HomeMy WebLinkAbout2019-07-16 Public Hearing Agenda and Reports.pdf
City of Maple Ridge
PUBLIC
HEARING
July 16, 2019
CITY OF MAPLE RIDGE
PUBLIC HEARING
AGENDA
1) 2018-444-RZ
21759 River Road
Lot 88 District Lot 247 Group 1 New Westminster District Plan 32510
Maple Ridge Zone Amending Bylaw No. 7516-2018
To rezone from RS-1 (One Family Urban Residential) to RS-1b (One Family Urban
(Medium Density) Residential). The current application is to permit a future subdivision
of two lots.
PUBLIC HEARING AGENDA
July 16, 2019
7:00 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.
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 7:00 p.m., Tuesday, July 16, 2019 to consider the
following bylaw:
1) 2018-444-RZ
21759 River Road
Lot 88 District Lot 247 Group 1 New Westminster District Plan 32510
Maple Ridge Zone Amending Bylaw No. 7516-2018
To rezone from RS-1 (One Family Urban Residential) to RS-1b (One Family Urban
(Medium Density) Residential). The current application is to permit a future subdivision
of two 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 Planning Department Counter of City Hall, between 8:00 a.m.
and 4:00 p.m. from July 3, 2019 to July 16, 2019, 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 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 Corporate Officer or by sending an email to the Clerk’s
Department at clerks@mapleridge.ca, by 4:00 p.m., July 16, 2019. 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 3rd day of July, 2019.
Laura Benson, CPA, CMA
Corporate Officer
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2018-444-RZ
File Manager: Adam Rieu
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.
Page 1 of 4
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: June 18, 2019
and Members of Council FILE NO: 2018-444-RZ
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: Second Reading
Zone Amending Bylaw No. 7516-2018
21759 River Road
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 21759 River Road, from
RS-1 (One Family Urban Residential) to RS-1b (One Family Urban (Medium Density) Residential), to
permit a future subdivision of approximately two lots. Council granted first reading to Zone
Amending Bylaw No. 7516-2018 on December 11, 2018.
Pursuant to Council policy, this application is subject to the Community Amenity Contribution (CAC)
Program, and will be requested to pay $5,100.00 for the additional lot, as the original lot is exempt
when a subdivision is proposing fewer than three lots.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7516-2018 be given second reading, and be forwarded to Public
Hearing;
2) That the following terms and conditions be met prior to final reading:
i) Approval from the Ministry of Transportation and Infrastructure;
ii) Road dedication on River Road as required;
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 Restrictive Covenant for Stormwater Management;
v) Removal of existing buildings;
vi) 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 ta nks 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; and
vii) That a voluntary contribution, in the amount of $5,100.00 be provided in keeping with the
Council Policy with regard to Community Amenity Contributions.
Page 2 of 4
DISCUSSION:
1) Background Context:
Applicant: Pivotal Development Consultants Ltd.
Legal Description: Lot 88 District Lot 247 Group 1 New Westminster District Plan
32510
OCP:
Existing: Urban Residential
Proposed: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential) (under application 2018-
349-RZ to rezone to RS-1b)
Designation: Urban Residential
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 0.13 ha (0.32 acres)
Access: River Road
Servicing requirement: Urban Standard
2) Project Description:
The subject property is approximately 0.13 ha (0.32 acres) in area, is generally flat and has trees
located within the front yard and western property boundary. The majority of the subject pro perty is
located within the 100m Fraser River Escarpment area. The property is surrounded by single family
residential lots to the west, north and east, with River Road located to the south (see Appendices A
and B).
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to RS-1b (One Family Urban (Medium Density) Residential) (see Appendix C), to permit
future subdivision into two lots, not less than 557m2 (5,996 ft²) (see Appendix D). The proposed lot
sizes of 595m² (6,405 ft²) and 613 m2 (6,598 ft²) will ensure compatibility with the surrounding
neighbourhood that meets the minimum area requirements of the RS-1b (One Family Urban
(Medium Density) Residential) zone. The existing structures on the property will be demolished as a
condition of rezoning. Access for each lot will be provided from River Road.
Page 3 of 4
3) Planning Analysis:
i) Official Community Plan:
The subject property is located in West Maple Ridge, and is currently designated Urban Residential
in the Official Community Plan (OCP). This designation permits a range of housing types within the
Urban Area Boundary, where infill and densification may be possible based on compatibility and
locational criteria on properties which can be fully serviced to municipal standards.
The Urban Residential designation consists of two residential categories: Neighbourhood
Residential, and Major Corridor Residential. The subject property is considered a Major Corridor
Residential property, which allows for building forms such as: single family, duplex, triplex, fourplex,
courtyard, townhouse and apartment, subject to satisfying compatibility criteria in the OCP. These
compatibility criteria include respecting and reinforcing the physical patterns and characteristics of
its established neighbourhood.
The subject property is located within the Fraser River Escarpment Area. Council policies 6.23 and
6.24 have been established relating to building construction within the area bounded by 207 Street
to the West, 124 Avenue to the North, 224 Street to the East and the top of crest of the Fraser River
Escarpment along the South. When a property is located within the Fraser River Escarpment area,
additional construction, engineering and covenants may apply, depending on the property’s location
within the escarpment. The purpose of these policies is to set out conditions under which subdivision
of, or building on land can be considered within the escarpment area without compromising the
stability of the escarpment, and to have control of surficial and groundwater discharge in the area.
As part of rezoning, connections to the existing storm sewer will be required.
On December 12, 2017 Council amended the city-wide Community Amenity Contribution (CAC)
Program policy, which permits amenity contributions for residential development throughout Maple
Ridge, including the provision of affordable and special needs housing in a financially sustainable
manner. Each CAC will be based on a contribution rate of $5,100 per single family lot created. For
single family residential subdivisions proposing fewer than three lots, only the original lot is exempt,
after which the CAC program applies to each additional lot.
ii) Zoning Bylaw:
The current application proposes to rezone the subject property from RS-1 (One Family Urban
Residential) to RS-1b (One Family Urban (Medium Density) Residential) to permit future subdivision
into two lots. The minimum lot size for the current zone is 668m2 (7,191 ft²) and the minimum lot
width is 18m (59 ft.). The minimum lot size for the proposed RS-1b (One Family Urban (Medium
Density) Residential) zone is 557m2 (5,996 ft²) with a minimum lot width of 15m (49 ft). The
applicant is proposing two lots that are slightly under the 15m (49 ft.) width requirement; therefore,
a Development Variance Permit application is required to vary the width.
iii) Proposed Variances:
A Development Variance Permit application has been received for this project and in volves the
following variance:
To reduce the lot width from 15m (49 ft.) to 13.6m (45 ft.).
The requested variance to the RS-1b (One Family Urban (Medium Density) Residential) zone will be
the subject of a future Council report.
iv) Advisory Design Panel:
This application does not need to be reviewed by the Advisory Design Panel because a Form and
Character Development Permit is not required.
Page 4 of 4
v) Development Information Meeting:
A Development Information Meeting is not required for this application, as there are fewer than five
dwelling units being proposed.
4) Traffic Impact:
As the subject property is located within 800m of the Lougheed Highway, a referral has been sent to
the Ministry of Transportation and Infrastructure. Ministry approval of the Zone Amending Bylaw will
be required as a condition of final reading. At this time, the Ministry has granted preliminary
approval of the development application.
5) Interdepartmental Implications:
i) Engineering Department:
Approximately 3m (9.8 ft.) of road dedication is required on River Road as a condition of rezoning.
All other deficient services will be provided through a subdivision servicing agreement at the time of
subdivision.
ii) License, Permits and Bylaws Department:
All groundwater, landscaping, surface and building drainage must be connected to the Municipal
storm drainage system for properties within the Fraser River Escarpment boundaries.
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7516-2018, and that
application 2018-444-RZ be forwarded to Public Hearing.
“Original signed by Adam Rieu”
_______________________________________________
Prepared by: Adam Rieu
Senior Planning Technician
“Original signed by Chuck Goddard”
_______________________________________________
Reviewed by: Charles R. Goddard, BA, MA
Director of Planning
“Original signed by Christine Carter”
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
GM Planning and Development
“Original signed by Kelly Swift”
_______________________________________________
Concurrence: Kelly Swift, MBA
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7516-2018
Appendix D – Proposed Subdivision Plan
DATE: Oct 29, 2018FILE: 2018-444-RZ
21759 RIVER RD
PLANNING DEPARTMENT
SUBJECT PROPERTY
2015-327-RZ
2017-243-DP
2018-349-RZ
2018-349-VP
2018-349-SD
´
Scale: 1:2,500 BY: RA
Legend
Stream
Ditch Centreline
Edge of River
Indefinite Creek
River
Major Rivers & Lakes
DATE: Nov 8, 2018FILE: 2018-444-RZ
21759 RIVER RDCity of PittMeadows
District ofLangley District of MissionFRASER R.
^
PLANNING DEPARTMENT
SUBJECT PROPERTY
Aerial Imagery from the Spring of 2016´
Scale: 1:2,500 BY: RA
CITY OF MAPLE RIDGE
BYLAW NO. 7516-2018
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. 7516-2018."
2. That parcel or tract of land and premises known and described as:
Lot 88 District Lot 247 Group 1 New Westminster District Plan 32510
and outlined in heavy black line on Map No. 1782 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 11th day of December, 2018.
READ a second time the 25th day of June, 2019.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
APPROVED by the Ministry of Transportation and Infrastructure this 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:
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RS-1b (One Family U rban (Medium Den sity) Residential)
7516-20181782