Community Commercial). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . APPROVED by the Minister of Transportation this day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER READ a first time the 22nd day of May, A.D. 2012. READ a second time the 26th day of June, A.D. 2012. 2047520484 204972068020478 20537205542045920473 20492 205472063020433204362046820490205572061120675204522045820461205192052820567205802061020498 20491205312062520629204452052520522205922048320492205052050320577118 AVE. 119 AVE. LOUGHEED HWY.206 ST.WALNUT CR.6 A 1 2 NWS 3141 Rem 5 7 LMP 20045(LEASE PLAN) 4 16 P 86291 4 P 80213 6 P 75414 P 25311 803 P 77691 5 P 64073 17 1 2 1 2 Rem LMP 46838 1 LMP 25177 P 77800 P 13954 Pcl. 'One' P 72179 3 NWS 2745 2 Rem C 1 BCP 1643 4 2 NWS 2959 LMP 1703 P 9031 75 Rem *LMP 36563 3 3 Rem. 1 P 78869 NWS 3136 P 87086 1 3 15 P 776913 1 P 69662 LMP 20045 P 75414 2 P 10201 P 75414 LMP 37752 (easement)RW 77801LMP 33006 LMP 25181RW 77448RW 86292LMP 25178LMP 749 LMP 46837 LMP 20046RW 79412 RW 77692RW 69663 RW 75415LMP 25179LMP 32053 LMP 37751 (lease)RW 77692RW 77448 BCP44492 EP 38535 EP 38535LMP 25180LMP 32054 0.569LOUGHEED HWY. 118 AVE. ´SCALE 1:2,000 MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: To: CS-1 (Service Commercial) C-2 (Community Commercial) 6926-20121570 DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2011-055-RZ File Manager: Ann Edwards 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 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, 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 provided: Geotechnical Report Environmental Assessment DISTRICT OF Agenda Item: 1102 MAPLE RIDGE Council Meeting of: June 26, 2012 1. That Bylaw No. 6832-2011 be given First and Second Readings 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. 6832-2011 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. 6832-2011 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 4. That it be confirmed that Bylaw No. 6832-2011 is consistent with the Capital Expenditure Plan and Waste Management Plan; 5. That Bylaw No. 6833-2011 be given Second 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 a security as outlined in the Agreement; ii. Amendment to Schedules "B" and “C” of the Official Community Plan; iii. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iv. Road dedication as required; v. Park dedication as required; vi. Consolidation of the development site; vii. Removal of the existing buildings; viii. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations. ix. Registration of a Restrictive Covenant protecting the Visitor Parking. (2011-055-RZ, 11461 and 11475 236 Street – to rezone from RS-3 [One Family Rural Residential] to RM-1 [Townhouse Residential] to permit a townhouse development of approximately 53 units) “Ernie Daykin” CARRIED DEFEATED DEFERRED MAYOR ACTION NOTICE TO: __ Chief Administrative Officer __ Gen Mgr – Corporate & Financial ___________________________________________________ __ Mgr - Accounting ___________________________________________________ __ Gen Mgr – Public Works & Development___________________________________________________ __ Dir - Planning ___________________________________________________ __ Dir - Licenses, Permits & Bylaws ___________________________________________________ __ Municipal Engineer ___________________________________________________ __ Gen Mgr - Com. Dev. & Rec. Services ___________________________________________________ Clerk’s Section __ Corporate Officer ___________________________________________________ __ Diana Dalton ___________________________________________________ __ Amanda Allen ___________________________________________________ __ Amanda Gaunt 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. June 26, 2012 “Original signed by Ceri Marlo Date Corporate Officer District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: June 18, 2012 and Members of Council FILE NO: 2011-055-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No. 6832-2011 Second Reading Maple Ridge Zone Amending Bylaw No.6833-2011 11461 and 11475 236 Street EXECUTIVE SUMMARY: An application has been received to rezone the subject properties from RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential). The proposed RM-1 (Townhouse Residential) zoning is consistent with the Major Corridor Residential development policies of the Urban Residential land use designation in the Official Community Plan. An Official Community Plan amendment is required to adjust the area designated Conservation on the south and west edges of the development area. RECOMMENDATIONS: 1. That Maple Ridge Official Community Plan Amending Bylaw No. 6832-2011 be given First and Second Readings 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. 6832-2011 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. 6832-2011 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. 6832- 2011 is consistent with the Capital Expenditure Plan and Waste Management Plan; 5. That Zone Amending Bylaw No. 6833-2011 be given Second Reading and be forwarded to Public Hearing; and - 2 - 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 a security as outlined in the Agreement; ii. Amendment to Schedules "B" and “C” of the Official Community Plan; iii. Registration of a Geotechnical Report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iv. Road dedication as required; v. Park dedication as required; vi. Consolidation of the development site; vii. Removal of the existing buildings; viii. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations. ix. Registration of a Restrictive Covenant protecting the Visitor Parking. DISCUSSION: a) Background Context: Applicant: Focus Architecture Inc. Owner: Florence L Nicholson Legal Description: Parcel “A” (ex plan 16722), Lot 4, Section 16, Township 12, NWD Plan 7289; and Lot 10, Section 16, Township 12, NWD Plan 21065 OCP: Existing: Urban Residential, Conservation Proposed: Urban Residential, Conservation Zoning: Existing: RS-3 (One Family Rural Residential) Proposed: RM-1 (Townhouse Residential) - 3 - Surrounding Uses: North: Use: Townhouse Residential, Park Zone: RM-1 (Townhouse Residential), RS-3 (One Family Rural Residential) Designation Urban Residential, Conservation South: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Urban Residential, Conservation East: Use: Single Family Residential Zone: RS-1b (One Family Urban (Medium Density) Residential), CD-1-93 Designation: Urban Residential West: Use: Vacant Zone: RS-3 (One Family Rural Residential) Designation: Conservation Existing Use of Property: Single Family Residential Proposed Use of Property: Townhouse Residential Site Area: 2.807 ha (6.9 ac). Access: 236 Street Servicing requirement: Urban Standard Companion Applications: 2011-055-DP, 2011-055-VP, 2011-123-DP b) Project Description: The development site is located on the west side of 236 Street just north of 114A Avenue, and it is comprised of 2 large lots with a total area of 2.8 hectares (6.9 acres). The eastern portion of the property has a developable area that is relatively flat. The western portion of the property has some steep slopes, some exceeding 25%, and watercourses that are part of the Cottonwood Creek system. The geotechnical and environmental assessments have established the requirements and setbacks for protection of these features. There is an existing strata development to the north, and the property north of that is under application for a townhouse development (RZ/022/10). The property to the south of this site is an existing large singe family residential lot with potential for redevelopment in the future. The applicant is proposing to rezone the subject site from RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential) to permit a townhouse development of approximately 53 units on the developable portion of the site. The remainder of the site will be dedicated as Park for the protection of the slopes and watercourse areas. Running concurrently with this application are a Multi-Family Development Permit, a Watercourse Protection and Natural Features Development Permit, and a Development Variance Permit. - 4 - c) Planning Analysis: Official Community Plan: The property is designated Urban Residential and Conservation. The proposed RM-1 (Townhouse Residential) zoning is consistent with Major Corridor Residential Policies 3-18, 3-20 and 3-21 for development on a major corridor. An Official Community Plan amendment is required to adjust the boundaries of the area designated Conservation on the south and west edges of the development area. Zoning Bylaw: The current application proposes to rezone the property located at 11461 and 11475 236 Street from RS-3 (One Family Rural Residential) to RM-1 (Townhouse Residential) to permit the construction of a townhouse development. A preliminary review of the plans in relation to the Zoning Bylaw requirements has revealed that the proposal generally complies with the bylaw, although a number of variances would be required if this proposal is to proceed. Proposed Variances: This application will require four variances that will be subject of a future Council report. The variances are: 1. To allow the existing above-ground utility company plant on 236 Street to remain; 2. To reduce the front setbacks on 236 Street from 7.5 metres to approximately 5.8 metres; 3. To vary the maximum building height on some of the buildings from 10.5 metres to approximately 11.0 metres. 4. To allow developer-built retaining walls to exceed the maximum height of 1.2 metres, as required. Off- Street Parking and Loading Bylaw: The development proposal for 53 units requires 2 parking spaces be provided for each unit and 0.2 spaces per unit be provided as Visitor Parking spaces, for a total of 106 residential parking spaces and 11 visitor parking spaces. A preliminary review of the plans in relation to the Off-Street Parking and Loading Bylaw requirements has revealed that the proposal complies with the bylaw. The applicant has provided the minimum required number of parking spaces on the site, with approximately 45% of the required residential parking as tandem garage spaces, and the remainder as double garage spaces. Development Permits: Pursuant to Section 8.7 of the Official Community Plan, a Multi-Family Development Permit application is required to address the form and character of the proposed dwellings and to ensure the current proposal enhances the existing neighbourhood with a compatible housing style and that minimizes potential conflicts with neighbouring land uses. The development will be assessed against the following Key Design concepts, which will be the subject of a future Council report: - 5 - 1. New development into established areas should respect private spaces, and incorporate local neighbourhood elements in building form, height, architectural features and massing. 2. Transitional development should be used to bridge areas of low and high densities, through means such as stepped building heights, or low rise ground oriented housing located to the periphery of a higher density developments. 3. Large scale developments should be clustered and given architectural separation to foster a sense of community, and improve visual attractiveness. 4. Pedestrian circulation should be encouraged with attractive streetscapes attained through landscaping, architectural details, appropriate lighting and by directing parking underground where possible or away from public view through screened parking structures or surface parking located to the rear of the property. Pursuant to Sections 8.9 and 8.10 of the Official Community Plan, a Watercourse Protection and Natural Features Development Permit application has been received to ensure the preservation, protection of the natural environment of Cottonwood Creek, its tributaries, and the adjacent slopes. The developer will provide restoration, enhancement and replanting works as required, and a Security will be taken as a condition of the issuance of the Development Permit to ensure that the Development Permit Area guidelines are met. Development Information Meeting: A Development Information Meeting was held on April 2, 2012 at Thomas Haney Secondary School. There was a very small turn-out (2) at the meeting and the following information was provided in the meeting minutes from the applicant:  The residents of the strata development to the north were concerned about: o increased noise due to the loss of tree cover on the development site; and o loss of privacy and the impact on the usability of their rear yards.  The applicant explained that any increased noise to the neighbouring development may be somewhat offset by the buildings being erected in place of the trees, and further noted that more open spaces results in an increase in the ability for sound to travel.  Regarding the privacy concerns, the applicant noted that they will install fencing along the property line, and a cedar hedge to increase the privacy for the neighbours to the immediate north. - 6 - Advisory Design Panel: The plans, design drawings and landscape plans submitted in support of the Development Permit application were reviewed by the Advisory Design Panel at the Advisory Design Panel (ADP) on May 8, 2012. The ADP generally supported the application and resolved that the following concerns be addressed. Revisions have been reviewed by Planning staff and found acceptable, as noted (in italics):  Consider a dedicated pedestrian walkway from 236 Street with a pedestrian gate; o The applicant has provided a walkway on the north side of the driveway.  Realign the northeast portion of the roadway to allow street trees to be behind Building 1; o Mixed landscaping has been added between the unit driveways to the rear of Building 1.  Look at the cultured stone treatment on the end elevations of Buildings 3, 5, 7 and 12; o Cultured stone treatment has been extended around to the end elevations of units 3 and 12, and significant landscaping is provided between units 5 and 7.  Consider pedestrian connection to the property to the north; o The applicant reviewed the connection options and determined that the opportunity should be explored between the strata owners.  Consider pedestrian crosswalks at the entry, the child’s play area and the pathway to the west; o The applicant has provided the crossings as required;  Consider carrying the cultured stone down to grade on the retaining wall at the entry elevations on 236 Street; o The applicant has met this requirement.  Consider relocating the visitor parking further away from Building 6; o The applicant has met this requirement.  Consider a different gable treatment for buildings 5, 7, and 12; o The applicant has met this requirement. d) Environmental Implications: The Environmental Section has reviewed the environmental consultant reports, conceptual stormwater/rainwater management plan, geotechnical reports, arborist report and proposals for habitat compensation and mitigation. The geotechnical consultants are to coordinate their recommendations with the environmental professionals, civil engineer and arborist to ensure consistency in the environmental objectives is achieved. Restoration measures with a cost estimate and security deposit are required, with the standard five year maintenance period. - 7 - e) Interdepartmental Implications: Engineering Department: The Engineering Department has identified that all the services required in support of this development do not yet exist on the site. It will therefore be necessary for the owner to enter into a Rezoning Servicing Agreement and post securities to do the work identified in that agreement. Comments provided by the Engineering Department include:  Road widening of 236 Street to a Collector road standard, and the installation of curb, gutter and separated sidewalk;  A review and upgrade of the existing storm sewer system;  A Development Variance Permit is required to retain the existing aboveground utility company plant across the site frontage on 236 Street;  A charge will apply for works on 236 Street, under the Pavement Restoration Fees Bylaw, for pavement cuts required for servicing upgrades. Building Department: The site grading review from the Building Department has identified that the geotechnical issues identified early in the process have been addressed. Due to extenuating circumstances that exist on the site around topography, slope stability and erosion, the Building Department will allow a limited volume of stormwater to be pumped from the buildings at the west end of the site up to 236 Street. A restrictive covenant will be required to maintain minimum topsoil depths and plantings, bioswales and other requirements for vegetative cover around the emergency over-flow of the stormwater pump. The strata will be required to maintain these stormwater management features. The Building Department will allow the pumping of sanitary sewer, but only from basement fixtures, as required. A Development Variance Permit may be required for over-height retaining walls Parks & Leisure Services Department: The Parks & Leisure Services Department has 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 and the final servicing design will provide exact numbers. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements. Fire Department: The Fire Department has identified that all on-site carriageways must be a minimum of 6 metres in width and posted with ‘fire lane – no parking – tow away zone’ signage. Requirements for fire hydrant locations and unit addressing was provided to the developer. - 8 - 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, Conservation boundary adjustment, 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 and Second Reading be given to Maple Ridge Official Community Plan Amending Bylaw No. 6832-2011, that Second Reading be given to Maple Ridge Zone Amending Bylaw No. 6833-2011, and that application 2011-055-RZ be forwarded to Public Hearing. "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 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 AE/ The following appendices are attached hereto: Appendix A – Subject Map Appendix B – OCP Amending Bylaw No. 6832-2011 Appendix C – Zone Amending Bylaw No. 6833-2011 Appendix D – Site Plan - 9 - Appendix E – Building Elevation Plans Appendix F – Landscape Plans City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Jun 15, 2012 FILE: 2011-055-RZ BY: PC 11461/75 236 STREET CORPORATION OFTHE DISTRICT OFMAPLE RIDGE PLANNING DEPARTMENT 11461 11470 11536 23602 11347 1133211342 1144211506 236582340811497 11523 11336 23608 11502236482364111513 23661234032340711355 11420 2361111375 11421 23606 23610 11356 23651114502 3 4 1 923411 23436 11475 11374 11410 11440 11365 11397 11411 2363111412 11510 11440 23418 11460 1138511501 11386 23614 11525 2341523422 11405 11346 11364 11494 11337 11431 11441 11509 11366 11422 11517 11521 2341223416 11535 11575 11354 11384 11398 11430 11496 11498 236282362111505 2363811376 11396 23612 11514 1 1 3 6 0 11316 23604 11355 11432236 ST.236 A ST.116 AVE.113 A AVE.114 A AVE.236 ST.113 A AVE. 11 4 AVE. PARK EP 16722 6 SL7Pcl. 'A'SL115 2 12 1 3 26 25 20 LMP 50083 31 30 29 8 24 3 1 32 37 28PARK A 10 7 SL3SL224 5 6 37 36 8 BCP27984LMP 34938 LMP 34938 SL14SL91 19 2 28 LMS 1325 33 29 BCP 9604 LMP 35464 3 SL16SL85 P 21065SL18 SL21SL4 13 11 2 3 27 3 21 4 PARK 34 7 41 3 0 35 BCS 814 SL19 SL20CPP 21065SL22 SL26 18 15 1 BCP27984LMP 5008323 21 38 7 23 17 9 15 38 40 34 P 7289SL12 SL15 BCS 814P 21065LMS 3308SL5 17 4 22 LMP 11242 5 5 35 16 LMP 50083L M P 3 4 9 3 8 39 36 SL11SL10SL6SL24 16 14 4 20 18LMP 1124233 32 6 10 11 PARK SL13SL17 BCS 814SL23 SL25 19 22 6 \\ SUBJECT PROPERTIES SCALE 1:2,500 APPENDIX A ´ CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6832-2011 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 Schedules "B" & "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6832-2011 2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and described as: Parcel “A” (Explanatory Plan 16722) Lot 4 Section 16 Township 12 New Westminster District Plan 7289; Lot 10 Section 16 Township 12 New Westminster District Plan 21065; and outlined in heavy black line on Map No. 810, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding Conservation and area shown hatched is hereby amended by adding Urban Residential. 3. Schedule “C” is hereby amended for that parcel or tract of land and premises known and described as: Parcel “A” (Explanatory Plan 16722) Lot 4 Section 16 Township 12 New Westminster District Plan 7289 Lot 10 Section 16 Township 12 New Westminster District Plan 21065 and outlined in heavy black line on Map No. 836, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding Conservation and area shown hatched is hereby amended by removing from Conservation. 4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. APPENDIX B 2 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. 20 . ___________________________________ _____________________________ MAYOR CORPORATE OFFICER 11497 11374 11420 11347 11342 2366111433 11525 11530 11575 11494 11375 1150223610 11332 11357 11399 1 1 5 5 0 11405 11461 11460 11365 11505 11509 23608 11366 11396 11422 11521 11367 11529 1153311537 115261156011534 11535 11384 11496 11397 11431236211150 12363111356 11376 1143223641 11517 23612 11413 11424 11546 11475 11440 11498 11536 11337 11411 11441 11510 23614 11387 114232367111518 11451 11542 11523 23604 11355 11385 23606 11513 11457 11346 11354 11364 11398 23602 2361111386 11412 1144211506 11355 11336 11410 11430 11470 11421 236511134511335 11377 11443 1151411 5412368111522 11414 11538 114 A AVE.116 AVE.CREEKSIDE ST.236 ST.236 A ST.236 B ST.BCP 9604 SL1010 SL19 CPP 21065SL4SL319 15 2 LMP 50083LMS 1325 LMP 11242 18 5 33 7 24 PARK EP 16722SL117 SL51 20 5LM P 1124225 15 14 1LMP 1124235 36 PARK P 7289 BCS 814 SL9SL8SL18 SL24 SL26SL1 1 12 3 28 25 5 37 34 46LMP 50083SL16 P 21065SL7LMS 3308 SL23 SL21 18 13 14 4 22 22 35 32 16 8 LMP 35464 3 SL17 SL15 SL20 16 BCP279844 7 30 10 PARK SL136 P 21065BCS 814 2 21 4 36 31 17 8 42 43 39 38 9 28 A SL12BCS 814 Pcl. 'A' SL22 SL217 27 19 29 6 23 BCP2798445 40 10 11 26 27 2 29LM P 14872ASL14 SL6SL25 11 1 26 24 23 3 21 20 38 LMP 50083 6 8 9 44 41 13 12 BCP 3687236 ST.´SCALE 1:2,500 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No.Map No. From: To: 6832-2011810Conservation and Urban Residential Urban Residential Conservation 11497 11374 11420 11347 11342 2366111433 11525 11530 11575 11494 11375 1150223610 11332 11357 11399 1 1 5 5 0 11405 11461 11460 11365 11505 11509 23608 11366 11396 11422 11521 11367 11529 1153311537 115261156011534 11535 11384 11496 11397 11431236211150 12363111356 11376 1143223641 11517 23612 11413 11424 11546 11475 11440 11498 11536 11337 11411 11441 11510 23614 11387 114232367111518 11451 11542 11523 23604 11355 11385 23606 11513 11457 11346 11354 11364 11398 23602 2361111386 11412 1144211506 11355 11336 11410 11430 11470 11421 236511134511335 11377 11443 1151411 5412368111522 11414 11538 114 A AVE.116 AVE.CREEKSIDE ST.236 ST.236 A ST.236 B ST.BCP 9604 SL1010 SL19 CPP 21065SL4SL319 15 2 LMP 50083LMS 1325 LMP 11242 18 5 33 7 24 PARK EP 16722SL117 SL51 20 5LM P 1124225 15 14 1LMP 1124235 36 PARK P 7289 BCS 814 SL9SL8SL18 SL24 SL26SL1 1 12 3 28 25 5 37 34 46LMP 50083SL16 P 21065SL7LMS 3308 SL23 SL21 18 13 14 4 22 22 35 32 16 8 LMP 35464 3 SL17 SL15 SL20 16 BCP279844 7 30 10 PARK SL136 P 21065BCS 814 2 21 4 36 31 17 8 42 43 39 38 9 28 A SL12BCS 814 Pcl. 'A' SL22 SL217 27 19 29 6 23 BCP2798445 40 10 11 26 27 2 29LM P 14872ASL14 SL6SL25 11 1 26 24 23 3 21 20 38 LMP 50083 6 8 9 44 41 13 12 BCP 3687236 ST.´SCALE 1:2,500 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No.Map No. Purpose: 6832-2011836 To Remove From Conservation To Add To Conservation CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6833 – 2011 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. 6833-2011." 2. Those parcels or tracts of land and premises known and described as: Parcel “A” (Explanatory Plan 16722) Lot 4 Section 16 Township 12 New Westminster District Plan 7289 Lot 10 Section 16 Township 12 New Westminster District Plan 21065 and outlined in heavy black line on Map No. 1524 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 a first time the 28th day of June, A.D. 2011. READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER APPENDIX C 11497 11374 11420 11347 11342 2366111433 11525 11530 11575 11494 11375 1150223610 11332 11357 11399 1 1 5 5 0 11405 11461 11460 11365 11505 11509 23608 11366 11396 11422 11521 11367 11529 1153311537 115261156011534 11535 11384 11496 11397 11431236211150 12363111356 11376 1143223641 11517 23612 11413 11424 11546 11475 11440 11498 11536 11337 11411 11441 11510 23614 11387 114232367111518 11451 11542 11523 23604 11355 11385 23606 11513 11457 11346 11354 11364 11398 23602 2361111386 11412 1144211506 11355 11336 11410 11430 11470 11421 236511134511335 11377 11443 1151411 5412368111522 11414 11538 114 A AVE.116 AVE.CREEKSIDE ST.236 ST.236 A ST.236 B ST.BCP 9604 SL1010 SL19 CPP 21065SL4SL319 15 2 LMP 50083LMS 1325 LMP 11242 18 5 33 7 24 PARK EP 16722SL117 SL51 20 5LM P 1124225 15 14 1LMP 1124235 36 PARK P 7289 BCS 814 SL9SL8SL18 SL24 SL26SL1 1 12 3 28 25 5 37 34 46LMP 50083SL16 P 21065SL7LMS 3308 SL23 SL21 18 13 14 4 22 22 35 32 16 8 LMP 35464 3 SL17 SL15 SL20 16 BCP279844 7 30 10 PARK SL136 P 21065BCS 814 2 21 4 36 31 17 8 42 43 39 38 9 28 A SL12BCS 814 Pcl. 'A' SL22 SL217 27 19 29 6 23 BCP2798445 40 10 11 26 27 2 29LM P 14872ASL14 SL6SL25 11 1 26 24 23 3 21 20 38 LMP 50083 6 8 9 44 41 13 12 BCP 3687236 ST.´SCALE 1:2,500 MAPLE RIDGE ZONE AMENDING Bylaw No.Map No. From: To: 6833-20111524RS-3 (One Family Rural Residential) RM-1 (Townhouse Residentiall) DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2011-082-RZ File 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 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 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 provided: Geotechnical Report Stage 1 Preliminary Site Investigation DISTRICT OF Agenda Item: 1104 MAPLE RIDGE Council Meeting of: June 12, 2012 1. 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 Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012 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; 2. That Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012 be given First and Second Readings and be forwarded to Public Hearing; 5. That Maple Ridge Zone Amending Bylaw No. 6861-2011 be given Second Reading and be forwarded to Public Hearing; and, 6. That the following terms and conditions be met prior to Final Reading: i. Approval from the Ministry of Transportation and Infrastructure; ii. Amendment to Schedule "A" & “C” of the Official Community Plan; iii. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iv. Road and park dedication as required; v. Consolidation of the development site; vi. Purchase of the eastern portion of Lot B of BCP 46878 (10190 Jackson Road) and consolidation of western portion with Jackson Farm Park; and, vii. 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. (2011-082-RZ, 10150 and 10190 Jackson Road – to designate land use in the Albion Area Plan and to rezone from RS-3 [One Family Rural Residential] and M-2 [General Industry] to R-1 [Residential District] and RS-1b [One Family Urban (Medium Density) Residential] to permit future subdivision into approximately 45 single family lots) “Ernie Daykin” CARRIED DEFEATED DEFERRED MAYOR ACTION NOTICE TO: __ Chief Administrative Officer __ Gen Mgr – Corporate & Financial ___________________________________________________ __ Mgr - Accounting ___________________________________________________ __ Gen Mgr – Public Works & Development___________________________________________________ __ Dir - Planning ___________________________________________________ __ Dir - Licenses, Permits & Bylaws ___________________________________________________ __ Municipal Engineer ___________________________________________________ __ Gen Mgr - Com. Dev. & Rec. Services ___________________________________________________ Clerk’s Section __ Corporate Officer ___________________________________________________ __ Property & Risk Manager __ Amanda Allen ___________________________________________________ __ Amanda Gaunt 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. June 12, 2012 “Original signed by Ceri Marlo” Date Corporate Officer District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: July 9, 2012 and Members of Council FILE NO: 2011-082-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012 10150 and 10190 Jackson Road EXECUTIVE SUMMARY: Council previously considered Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012 and Maple Ridge Zone Amending Bylaw No.6861-2011 to permit future subdivision of the subject site into single-family lots. A property legal description must be added to Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012 to correctly reflect the proposed OCP amendment and corresponding maps prior to Public Hearing. The zone amending bylaw is correct and does not require amendment. RECOMMENDATIONS: That Second Reading of Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012 be rescinded; and; That Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012 as amended, be given Second Reading and forwarded to Public Hearing. DISCUSSION: On June 26, 2012, Council granted First and Second Reading to Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012 and forwarded it to Public Hearing. While the bylaw maps correctly identified the two properties involved, only one legal description was identified on the bylaw. In order to accurately reflect the proposed amendment, Council must rescind Second Reading and grant Second Reading to the amended bylaw in order for the application to proceed to Public Hearing. CONCLUSION: This revision is intended to align the properties’ legal descriptions in the OCP bylaw with the amending maps and the proposed development. There is no change to the proposed development and the change is considered to be minor, therefore it is recommended that Second Reading of - 2 - Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012 be rescinded and given Second Reading as amended. _______________________________________________ Prepared by: Amelia Bowden Planning Technician _______________________________________________ Approved by: Christine Carter, M.PL, MCIP Director of Planning _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer The following appendices are attached hereto: Appendix A – Subject Map Appendix B – Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012 Appendix C – Second Reading Report "Original signed by Amelia Bowden" "Original signed by Christine Carter" "Original signed by Frank Quinn" "Original signed by J.L. (Jim) Rule" District of Mission ^ SUBJECT PROPERTIES City of P itt Meadows 10150 JACKSON ROAD AND N/E PORTION OF 10190 JACKSON ROAD SC ALE 1:2,500 District of Langley CORPORATION OF THE DISTRICT OF MAPLE RIDGE PLANNING DEPARTMENT DA TE: Jul 6, 2012 FILE: 2011-082-RZ BY: DT ´ District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: June 4, 2012 and Members of Council FILE NO: 2011-082-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: First Reading and Second Reading Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012; and; Second Reading Maple Ridge Zone Amending Bylaw No.6861-2011 10150 and 10190 Jackson Road EXECUTIVE SUMMARY: An application has been received to rezone the subject lands from RS-3 (One Family Rural Residential) and M-2 (General Industrial) to R-1 (Residential District) and RS-1b (One Family Urban (Medium Density) Residential) to permit future subdivision into single-family lots. This application requires an amendment to the Official Community Plan to re-designate the land use from Low/Medium Density Residential to Medium Density Residential and Conservation in the Albion Area Plan. On November 8, 2011, Council gave First Reading to Zone Amending Bylaw No. 6861-2011 to rezone this property to R-1 (Residential District) and RS-1b (One Family Urban (Medium Density) Residential), and considered the early consultation requirements for the OCP amendment. RECOMMENDATIONS: 1. 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 Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012 on the municipal website and requiring that the applicant host a Development Information Meeting, and Council considers it unne cessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 2. That Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6928- 2012 is consistent with the Capital Expenditure Plan and Waste Management Plan; 4. That Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012 be given First and Second Readings and be forwarded to Public Hearing; - 2 - 5. That Maple Ridge Zone Amending Bylaw No. 6861-2011 be given Second Reading and be forwarded to Public Hearing; and, 6. That the following terms and conditions be met prior to Final Reading: i. Approval from the Ministry of Transportation and Infrastructure; ii. Amendment to Schedule "A" & “C” of the Official Community Plan; iii. Registration of a geotechnical report as a Restrictive Covenant which addresses the suitability of the site for the proposed development; iv. Road and park dedication as required; v. Consolidation of the development site; vi. Purchase of the eastern portion of Lot B of BCP 46878 (10190 Jackson Road) and consolidation of western portion with Jackson Farm Park; and, vii. 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. DISCUSSION: a) Background Context: Applicant: Damax Consultants Ltd Owners: Seyem’ Qwantlen Land Development Ltd District of Maple Ridge Legal Descriptions: Lot: A, Section: 3, Township: 12,NWD Plan: EPP9830 Lot: B, Section: 3, Township 12, NWD Plan: BCP46878 OCP: Existing: Low/Medium Density Residential, Medium Density Residential Proposed: Medium Density Residential, Conservation Zoning: Existing: RS-3 (One Family Rural Residential), M-2 (General Industrial) Proposed: R-1 (Residential District), RS-1b (One Family Urban (Medium Density) Residential) - 3 - Surrounding Uses: North: Use: Park Zone: RS-3 (One Family Rural Residential), M-2 (General Industrial) Designation: Conservation South: Use: Vacant Zone: R-1 (Residential District) Designation: Urban Residential East: Use: Vacant Zone: R-1 (Residential District), RS-1b (One Family Urban (Medium Density) Residential Designation: Urban Residential West: Use: Park Zone: RS-3 (One Family Rural Residential), M-2 (General Industrial) Designation: Agricultural Existing Use of Property: Sand and Gravel (Vacant and Improved), Vacant Proposed Use of Property: Single Family Residential Site Area: 4.12 hectares (10.3 acres) Access: Jackson Road Servicing requirement: Urban Standard b) Project Description: The applicant proposes to rezone the subject site, a former sand and gravel pit, to allow for future subdivision into approximately 45 R-1 (Residential District) lots. A very small portion of the north east corner of the site will be zoned RS-1b (One Family Urban (Medium Density) Residential) to be eventually consolidated with an RS-1b (One Family Urban (Medium Density) Residential) lot further east. Approximately 1.46 hectares (3.6 acres) of steep sloping land will be dedicated as park, which will include a lookout area and a multipurpose trail connecting to existing trails to the north of the subject site. Portions of the site are proposed to be filled with soil acquired from the re-grading of lands to the east. It will be necessary for the applicant to purchase the eastern portion of municipal property located at 10190 Jackson Road in order to proceed with this development application. c) Planning Analysis: Official Community Plan: The subject site is located in the Albion Area Plan. Approximately 75% of the site is designated Low/Medium Density Residential, while the remainder is designated Medium Density Residential. Both these Official Community Plan designations permit single detached housing forms located in the Albion Area. The R-1 (Residential District) zone is in compliance with the Medium Density Residential designation, but the Low/Medium Density Residential designation would typically allow - 4 - an RS-1b (One Family Urban (Medium Density) Residential) zone. The land to the south and east of the subject site (Upper Jackson Farm) is outside the Albion Area Plan and is designated Urban Residential. There is an active subdivision application (SD/040/09) on that land for R-1 (Residential District) zoned lots. Therefore, justification has been provided to support an OCP amendment to re-designate the Low/Medium Density Residential land to Medium Density Residential on the subject site. The subject site is not located in the North Albion Area and therefore not involved in the North Albion Review process currently underway. Zoning Bylaw: The current application proposes to rezone the properties located at 10150 and 10190 Jackson Road from RS-3 (One Family Rural Residential) and M-2 (General Industrial) to R-1 (Residential District) and RS-1b (One Family Urban (Medium Density) Residential) to permit future subdivision into single family homes. All the proposed lots meet the requirements of these zones. Development Permits: Pursuant to Section 8.10 of the Official Community Plan, a Natural Features Development Permit application is required for all development and subdivision activity for all lands with an average natural slope of greater than 15 percent 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 was held at Thomas Haney Secondary School on April 5, 2012. A summary of the comments and discussions with the attendees was provided by the applicant and included the following concerns:  Impact of 248 Street properties’ views;  Pedestrian safety on Jackson Road. The applicant provided the following in response to the issues raised by the public:  The existing grades on the subject site will be lowered substantially and as a result, will reduce the impact on views.  Road improvements to increase pedestrian safety are proposed to include a sidewalk on the east side of Jackson Road and a multi-purpose trail on the west side to connect with the park to the south. A round-about traffic circle will be constructed at Jackson Road and 102 Avenue as part of a separate application (SD/040/09). - 5 - d) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposed development and has advised that no servicing works are required with this application and therefore a Rezoning Servicing Agreement will not be needed. Sanitary and storm sewer construction, as well as watermain and street light installation on Jackson Road fronting this site, has previously been secured through the Rezoning Servicing Agreement for development of Upper Jackson Farm under approved application RZ/040/09. The Engineering Department has further advised that road dedication along the full length of the development site, including a portion of 10190 Jackson Road, to achieve the 26 metre road allowance required for an urban arterial, will be necessary for this project. 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 an additional 50 trees which is based on one tree per lot; final subdivision design will provide exact numbers. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $1250.00. Fire Department: The Fire Department has reviewed the proposed development and has noted that any landscaping proposed for the lots fronting Jackson Road should not obscure the visibility of addresses now or in the future to ensure efficient emergency response. e) School District Comments: A referral was submitted to School District 42 for comment on the proposed OCP amendment; however, no comments have been received to date. In past discussions with staff of the School District, it is clear that Albion Elementary is exceeding capacity. Therefore, an increase to the number of elementary-aged children as a result of this proposal will likely require those children to attend a school other than Albion Elementary. f) Environmental Implications: The applicant has submitted a Natural Features Development Permit application as the subject site includes lands with an average natural slope of greater than 15 percent. The requirements of this Development Permit will be to provide enhancement and replanting works in the areas identified for park dedication, as well as securities equivalent to 100% of the replanting works and maintenance for five years. g) 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, from land use designation - 6 - Low/Medium Density Residential to Medium Density Residential and Conservation 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: Based on the review of supporting information regarding the proposed rezoning and subdivision applications, it is recommended that Second Reading be given to Maple Ridge Zone Amending Bylaw No.6861-2011 and forwarded to Public Hearing; and further that First and Second Reading be given to Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012 and be forwarded to Public Hearing. _______________________________________________ Prepared by: Amelia Bowden Planning Technician _______________________________________________ Approved by: Christine Carter, M.PL, MCIP Director of Planning _______________________________________________ Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services _______________________________________________ Concurrence: J. L. (Jim) Rule Chief Administrative Officer AB /dp The following appendices are attached hereto: Appendix A – Subject Map Appendix B –Maple Ridge Official Community Plan Amending Bylaw 6928-2012 Appendix C – Maple Ridge Zone Amending Bylaw No.6861-2011 Appendix D – Subdivision Plan Appendix E – Overall Subdivision Plan "Original signed by Amelia Bowden" "Original signed by Christine Carter" "Original signed by Frank Quinn" "Original signed by J.L. (Jim) Rule" CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6861-2011 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. 6861-2011." 2. Those parcels or tracts of land and premises known and described as: Lot A Section 3 Township 12 New Westminster District Plan EPP9830 Lot B Section 3 Township 12 New Westminster District Plan BCP46878 and outlined in heavy black line on Map No. 1543 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to R-1 (Residential District), and RS-1b (One Family Urban (Medium Density) Residential). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 8th day of November, A.D. 2011. READ a second time the day of , A.D. 20 . PUBLIC HEARING held the day of , A.D. 20 . READ a third time the day of , A.D. 20 . APPROVED by the Minister of Transportation this day of , A.D. 20 . RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 . _____________________________ ____________________________ PRESIDING MEMBER CORPORATE OFFICER Appendix B 24616102501 0 26224665 10040 10303 24632246422465210275 10286 2474024735 2476024765 10268 10295 24725 2479524790 24539246021 0 2 6510296 10298 10316 10322 10235 10190 24662246611027224673 2469110312 24720 24755 24770247712478510306 2462210309 1025610292 2477510307 24554/721015024608 246532468510302 247502478010076 10104 10289 10278 10306 2473024745 24752 10125 10295 10180 Re m S. 1/2 OF N.E . 1/ 4 SEC. 3 BCP 20685 A 9 6 1 BCP 23574 121 BCP 46878 A 9 25 1 PARK LOT A 45 46 1 EPP 9830 PARK 3 8 65 BCP 3463568 PARK 4 69 123 BCP 17387 16 BCP 46878 BCP 43808 BCP 47688 47 BCP 33649 PARK PARK BCP 46878 3 120 BCP 17387 14 15127 67 PARK B BBCP 46878 NWP 6502 BCP38265 5 66 2 PARK6 BCP 1738711 12 26 17 Municipal gravel pit BCP 46878 6 2 Rem N 1/2 of NE 1/4 122 7 5 13 PARK Municipal gravel pit 63 Provincial gravel pit 64 4 Section 3 Township 12 5 8 10 4 PARK 2 *LMP 5856 BCP 46878 44 43 10 126 7 3 27 BCP 41516 BCP 40804 BCP 41517 LMP 42377 BCP 17389 BCP 23575 BCP 41516 L MP 4 2 3 79BCP20686LMP 4 2 37 7BCP 23575 BCP38266 BCP 41516 P 38409 LMP 42380 102 AVE J ACKS ON RD.102 B AVE.102 A AVE. 103 AVE.McEACHERN ST.248 ST.100 AVE. ´ MAPLE RIDGE ZONE AMENDING Bylaw No.Map No. From: To: 6861-20111543RS-3 (One Family Rural Residential), M-2 (General Industrial) R-1 (Residential District)RS-1b (One Family Urban (Medium Density) Residential) 1:3,500 CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6928-2012 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 Schedules "A" & "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6928-2012 2. Schedule "A", Section 10.2.1 Land Use Designations, Albion Area Plan map is hereby amended for that parcel or tract of land and premises known and described as: Lot A Section 3 Township 12 New Westminster District Plan EPP9830 Lot B Section 3 Township 12 New Westminster District Plan BCP46878 and outlined in heavy black line on Map No. 833, a copy of which is attached hereto and forms part of this Bylaw, is hereby re-designated to Medium Density Residential and Conservation. 3. Schedule “C” is hereby amended for that parcel or tract of land and premises known and described as: Lot A Section 3 Township 12 New Westminster District Plan EPP9830 Lot B Section 3 Township 12 New Westminster District Plan BCP46878 and outlined in heavy black line on Map No. 834, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding Conservation. 4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly. READ A FIRST TIME the 12th day of June, A.D. 2012. 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. 2012. ___________________________________ _____________________________ MAYOR CORPORATE OFFICER 24616102501 026224665 10040 10303 24632246422465210275 10286 2474024735 2476024765 10268 10295 24725 2479524790 245392460210 2 6 510296 10298 10316 10322 10235 10190 24662246611027224673 2469110312 24720 24755 24770247712478510306 2462210309 1025610292 2477510307 24554/721015024608 246532468510302 247502478010076 10104 10289 10278 10306 2473024745 24752 10125 10295 10180 Re m S. 1/ 2 OF N.E . 1/ 4 SE C. 3 BCP 20685 A 9 6 1 BCP 23574 121 BCP 46878 A 9 25 1 PARK LOT A 45 46 1 EPP 9830 PARK 3 8 65 BCP 3463568 PARK 4 69 123 BCP 17387 16 BCP 46878 BCP 43808 BCP 47688 47 BCP 33649 PARK PARK BCP 46878 3 120 BCP 17387 14 15127 67 PARK B BBCP 46878 NWP 6502 BCP38265 5 66 2 PARK6 BCP 1738711 12 26 17 Municipal gravel pit BCP 46878 6 2 Rem N 1/2 of NE 1/4 122 7 5 13 PARK Municipal gravel pit 63 Provincial gravel pit 64 4 Section 3 Township 12 5 8 10 4 PARK 2 *LMP 5856 BCP 46878 44 43 10 126 7 3 27 BCP 41516 BCP 40804 BCP 41517 LMP 42377 BCP 17389 BCP 23575 BCP 41516 L MP 4 2 3 7 9BCP20686LMP 4 2 37 7BCP 23575 BCP38266 BCP 41516 P 38409 LMP 42380 102 AVE J A CKSON RD.102 B AVE.102 A AVE. 103 AVE.McEACHERN ST.248 ST.100 AVE. ´ MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No.Map No. From: To: 6928-2012833Low/Medium Density Residential, Medium Density Residential ConservationMedium Density Residential 1:3,500 24616102501 026224665 10040 10303 24632246422465210275 10286 2474024735 2476024765 10268 10295 24725 2479524790 245392460210 2 6 510296 10298 10316 10322 10235 10190 24662246611027224673 2469110312 24720 24755 24770247712478510306 2462210309 1025610292 2477510307 24554/721015024608 246532468510302 247502478010076 10104 10289 10278 10306 2473024745 24752 10125 10295 10180 Re m S. 1/ 2 OF N.E . 1/ 4 SE C. 3 BCP 20685 A 9 6 1 BCP 23574 121 BCP 46878 A 9 25 1 PARK LOT A 45 46 1 EPP 9830 PARK 3 8 65 BCP 3463568 PARK 4 69 123 BCP 17387 16 BCP 46878 BCP 43808 BCP 47688 47 BCP 33649 PARK PARK BCP 46878 3 120 BCP 17387 14 15127 67 PARK B BBCP 46878 NWP 6502 BCP38265 5 66 2 PARK6 BCP 1738711 12 26 17 Municipal gravel pit BCP 46878 6 2 Rem N 1/2 of NE 1/4 122 7 5 13 PARK Municipal gravel pit 63 Provincial gravel pit 64 4 Section 3 Township 12 5 8 10 4 PARK 2 *LMP 5856 BCP 46878 44 43 10 126 7 3 27 BCP 41516 BCP 40804 BCP 41517 LMP 42377 BCP 17389 BCP 23575 BCP 41516 L MP 4 2 3 7 9BCP20686LMP 4 2 37 7BCP 23575 BCP38266 BCP 41516 P 38409 LMP 42380 102 AVE J A CKSON RD.102 B AVE.102 A AVE. 103 AVE.McEACHERN ST.248 ST.100 AVE. ´ MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No.Map No. Purpose: 6928-2012834To Add To Conservation 1:3,500