HomeMy WebLinkAbout2017-12-05 Public Hearing Agenda and Reports.pdf
City of Maple Ridge
PUBLIC
HEARING
December 5, 2017
CITY OF MAPLE RIDGE
PUBLIC HEARING
AGENDA
1) 2017-396-RZ
23782 and 23810 River Road
Lot 2 District Lot 405 New Westminster District Plan 7324
Lot 3 District Lot 405 New Westminster District Plan 7324
Maple Ridge Zone Amending Bylaw No. 7403-2017
802 GENERAL INDUSTRIAL M-2, Section 1) PRINCIPAL USES be amended by adding the
following new clause at the end of this section:
i) Off Street parking use shall be permitted at 23782 and 23810 River Road
2) 2015-155-RZ
23702 132 Avenue
Lot 4 South East Quarter Section 28 Township 12 New Westminster District
Plan 2637
Maple Ridge Official Community Plan Amending Bylaw No. 7172-2015
To amend Silver Valley Area Plan Figure 2 and Figure 3C from Conservation, Open Space,
Low Density Residential and Med/High Density Residential to Low Density Residential
and Conservation.
To amend Silver Valley Area Plan Figure 4: Trails/Open Space to remove from
Conservation, to add to Conservation, and to remove from Open Space.
Maple Ridge Zone Amending Bylaw No. 7173-2015
To rezone from RS-2 (One Family Suburban Residential) to RS-1b (One Family Urban
(Medium Density) Residential). The current application is to permit a future subdivision of
approximately 16 lots.
PUBLIC HEARING AGENDA
December 5, 2017
6:00 pm
Council Chambers, 1st Floor, City Hall
The purpose of the Public Hearing is to allow all persons who deem themselves affected by any
of these bylaws a reasonable opportunity to be heard before Council on the matters contained
in the bylaws. Persons wishing to speak for or against a bylaw will be given opportunities. You
will be asked to give your name and address. Please note that all written submissions provided
in response to this consultation including names and addresses will become part of the public
record which includes the submissions being made available for public inspection. Further
consideration of bylaws on this agenda will be at the next regular Council meeting.
The meeting is recorded by the City of Maple Ridge.
Public Hearing Meeting Agenda
December 5, 2017 Council Chamber
Page 2 of 2
3) 2014-039-RZ
12040 240 Street
Lot 20 Section 22 Township 12 New Westminster District Plan25968
Maple Ridge Official Community Plan Amending Bylaw No. 7397-2017
To amend Schedule “B” of the Official Community Plan from Estate Suburban Residential
to Commercial and to amend the Urban Area Boundary.
Maple Ridge Zone Amending Bylaw No. 7089-2014
To rezone from RS-3 (One Family Rural Residential) to C-2 (Community Commercial). The
current application is to permit the future construction of a two storey mixed use building.
CITY OF MAPLE RIDGE
NOTICE OF PUBLIC HEARING
TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the City Hall, 11995
Haney Place, Maple Ridge, North-East corner entrance, at 6:00 pm., Tuesday, December 5, 2017 to
consider the following bylaws:
1) 2017-396-RZ
23782 and 23810 River Road
Lot 2 District Lot 405 New Westminster District Plan 7324
Lot 3 District Lot 405 New Westminster District Plan 7324
Maple Ridge Zone Amending Bylaw No. 7403-2017
802 GENERAL INDUSTRIAL M-2, Section 1) PRINCIPAL USES be amended by adding the
following new clause at the end of this section:
i) Off Street parking use shall be permitted at 23782 and 23810 River Road
2) 2015-155-RZ
23702 132 Avenue
Lot 4 South East Quarter Section 28 Township 12 New Westminster District
Plan 2637
Maple Ridge Official Community Plan Amending Bylaw No. 7172-2015
To amend Silver Valley Area Plan Figure 2 and Figure 3C from Conservation, Open Space,
Low Density Residential and Med/High Density Residential to Low Density Residential
and Conservation (as shown on Map No. 916).
To amend Silver Valley Area Plan Figure 4: Trails/Open Space to remove from
Conservation , to add to Conservation , and to remove from Open Space
(as shown on Map No. 964)
Map No. 916 Map No. 964
Maple Ridge Zone Amending Bylaw No. 7173-2015
To rezone from RS-2 (One Family Suburban Residential) to RS-1b (One Family Urban
(Medium Density) Residential). The current application is to permit a future subdivision of
approximately 16 lots.
3) 2014-039-RZ
12040 240 Street
Lot 20 Section 22 Township 12 New Westminster District Plan 25968
Maple Ridge Official Community Plan Amending Bylaw No. 7397-2017
To amend Schedule “B” of the Official Community Plan from Estate Suburban Residential
to Commercial (as shown on Map No. 961) and to amend the Urban Area Boundary (as
shown on Map No. 960).
Map No. 960 Map No. 961
Maple Ridge Zone Amending Bylaw No. 7089-2014
To rezone from RS-3 (One Family Rural Residential) to C-2 (Community Commercial). The
current application is to permit the future construction of a two storey mixed use building.
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 Planning Department Counter of City Hall, between 8:00 am
and 4:00 pm from November 24, 2017 to December 5, 2017, weekends and Statutory Holidays
excepted. The Public Hearing Agenda with full reports can be viewed on the City website at
www.mapleridge.ca/640.
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 email to the Clerk’s Department at clerks@mapleridge.ca, by 4:00 pm, December 5,
2017. 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 24th day of November, 2017.
Laurie Darcus, MMC
Manager of Legislative Services
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2017-396-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 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:
Note: This is only a Zoning Bylaw Text Amendment
1.
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO: 2017-396-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First and Second Reading
Zone Amending Bylaw No. 7403-2017
23782 and 23810 River Road
EXECUTIVE SUMMARY:
An application has been received for a site specific text amendment to the M-2 (General Industrial)
Zone, permitting off-street parking use as a principal use, on the properties located at 23782 and
23810 River Road. There is a twofold purpose. Kingfisher Pub is seeking in the near future to add a
micro brewery. It will need to be accommodated on the pub site which will lead to the loss of some
of the current parking spaces. It is proposed that the neighbouring lot which they own accommodate
parking to offset this loss. Secondly, there are long term plans to establish a marina and boat
launch. This operation would require the storage of trailers and boats as a principal use. The
amendment proposed will permit vehicle parking as an outright use in preparation to develop the
site in the future.
RECOMMENDATIONS:
That Zone Amending Bylaw No. 7403-2017 be given first and second readings and forwarded to
Public Hearing.
DISCUSSION:
a) Background Context:
Applicant: G.E. Ted Hume
Legal Description: Lot 2, D.L. 405, Plan NWP7324 and
Lot 3, D.L. 405, Plan NWP7324
OCP:
Existing: Industrial
Zoning:
Existing: M-2 (General Industrial)
Surrounding Uses:
North: Use: CP Rail Right-of-way
Zone: RS-3 (One Family Rural Residential)
Designation: Industrial
South: Use: Fraser River
Zone: N/A
Designation: N/A
- 2 -
East: Use: Restaurant
Zone: M-3 (Business Park)
Designation: Industrial
West: Use: Industrial
Zone: M-2 (General Industrial)
Designation: Industrial
Existing Use of Property: Vacant and Parking
Site Area: 2.15 HA
Access: River Road
Servicing requirement: Urban Standard
b) Site Characteristics:
The site is largely vacant except for parking abutting the lands to the east for overflow restaurant
parking. The lands gently slope toward the Fraser River, with a more pronounced slope along River
Road and the river bank. The site is spotted with trees and remnants of its past industrial use.
c) Project Description:
This is a site specific text amendment to allow for vehicle parking as a principal use for two reasons.
Firstly, this would allow for the parking of vehicles related to the Kingfisher Pub, also owned by the
applicant. The applicant is intending to expand his current business by adding an addition to
accommodate a micro brewery on site. This use will displace some parking which will be relocated to
his other property. Parking provided off site is required to be secured and protected by way of a
restrictive covenant.
Secondly, the applicant has longer term plans to establish a marina and boat launch. This operation
would require the storage of trailers and boats on the land as a principal use. The amendment
proposed in this report is for vehicle parking as an outright use. Respecting the applicant’s long term
plans, the M-2 Zone allows for indoor but not outdoor recreational use. At this point in time, the
specific details regarding the marina and boat launch are not available. A separate rezoning
application would be required to determine matters such as: how to extend zoning from the land
over the Fraser River and the Provincial approval necessary for private marinas and boat launches in
the foreshore and/or on Aquatic Crown lands.
These proposals will require the submission of development permit application respecting the
establishment of parking lots, landscaping and associate buildings and structure.
In addition, a separate development permit will be required for environmental protection, Fraser
River bank/slope protection and restoration/enhancement planting along the abutting portion of the
site on the Fraser River.
d) Planning Analysis:
Official Community Plan:
The development site is designated Industrial - Business Park Industrial category in the Official
Community Plan. No change in the designation is being proposed. The Business Park Industrial
Category provides for a range of industrial uses and services with an emphasis on good design and
landscaping. The proposed parking change allows the pub to expand its services and offer new
- 3 -
products and meet new demands. It cannot be done within the existing pub and thus will facilitate a
business expansion. This will occur once the parking shortfall is resolved and permitted to relocate
to the neighbouring land. The following OCP industrial policies support the proposal:
Policy 6 – 47: Maple Ridge will review bylaws and regulations to align with market demand.
Policy 6 – 51: Maple Ridge will update regulations to be supportive of contemporary
business needs for lands and buildings by reviewing policies and bylaws for industrial and
business park uses. Consideration will be given to regulations that accommodate more
mixed use developments, that allow more flexibility in uses and that increase the permitted
office component of businesses.
Policy 6 – 54: Maple Ridge will be flexible in the types of uses permitted in the Maple
Meadows Business Park and Albion Industrial Area.
Consequently, this site specific text amendment can be supported.
In addition to the above policies, the Commercial and Industrial Strategy promotes efforts to expand
and support existing businesses to protect and increase employment opportunities in Maple Ridge.
Although the study does not anticipate significant development in the Albion Industrial Park for
another decade, it does discuss the possibility of future incentives to help existing and new
businesses. Accepting an amendment to permit parking on this site will promote an expansion of a
small but successful business and will not prevent the redevelopment site in the future. Therefore,
this request for a text amendment can be supported and can be considered an incentive or benefit
to the business to help maintain its success.
Zoning Bylaw:
The subject properties located at 23782 and 23810 River Road are zoned M-2. No change of
zoning is being proposed as part of this application. The proposed change would add “off street
parking” as a permitted site specific use by way of a text amendment for 23810 and 23782 River
Road. The parking of vehicles at this site will only be short term as the site will be redeveloped in the
future for industrial type uses. As well, the parking use will accommodate a needed business
expansion of the Kingfisher Pub to make the business more versatile and open to new revenue
streams.
Off Street Parking and Loading Bylaw:
Section 3.6 of the Off Street Parking and Loading Bylaw, states that required off-street parking
spaces shall be located on the same lot as the building for which they are required.
Required non-residential parking can be provided off the site for a use, building or structure being
served, if both of the following criteria are met:
(1) those spaces are located no more than 150 metres from the lot on which the building or
structure it serves is located; and
(2) a restrictive covenant in favour of the City is registered on such a lot to protect the off site
parking spaces.
The subject property is immediately to the west of the Kingfisher Pub, this meeting the first criteria.
This covenant would be registered on title as part of the building permit approval process.
- 4 -
Development Permits:
A development permit is not required for this application because it is a text amendment and no
paving for parking or construction of buildings or structures are being proposed with this application.
If this site develops in the future, including alteration to build a parking lot, it would be subject to:
an Industrial Development Permit application pursuant to Section 8.6 of the OCP, to ensure
that the current proposal meets the needs of industry, through attractive design that is
compatible with adjacent development. A parking lot as a principal use would require a
development permit to assess matters such landscaping, lighting, pedestrian connections
and stormwater management Such applications would be subject to a submission to the
Advisory Design Panel.
A Watercourse Protection Development Permit application pursuant to Section 8.9 of the
OCP and a Natural Features Development Permit application pursuant to Section 8.10 of the
OCP, being along the Fraser River shoreline and its steep bank. The purpose is to ensure the
preservation, protection, restoration and enhancement of shoreline and any riparian areas.
CONCLUSION:
The proposed text amendment and purpose for allowing Off Street Parking on this site is deemed
appropriate and in compliance with the OCP; therefore, it is recommended that Council grant First
and Second Reading to Zone Amending Bylaw No. 7403-2017 and that the application be advanced
to the next Public Hearing.
“Original signed by Adrian Kopystynski”______________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
“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 Paul Gill”_______________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7403-2017
DATE: Sep 12, 2017
FILE:2017-396-RZ
23810 & 23782 RIVER ROAD
City of Pitt
Meadows
District ofLangley District of MissionFRASER R.
^
PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:3,000 BY: LP
CITY OF MAPLE RIDGE
BYLAW NO. 7403-2017
A Bylaw to amend the text of Maple Ridge Zoning Bylaw No. 3510-1985 as amended
____________________________________________________________________________________
WHEREAS, it is deemed expedient to amend the 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. 7403-2017”.
2. Maple Ridge Zoning Bylaw No. 3510-1985 is hereby amended as follows:
802 GENERAL INDUSTRIAL M-2, Section 1) PRINCIPAL USES be amended by adding the
following new clause at the end of this section:
i) Off Street parking use shall be permitted at 23782 and 23810 River Road (Lot 2, D.L.
405, Plan NWP7324 and Lot 3, D.L. 405, Plan NWP7324).
3. Maple Ridge Zoning Bylaw No. 3510-1985 as amended is hereby amended accordingly.
READ a first time the 14th day of November, 2017.
READ a second time the 14th day of November, 2017.
READ a third time the day of , 2017.
ADOPTED the day of , 2017.
PRESIDING MEMBER CORPORATE OFFICER
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2015-155-RZ
File Manager: Diane 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 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:
2.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO: 2015-155-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7172-2015;
Second Reading
Zone Amending Bylaw No. 7173-2015;
23702 132 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 23702 132 Avenue from
RS-2 (One Family Suburban Residential) to RS-1b (One Family Urban (Medium Density) Residential)
to permit a future subdivision of 16 lots. Council granted first reading to Zone Amending Bylaw No.
7173-2015 and considered the early consultation requirements for the Official Community Plan
(OCP) amendment on April 16, 2017. The minimum lot size for the current RS-2 zone is 4000 m2.
The proposed development is in compliance with the policies of the Silver Valley Area Plan of the
Official Community Plan (OCP). Ground-truthing on the site has established the developable areas,
and as a result, an OCP amendment is required to revise the boundaries of the land use
designations to fit the site conditions.
Pursuant to Council policy, this application is subject to the Community Amenity Contribution
Program at a rate of $5,100.00 per single family lot, for an estimated amount of $81,600.00.
RECOMMENDATIONS:
1) That, in accordance with Section 475 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. 7172-2015 on the municipal website and requiring that the applicant host a
Development Information Meeting (DIM), and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2) That Official Community Plan Amending Bylaw No. 7172-2015 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
3) That it be confirmed that Official Community Plan Amending Bylaw No. 7172-2015 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7172-2015 be given first and second
readings and be forwarded to Public Hearing;
5) That Zone Amending Bylaw No. 7173-2015 be given second reading, and be forwarded to Public
Hearing;
- 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 Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver
Valley, Figure 2 - Land Use Plan, and Figure 3C - River Hamlet, Figure 4 - Trails / Open
Space,
iii) Registration of a Restrictive Covenant for the Geotechnical Report which addresses the
suitability of the subject property for the proposed development;
iv) Registration of a No Build / No Disturb Restrictive Covenant for the protection of the
Environmentally Sensitive areas on the subject property;
v) Registration of a Statutory Right-of-Way plan and agreement for servicing easement;
vi) Registration of a Restrictive Covenant for Stormwater Management;
vii) Notification to the Department of Fisheries and Oceans and the Ministry of Environment for
in-stream works on the site; and
viii) That a voluntary contribution, in the amount of $81,600.00 ($5100.00/lot) be provided in
keeping with the Council Policy with regard to Community Amenity Contributions.
DISCUSSION:
1) Background Context:
Applicant: Don Bowins
Legal Description: Lot 4 South East Quarter Section 28 Township 12 NWD Plan 2637
OCP:
Existing: Conservation, Low Density Residential, Med/High Density Residential,
Open Space
Proposed: Conservation and Low Density Residential
Zoning:
Existing: RS-2 (One Family Suburban Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential)
Surrounding Uses:
North: Use: 2 properties, urban and rural residential
Zone: RS-1 (One Family Urban Residential) and RS-3 One Family Rural
Residential
Designation: Combination of Low Density Urban, Medium/High Density
Residential, Conservation
South: Use: 2 properties, suburban residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Combination of Conservation, Eco Clusters, Medium/High
Density Residential
- 3 -
East: Use: Vacant
Zone: RS-2 (One Family Suburban Residential)
Designation: Conservation
West: Use: 2 properties, 1 vacant, 1 suburban residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Conservation, Medium/High Density Residential, Eco Clusters
Existing Use of Property: Suburban Residential
Proposed Use of Property: Urban Residential
Access: 132 Avenue
Servicing requirement: Urban Standard
BACKGROUND:
Located within the Silver Valley Area, the subject property is outside of the River Village location. A
watercourse traverses the property near its south and east edges. A second watercourse meanders
near the Northwest boundary of the property.
2) Project Description:
The subject property is located within the Silver Valley Area Plan, and is sited outside of the periphery
of River Village and Horse Hamlet. The applicant proposes to develop the property to an urban
residential standard for RS-1b One Family (Medium Density) Residential with a minimum lot size of
557m2 and minimum lot widths of 15 metres. In order to improve the subdivision layout, the
applicant proposes to relocate a short portion of the watercourse. The applicant would be required
to provide riparian enhancement work along the entire length of the watercourse on the site in order
to compensate for relocating the stream. Such compensation will consist of restoration and
enhancement works to improve the long term health of the stream. Planning Staff support the
restoration and enhancement proposal, which will provide a 0.83 hectare (2.0 acre) conservation
area. A total of 16 fee simple lots are proposed with this development.
3) Planning Analysis:
i) Official Community Plan:
The land use designations of the subject property are outlined in the Silver Valley Area Plan. For
most of the developable portions of the site, the existing designation is Low Density Urban
Residential, which supports densities ranging from 8 to 18 units per net hectare. The balance of the
site is designated Conservation. The applicant is proposing the RS-1b One Family Urban Residential
Zone, which is consistent with the low density urban land use designation.
Design features of the Silver Valley Area Plan included concentrating higher density residential
development into the Hamlets and the River Village. These areas were planned to be within walking
distance of commercial uses. Residential densities outside of these core areas were reduced
overall, through clustering or retention of larger lots, to retain significant natural amenities and
protect view corridors. The subject property is situated between, but outside of the peripheries of
River Village and Horse Hamlet. It is therefore located in an area that is generally associated with
lower density residential development, as reflected in its current designation.
- 4 -
ii) Zoning Bylaw:
The minimum lot size for the current RS-2 zone is 4000m2. The minimum lot size for the proposed
RS-1b zone is 557m2. The proposed site plan provided by the applicant includes lot dimensions,
indicating that all proposed lots will conform to requirements and no variance requests will be
needed to realize this proposal.
iii) Off-Street Parking And Loading Bylaw:
The Off-Street Parking and Loading Bylaw establishes a minimum of 2 off- street parking spaces be
provided for one family residential uses. It should also be noted that a secondary suite or a
detached garden suite is permitted in the proposed RS-1b zone. Each of these uses requires an
additional parking spot. The applicant has not confirmed an intent to develop the properties with
additional accessory dwelling units, but wishes to retain this option.
Parking requirements will be addressed as part of the building permit application upon completion of
the subdivision application.
iv) Development Permits:
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is
required to ensure the preservation, protection, restoration and enhancement of watercourse and
riparian areas.
v) Development Information Meeting:
A Development Information Meeting was held at Yennadon School on August 1, 2017. There were
no attendees to express comments and concerns.
vi) Parkland Requirement:
For this project, there is sufficient land that is proposed to be dedicated as park on the subject
property and this land will be required to be dedicated as a condition of Final Reading.
vii) Environmental Implications:
The creek that traverses the site is proposed to be relocated closer to the eastern property line. This
relocation is supportable with appropriate compensation measures provided. The applicant has
provided site details about the watercourse that have been accepted as the revised conservation
boundary. Agency approvals will be required for this work.
4) Interdepartmental Implications:
i) Engineering Department:
Engineering comments focused on the requirements for servicing upgrades including road
construction to an urban rural standard, provision of sidewalks, sanitary sewer, water, storm sewer,
street lighting, and street trees. Revisions are required for the geotechnical report to include
comments about the watercourse relocation and the accompanying channel construction.
ii) License, Permits and Bylaws Department:
The Building Department review noted that for 2 of the proposed lots, the Geotechnical Setback line
was included within the property line. The requirement for a 6 metre rear yard area from the rear of
the house will be maintained. For this reason, the building envelope on the affected lots will be
impacted. These portions of the lots will need to be protected with a no build / no disturb covenant,
which has been established as a condition of rezoning.
- 5 -
5) Intergovernmental Issues:
i) Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 477 of the Local
Government Act. The amendment required for this application, to conservation boundaries, 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.
6) Citizen/Customer Implications:
A Development Information Meeting was held previously. An additional opportunity for public
comment will be provided by the Public Hearing, which will be required prior to advancing this
application.
CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7172-2015,
that second reading be given to Zone Amending Bylaw No. 7173-2015, and that application 2015-
155-RZ be forwarded to Public Hearing.
“Original signed by Diana Hall”____________________
Prepared by: Diana Hall, M.A., MCIP, RPP
Planner 2
“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 Paul Gill”________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7172-2015
Appendix D – Zone Amending Bylaw No. 7173-2015
Appendix E – Subdivision Plan
DATE: Jun 1, 2015 FILE: 2015-155-RZ BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
132 AVE
´
Scale: 1:2,500
23702 132 AVENUELegend
\\Wetlands
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Lake/Reservoir
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Jun 1, 2015 FILE: 2015-155-RZ BY: PC
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
132 AVE
City of Maple Ridge´
Scale: 1:2,500
23702 132 AVENUE
CITY OF MAPLE RIDGE
BYLAW NO. 7172-2015
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________________________________________________
WHEREAS Section 477 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed expedient to amend Schedule "A" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7172-2015."
2. Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 2 - Land Use Plan, and
Figure3C - River Hamlet,
is hereby amended for the parcel or tract of land and premises known and described as:
Lot 4 South East Quarter Section 28 Township 12 New Westminster District Plan 2637
and outlined on Map No. 916, a copy of which is attached hereto and forms part of this
bylaw, is hereby designated as shown.
3. Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley, Figure 4 – Trails / Open Space is
hereby amended for the parcel or tract of land and premises known and described as:
Lot 4 South East Quarter Section 28 Township 12 New Westminster District Plan 2637
and outlined on Map No. 964, a copy of which is attached hereto and forms part of this
bylaw, is hereby designated as shown.
4. Maple Ridge Official Community Plan Bylaw No.7060-2014 as amended is hereby amended
accordingly.
READ a first time the 14th day of November , 2017.
READ a second time the 14th day of November, 2017.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED the day of , 20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
236 ST.237A ST.132 AVE.236 ST.132A AVE.236131 3 0 5 0
13260
2361613144
13220
13032 2379613104
13230
2381023627237022373513215
13227
237112381513036 2383013160 236512380513165 2373813225
13040
1305523748132352367513084
13033 2378813037
13238
13085
13205 13210
13215
1304623742PARK
4
19
SL2
7
50
7
SL13
16
9
8
SL18
SL17
12
6
SL22
3
8
1
SL19
15
PARK24
SL5
PARK
PARK
16
SL7
13
SL12
PARK
18
17
4
SL4
52
2
SL9
SL11
5
SL14
7
17
Rem 1
PARK
2
16
SL6
9
18
SL20
51
6
4
SL8
PARK
8
PARK
1
3
3
SL21
SL16
SL1
10
1920
A
E 1/2 15
23
W 1/2 15
SL10
SL15
SL3
11
22
2
P 7739 P 16555P 64261P 2637
P 47603
P 2637
EPS 1393EPS 1393P 7739
EPP 49096
P 2637
(EPS 2081)
EPP 21932
BCP 16892
EPP 18791EPS 1393EPP 32491 BCP 11178P 12420
BCP 19979
*PP157
EPP 45834
EP 13725
EPP 60509P 1105
BCP 19979
P 16555EPP 18791 EPP 21932BCP 11178EPP 47795EPP 62733EPP 32492BCP19981
EPP 62733BCP 11179BCP 23304EPP 53011EPP 45160EPP 39714BCP 19980EPP 39714EPP 47795LMP 38113
EPP 29868
132 AVE.132 AVE.
´SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:From:
To:
To Amend Silver Valley Area Plan Figure 2 and Figure3CConservation, Open SpaceLow Density Residential, and Med/High Density ResidentialLow Density ResidentialConservation
7172-2015916
236 ST.237A ST.132 AVE.236 ST.132A AVE.236131 3 0 5 0
13260
2361613144
13220
13032 2379613104
13230
2381023627237022373513215
13227
237112381513036 2383013160 236512380513165 2373813225
13040
1305523748132352367513084
13033 2378813037
13238
13085
13205 13210
13215
1304623742PARK
4
19
SL2
7
50
7
SL13
16
9
8
SL18
SL17
12
6
SL22
3
8
1
SL19
15
PARK24
SL5
PARK
PARK
16
SL7
13
SL12
PARK
18
17
4
SL4
52
2
SL9
SL11
5
SL14
7
17
Rem 1
PARK
2
16
SL6
9
18
SL20
51
6
4
SL8
PARK
8
PARK
1
3
3
SL21
SL16
SL1
10
1920
A
E 1/2 15
23
W 1/2 15
SL10
SL15
SL3
11
22
2
P 7739 P 16555P 64261P 2637
P 47603
P 2637
EPS 1393EPS 1393P 7739
EPP 49096
P 2637
(EPS 2081)
EPP 21932
BCP 16892
EPP 18791EPS 1393EPP 32491 BCP 11178P 12420
BCP 19979
*PP157
EPP 45834
EP 13725
EPP 60509P 1105
BCP 19979
P 16555EPP 18791 EPP 21932BCP 11178EPP 47795EPP 62733EPP 32492BCP19981
EPP 62733BCP 11179BCP 23304EPP 53011EPP 45160EPP 39714BCP 19980EPP 39714EPP 47795LMP 38113
EPP 29868
132 AVE.132 AVE.
´SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:To Amend Silver Valley Area Plan Figure 4: Trails/Open Space
To Remove from Conservation To Add to ConservationTo Remove from Open Space
7172-2015964
CITY OF MAPLE RIDGE
BYLAW NO. 7173-2015
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. 7173-2015."
2. That parcel or tract of land and premises known and described as:
Lot 4 South East Quarter Section 28 Township 12 New Westminster District
Plan 2637
and outlined in heavy black line on Map No. 1645 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 26th day of April, 2016.
READ a second time the 14th day of November, 2017.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
236 ST.237A ST.132 AVE.236 ST.132A AVE.
1 3 0 5 02361313260
130282361613144
13220
13032
130252379613104
13230
238102362713029237022373513215
13227
2371113036 238152383013160
13251
236512380513165 2373813225
13040
1305523748132352367513084
13033 2378813037
13238
13085
13205 13210
13215
1304623742PARK
4
19
14
7
50
7
SL13
16
9
8
SL18
SL17
12
6
SL22
3
8
1
SL19PARK24
SL5
PARK
PARK
16
SL7
13
SL12
PARK
18
17
4 52
2
SL9
SL11
5
SL14
7
17
Rem 1
PARK
2
16
9
SL6
18
SL20
51
6
6
4
SL8
PARK
8
PARK
1
3
3
SL21
SL16
SL1
10
1920
A
E 1/2 15
23
W 1/2 15
SL10
SL15
SL3
11
22
2
P 7739 P 16555P 64261P 2637
P 47603
P 2637
EPS 1393EPS 1393P 64261P 7739
EPP 49096
P 2637
E
P
P
6
0
5
0
9
(EPS 2081)
EPP 21932
BCP 16892
EPP 18791EPS 1393EPP 32491 BCP 11178P 12420
BCP 19979
*PP157
EPP 45834
EP 13725
EPP 60509P 1105
BCP 19979
P 16555EPP 18791 EPP 21932BCP 11178EPP 47795EPP 62733EPP 32492BCP19981
EPP 62733BCP 11179BCP 23304
EP 67619EPP 53011EPP 45160EPP 39714BCP 19980EPP 39714EPP 47795LMP 38113
EPP 29868
132 AVE.132 AVE.
´SCALE 1:2,472
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-2 (One Family Suburban Residential)
RS-1b (One Family Urban (Medium Density) Residential)
7173-20151645
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2014-039-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 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:
3.
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: November 14, 2017
and Members of Council FILE NO: 2014-039-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7397-2017
Second Reading
Zone Amending Bylaw No. 7089-2014;
12040 240 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property located at 12040 240 Street
(Appendix A and B) from RS-3 (One Family Rural Residential) to C-2 (Community Commercial), to
allow the future construction of a two storey mixed use building for retail and office commercial uses,
including a space capable of accommodating a daycare, and two (2) apartments; one being intended
for a resident caretaker. Council granted first reading to Zone Amending Bylaw No. 7089-2014 and
considered the early consultation requirements for the Official Community Plan (OCP) amendment on
June 10, 2014.
This application requires two amendments to the Official Community Plan (OCP):
1. To amend the Urban Area Boundary to include the subject property; and
2. To redesignate the land use from Estate Suburban Residential to Commercial.
Pursuant to Council policy, this application is subject to the Community Amenity Contribution
Program at a rate of ($3,100.00 per apartment dwelling unit); for an estimated amount of $6,200.
RECOMMENDATIONS:
1) That, in accordance with Section 475 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. 7397-2017 on the municipal website and requiring that the applicant host a
Development Information Meeting (DIM), and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
2) That Official Community Plan Amending Bylaw No. 7397-2017 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
3) That it be confirmed that Official Community Plan Amending Bylaw No. 7397-2017 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7397-2017 be given first and second
readings and be forwarded to Public Hearing;
- 2 -
5) That Zone Amending Bylaw No. 7089-2014 be given second reading, and be forwarded to Public
Hearing;
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 Official Community Plan Schedules "B" and “C”;
iii) Road dedication on 240 Street as required;
iv) Registration of a Restrictive Covenant protecting the residential and visitor parking spaces;
v) Registration of a Restrictive Covenant for the protection of the ALR buffer;
vi) Registration of a Restrictive Covenant for the protection of the Public Art;
vii) Registration of a Restrictive Covenant prohibiting doors to the naturalized areas to the
north and the east of the building;
viii) Removal of existing building/s;
ix) 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.
x) That a voluntary contribution, in the amount of $6,200 ($3,100/unit) be provided in
keeping with the Council Policy with regard to Community Amenity Contributions.
DISCUSSION:
1) Background Context:
Applicant: Pivotal Dev Consultants Ltd.
Legal Description: Lot 20 Section 22 Township 12 NWD Plan 25968
OCP:
Existing: Estate Suburban Residential
Proposed: Commercial
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: C-2 (Community Commercial)
- 3 -
Surrounding Uses:
North: Use: Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Estate Suburban Residential
South: Use: Service Station
Zone: CS-1 (Service Commercial)
Designation: Commercial
East: Use: Residential
Zone RS-3 (One Family Rural Residential)
Designation: Agricultural (in the ALR)
West: Use: Shopping Centre
Zone: C-2 (Community Commercial)
Designation: Commercial
Existing Use of Property: Residential
Proposed Use of Property: Commercial with daycare and two apartments
Site Area: 0.607 Ha
Access: 240 Street
Servicing: Urban Standard
Companion Applications: 2014-039-RZ, 2014-039-DP, 2014-039-VP &
2016-204-DP
2) Project Description:
The site is relatively flat with a slight depression along the north property line containing a
watercourse. The property abuts the Agricultural land reserve to the east. The area in the
vicinity of Dewdney Trunk Road and 240 Street (see Appendix A and B) is considered to be a
Community Commercial Node. South of the subject property is an existing service station and
across 240 Street is an existing shopping centre with a grocery store and restaurants.
The proposal is to build a 2 storey mixed-use building with about 1,278 sq. m. of ground floor
retail (including 152 sq. m. of daycare use) and a partial second story with about 551 sq. m. of
office space and two residential dwellings. The total floor area will be about 2,205 sq. m.
(Appendix E).
Two hard-surfaced pedestrian areas are provided. One is in front of the wing facing 240 Street
and the other is on the inside corner of where the two wings meet, that will include Public Art
and bicycle racks.
The exact nature of the Public Art will be developed further in the course of completing the
details of this application, will be reflected in the development permit and protected by way of
a restrictive covenant.
There is lighting, shop signage and pedestrian weather protection integrated into the
architecture. Landscaping plans, including a sign integrated with the architectural design and
landscaping, bio-filtration, a naturalized area behind the building and an ALR buffer are
attached as Appendix F and G.
- 4 -
3) Planning Analysis:
i) Metro Vancouver Regional Plan
In the Metro Vancouver Regional Growth Strategy, the property is “General Urban” designation
and is within the Urban Containment Boundary. The site is also within the Fraser Sewer Area.
No regional plan amendment is required to accommodate this proposal.
ii) Official Community Plan:
Background: The subject site is designated Estate Suburban Residential. This rezoning will
require an OCP Amending bylaw to redesignate the site to Commercial and to shift the OCP
Urban Area Boundary area to include the subject site; therefore, the necessary OCP and Urban
Area Boundary amendment (Appendix C) is in compliance with the Metro Vancouver Regional
Plan.
The area at the intersection of Dewdney Trunk Road and 240th Street is identified as a
Community Commercial Node subject to Section 6.3.5 in the Official Community Plan. The
policies include:
Policy 6 - 27 The Community Commercial Nodes are located within the urban area boundary
and are identified on Figure 2. The nodes are centred at the intersections of
Dewdney Trunk Road and 240th Street, 232nd Street, and 216th Street, with
residential developments interspersed between.
The subject site is located at this node; however, the OCP will require an amendment to add
this property into the urban area boundary as part of this application. The property is already
within the Metro Vancouver Urban Containment Area thus being compliant with the regional
plan.
Policy 6 - 28 Total commercial space within each Community Commercial Node is typically less
than 7000 sq. m. (75,350 sq. ft.) although it is recognized that over time they
may expand to 9290 sq. m. (100,000 sq. ft.) in area.
The proposal is compliant with the size restriction. The total floor area will be about 2,205 sq.
m. or about 23,734 sq. ft.
Policy 6 - 29 Commercial and Mixed Use Developments within an identified Community Node
must be designed to be compatible with the surrounding area and will be
evaluated against the following:
a) adherence to additional design criteria as detailed in the Section 8
Development Permit Guidelines section of the Official Community Plan;
b) required commercial use or mixed use component along the street frontage,
within 100 metres from the intersection;
c) continuity of commercial or mixed use from the intersection; and
d) the ability of the existing infrastructure to support the new development.
The proposal is compliant with this OCP policy being a mixed use proposal with retail, office,
daycare and residential uses. With respect to the Development Permit Guidelines, the Advisory
Design Panel is satisfied with their comments being reflected in the proposed design. It will
align with the applicable form and character guidelines. Being contiguous with the fuel station
- 5 -
and convenience store to the south and the shopping centre across 240 Street to the west, the
proposal is part of a continuous and compact commercial node as well as interfacing for a
portion of its frontage along the 240 Street frontage. Engineering has identified the works for
the infrastructure to support the new development.
Policy 4 - 22 Maple Ridge encourages the development of accessible quality child care
facilities throughout the community, and will encourage the provision of space
for child care in all assisted rental housing projects developed under senior
government programs.
The proponent has designed the project to accommodate a daycare of about 150 sq. m. of
floor area, with direct access to a south-facing open space. In the future, it could be fenced
and equipped with child play equipment. The parking for this portion of the building has been
calculated at the higher level required for a daycare use. This complies with the above quoted
policy.
The Commercial & Industrial Strategy: 2012 – 2042: The Commercial & Industrial Strategy
analyses future commercial demand and provides insight about locating additional commercial
floor space meeting this potential demand by sub-areas in Maple Ridge. The subject site is
within the Core East Commercial Area. The strategy states:
Consider the potential for the southwest corner of Dewdney Trunk Road & 240th
Street to evolve into a neighbourhood-serving retail node anchored by the
existing fuel station and convenience store.
The lands on the southwest corner anchored by the fuel station and convenience store
referenced above are nearing development. Two applications have been considered by
Council. The first is a restaurant at 11951 240 Street (2016-039-RZ) immediately south of the
Outpost Liquor store. To the south at 11939 240 Street is a second commercial application
(2016-191-RZ) for a tenant commercial development of about 2,859 sq. m. (30,774 sq. ft.).
Although not specifically identified in the Commercial & Industrial Strategy, the subject site is
immediately to the north of the existing fuel station and convenience store identified as the
anchor to this area. It is also across from the existing shopping centre with Save-on-Foods
(former Coopers), two (2) restaurants, coffee shop and hair salon. It is an appropriate addition
from both the perspective of the Commercial & Industrial Strategy to accommodate
commercial floor space demand and from the perspective of the OCP as described above.
Earlier this year, Council received a report to expand existing areas of employment in the City.
This proposal would contribute toward achieving this Council goal.
Housing Action Plan: The establishment and retention of new rental housing stock has been a
priority for Council. The Housing Action Plan was endorsed by Council on September 15, 2014
and Housing Action Plan Implementation Framework endorsed on September 14, 2015.
Among its strategies are to create new rental housing opportunities.
The initial pre-application meetings and negotiations in 2013, predated the Council
discussions respecting provision of rental housing. The main focus for this project was to
achieve an economically viable project within the constraints of being in a watercourse
protection areas, dealing with storm water issues and buffering with the adjacent ALR lands.
The applicant has indicated that one of the two units being proposed by the developer is a
- 6 -
caretakers/ groundskeeper residence, and the other could be rental or a residence for one of
the business operators, to provide “eyes-on-the-street.”
In this emerging commercial node, two nearby projects along the west side of 240th Street
south of Dewdney Trunk Road were not required to provide rental accommodations above the
proposed commercial buildings. For the retail commercial application 2016-191-RZ, the
Council resolution accompanying first reading did not require second storey for dwellings, nor
did Council indicate a preference for revisions towards this objective. For 2016-039-RZ, the
proposal was for a single storey chain coffee shop and no second storey for dwellings proposed
or required.
Therefore, the subject application is consistent with the previous decisions in this commercial
node to not provide rental apartments.
iii) Zoning Bylaw:
The subject site is proposed to be zoned Community Commercial (C-2). This zone is consistent
with the zones allowed in the OCP matrix for the Commercial Designation. The project complies
with the C-2 Zone regulations, with the exception of the following variances being required:
• Increase the maximum building height from 7.5 metres to 8.3 metres; and
• To allow the second storey to cover more than 50% of the first storey (59.24%).
These proposed variances will be the subject of a separate report to Council.
iv) Off-Street Parking And Loading Bylaw:
The required parking for the proposed use is as follows:
Residential:
• One (1) concealed parking space per
dwelling unit; plus
• 0.2 concealed spaces per dwelling unit
designated for visitors.
Rounding up as required by the Bylaw, the
Residential requirement is 2 residential
parking spaces and 1 visitor parking space for
a total of 3 spaces.
Commercial:
• 1 per 30 sq. m. for retail or personal
services (41 spaces); plus
• 1 per 40 sq. m. for office (14 spaces);
plus
• 1 per 20 per sq. m. for daycare (8).
The commercial requirement is 63
parking spaces.
The total parking requirement is 66 spaces and 65 are provided. This requires a variance of
one commercial or office parking space.
One disabled parking space is provided (included in the number calculated above) and two
bicycle racks are proposed in the main pedestrian area. There are a total of seven (7) small car
parking spaces, which is one more than permitted in the bylaw. Two of the small car spaces
are to accommodate the location of the garbage and collection area.
- 7 -
Therefore, three variances are required:
• Reducing the parking requirement for the commercial/office use by one space;
• Vary the 10% maximum portion of small car spaces from a maximum of six (6) spaces to
seven (7) spaces for the recycling/garbage storage area designed to encompass
architectural elements of the building architecture in its design; and
• In exchange for being concealed, the three spaces associated with the residential use
may be surface parking provided that they are (1) located together with surface
treatment and landscaping distinguishing them from commercial parking, (2)
appropriate signage and (3) located as close as possible to the residential entrance(s).
v) Proposed Variances:
A Development Variance Permit application has been received for this project and involves
the following relaxations:
Zoning Bylaw No. 3510 -1985, Section 702 6) No building or stricture shall exceed:
a) a height of 7.5 m; and b) a second storey greater that 50% in area of the first
storey.
The height of the building is proposed to be varied from 7.5 metres to 8.7 metres, to
accommodate taller building roof elements punctuating the end of the two wings of the
proposed building. This was reviewed by the Advisory Design Panel and helps to allow the
form and character guidelines relating to “adding emphasis with vertical architectural
features and roofscape features,” and the shielding of rooftop mechanical elements from
public view. Consequently, staff supports this proposed variance.
Off-Street Parking and Loading Bylaw No. 4350 -1990, requires 1.0 concealed space
per dwelling unit plus 0.2 concealed spaces per dwelling unit designated for visitors.
This development proposes to have all parking provided as surface parking. The
requirement for concealed parking includes: underground, in a carport, tucked under a
second storey or with some trellis element. With none of these options being proposed, this
provision needs to be varied. The variance is being supported by staff because the two
required residential spaces and the associated visitor parking space will be distinguished
from the commercial and daycare parking by surface treatment (stamped concrete),
landscaping and signage (“Resident Only” or “Visitor Only”).
Off-Street Parking and Loading Bylaw No. 4350 -1990, Section 4.1 (a) i) b) allowing
for a maximum of 10% of the parking to be small car spaces
The applicant is proposing seven (7) small car spaces and six (6) is the maximum number
permitted. Staff is not recommend that this variance be supported because through a
minor adjustment to the design of the garage/recycling area, two (2) of the seven (7) small
car spaces can become regular sized spaces.
Off-Street Parking and Loading Bylaw No. 4350 -1990, Schedule A, 2.0 f)
Office Use, 1 space per 40 square meters of gross floor area is required.
- 8 -
The parking requirement for the proposed combination of units is 66 spaces. A total of 65
spaces are required, which represents a variance of 1 space. Staff is supportive of the
variance because of the applicant’s commitment to provide: public art, the open area
suitable to be equipped to support a daycare play area, two (2) dwelling units giving “eyes-
on-the-street” improves safety and security and the large amount of land to be naturalized
to protect the watercourse along the north lot line. The proviso on this is that the reduction
may not apply to the residential or daycare uses, but for the office use, varying the
requirement from 14 to 13 spaces based on a floor area of 551 square metres.
The requested variances will be the subject of a future Council report.
vi) Development Permits:
Pursuant to Section 8.5 of the OCP, 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. There are some minor inconstancies
between the site plan and landscaping plans (location of residential spaces and small car
spaces) that will be corrected when the Development Permit report is brought forward to
Council at a later date.
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit
application is required to ensure the preservation, protection, restoration and enhancement
of watercourse and riparian areas.
Through this development permit, there will also be a landscaping buffer incorporated in
accordance the Agricultural Land Commission guidelines, along the eastern property line
abutting the Agricultural Land Reserve to the east.
vii) Advisory Design Panel:
The Advisory Design Panel (ADP) reviewed the form and character of the proposed
development and the landscaping plans at a meeting held on September 20, 2017.
Following presentations by the project Architect and Landscape Architect, the ADP made
the following resolution that:
Landscape Comments
1. Provide more trees at bioswale and a perimeter planting bed at south perimeter.
2. Provide details of the enclosed garbage enclosure, coordinate appropriately with the
architecture of the building.
3. Confirm trees in medians will get 10 cubic meters of soil or be supplemented with
structural soil.
4. Consider different paving material, especially at entry, and consider banding in other
areas.
5. Resolve trellises in conflict with bioswale location.
6. Provide buffer between seating area and parking.
7. Provide wheel stops at parking to walk ways.
8. Emphasize pedestrian main entrance to the development with architectural elements.
9. Delete tree (proposed to be planted in conflict) at the location of the proposed
community art.
10. Provide guard rail for fence on retaining wall where wall height exceeds two feet.
- 9 -
11. Consider adding landscape island or drop-off area for loading close to the loading
space.
12. Provide rain water leaders at the north and east side of the building.
13. Consider removing concrete retaining wall along front lot line if possible.
14. Differentiate the residential parking from the commercial parking through different
surface treatment, landscaping, etc.
Architectural Comments:
1. Review garbage and recycling requirements.
2. Provide let down or access from loading area to store fronts.
3. Provide landscape or street furniture for paved area in front of day care.
4. Address the corner of the building on the community area (daycare) side to match the
entry drive corner.
In addition to the formal resolution the following Panel comment was provided:
If community area will be used for daycare then consider 8 foot high fence as an
extension to the retaining wall and provide detailed design of the outdoor play area.
The majorities of the ADP concerns have been addressed and is reflected in the current
plans. A detailed description of how all these landscaping and agricultural comments were
incorporated into the final design will be included in a future development permit report to
Council.
viii) Development Information Meeting:
A Development Information Meeting was held at the Maple Ridge Seniors Activity Centre on
July 26th, 2017. Four (4) people attended the meeting. A summary of the main comments
and discussions with the attendees was provided by the applicant and include the following
main points:
The resident to the east asked that garbage pick-up be limited to daylight hours to
limit night –time noise.
The residents to the north asked that the roof-top HVAC equipment be screened
from their view.
The resident to the east asked that the cedar trees proposed for the ALR be
changed to something that would be smaller on reaching maturity. The
Environmental Consultant has confirmed that Western Yew or Yellow Cypress
could be substituted for the Cedars subject to approval.
Confirmation was requested that the drainage from the ALR would not increase
the likelihood of further flooding. The applicant’s Civil Engineer and the
Environmental Consultant have both been asked to comment on this.
Past history of the stream over spilling its banks. This issue seems to have been
resolved with recent changes and improvements by the City to the culvert and
sewer into which the stream drains. The applicant’s Civil Engineer will confirm
this.
No general objections to the development were made and the realtor was in
favour of seeing it proceeding.
All attendees indicated their intention to write to the City with their comments.
- 10 -
4) Environmental Implications:
The attached plans (Appendix H) for the areas of the site subject to the watercourse protection
development permit were accepted by the Environmental Planner. It incorporates suitable
plantings and a post and beam fence to delineate the covenant area being protected. No doors
are to be allowed from the commercial units into the covenanted naturalized areas to the north
and east of the building. There will be a restrictive covenant registered on title for this
restriction.
There are six (6) street trees (Red Horse Chestnuts) being proposed along 240 Street.
5) Agricultural Impact:
The plan for the watercourse protection development permit (Appendix H) incorporates an ALR
buffer along the east side of the subject property. The applicant’s consultant required a 15
meter wide vegetated buffer with coniferous trees, trespass inhibiting shrubs and screening
shrubs with a fence at the lot line. This was integrated with a bio-swale containing appropriate
plantings. It also reflects the concern raised at the DIM respecting the species being planted
along the boundary and confirmed by the environmental consultant as meeting the
requirements set out the Agricultural Impact Study submitted to the City for this project. To
further protect this area, there will be no doors permitted to this area from the rear of the
building. There will be a restrictive covenant registered on title to protect this agricultural
buffer.
6) Interdepartmental Implications:
i) Engineering Department:
Engineering advises that a Rezoning Servicing Agreement is required to address deficiencies.
These include road widening along 240th Street together with curb, sidewalk and lighting to
meet City standards, planting of street trees, water upgrading and utility service connections. A
Traffic Study is required. Engineering would support a variance to allow overhead wires to stay
in this location.
ii) Fire Department:
Comments related to installation of a fire hydrant, numbering of the commercial and dwelling
units and other fire safety planning normally addressed at the building permit stage.
7) Intergovernmental Issues:
i) Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties
and to adopt related bylaws in compliance with the procedures outlined in Section 477 of the
Local Government Act. The amendment required for this application, (Estate Suburban
Residential to Commercial) 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.
- 11 -
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:
This development will allow more commercial floor space, including a space suitable for daycare, to
strengthen the commercial center focused on Dewdney Trunk Road and 240 Street. Two apartment
units and the office space on the second floor will make this an attractive mixed use building. Care
has been taken to create attractive pedestrian spaces, including seating, public art and a focal
feature to help create a sense of place.
It is recommended that first and second reading be given to OCP Amending Bylaw No. 7397-2017,
that second reading be given to Zone Amending Bylaw No. 7089-2014, and that application 2014-
039-RZ be forwarded to Public Hearing.
“Original signed by Adrian Kopystynski” ____________
Prepared by: Adrian Kopystynski, M.SC, RPP, MCAHP
Planner
“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 Paul Gill”________________________
Concurrence: Paul Gill, CPA, CGA
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7397-2017
Appendix D – Zone Amending Bylaw No. 7089-2014
Appendix E – Site Plan and Building Elevation Plans
Appendix F – Landscape Plan
Appendix G – Restoration Planting and ALR Buffer Plan
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: May 15, 2014 2014-039-RZ BY: JV
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLA NNING DE PARTM ENT
12067
24079/2408523998 239882398724054239
5
7
12074
12112
24009239972398123997240362407223951 2397112077
12079
12040
12084
24022120B AVE.240 ST. ST.DEWDNEY TRUNK
7728Rem N 1/2
BCP 50716
3
7
N1/2
P 7893
20
5
*PP097 P 5A
EP 1253714
10
8
2
Rem
4
Rem 2
3
P 57747P 180133
P 88032
32of B
Rem
Rem 21 P 25968P 53176
Pcl
9
1
P 86310
Subject Property
´
Scale: 1:1,500
12040-240 St
City of PittMeadows
District of
Langley District of MissionFRASER R.
^
DATE: May 15, 2014 2014-039-RZ BY: JV
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
PLA NNING DE PARTM ENT
12067
24079/2408523998 239882398724054239
5
7
12074
12112
24009239972398123997240362407223951 2397112077
12079
12040
12084
24022120B AVE.240 ST. ST.DEWDNEY TRUNK
7728Rem N 1/2
BCP 50716
3
7
N1/2
P 7893
20
5
*PP097 P 5A
EP 1253714
10
8
2
Rem
4
Rem 2
3
P 57747P 180133
P 88032
32of B
Rem
Rem 21 P 25968P 53176
Pcl
9
1
P 86310
District of Maple Ridge´
Scale: 1:1,500
12040-240 St
CITY OF MAPLE RIDGE
BYLAW NO. 7397-2017
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________________________________________________
WHEREAS Section 477 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed expedient to amend Schedules "B" & "C" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7397-2017.
2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Lot: 20, Section: 22, Township: 12, Plan: NWP25968
and outlined in heavy black line on Map No. 960 a copy of which is attached hereto and
forms part of this Bylaw, is hereby amended to include the land within the Urban Area
Boundary; and
and outlined in heavy black line on Map No. 961, a copy of which is attached hereto and
forms part of this Bylaw, is hereby designated/amended as shown.
3. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ a first time the 14th day of November, 2017.
READ a second time the 14th day of November, 2017.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED the day of , 20 .
___________________________________ _____________________________
PRESIDING MEMBER CORPORATE OFFICER
240 ST.120B AVE.
121 AVE.240 ST.119B AVE.239 ST.DEWDNEY TRUNK RD.
11966
23957
2396223895241142397111951 24079/240852397211942 24022239811196023925
238992399712126
12084
2405411968 24111239762399623994
1195423920 1207723956
11948
11972
12040
12112
2407223996 239682393223988241622
3
9
9
2
12079
23951
1206723987
23995239882395212074
23998 23997239422400924036Rem
9
2
4
4
N1/2
5
S 1/2
2
Pcl
1
7
1
7
6
14
52
of B
Rem 2
3
5
3
1
6
Rem15
Rem 1
10
10
12
Rem
Rem A
6
W 1/2
S 1/2 7
11
3
37
6
3
20
of B
4
14
2
8
Rem N 1/2
A
4 39
3
5
4
13
Rem 3
8
3
Rem 21
5
P 82308
EP 12537P 1676
P 1973
P 3118
P 67082
P 7893
P 83677*PP097
P 18013P 7528LMP 1641
P 2512
BCP 45642P 5317BCP 50716
P 88032
P 57747
P 25968P 7893
P 86310
RP 13881P 5317RW 83678
BCP 28926(lease)
RP 85321 BCP 7213BCP 46754
RW 83679RW 86310
BCP 50191
LMP 54074
RW 30273
BCP 41049BCP 7213
LMP 38196RP 84994
240 ST.´SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. Purpose:To Amend the Urban Area Boundary as Shown
Existing Proposed Remove
7397-2017960
ProposedUrban Area BoundaryUrban Area BoundaryTo Be Removed
ExistingUrban Area Boundary
ExistingUrban Area Boundary
240 ST.120B AVE.
121 AVE.240 ST.119B AVE.239 ST.DEWDNEY TRUNK RD.
11966
23957
2396223895241142397111951 24079/240852397211942 24022239811196023925
238992399712126
12084
2405411968 24111239762399623994
1195423920 1207723956
11948
11972
12040
12112
2407223996 239682393223988241622
3
9
9
2
12079
23951
1206723987
23995239882395212074
23998 23997239422400924036Rem
9
2
4
4
N1/2
5
S 1/2
2
Pcl
1
7
1
7
6
14
52
of B
Rem 2
3
5
3
1
6
Rem15
Rem 1
10
10
12
Rem
Rem A
6
W 1/2
S 1/2 7
11
3
37
6
3
20
of B
4
14
2
8
Rem N 1/2
A
4 39
3
5
4
13
Rem 3
8
3
Rem 21
5
P 82308
EP 12537P 1676
P 1973
P 3118
P 67082
P 7893
P 83677*PP097
P 18013P 7528LMP 1641
P 2512
BCP 45642P 5317BCP 50716
P 88032
P 57747
P 25968P 7893
P 86310
RP 13881P 5317RW 83678
BCP 28926(lease)
RP 85321 BCP 7213BCP 46754
RW 83679RW 86310
BCP 50191
LMP 54074
RW 30273
BCP 41049BCP 7213
LMP 38196RP 84994
240 ST.´SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Estate Suburban Residential
Commercial
7397-2017961
Urban Area Boundary
Urban Area Boundary
CITY OF MAPLE RIDGE
BYLAW NO. 7089-2014
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. 7089-2014."
2. That parcel or tract of land and premises known and described as:
Lot 20 Section 22 Township 12 New Westminster District Plan25968
and outlined in heavy black line on Map No. 1619, 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 10th day of June, 2014
READ a second time the 14th day of November, 2017.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
239321195423952 2397212067
24079/240852392911972
23998 239882397623987239152392323942239882399624054239202395723968 2399512074
12112
2400924162119482396212105 2399512110
239962399723956 239811195123997 24036240721196623925 2
3
9
9
2
23994
23951 23971241142393711960
12077
12079
12040
12084
2402212126
12142
11968 24111120B AVE.
119B AVE.240 ST.240 ST.239 ST.121 AVE.
DEWDNEY TRUNK RD.
P 1676
7
6
9
1
4 P 83677P 75285
S 1/2 7
P 7893RP 13881BCP 456426
Rem N 1/2
BCP 50716
3
3
7
N1/2
P 7893
20
5*PP097 P 5317A
EP 125373
2W 1/2
18
11
21 32
14
10
8
2
S 1/2
2
Rem
4
Rem 2
19
14
5
3
P 57747P 180133
Rem
15
10
12
1
of B
P 88032
P 67082
3
N 1/2 7
P 3118
Rem 1
8
2 of B
4
Rem
Rem 21
6
*PP098
P 25968P 5317P 1973
4 5
17
Rem
13
20
6
6
37Pcl
4
A
P 82308
9
P 2512
1
P 86310
Rem 3
RW 83679BCP 7213
BCP 50191
RW 86310
RW 30273
RP 84994
RW 83678
LMP 38196
BCP 28926(lease)
BCP 46754
RP 85321
BCP 41049BCP 7213LMP 54074
239 ST.´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
C-2 (Community Commercial)
7089-20141619
Urban Area Boundary
Urban Area Boundary
7 stallsHC9 stalls 2.5 mgated & screened garbage collection15.00PROPERTY LINEPROPERTY LINE6.00ZONING SETBACKALR SETBACKPROPERTY LINEOLD PROPERTY LINEASSUMED NEW PROPERTY LINESTREAM SETBACKDAYCARE OUTDOOOR PLAY AREA180 SQ M5.904 stalls2.903.00retaining wallretaining wallfencefencefenceretaining wallCBCBconcrete padLBtyp.FLOOR SLAB ELEVATION56.47M GEODETIC(185' - 2 5/8")NORTH2ASK-1 rev L3ASK-1 rev Ldropped curb for HC accessstreet lightssite sign integrated into trellisstreet lightstreet lightstreet lightstreet lightfire hydrantsprinkler valve roomfire dept. connectionfire lane shown hatchedHC parking signbench seatingbike racksrough-in for washrooms (typ)7.305.50R12.00R12.00R11.4817.405.502.50 2.50 2.50 2.50 2.50 2.507 stalls5.505.505.045.002.407 stalls7.002.848 stalls3.3310.00
R15.008 stalls3.702.503 stalls2.502.903.00R3.475.90R3.682.50 2.40 2.40
conc.retainingwall LBLBtrellisnew sidewalknew crossingnew sidewalk9.63R10.65
R 10.58ramp down11 stalls at 2.5conc wheel stopsramp down7.30stamped and coloured asphalt entry pavingwater meter chamber with access hatchesconc wheel stops17.502.405.505.50 7.30 5.500.626.007.30bollardbollardcollection area for individual garbage bins4.904.9722.5027.50electrical roomsidewalk entry lightsbench seating with trellis overPMT with bollard protectionexisting utility pole to remaincoloured concrete sidewalk highlightstamped and coloured asphalt reserved parkingrainwater leaders to dischrge into bio-swale and vegetationbenchsculpture to be commissioned by Developerbuilding level56.70streamproperty lineproperty linebuilding level56.70property lineproperty lineadjacent wheel stopsgates, vertical cedar boards stained to match building sidinghasp and bolthinges built into CMU wallstone veneer facing to match buildingCMU painted to match building sidingsteel post cast into CMU support to beam 0.102.303 x 12 rough sawn fir profiled beams6 x12 rough sawn fir profiled beamsvertical cedar 1 x 6 boards stained to match building sidingsteel post cast into CMU support to beam 3 x 12 rough sawn fir profiled beams6 x12 rough sawn fir profiled beamsstone veneer facing to CMU col., veneer to match building3" square steel rails, painted, built into CMU cols.1.320.862.650.65project #scaledrawn bychecked bydrawing #sealdrawing titlearchitectproject13-104as shownCopyright reserved. This plan and design is, and at all times remains, the exclusive property of Geoff Lawlor Architecture Inc. and cannot be used without the architect's permission.The General Contractor shall check and verify all dimensions and report errors and omissions to the architect. This drawing is not to be used for construction unless signed and sealed by the architect.This design document is prepared solely for the use of the party with whom Geoff Lawlor Architecture Inc. has entered into a contract with. No representation of any kind is made to any other party.GDL.Commercial / residentialre-zoning proposalNOT TO BE USED FOR CONSTRUCTION UNLESS STAMPED'ISSUED FOR CONSTRUCTION'AND COUNTERSIGNED BY THE ARCHITECT 12040 240th Street, Maple Ridge, BCDP presentationMarch 16/16Lot 20, Sec 22, Tp 12, NWD, Plan 25968proposed C2 zoningASK-1rev Lsite plan with 10m stream setback & 15 m ALR setback 1 : 200site plan1rev A, July 16/15building model and site up-datesrev B, July 28/15design up-datesrev C, Aug 18/15parking reversed, building updatesrev D, Aug 25/15parking adjusteddaycare outdoor play adjustedrev E, Sept 17/152nd apartment added, general adjustmentsrev F, Nov 18/15grades adjusted to suit civilrev G, Nov 25/15renumbered ASK-1 1 : 200site section 12 1 : 200site section 23rev H, March 16/16scales changed to metricsite sections & views addedsite details addedrev I, May 17/16crossing on west side of 240th shownrev J, July 11/16trellis & sculpture addedrev K, Aug 18/16location map addedrev J, Dec 5/16design adjusted to suit 10m stream setback, project data added.rev K, May 16/17west side adjusted to suit new civilArchitectural Drawing ListSheet Number Sheet NameASK-1 rev L site planASK-2 rev K site elevationsASK-4 rev G perspective viewASK-5 rev C location map & surveyASK-6 shadow studies 1 : 50garbage enclosure - front4 1 : 50garbage enclosure - side5 1 : 50garbage enclosure - rear6 1 : 50trellis screen elev.7rev L, Oct 5/17ADP comments incorporated
building level56.70ABFCGABHJIfront lot line datum elevation55.897.50property linerear lot line datum elevation57.667.50property linemax. permitted building ht.8.53Nbuilding level56.70AFBICCHKLJMKAFBCDKHBcommunity sculpturebuilding level56.70ABCEDFC3 1/212127Nbuilding level56.70AAFKCCBHIcommunity sculptureBAprefinished metal roofingBpainted cement fibre board siding6" exposureCaluminum framed windowDmech grilleEpainted aluminum guardrailwith glass infill panelsFmetal fasciaG screened mechanical equipmentHcultured stoneIpainted steel canopyJ steel RWL painted dark greyKstore signagepainted latticeLMlight fixtureEXTERIOR FINISHESNsteel RWL painted to match sidingbuilding level56.70Level 1256.34Level 1356.26building level56.70AAFKCCBHIcommunity sculptureBproject #scaledrawn bychecked bydrawing #sealdrawing titlearchitectproject13-104as shownCopyright reserved. This plan and design is, and at all times remains, the exclusive property of Geoff Lawlor Architecture Inc. and cannot be used without the architect's permission.The General Contractor shall check and verify all dimensions and report errors and omissions to the architect. This drawing is not to be used for construction unless signed and sealed by the architect.This design document is prepared solely for the use of the party with whom Geoff Lawlor Architecture Inc. has entered into a contract with. No representation of any kind is made to any other party.GDL.Commercial / residentialre-zoning proposalNOT TO BE USED FOR CONSTRUCTION UNLESS STAMPED'ISSUED FOR CONSTRUCTION'AND COUNTERSIGNED BY THE ARCHITECT 12040 240th Street, Maple Ridge, BCDP presentationMarch 16/16Lot 20, Sec 22, Tp 12, NWD, Plan 25968proposed C2 zoningASK-2rev Koption 3site elevationsrev A, July 16/15building updates, landscape addedrev B, July 28/15further building and landscape up-dates rev C, Aug 18/15parking reversed, building updates 1 : 200North1 1 : 200South2 1 : 200East3 1 : 200West4rev D, Sept 17/152nd apartment added, general adjustmentsrev E, Nov 18/15grades adjusted to suit civil rev F, Nov 25/15re-numbered ASK-2 1 : 50detail of south elevation5rev G, Nov 27/15scales altered, detail addedrev H, March 16/16scales changed to metricrev I, July 11/16trellis addedrev J, Aug 8/17HVAC equip screened, landscape added 1 : 200West with landscape6rev K, Oct 5/17ADP comments incorporated
Canopies & RWLs paint to match fasciaFascias:Vicwest Charcoal QC 16078Roof:Vicwest Pacific TurquoiseQC 16078Aluminum window framing:painted to match roofCement fibre board siding:paintedRalph LaurenLamp Room GreyRL 4347project #scaledrawn bychecked bydrawing #sealdrawing titlearchitectproject13-104as shownCopyright reserved. This plan and design is, and at all times remains, the exclusive property of Geoff Lawlor Architecture Inc. and cannot be used without the architect's permission.The General Contractor shall check and verify all dimensions and report errors and omissions to the architect. This drawing is not to be used for construction unless signed and sealed by the architect.This design document is prepared solely for the use of the party with whom Geoff Lawlor Architecture Inc. has entered into a contract with. No representation of any kind is made to any other party.GDL.Commercial / residentialre-zoning proposalNOT TO BE USED FOR CONSTRUCTION UNLESS STAMPED'ISSUED FOR CONSTRUCTION'AND COUNTERSIGNED BY THE ARCHITECT 12040 240th Street, Maple Ridge, BCDP presentationMarch 16/16Lot 20, Sec 22, Tp 12, NWD, Plan 25968ASK-4rev Goption 3perspective viewrev A, Aug 18/15parking reversed, building updatesrev B, Sept 24/15apartment added, general adjustmentsrev C, Nov 25/15re-numbered ASK-4rev D, Nov 27/15roof line adjustedCultured Stone Veneer byIXLEldorado Montecito Cliffstonerev E, April 18/16colours and materials addedrev F, July 11/16trellis & sculpture addedrev G, Oct 5/17ADP comments incorporated
project #scaledrawn bychecked bydrawing #sealdrawing titlearchitectproject13-104as shownCopyright reserved. This plan and design is, and at all times remains, the exclusive property of Geoff Lawlor Architecture Inc. and cannot be used without the architect's permission.The General Contractor shall check and verify all dimensions and report errors and omissions to the architect. This drawing is not to be used for construction unless signed and sealed by the architect.This design document is prepared solely for the use of the party with whom Geoff Lawlor Architecture Inc. has entered into a contract with. No representation of any kind is made to any other party.GDL.Commercial / residentialre-zoning proposalNOT TO BE USED FOR CONSTRUCTION UNLESS STAMPED'ISSUED FOR CONSTRUCTION'AND COUNTERSIGNED BY THE ARCHITECT 12040 240th Street, Maple Ridge, BCDP presentationMarch 16/16Lot 20, Sec 22, Tp 12, NWD, Plan 25968ASK-6shadow studies1 : 300shadow study - fall eqinox -3 pm11 : 300shadow study - springequinox - mid day21 : 300shadow study - summersolstice - 10 am3night lighting studyAug 16, 2017