The URL can be used to link to this page

Home My WebLink About2012-10-16 Public Hearing Meeting Agenda and Reports.pdf District of Maple Ridge PUBLIC HEARING October 16, 2012 CORPORATION OF THE DISTRICT OF MAPLE RIDGE PUBLIC HEARING AGENDA 7:00 P.M. DATE: October 16, 2012 1) 2011-136-RZ MAPLE RIDGE ZONE AMENDING BYLAW NO. 6896-2012 LEGAL: Lot 9, District Lot 277, Group 1, New Westminster District, Plan 20332 LOCATION: 20724 River Road FROM: RS-1 (One Family Urban Residential) TO: R-1 (Residential District) PURPOSE: To allow for the future subdivision into two single family lots. 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, October 16, 2012 to consider the following bylaw: 1) 2011-136-RZ MAPLE RIDGE ZONE AMENDING BYLAW NO. 6896-2012 LEGAL: Lot 9, District Lot 277, Group 1, New Westminster District, Plan 20332 LOCATION: 20724 River Road FROM: RS-1 (One Family Urban Residential) TO: R-1 (Residential District) PURPOSE: To allow for the future subdivision into two single family lots. AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaw and copies of the staff report and other information considered by Council relevant to the matters contained in the bylaw will also be available for public inspection at the Municipal Hall, Planning Department counter, between 8:00 a.m. and 4:00 p.m. from October 3 to October 16, 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 this bylaw shall be afforded a reasonable opportunity to be heard at the Public Hearing before Council on the matters contained in the bylaw or by making a written submission to the attention of the Manager of Legislative Services or by sending an e-mail to the Clerk’s Department at clerks@mapleridge.ca , by 4:00 p.m., October 16, 2012. All written submissions and e-mails will become part of the public record. Dated this 3rd day of October, 2012. Ceri Marlo Manager of Legislative Services DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2011-136-RZ File Manager: Siobhan Murphy Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED 1. A completed Application Form (Schedule “B” – 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: 1 District of Maple Ridge TO: His Worship Mayor Ernie Daykin MEETING DATE: September 10, 2012 and Members of Council FILE NO: 2011-136-RZ FROM: Chief Administrative Officer MEETING: C of W SUBJECT: Second Reading Report Maple Ridge Zone Amending Bylaw No.6896-2012 20724 River Road EXECUTIVE SUMMARY: An application has been received to rezone the subject property from RS-1 (One Family Urban Residential) to R-1 (Residential District) in order to subdivide into two single family lots. This application is in compliance with the Official Community Plan. Council gave First Reading to Maple Ridge Zone Amending Bylaw No. 6896-2012. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 6896-2012 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 and Infrastructure; ii. Road dedication as required; iii. Removal of the existing building; and 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. DISCUSSION a) Background Context: Applicant: Gina Wideen Owner: Gina Wideen - 2 - Legal Description: Lot 9, D.L. 277, Group 1, NWD Plan 20332 OCP: Existing: Urban Residential Zoning: Existing: RS-1 (One Family Urban Residential) Proposed: R-1 (Residential District) 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: 886 m2 Access: River Road Servicing requirement: Urban Standard b) Site Characteristics: The subject site is located in the Fraser Escarpment area in the Hammond neighbourhood along River Road, a major corridor. The development proposal is subject to Council Policy 6.23, which requires a storm sewer connection to control surficial and groundwater discharge. The property is fairly flat with several trees along the property lines. A single family home currently exists on site. c) Project Description: The applicant proposes to rezone the subject site from RS-1 (One Family Urban Residential) to R-1 (Residential District) and subdivide into two single-family lots with access provided from River Road. c) Planning Analysis: Official Community Plan: The subject property is designated Urban Residential which permits a single detached housing form located within the Urban Area Boundary. River Road is also designated a Major Corridor in the OCP, therefore the development is subject to the Major Corridor Infill Policies in the plan. OCP policy for - 3 - Major Corridor Infill requires that there is compatibility with the neighborhood. The following is an excerpt regarding compatibility from Section 3.1.4 Residential Infill and Compatibility Criteria of the OCP: Compatibility refers to development that “fits” with the character of a neighbourhood. It does not mean that the development looks the “same” as neighbouring development; rather the housing form is similar in size, scale, massing and architectural elements. Evaluation Criteria for Major Corridor Infill Policies are found in the OCP Section 3.1.4, sub-section 3- 20, Chapter 3, page 10. The proposed R-1 (Residential District) zone is in compliance with the Urban Residential land use designation and compatibility criteria. Zoning Bylaw: The current application proposes to rezone the property located at 20724 River Road from RS-1 (One Family Urban Residential) to R-1 (Residential District) to permit future subdivision. The proposed lots satisfy the R-1 (Residential District) zone requirements. Development Information Meeting: A Development Information Meeting was held at the Maple Ridge Golf Course on August 13, 2012 at 6:30 p.m. Three people attended the meeting. The applicant also received one phone call, and had several informal discussions with neighbors. A summary of the comments and discussions from these interactions was provided by the applicant and included the following concerns:  Concern if existing grade was going to be increased  Wanted to see how a Development Information Meeting was conducted  Wondered why their opinion was required The applicant provided the following in response to the issues raised by the public:  They were not going to increase the grade of the property  Municipal policy required public consultation for this application and had guidelines on how a Development Information Meeting should be conducted d) Interdepartmental Implications: Engineering Department: The Engineering Department has reviewed the proposed project and has noted that there are no services required in support of this rezoning application. As a result, no rezoning servicing agreement is required. The Engineering Department will require 38m2 road dedication as shown on the proposed lot layout along the property frontage to allow for a future road right-of-way of 18m. Additional services will be required at subdivision. Environmental Implications: The Environmental Technician and staff Arborist has indicated that an arborist report is required of all trees within the property boundaries and in the road right of way in front of the property. This is required to identify tree retention opportunities and will be required prior to subdivision approval. - 4 - 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 an additional two trees which is based on one tree per lot. The Manager of Park Planning & Development has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $50.00. CONCLUSION: This application is in compliance with the Official Community Plan. It is therefore recommended that Second Reading be given to Maple Ridge Zone Amending Bylaw No. 6896-2012, and that application 2011-136-RZ be forwarded to Public Hearing. “Original signed by Siobhan Murphy” _______________________________________________ Prepared by: Siobhan Murphy, MA, MCIP, RPP Planning Technician "Original signed by Charles R. Goddard" _______________________________________________ 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 Zone Amending Bylaw 6896-2012 Appendix C – Subdivision Plan City of PittMeadows District ofLangley District of MissionFRASER R. ^ DATE: Sep 6, 2012 FILE: 2011-136-RZ BY: PC 20724 RIVER ROAD CORPORATION OFTHE DISTRICT OFMAPLE RIDGE P L A N NIN G D E P A RT M E N T116822064320649116711153520673206822068811481 11493 2069020710114552072520745 11470 20800208092080611692 2065811677 11679 11683 2068511645 11693 206922069911464 207122072111499 2076020765207522077111653 11708 2078711491 11698 20648115252067911670 2067011512 11664 20750207552073611714 2063711690 11489 20652116752066711674 11668 11672 206801166111669 11544 207152073520739207352079511643 11700 2077720813208151 1 6 8 4 11694 114932064611686 115081151520652 11666206912069711653 11494 11522 11534 11550 2072411475 20740207962075611675 2080420808208122080920817206342064011696 11487 1149511681 11514 115451167820660 2068111485 11509 11569 11637 11484 11502 11588 11682 11465 1149520725 20740207662076920772207802080120805207862081520655206612067611676 11593 11454 11474 11580 11610 11674 207052072620756207502075520760207632079720805208101171711688 1150520664206702065311524 11534 11489 11499 11631 11673 11485 20725 207202074520776208022081620820207 A ST.DARTFORD ST.206 B ST.RIVE R RD. WES T206 A ST.117 AVE.GRAVES ST.115 AVE. 6 10 14 9 3 P 16749 8 14 1P 85418 P 812183 9 12 4 P 25068374 P 5830011 LMP 1862302 328 306 249 235 12 P 83511 15 P 81218 38 39 6 10 25 27 2 5 Rem 8P 75786NWS 3345 A A 9 10P 23180Rem 29 P 43793 P 43797 LMP 5112 P 43797 252 P 81218 5 7 9 LMP 35551LMP 30645 5 LMP 4182124 1 1 21 A B P 20332 27 P 8306913 14LMS 80930 P 25068 2 15 27 LMP 40400 300P 437971 P 20181283 247 282 P 84260 P 44698 9 17 1 15 13 2 4 13 6 20 4 384 354 23 P 76457 10 29 B A 16 B 2 D C 303 *PP056284 329 281 309 32 10 LMP 41821 36 L 7 LMP 41821LMP 29390 1 2 3 2 P 764571 28 LMP 2092P 75786 26 P 58300 1P 66930301 210 31 11 11 12 13 4 2 10 11 37 7 LMP 13822LMP 355512 7 1 P 85673LMP 186212 P 21047375 LMP 9843376 B 352 209 P 21114 37 330 307 250P 43797 339 286 8 33 34 P 8351116 35 8 2 P 8121840 11 3 23 26 4 P 669019 25 377P 70862Rem 387LMP 5112 P 45429362 Rem 13 248 340 251 LMP 418214 42 PARK 17 5 1 16 12 6 3 22 2 373 24 A A 195 304 P 31152 305 *PP056 285 308SUBJECT PROPERTY ´ SCALE 1:2,000 207 STA CORPORATION OF THE DISTRICT OF MAPLE RIDGE BYLAW NO. 6896-2012 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. 6896-2012." 2. That parcel or tract of land and premises known and described as: Lot 9 District Lot 277 Group 1 New Westminster District Plan 20332 and outlined in heavy black line on Map No.1557 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-1 (Residential District). 3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 28th day of February, A.D. 2012. 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 B 1167120673206822068820710207252080011677 11679 2068511645 20692206992071220721207602075211653 207872067911670 11664 20736116752066711674 116 6 8 11672 1166111669 11544 2071520739207352079511643 2077711666206912069711653 11550 20724207402079620756208042080811681 11569 11637 11588 2072520769207722078020801206612067611676 11593 11580 11610 2070520726207502075520763206642067011631 11673 2072020802206 B ST.RIVER RD. WEST 117 AVE.GRAVES ST.3 P 16749 8 1P 85418 P 812183 9 12 P 25068374 P 58300LMP 1862302 328 306 P 81218 38 39 6 10 2 5 Rem 8NWS 3345 A P 23180Rem P 43793 P 43797 LMP 5112 P 43797 5 1 A B P 20332 27 LMS 80930 P 25068 300 1 P 20181283 2 4 13 6 10 29 B D C 303 284 329 36 L 7 1 1 28 LMP 2092P 58300 P 66930301 4 2 37 7 LMP 13822LMP 355512 P 85673LMP 1862P 21047375 LMP 9843376 37 8 P 8121840 11 4 P 669019 377P 70862Rem 387LMP 5112 5 1 6 3 2 373 A A 195 304 P 31152 305 *PP056LMP 13823LMP 13823EP 43798 RW 75787 RW 85419 LMP 30217 LMP 28549LMP 28548 RP 8072 LMP 7841 207 ST.RIVER ROAD ´SCALE 1:1,500 MAPLE RIDGE ZONE AMENDING Bylaw No. 6896-2012Map No. 1557From: RS-1 (One Family Urban Residential) To: R-1 (Residential District) C