HomeMy WebLinkAbout2016-07-19 Public Hearing Agenda and Reports.pdfCity of Maple Ridge
PUBLIC
HEARING
July 19, 2016
CITY 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 19, 2016,
to consider the following bylaw:
1)2015-279-RZ
MAPLE RIDGE ZONE AMENDING BYLAW NO. 7182-2015
LEGAL: Lot 353, Section 20, Township 12, New Westminster District,
Plan 57241
LOCATION: 22833 122 Avenue
FROM: RS-1 (One Family Urban Residential)
TO: R-3 (Special Amenity Residential District)
PURPOSE: To permit a future subdivision of approximately 3 lots.
AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaw and copies of staff reports 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 July 8, 2016 to July 19, 2016, Saturdays, Sundays and Statutory Holidays
excepted. Some of this information will also be posted on the City website www.mapleridge.ca on
the Your Government /Meet Your Council/Council Meetings page.
ALL PERSONS who deem themselves affected by any of 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., July 19, 2016.
Please note that all written submissions provided in response to this consultation will become part
of the public record which includes the submissions being made available for public inspection.
Dated this 8th day of July, 2016.
Ceri Marlo
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2015-279-RZ
File Manager: Therese Melser
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 City 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.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: June 6, 2016
and Members of Council FILE NO: 2015-279-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Zone Amending Bylaw No. 7182-2015
22833 122 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 22833 122 Avenue (see
Appendix A and B) from RS-1 (One Family Urban Residential) to R-3 (Special Amenity Residential
District), to permit a future subdivision of approximately 3 lots. Council granted first reading to Zone
Amending Bylaw No. 7182-2015 on November 24, 2015. Pursuant with Council resolution, this
application is exempt from the CAC Program, due to its location in the Town Centre.
This application is in compliance with the Official Community Plan (OCP).
RECOMMENDATIONS:
1)That Zone Amending Bylaw No. 7182-2015 be given second reading, and be forwarded to Public
Hearing;
2)That the following terms and conditions be met prior to final reading:
i)In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
DISCUSSION:
1)Background Context:
Applicant: Raymond Clarkson
Owner: Raymond Clarkson
Legal Description: Lot 353, Section 20, Township 12, New Westminster District Plan 57241
OCP:
Existing: Single Family Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: R-3 (Special Amenity Residential District)
- 2 -
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Single Family Residential
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Single Family Residential
East: Use: Single Family Residential
Zone RS-1 (One Family Urban Residential)
Designation: RES (Urban Residential)
West: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential), under rezoning
application 2011-130-RZ for R-3 (Special Amenity Residential
District)
Designation: Single Family Residential
Existing Use of Property: Single Family Residential
Site Area: 850 m2 (9,149 sq.ft.)
Access: 122 Avenue, Greenwell Street
Servicing: Urban Standard
Companion Applications: 2015-279-SD, 2015-279-DP, 2015-279-DVP
2) Project Description:
The subject property is approximately 850 m2 (9149 sq. ft.) in size, is generally flat, and is bound by
single family residential properties. The property is within in the Town Centre Area Plan. The Town
Centre Area boundary is on Greenwell Street, on the east side of the lot. There are no streams or
slopes on the property. The existing house and detached garage on the property have been
demolished. The current application proposes to rezone the property from RS-1 (One Family Urban
Residential) to R-3 (Special Amenity Residential District). The applicant is seeking to create three (3)
single family residential lots. Access is proposed to be from 122 Avenue for lots 1 and 2, and from
Greenwell Street for lot 3, to ensure sufficient intersection visual clearance for vehicles. The
neighbouring property to the west (12240 228 St.) is under Rezoning Application number 2011-130-
RZ to rezone to R-3 (Special Amenity Residential District) in order to subdivide into 4 lots and a lane,
running north-south. For more reference on current applications with the lane design in the subject
228 blocks, see Appendix A.
3) Planning Analysis:
i) Official Community Plan:
The development site is currently designated Single Family Residential within the Town Centre Area
Plan, which provides options for increasing density while retaining the single family character in
established neighbourhoods. The proposed R-3 (Special Amenity Residential District) zoning for the
development is consistent with the OCP, therefore no amendment will be required.
ii) Zoning Bylaw:
The current application proposes to rezone the property located at 22833 122 Avenue from RS-1
(One Family Urban Residential) to R-3 (Special Amenity Residential District) to permit three (3) lots.
The minimum lot size for the current RS-1 (One Family Urban Residential) zone is 668 m2, and the
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minimum lot size for the proposed R-3 (Special Amenity Residential District) zone is 213 m2. The
proposed lots range from 278 m2 to 282 m2 in area (2,990 sq. ft. to 3,035 sq. ft.).
iii) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations (see Appendix D):
Maple Ridge Zoning Bylaw No. 3510 -1985, Section 601C, D.2.a.ii lot dimensions; to
reduce the front width for lots without lane access from 10.5 to 10.05 meter
The requested variance to the R-3 (Special Amenity Residential District) zone will be the subject of a
future Council report.
iv) Development Permits:
Pursuant to Section 8.8 of the OCP, an Intensive Residential Development Permit application is
required to ensure the current proposal provides emphasis on high standards in aesthetics and
quality of the built environment, while protecting important qualities of the natural environment. The
application has been received as 2015-279-DP, and will be subject of a future Council report. The
applicant proposes to build two storey homes of about 107m2 (1,160 sq. ft.) with a garage on each
new lot (See elevations in Appendix D)
4) Interdepartmental Implications:
i) Engineering Department:
The Engineering Department has reviewed the development plans and has commented to the fact
that the existing buildings will have to be removed and a demolition permit will be required. The
existing 20mm water service will need a permanent disconnect. If the sanitary sewer connection is to
be reused for the new building, the developer will need to request temporary disconnection for that
service. The applicant’s engineer will need to review the condition of the existing service to verify if it
can be used.
Proposed lot number 3 must have their access from Greenwell Street, and the driveway must be at
least 7.5m north of 122 Avenue.
ii) License, Permits and Bylaws Department:
The Building Department has reviewed the plans and has the following comment:
1. Lot 3 must maintain a 7.5 metre visual clearance at the corner;
2. Any building projections (soffits, hutches, nooks and fireplaces) of less than 1.2 metres must
have non-combustible cladding.
5) School District No. 42 Comments:
Pursuant to Section 476 of the Local Government Act, consultation with School District No. 42 is
required at the time of preparing or amending the OCP. Therefore no referral was sent to School
District No. 42.
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CONCLUSION:
The subject application is to permit a three lot single family subdivision in the Town Centre. As this
application is in compliance with the OCP, it is recommended that second reading be given to Zone
Amending Bylaw No.7182-2015, and that application 2015-279-RZ be forwarded to Public Hearing.
“Original signed by Therese Melser”
_______________________________________________
Prepared by: Therese Melser
Planning Technician
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Frank Quinn”
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7182-2015
Appendix D – Subdivision Plan
Appendix E – Building Elevation Plans
DATE: May 12, 2016 2015-79-RZ BY: DT
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:1,500
22833 122 Avenue
2011-130-RZ
2013-117-RZ
DATE: Sep 8, 2015
2011 IMAGE
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTY
City of Maple Ridge´
Scale: 1:1,500
22833 122 Avenue
Legend
Streams & Rivers (Topographic)
Feature Type
Ditch Centreline
CITY OF MAPLE RIDGE
BYLAW NO. 7182-2015
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 City of Maple Ridge enacts as follows:
1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7182-2015."
2. That parcel or tract of land and premises known and described as:
Lot 353 Section 20 Township 12 New Westminster District Plan 57241
and outlined in heavy black line on Map No. 1648 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-3 (Special Amenity Residential
District).
3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 24th day of November, 2015.
READ a second time the 14th day of June, 2016.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
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MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
R-3 (Special Amenity Residential District)
7182-20151648