HomeMy WebLinkAbout2019-09-17 Public Hearing Agenda and Reports.pdf
City of Maple Ridge
PUBLIC
HEARING
September 17, 2019
CITY OF MAPLE RIDGE
PUBLIC HEARING
AGENDA
1) 2017-489-RZ
11917 and 11903 Burnett Street
Lot 6 Section 17 Township 12 New Westminster District Plan 22046
Lot 7 Section 17 Township 12 New Westminster District Plan 22046
Maple Ridge Zone Amending Bylaw No. 7407-2017
To rezone from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment
Residential). The current application is to permit future construction of 54 residential
apartment units.
2) 2017-573-RZ
11575, 11587 223 Street and 22300 River Road
Lot 7 Block 1 District Lot 398 Group 1 New Westminster District Plan 155
Lot 14 Block 1 District Lot 398 Group 1 New Westminster District Plan 155
Lot 15 Block 1 District Lot 398 Group 1 New Westminster District Plan 155
Maple Ridge Zone Amending Bylaw No. 7420-2018
To rezone from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment
Residential). The current application is to permit future construction of 36 residential
apartment units.
3) 2017-035-RZ
11781 and 11775 Burnett Street
Lot A Section 17 Township 12 New Westminster District Plan 22876
Lot B Section 17 Township 12 New Westminster District Plan 22876
Maple Ridge Zone Amending Bylaw No. 7325-2017
To rezone from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment
Residential). The current application is to permit future construction of a five storey, 64
rental unit apartment building.
PUBLIC HEARING AGENDA
September 17, 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, September 17, 2019, to
consider the following bylaws:
1) 2017-489-RZ
11917 and 11903 Burnett Street
Lot 6 Section 17 Township 12 New Westminster District Plan 22046
Lot 7 Section 17 Township 12 New Westminster District Plan 22046
Maple Ridge Zone Amending Bylaw No. 7407-2017
To rezone from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment
Residential). The current application is to permit future construction of 54 residential
apartment units.
2) 2017-573-RZ
11575, 11587 223 Street and 22300 River Road
Lot 7 Block 1 District Lot 398 Group 1 New Westminster District Plan 155
Lot 14 Block 1 District Lot 398 Group 1 New Westminster District Plan 155
Lot 15 Block 1 District Lot 398 Group 1 New Westminster District Plan 155
Maple Ridge Zone Amending Bylaw No. 7420-2018
To rezone from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment
Residential). The current application is to permit future construction of 36 residential
apartment units.
3) 2017-035-RZ
11781 and 11775 Burnett Street
Lot A Section 17 Township 12 New Westminster District Plan 22876
Lot B Section 17 Township 12 New Westminster District Plan 22876
Maple Ridge Zone Amending Bylaw No. 7325-2017
To rezone from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment
Residential). The current application is to permit future construction of a five storey, 64
rental unit apartment 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 a.m.
and 4:00 p.m. from September 4, 2019 to September 17, 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 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 Corporate Officer or by sending an email to
the Clerk’s Department at clerks@mapleridge.ca, by 4:00 p.m., September 17, 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 4th day of September, 2019.
Laura Benson, CPA, CMA
Corporate Officer
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2017-489-RZ
File Manager: Wendy Cooper
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 7
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: July 2, 2019
and Members of Council FILE NO: 2017-489-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: Second Reading
Zone Amending Bylaw No. 7407-2017;
11917 and 11903 Burnett Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties, located at 11917 and 11903
Burnett Street, from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment
Residential), to permit the future construction of 54 residential apartment units. (Appendix A)
Council granted first reading to Zone Amending Bylaw No. 7407-2017 on January 16, 2018.
The applicant is also proposing variances to increase the storeys of the building from, 4 to 5 storeys
and increase the maximum height of the building from 15 metres in height to 17.59 metres to
the top of main roof parapet. In addition, the applicant is seeking variances for parking.
(Appendix C)
The subject property is designated as Low-Rise Apartment in the Official Community Plan (OCP), and
no OCP amendment is required to accommodate the proposed development. (Appendix B)
The subject proper is located within the Town Centre Area Plan boundaries and p ursuant 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 $167,400.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7407-2017 as amended in the staff report dated July 2, 2019 be
given second reading, and forwarded to Public Hearing;
2) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Road dedication on Burnett Street as required;
iii) Consolidation of the subject properties;
iv) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject properties for the proposed development;
Page 2 of 7
v) Registration of a Restrictive Covenant for protecting the Visitor Parking; Tree Protection,
Stormwater Management;
vi) Removal of existing buildings;
vii) 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 properties. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site; and
viii) That a voluntary contribution, in the amount of $167,000 ($3,100 units) be provided in
keeping with the Council Policy with regard to Community Amenity Contributions.
DISCUSSION:
1) Background Context:
Applicant: Krahn Engineering Ltd, Wayne Venebles
Legal Description: Lot 6 and 7, Section 17, Township 12, NWP22046
OCP:
Existing: Low-Rise Apartment
Proposed: No change
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-2 (Medium Density Apartment Residential)
Surrounding Uses:
North: Use: Apartments
Zone: RM-2 (Medium Density Apartment Residential)
Designation: Low-Rise Apartment
South: Use: Apartments
Zone: RM-2
Designation: Low-Rise Apartment
East: Use: Single-family residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Apartments and vacant
Zone: RM-2 and RM-6 (Regional Town Centre High Density Apartment
Residential)
Designation: Low-Rise Apartment, and Medium and High-Rise Apartment
Existing Use of Property: Single-family residential
Proposed Use of Property: Apartments
Site Area: 0.267 ha (0.661 acres)
Access: Burnett Street
Servicing requirement: Urban Standard
Page 3 of 7
2) Project Description:
The applicant has applied to rezone the subject property from RS-1 (One Family Urban Residential) to
RM-2 (Medium Density Apartment Residential). The proposed development will consist of
approxinatley 54 residential units with a density of 1.61 FSR with the front of the building facing onto
Burnett Street. The parking will be accommodated in an underground parkade. (Appendix D)
The proposal is subject to the Maple Ridge Town Centre Development Permit Guidelines. Details of
the design will be proceed in a report to Council at the Development Permit Stage.
3) Planning Analysis:
i) Official Community Plan:
The development site is located within the Downtown East Precinct of the Town Centre Area Plan.
The Downtown East Precinct serves as the eastern interface and gateway to the Town Centre. More
urban and pedestrian oriented development is desired in the Downtown East Precinct, which can
include medium to high density residential high-rise towers. This project, a mid-rise residential
building, conforms with the intent of the precinct guidelines of the Town Centre Area Plan. The Low-
Rise Apartment designation is intended for development in a three (3) to five (5) storey apartment
form where units are accessed from an internal corridor and residential parking is provided
underground. The proposed development parking will be located within an underground parkade.
(see Appendix B)
The development site is currently designated Low-Rise Apartment and an OCP amendment is not
required to support the development and rezoning.
The following Town Centre Area Plan policies apply to this proposal:
3-1 An increase in residential and commercial density is encouraged in the Town Centre,
particularly within the Central Business District… Land-use should include a mix of housing
types catering to various demographics, including affordable and special needs housing,
within walking distance to a broad mixture of uses, including shops, services, cultural
facilities, and recreation.
This project will increase the number of condominium units within walking distance to a range of
shops, services, and transit in and around the Central Business District.
3-12 High density development that is four or more storeys in height may be required to
include a shadow study in consideration of adjacent sites to address potential impacts on
available daylight. Consideration should also be given to the privacy of residents in existing
buildings.
This project will be five storeys in height, but situated among four storey low rise apartments to its
north, west and south and a row of single family homes across Burnett Street to its east. Bases on
policy 3-12 above the applicant will be asked to provide a shadow study at the development permit
review stage.
Page 4 of 7
3-15 Concealed parking structures are encouraged in all commercial, mixed-use, multi-
family uses… in the Town Centre. Below grade parking structures are particularly
encouraged for Low-Rise, Medium, and High-Rise Apartment…buildings.
This project includes an underground parking garage in compliance with this policy.
3-22 All Low-Rise Apartment developments should be a minimum of three (3) storeys and a
maximum of five (5) storeys in height.
This project complies with the height range envisioned by the policy.
In addition to these policies, a range of environmentally sustainable policies in the Town Centre Area
Plan would also apply to this application:
2-5 Incorporating Rainwater Management practices into on-site and off-site development will
be encouraged […]. Some examples of Rainwater Management practices include:
bioretention areas;
rainwater gardens;
bioswales;
landscaped curb bulges on street right-of-ways;
rainwater harvest for irrigation; and
green roofs.
2-9 The use of plant and tree species that are suited for Maple Ridge climate and that will
attract local songbirds and pollinating insects species […] will be encouraged in public and
private development;
2-10 Landscaping, as described in policy 2-9 above, will be encouraged in all public and
private outdoor spaces in the Town Centre. For areas with a large amount of paved surfaces,
such as surface parking lots and public plazas, the installation of trees, rain gardens, raised
planters, and/or living green walls, where feasible, is encouraged to provide some areas of
refuge for wildlife, such as small birds, rainwater interception, cooling in summer months,
reduced glare from pavement, carbon sequestration, and a more attractive urban
environment.
The applicant will be required to provide some of these measures as part of the development.
In summary, this project increases the residential density within the Downtown East Precinc t, and
provides for more one and two bedroom condominium units in close proximity to the shops and
services of the Central Business District. The project’s five storey buildings conform with the intent of
the OCP’s Low-Rise Apartment designation, and would be similar in scale to existing apartment
buildings to its north, south and west.
ii) Zoning Bylaw:
The zoning application for RM-2 (Medium Density Apartment Residential) zoning would permit the
proposed 54 units 5 storey apartment building with underground parking. (Appendix E and F)
Page 5 of 7
iii) Off-Street Parking And Loading Bylaw:
The subject properties are located within the Central Business District area of the Parking Bylaw
therefore the number of parking stalls required are of a reduced number than other parts of the City.
As indicated in the chart above the project is deficient in parking for visitors by one space; therefore
a variance is required to the Off-Street Parking Bylaw 4350 – 1990.
iv) Proposed Variances:
A Development Variance Permit application has been received for this project to request the
following relaxations to Maple Ridge Zoning Bylaw No. 3510 -1985 and Maple Ridge Off-Street
Parking and Loading Bylaw No. 4350-1990:
Detail Required Proposed
Maximum building height 15 m 17.59
Maximum Storeys 4 5
Front (East)
Deck Wall
7.5 m
6.0 m
Rear (West)
Building Wall Face
Deck Wall
7.5 m
7.5 m
6.68 m
5.3 m
Side (North)
Deck Wall
7.5 m
5.8 m
Parking
Visitor
6 Spaces
5 Spaces
The requested variances to the RM-2 (Medium Density Apartment Residential) zone and the parking
bylaw will be the subject of a future Council report.
Town Centre Parking Standards
Central Business District
Required Proposed
One Bedroom = 1 parking space per unit
Each additional bedroom = 0.1 parking space per unit
36 units X 1 Space = 36
18 units X 1.1 Spaces = 20
Total Required parking spaces 56
55
Plus one small car
56
Visitor Spaces = 0.10 space per unit where on-street
supply available
54 units X 0.10 space = 6 5
Disabled Space 1 1
Bicycle Parking Requirements
Long-Term Parking 1 per 4 units
Short-Term Parking 6 per 20 units
54 units /4 X 1 Space= 14 spaces
54 units/20 X 6 Spaces = 17 spaces
22
17
Page 6 of 7
v) Development Permits:
Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application is required for
all multi-family residential, flexible mixed use and commercial development located in the Town
Centre.
vi) Advisory Design Panel:
The Advisory Design Panel (ADP) reviewed the application at a meeting held on January 16, 2019
and their comments and the applicants responses can be seen in Appendix G.
The ADP concerns have been addressed and are reflected in the current plans. A detailed
description of how these items were incorporated into the final design will be included in a future
development permit report to Council.
vii) Development Information Meeting:
A Development Information Meeting was held at Maple Ridge Secondary School at 21911-122
Avenue on February 28, 2019. Five 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:
HUB would like a multi-use pathway.
Parking along the street is a concern.
4) Interdepartmental Implications:
i) Engineering Department:
The applicant’s civil engineer is working with the Engineering Department with respect to the
capacity and condition of the existing sanitary and sewer fronting the subject property. Any upgrades
to these systems will be at the applicant’s expense.
There will upgrades to the curb, gutter, sidewalks and widening of the road. There is road dedication
required along Burnett Street.
ii) Fire Department:
The applicant will have to address all Fire requirements at the time of building permit application.
Page 7 of 7
CONCLUSION:
As this application conforms to the OCP and will strengthen the Town Centre character, therefore it is
recommended that second reading be given to Zone Amending Bylaw No. 7407-2017 as amended,
and that application 2017-489-RZ be forwarded to Public Hearing.
“Original signed by Wendy Cooper”
______________________________________________
Prepared by: Wendy Cooper, MCIP, RPP
Planner I
“Original signed by Chuck Goddard”
_______________________________________________
Reviewed by: Charles R. Goddard, BA, MA
Director of Planning
“Original signed by David Pollock” for
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
GM Planning & Development Services
“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. 7407-2017
Appendix D – Site Plan
Appendix E – Building Elevation Plans
Appendix F – Landscape Plan
Appendix G – ADP comments
DATE: Oct 26, 20172017-489-RZ
11903 & 11917 Burnett St
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,000 BY: JV
Legend
Stream
Indefinite Creek
River
Major Rivers & Lakes
DATE: Oct 26, 20172017-489-RZ
11903 & 11917 Burnett St
PLANNING DEPARTMENT
SUBJECT PROPERTIES
Aerial Imagery from the Spring of 2016´
Scale: 1:2,000 BY: JV
Legend
Stream
Indefinite Creek
River
Major Rivers & Lakes
CITY OF MAPLE RIDGE
BYLAW NO. 7407-2017
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. 7407-2017."
2. Those parcels or tracts of land and premises known and described as:
Lot 6 Section 17 Township 12 New Westminster District Plan 22046
Lot 7 Section 17 Township 12 New Westminster District Plan 22046
and outlined in heavy black line on Map No. 1740 a copy of which is attached hereto and
forms part of this Bylaw, are hereby rezoned to RM-2 (Medium Density Apartment
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 16th day of January, 2018
READ a second time the 9th day of July, 2019.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
BURNETT ST.FULLER AVE.
DEWDNEY TRUNK ROAD
BURNETT ST.229 ST.228 ST.DEWDNEY TRUNK ROAD
GEE ST.228662296411940
11860
11921
11826
1191022780
11902
11848
11830
11869
118572273011891
11900
11856
11930
11935
11900
11932
11811
11921
11931
11817
11903
11910
11844
11824 2297111898
11954
11818
11841
11881228262290411880 229221186822909 1186122811
11800
11825
11810
118012291211953
11838 2293811891
11922
11831
11888
2270911798229102290511900
11845
11930 2293911816
11868 2292122814229872275411837
11880
11940
11890
119202295222745/4711840
11912
11810
11963
118512293622899
11797
11911
11901 229741194022923
11878
11791 2298411931
11830 2294922773/871182122917 11850
11887
11969
2289511808 229442292911881
11890
11870
11960
11820
1180922882/9611843 2289812026
11871
11911
11901
1192011907
11858
11851
11836
11950
1192022753
118212275911917
69 148
1
Rem. 5
63
146
98
15
81
236
11676
7
109
82
48
229
64
58
75
"B"
57
122
A
A
8 223231
77
224
152
114
144
97
102
140
167
119
230
120
139
138
60
133
141
155Rem. W1/2 A79
Rem.93
Rem.
70
136
57
1
11
153
220
89
55
118
65
100
134
90
2
113
61
95
117
1
1
"A"
71
74
Rem 1
158
143
145
123
124
80
Pcl 1
151
218
87
157
214
1
54
88
56
112
62
A
150
59
78
94
135
96
154
110
137
111
142
6
147
91
Rem 66
49
72
115
121
1
7
149
101
156
53
73
99
P 86981
LMP 26960 P 43930 P 39859*PP083P 8871
P 61527
P 58813LMS 2583P 77489
P 40749P 17221LMP 8029P 56520
P 40749P 57165P 43788(P 21553)
*PP089
LMP 34065 (LEASE)BCP 555LMP 46901
LP 76344
LP 59674
LMP 11048 P 13473EP 13671LMP 13758
LMP 42856
P 14874NWS 1739
P 61650
P 43788P 59452P 22046P 46839
P 44489
P 43788
(EPS 1316)P 43788P 84291
LMP 25642 (LEASE)P 13473P 68237
P 26269P 22046
BCS 4014
P 40749P 56868P 57491
LMP 53687 (LEASE/EASE.)P 43788P 32322RW 80528P 58011
EP 32819LMP 18896
BCP 30861
LMP 18897
RW 15258
LMP 13759
BCP 50773
LMP 49848
LMP 2409
RW 15258
EP 51908LMP 49849RW 80199 LMP 43981
LMP 46902
LMP 18455
BCP 50772
BCP 22904
LMP 2449
LMP 31454 (EASEMENT)228 ST.´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RM-2 (Medium Density Apartment Residential)
7407-20171740
City of Maple Ridge
ADVISORY DESIGN PANEL
Excerpt of the Minutes of the Regular Meeting of the Maple Ridge Advisory Design Panel held in the
Blaney Room at Maple Ridge Municipal Hall, 11995 Haney Place, Maple Ridge, British Columbia, on
Wednesday, January 16, 2019 at 4:08 pm.
The staff liaison provided an overview of the five storey, 54 unit strata apartment project. The project
team gave a presentation of the project application and plans. There was discussion on CPTED issues
around the stepping stones and Panel members noted an interest in a potential RCMP assessment of the
topic respecting safety and security.
R/2019-006
It was moved and seconded
The File No. 2017-489-DP be supported and the following concerns be addressed as the design develops
and submitted to Planning staff for follow-up:
Landscape Comments:
1. Improving the pedestrian environment, safety and privacy:
Consider improving design and functionality of amenity space on ground floor for both CPTED (in
part due to dead end pedestrian path) and usability of space to improve visibility and circulation.
Confirm that surface parking stalls have adequate maneuvering space without conflicting with the
ramp.
Incorporate a path to the north of ramp area.
Provide a water source and tool storage near community garden plots.
Where benches are adjacent to guardrails, ensure railing height is code compliant.
Coordinate the openings to the private patios with architecture.
2. Landscaping enhancements
Check for adequate soil depth in all planters.
Consider incorporating additional planting to wildflower seed mix area in rooftop area.
If stepping stones are required, consider replacing trees with a columnar solid hedge.
Architectural Comments:
1. Form and Character enhancement and additional details.
Reconsider proportions of stone relative to street scale.
Review and ensure all material returns on all elevations are consistent.Consider softening the
entryway soffit material and improve lighting.
Review the proportions on all exterior box frames.
Be consistent in materials for patio guardrails.
2. Pedestrian environment and safety
Reconfigure the ground level visitor parking and circulation to soften the entry.
Provide a curb and elevation change between parking stalls and p edestrian walkway to better
protect pedestrian at the entry; provide a curb letdown for more convenient access to the
accessible stall.
3. Coordination of plans
Coordinate between architect and landscape architect disciplines and their depiction in plans ie:
landscape furniture.
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2017-573-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:
2.
Page 1 of 9
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: July 2, 2019
and Members of Council FILE NO: 2017-573-RZ
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: Second Reading
Zone Amending Bylaw No. 7420-2018;
11575, 11587 223 Street and 22300 River Road (PID 011-537-141)
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties, located at 11575 and 11587
223 Street and 22300 River Road, from RS-1 (One Family Urban Residential) to RM-2 (Medium
Density Apartment Residential District), to permit the future construction of approximately 36
apartment units. The applicant is proposing an increase in base density from 1.8 floor space ratio
(FSR) to 2.2 FSR. In accordance with Council’s draft density bonus regulations, the proposed
additional density can be achieved through a cash contribution, currently determined at $96.88 per
m² ($9.00 per ft²). Council granted first reading to Zone Amending Bylaw No. 7420-2018 on March
13, 2018.
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
$111,600.00. The cash contribution total for the additional density, from 1.8 to 2.2 FSR
(742.88 m²), would be approximately $71,967.63.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7420-2018 be given second reading, and be forwarded to Public
Hearing;
2) That the following terms and conditions be met prior to final reading:
i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii) Approval from the Ministry of Transportation and Infrastructure;
iii) Road dedication as required;
iv) Purchase of 22300 River Road (PID 011-537-141) and consolidation of the subject
properties;
v) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject properties for the proposed development;
vi) Registration of a Restrictive Covenant for protecting the Visitor Parking;
vii) Registration of a Restrictive Covenant for Stormwater Management;
Page 2 of 9
viii) Removal of existing buildings;
ix) Notification to the Department of Fisheries and Oceans and the Ministry of Environment for
in-stream works on the site;
x) Submission of a disclosure statement, prepared by a Professional Engineer advising
whether there is any evidence of underground fuel storage tanks on the subject properties.
If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is
not a contaminated site; and
xi) Provision of a voluntary contribution, in the amount of $111,600.00, which is in keeping
with the Council Policy with regard to Community Amenity Contributions.
DISCUSSION:
1) Background Context:
Applicant: Sunnyville Project 223rd Ltd.
Legal Description: Lot 7 Block 1 District Lot 398 Group 1 New Westminster District
Plan 155; Lot 14 Block 1 District Lot 398 Group 1 New
Westminster District Plan 155; Lot 15 Block 1 District Lot 398
Group 1 New Westminster District Plan 155
OCP:
Existing: Low-Rise Apartment
Proposed: Low-Rise Apartment
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-2 (Medium Density Apartment Residential District)
Surrounding Uses:
North: Use: Duplex and St. Andrew’s Heritage Church
Zone: RT-1 (Two Family Urban Residential) and H-1 (Heritage
Commercial)
Designation: Port Haney Heritage Adaptive Use
South: Use: Railway and Port Haney West Coast Express Station
Zone: RS-3 (One Family Rural Residential), RS-1 (One Family Urban
Residential) and M-2 (General Industrial)
Designation: Park
East: Use: Apartment
Zone: CRM (Commercial/Residential)
Designation: Port Haney Multi-Family, Commercial & Mixed-Use
West: Use: Multi-Family (Townhouse)
Zone: RM-1 (Townhouse Residential)
Designation: Low-Rise Apartment
Existing Use of Property: Vacant
Proposed Use of Property: Multi-Family Residential
Site Area: 2,262 m² (0.56 acres)
Access: 223 Street
Servicing requirement: Urban Standard
Page 3 of 9
2) Project Description:
The subject properties, located at 11575 and 11587 223 Street and 22300 River Road, are located
south of 116 Avenue, west of 223 Street and north of River Road. Consolidation of the subject
properties will be a condition of rezoning and once combined, the three lots have a total area of
2,262 m² (0.56 acres). All three properties are currently vacant. The development site’s elevation
descends from north to south towards the Fraser River; however, most of the transition occurs on
slopes on the northern and southern sections of the site. The central section of the development site
is relatively flat. There are trees located around the perimeter of the subject site, as well as lawn and
shrubs located throughout the remainder of the subject property. There are a row of three heritage
properties, listed on the ‘Heritage Inventory’ (Masonic Hall, St. Andrew’s Heritage Church and St.
Andrew’s Manse), adjacent to the subject property on the north side of 116 Avenue, and the Port
Haney West Coast Express Station is located across the street on the south side of River Road.
The current application proposes to rezone the subject properties from RS-1 (One Family Urban
Residential) to RM-2 (Medium Density Apartment Residential District) to permit the construction of a
five storey apartment building consisting of 36 units. The proposed building will consist of a
concrete base and wood frame construction with a mix of one, two and three bedroom units.
Residential parking will be located underground and will be accessed from 223 Street with visitor
parking located in the underground parking. The main pedestrian entrance, loading area and some
on-street parking is also proposed along the 223 Street frontage. Due to grade changes sloping
north to south, the building will appear to be a four storey apartment from 116 Avenue and a five
storey apartment from River Road. The top floor will be recessed to provide a visual break in the
massing, further allowing for larger open space and patio areas for top floor units. Materials will
consist of brick at the base, cement paneling and wood cladding. Extensive landscaping has been
proposed on the southern portions of the development and along the retaining walls, including a
public art piece and seating features at the corner of River Road and 223 Street (see Appendix F).
The property located at 22300 River Road is currently owned by the City; however, the developer will
purchase the City property to be included as part of the development prior to final reading. The City
property is 677 m² in size and on its own has little development potential, due to its steep slopes
and the amount of dedication required to achieve current road standards. Council will be consulted
on the appraisal of the City-owned property and will be required to authorize the sale.
Some details of the current design are still to be determined and will be the subject of a future report
to Council, through Development Permit application 2017-573-DP.
3) Planning Analysis:
i) Official Community Plan:
The development site is located within the Port Haney and Waterfront Precinct of the Town Centre
Area Plan. This precinct is an important transportation link between the Central Business District, the
Fraser River Waterfront, the West Coast Express Station and east Maple Ridge via the Haney Bypass.
Port Haney’s historic roots, heritage character, waterfront access, green space, and river and
mountain views are a treasured part of the precinct that should be enhanced through any new
development.
The subject property is designated as Low-Rise Apartment, and stated in Policy 3-22: “is intended for
developmet in a three (3) to five (5) storey apartment form where units are accessed from an
internal corridor and residential parking is provided underground.” An OCP amendment is not
required to support the proposed project.
Page 4 of 9
The following policies apply to this proposal:
Town Centre Area Plan
3-1 An increase in residential and commercial density is encouraged in the Town Centre […] Land-
use should include a mix of housing types catering to various demographics, including affordable
and special needs housing, within walking distance to a broad mixture of uses, including shops,
services, cultural facilities, and recreation.
This project increases the residential density by introducing up to thirty-six (36) units,
including one, one-bedroom unit; 20 two-bedroom units and 15 three-bedroom units. The
subject site is located within walking distance to a range of shops, services, the Westcoast
Express and the Fraser River Waterfront.
3-11 Viewscape studies may be required for proposed buildings greater than three (3) storeys in
height, where views may be impacted […] to the Fraser River to the south. Important viewscapes
have been identified along 224 Street, within Port Haney, and the south slopes of the Town Centre
on 116th and on 227th. In locations where it is deemed that key viewscapes will be impacted, an
increase in density, or the proposed form, may not be supported.
This project’s five storey height, in addition to the development site’s moderate slope and
location will provide excellent views towards the Fraser River. There is little likelihood that
any existing views will be blocked.
3-12 High density development that is four or more storeys in height may be required to include a
shadow study in consideration of adjacent sites to address potential impacts on available daylight.
The applicant has provided a shadow study to show impacts to adjacent properties.
Shadowing during the winter months has the largest impact to those surrounding properties,
most notably to the north. However, given these properties are heritage properties, their
likelihood of redevelopment is minimal.
2-9 The use of plant and tree species that are suited for Maple Ridge climate and that will attract
local songbirds and pollinating insects species […] will be encouraged in public and private
development;
2-10 Landscaping, as described in policy 2-9 above, will be encouraged in all public and private
outdoor spaces in the Town Centre. For areas with a large amount of paved surfaces, such as
surface parking lots and public plazas, the installation of trees, rain gardens, raised planters, and/or
living green walls, where feasible, is encouraged to provide some areas of refuge for wildlife, such as
small birds, rainwater interception, cooling in summer months, reduced glare from pavement,
carbon sequestration, and a more attractive urban environment.
Extensive landscaping with a variety of plant and tree species is proposed around the subject
property, with a strong focus along the southern portions of the site and along the new
retaining walls. The applicant is proposing an accessible pedestrian feature, at the corner of
River Road and 223 Street, to help reduce the impact of the retaining walls. This southern
section will also provide a seating area and public art feature that is reflective of the Fraser
River and complimentary to the West Coast Express station (see Appendix G).
Page 5 of 9
Housing Action Plan:
The City’s Housing Action Plan (HAP) was endorsed by Council in 2014. It seeks to increase access
to “safe, affordable, and appropriate housing that meets the diverse and changing needs of the
community”. The HAP also speaks of the need to provide a range of non-market, affordable and
special needs housing. This was reaffirmed with the endorsement of the Housing Action Plan
Implementation Framework in September, 2015. The subject application does provide a mix of unit
size including one, two, and three bedroom units; however, the applicant has indicated they are not
interested in providing any dedicated rental, affordable, or special needs housing.
Citywide Community Amenity Program:
The City-wide Community Amenity (CAC) Program approved by Council on March 14, 2016 and
amended on December 14, 2017, applies to this project. A voluntary contribution of $3,100 per
apartment unit, totaling $111,600, is required for this project before final reading.
ii) Zoning Bylaw:
The current application proposes to rezone the subject properties from RS-1 (One Family Urban
Residential) to RM-2 (Medium Density Apartment Residential District) to permit the construction of a
five storey apartment building. The maximum allowable density within the RM-2 (Medium Density
Apartment Residential District) zone has an FSR of 1.8 times the net lot area. This development is
proposing an FSR of 2.2, which exceeds the maximum allowable density by 0.4 FSR or 742.88m²
(7,997 ft²). Based on Council’s draft density bonus regulations for RM-2 (Medium Density Apartment
Residential District) zoned properties, additional density can be achieved in exchange for a cash
contribution currently set at $96.88 per m² ($9.00 per ft²). There is ongoing discussion regarding the
density bonus contribution rates; however, the dollar value listed above ($96.88 per m²) is the most
current framework and may be subject to change for future applications. Recent discussions with
Council have also noted a preference for cash-in-lieu rather than the direct provision of rental units.
Any density bonus contribution received are intended to help fund the creation of future affordable
housing in the community.
A preliminary review of the plans indicate that the proposal generally complies with the Zoning Bylaw
and the Subdivision and Development Services Bylaw; however, variances will be requested, as
discussed below.
iii) Off-Street Parking And Loading Bylaw:
The Off-Street Parking and Loading Bylaw requires 1.5 parking spaces plus 0.2 spaces for visitor
parking per dwelling unit in the RM-2 (Medium Density Apartment Residential District) zone,
requiring 62 spaces in total for the proposed 36 unit development. The applicant is proposing 45
resident parking spaces and six visitor parking spaces, for a total of 51 parking spaces; therefore, a
variance will be required. The applicant is also requesting a variance to increase the percentage of
allowable small car spaces from 10% to 13.7%. As per Schedule “C” in the Off-Street Parking and
Loading Bylaw, the applicant may choose the ‘Payment-In-Lieu’ Fees for residential parking off-site.
The fee for ‘Payment-In-Lieu’ is $8,000.00 per stall (multiplied by 11 spaces), for a total of
$88,000.00. Two of the parking spaces are designated accessible parking and three spaces are
designed as level 2 charging stations for electric vehicles. Some limited on-street parking will be
available on all three street frontages.
Page 6 of 9
iv) Proposed Variances:
A preliminary review of the plans indicate that the proposal generally complies with the Zoning
Bylaw, Subdivision and Development Services Bylaw and Off-Street Parking and Loading Bylaw;
however, variances will be requested through a Variance Permit application. The following proposed
relaxations are outlined below:
Zoning Bylaw:
Reduce eastern property setback (223 Street) from 7.5m to 1.24m.
Increase maximum height from 15m (4 storey’s) to 18.2m (5 storey’s).
Increase in retaining wall height.
Off-Street Parking and Loading Bylaw:
Reduce parking requirement from 51 stalls to 40 stalls (reduction of 11 stalls).
Increase percentage of small car stalls from 10% to 13.7%.
The requested variances to the RM-2 zone (Medium Density Apartment Residential District) will be
the subject of a future Council report.
v) Development Permits:
Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application is required for
all multifamily residential, flexible mixed use and commercial development located in the Town
Centre.
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is
required for all developments and building permits within 50m of the top of bank of all watercourses
and wetlands. The purpose of the Watercourse Protection Development Permit is to ensure the
preservation, protection, restoration and enhancement of watercourse and riparian areas.
vi) Advisory Design Panel:
The application was reviewed by the ADP on January 16, 2019 and their comments and the
applicants responses can be seen in Appendix H. The details of the project’s form and character will
be outlined to Council in a future Development Permit report.
vii) Development Information Meeting:
A Development Information Meeting was held at Fraserview Community Hall on June 10, 2019. Six
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:
Concern regarding noise and vibrations from the trains.
Concern from neighbours to the west regarding slope stability and impacts the proposed
development may have on the existing building (west).
Comments regarding the proposed landscaping to ensure appropriate planting choices that
reflect climate change. As well, comments seem very positive on the landscape area
renderings and a hope that the completed project appears as illustrated.
General questions regarding building details including: electric vehicle charging stations;
location of recycling and garbage access; unit size and cost; and project timing.
Page 7 of 9
The following are provided in response to the issues raised by the public:
Developer will consider acoustic buffering, and suggested that they will be using soundproof
construction materials to mitigate the noise.
Geotechnical report has been provided and is in support of the development.
Developer will consider using drought resistant plantings. Landscape plans were prepared
by a Landscape Architect, as well, plans have been supported by the Advisory Design Panel.
4) Environmental Implications:
An Environmental Assessment, Arborist Report and Geotechnical Report were provided as part of the
development application. The development site’s elevation descends from north to south towards
the Fraser River; however, most of the transition occurs on slopes on the northern and southern
sections of the site. The central section of the development site is relatively flat. Vegetation on the
subject properties consist of ornamental shrubs, grasses and mature trees. A watercourse (roadside
ditch) is located along the southern property boundary, north of River Road. As part of the servicing
requirements, this roadside ditch will be removed and a storm sewer will be implemented. This
southern-most portion of the property is currently vegetated with invasive species, including
Himalayan Blackberry, which will be removed as part of development. Assessment of the roadside
ditch, provided by the Environmental Consultant, concludes it is non-fish bearing.
5) Traffic Impact:
As the subject properties are 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 g ranted preliminary
approval of the development application.
6) Interdepartmental Implications:
i) Engineering Department:
To fulfill requirements with the Subdivision and Development Servicing Bylaw, the Engineering
Department has requested the following:
Concrete curb, gutter and sidewalk required along 223 Street, 116 Avenue and River Road
frontages.
A concrete bulb to be constructed at 223 Street and River Road intersection.
Existing roadside ditch along River Road to be eliminated and replaced with a new storm
sewer connection.
223 Street property frontage to be upgraded to a collector standard, as well as upgrades to
River Road.
A parking lane to be provided along River Road up to the existing sidewalk.
Street lighting required on all property frontages and street trees required across 223 Street
and 116 Avenue frontages.
Page 8 of 9
Existing watermains and service connections to be replaced; new sanitary sewer connections
and capacity analysis required; new storm sewer and storm service connection required
along River Road and extended up 223 Street.
Road dedication required along River Road.
ii) License, Permits and Bylaws Department:
The Building Department has reviewed the proposal and comments have been provided to the
applicant.
iii) Fire Department:
The Fire Department has reviewed the proposal and comments have been provided to the applicant.
7) School District No. 42 Comments:
The proposed application would affect the student population for the catchment areas currently
served by Maple Ridge Elementary and Maple Ridge Secondary School. Maple Ridge Elementary has
an operating capacity of 480 students. Actual numbers for 2016 student enrolment at Maple Ridge
Elementary was 381 students (82% utilization). Maple Ridge Secondary School has an operating
capacity of 1300 students. Actual numbers for 2016 student enrolment at Maple Ridge Secondary
School was 1,317 students (101% utilization).
8) Citizen/Customer Implications:
A Development Information Meeting was held on June 10, 2019. The results of the concerns
expressed at that meeting are discussed above in Section 3) vii). The Public Hearing will provide an
additional opportunity for citizens to express their concern or support of the development.
CONCLUSION:
The development proposal is in compliance with the policies of the OCP as the RM-2 (Medium
Density Apartment Residential District) zone aligns with the Low Rise designation. The applicant is
proposing to increase the density for this development from 1.8 to 2.2 FSR. The current density
bonus contribution rate of $96.88 per m² is proposed for the subject application; however, this
dollar value may change for future applications.
Page 9 of 9
It is recommended that second reading be given to zone amending bylaw no. 7420 - 2018 and that
application 2017-573-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 David Pollock” for
______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
GM Public Works & Development Services
“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. 7420-2018
Appendix D – Site Plan
Appendix E – Building Elevation Plans
Appendix F – Landscape Plan
Appendix G – Project Rendering
Appendix H – Advisory Design Panel Comments
DATE: Jun 26, 2019FILE: 2017-573-VP
11575 & 11587 223 ST & 22300 RIVER RDPID'S: 013-603-094, 011-537-175 & 011-537-141
PLANNING DEPARTMENT
SUBJECT PROPERTIES
H
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2017-088-RZ
2015-318-RZ
2015-318-RZ
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Scale: 1:2,500 BY: MC
Legend
Stream
Ditch Centreline
Edge of River
Indefinite Creek
River
DATE: Jun 26, 2019FILE: 2017-573-RZ
11575 & 11587 223 ST & 22300 RIVER RDPID'S: 013-603-094, 011-537-175 & 011-537-141
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
PLANNING DEPARTMENT
SUBJECT PROPERTIES
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Aerial Imagery from the Spring of 2018´
Scale: 1:2,500 BY: MC
CITY OF MAPLE RIDGE
BYLAW NO. 7420-2018
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. 7420-2018."
2. Those parcels or tracts of land and premises known and described as:
Lot 7 Block 1 District Lot 398 Group 1 New Westminster District Plan 155
Lot 14 Block 1 District Lot 398 Group 1 New Westminster District Plan 155
Lot 15 Block 1 District Lot 398 Group 1 New Westminster District Plan 155
and outlined in heavy black line on Map No. 1743 a copy of which is attached hereto and
forms part of this Bylaw, are hereby rezoned to RM-2 (Medium Density Apartment
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 13th day of March, 2018.
READ a second time the 9th day of July, 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
GAZETTED ROAD
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SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RM-2 (Medium Density Apartment Residential)
7420-20181743
Advisory Design Panel Comments:
The Advisory Design Panel (ADP) reviewed the form and character of the proposed development and
the landscaping plans at a meeting held on January 16, 2019. After presentations by the project
Architect and Landscape Architect, the ADP made the following resolution:
That the following concerns be addressed regarding File No. 2017-573-DP and digital versions of
revised drawings & memo be submitted to Planning staff; and further that Planning staff forward
this on to the Advisory Design Panel for comment:
General Comments:
Greater attention is needed from both the landscaping and architectural perspective in achieving the
OCP Key Guideline Concepts of the Port Haney and Waterfront Area, for this high profile and iconic
Port Haney site, adjacent to the historical village, the Fraser River and commuter transportation.
Landscape Comments:
Pedestrian environment, urban design and safety enhancements:
Redesign the corner and River Road frontage to create a stepped accessible pedestrian
feature that reduces the impact of the stepped retaining wall and allows for introduction of
public art and seating complementary to the public area of the West Coast Express station.
Explore a relaxation in the wall heights/planters restriction facing River Road to allow for at
grade programming including lighting, public art, and seating; higher retaining walls in
location may be supportable as a means of improving the pedestrian environment and CPTED
concerns.
A CPTED report would be desirable to ensure corner is suitably designed.
Add locking gate at bottom of walkway and provide lighting, possibly motion sensor activated.
Provide a curb bump out at the right-in to the parkade entry.
Check width of sidewalk to eliminate pinch points.
Enhancing pedestrian environment, amenities and capitalize on views:
Consider incorporating the one bedroom unit north of the interior amenity space into an
outdoor amenity space and including programming for all age use.
Design and program the roof top area.
Provide a gate to the patio of the 2 bedroom unit on the West side.
Integrate the landscape design with stormwater management strategy consistent with the escarpment
policy.
Architectural Comments:
River Road Street front and corner significance:
Given the strategic location of this site, incorporate suitable elements for public art or similar
features that help to achieve the Key Guideline Concepts of the Port Haney and Waterfront
precinct.
Place a public art piece fronting River Road that connects the location with the Fraser River,
and history of the Port Haney area.
Form and Character enhancement and additional details:
Be consistent in accent colours in all elevations.
Provide more prominent building corner designs.
Redesign blank walls at corners.
Provide updated entry design i.e.: between trellis entry and butterfly roof.
Ensure material shown on material board and on architectural plans are consistent.
Provide a longitudinal section through building at the location of the detention tank including
the retaining walls.
Be consistent in projections of roofs and patios, including soffit widths.
Remove roof pilasters that overhang the soffit.
Be consistent in projections of roofs and patios, including soffit widths.
Remove roof pilasters that overhang the soffit.
Provide a longitudinal section through building at the location of the detention tank including
the retaining walls.
Sustainability and related matters:
Consider offering some adaptable units.
Consider offering sustainable features in the building design and implementation.
Consider providing Electrical Vehicle Charging stations.
The ADP concerns have been addressed and are reflected in the current plans. A detailed description
of how these items were incorporated into the final design will be included in a future development
permit report to Council.
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2017-035-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.
Page 1 of 7
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: July 16, 2019
and Members of Council FILE NO: 2017-035-RZ
FROM: Chief Administrative Officer MEETING: Council
SUBJECT: First and Second Reading
11775 and 11781 Burnett Street Housing Agreement Bylaw No. 7556-2019;
Second Reading
Zone Amending Bylaw No. 7325-2017;
11781 and 11775 Burnett Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties located at 11781 and 11775
Burnett Street from RS-1 (One Family Urban Residential) to RM-2 (Medium Density Apartment
Residential) to permit a five storey, 4,562 m2 (49,100 ft2), 64 rental unit apartment building. The
rental units are divided into 41 one-bedroom and 23 two-bedroom units. 74 off-street parking
spaces are located in an underground parking garage. The subject properties are designated as Low-
Rise Apartments in the Official Community Plan, and no OCP amendment is required to
accommodate the proposed development. It is also exempt from the Community Amenity
Contribution Policy because it is located within the Town Centre Area and is a rental building.
Pursuant to Council policy, this application is exempted from the Community Amenity Contribution
Program because all units are going to be affordable market rental housing and subject to a Housing
Agreement with the City.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7325-2017 be given second reading, and be forwarded to Public
Hearing;
2) That 11775 and 11781 Burnett Street Housing Agreement Bylaw No. 7556-2019 be given first
and second reading, and third reading concurrent with Zone Amending Bylaw No. 7325-2017;
and
3) 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) Road dedication on Burnett Street as required;
iii) Submission of a traffic study including a review of the Burnett/Lougheed and
Burnett/Dewdney Trunk intersections;
iv) Consolidation of the subject properties;
Page 2 of 7
v) Registration of a Restrictive Covenant for the Geotechnical Report which addresses the
suitability of the subject properties for the proposed development;
vi) Registration of a Restrictive Covenant for visitor parking spaces;
vii) Registration of a Restrictive Covenant for Stormwater Management;
viii) Registration of a Housing Agreement in accordance with Section 483 of the Local
Government Act and a Restrictive Covenant stating that units in the proposed building will
be restricted to residential rental units;
ix) Removal of existing building/s;
x) 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 properties. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
DISCUSSION:
1) Background Context:
Applicant: Kevin Bennett, Krahn Engineering Ltd.
Legal Description: Lot A, Section 17, Township 12, New Westminster District Plan
22876, and Lot B, Section 17, Township 12, New Westminster
District Plan 22876
OCP:
Existing: Low-Rise Apartment
Proposed: No change
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-2 (Medium Density Apartment Residential)
Surrounding Uses:
North: Use: Seniors’ Apartments
Zone: CD-5-00 (Senior Apartments)
Designation: Low-Rise Apartment
South: Use: Vacant, BC Housing site
Zone: RS-1 (One Family Urban Residential)
Designation: Low-Rise Apartment
East: Use: Single Family Houses
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Restaurants and services
Zone: CS-1 (Service Commercial)
Designation: Town Centre Commercial
Existing Use of Property: Vacant
Proposed Use of Property: Rental Apartments
Site Area: 2620 m2 (0.65 acres), both lots combined
Page 3 of 7
Access: Pedestrian and vehicle access from Burnett Street
Servicing requirement: Urban Standard
Companion Applications: 2017-035-DP and 2017-035-VP
a) Site Characteristics:
The subject properties, located at 11781/ 11775 Burnett Street, are two adjacent, rectangular
shaped lots. They are generally flat, and vegetated with grass and some trees (Appendices A and B).
There are already a number of multi-family apartment buildings, and one seniors’ apartment complex
to the north of the subject properties on the same side (west side) of Burnett Street. A similar, five
storey, 54 unit apartment building by the same developer (2017-489-RZ) is proposed in the same
block further to the north along Burnett Street. The two lots immediately to the south are a BC
Housing modular housing site. The subject properties face single family houses on the east side of
Burnett Street, which lie just outside of the Town Centre Area. Four restaurants (A&W, Chinese,
Japanese, and Pizza) are located on the service commercial lot to the west of the subject properties.
The provision of bicycle parking will be required to adhere to then requirements of the Off-Street
parking and Loading Bylaw and confirmed at the time of the development permit stage.
b) Project Description:
The development proposal is for a five (5) storey, 64 rental unit apartment building (41 one -bedroom
and 23 two-bedroom units) with approximately 4,562 m2 (49,100 ft2) of floor area. One underground
parking garage provides 74 car parking spaces, seven of which are intended for visitors and one of
which is for disabled parking. A long term bicycle parking room is also propos ed in the underground
garage, while at least 20 short term bicycle parking spaces will be provided on the site.
2) Planning Analysis:
The subject properties are located within the Downtown East Precinct of the Town Centre Area Plan.
The Downtown East Precinct serves as the eastern interface and gateway to the Town Centre. More
urban and pedestrian oriented development is desired in the Downtown East Precinct, which can
include medium to high density residential high-rise towers. This project, a mid-rise residential
building, conforms to the intent of the precinct guidelines of the Town Centre Area Plan.
The subject properties are currently designated Low-Rise Apartment in the Town Centre Area Plan.
An OCP amendment is not required to support the proposed development and rezoning. The
following policies apply to this proposal:
Official Community Plan Policies
3-31 Maple Ridge supports the provision of rental accommodation and encourages the
construction of rental units that vary in size and number of bedrooms. Maple Ridge may also
limit the demolition or strata conversion of existing rental units, unless District-wide vacancy
rates are within a healthy range as defined by the Canadian Mortgage and Housing
Corporation, and,
This project will add up to 64 new purpose built rental housing units to the Town Centre. It currently
proposes 41 one-bedroom and 23 two-bedroom units. No three or more bedroom units, which are
more suitable to families with children, are included in this project.
Page 4 of 7
3-32 Maple Ridge supports the provision of affordable, rental and special needs housing
throughout the District…
This project is in compliance with this policy as it provides rental accommodation. The applicant has
also expressed a willingness and support for integrating affordable housing units, as well as units
which are suited to persons with special needs (e.g. mobility impairments), or which can be easily
adapted for such purposes. The final mix of unit types and affordable housing provisions will be
presented in the second reading report.
3-33 Maple Ridge will encourage housing that incorporates “age-in-place” concepts and
seniors housing designed to accommodate special needs.
Residential units constructed in accordance with the adaptable dwelling unit provisions of the BC
Building Code (BC Reg. 216/2006, Division B, Section 3.8.5) support “age-in-place” senior housing.
Other projects in the Town Centre Area have volunteered approximately 10% of their units
constructed to these standards.
As described further in the Housing Action Plan section of this report, the applicant has signed a
Housing Agreement (Appendix D) for the affordable rental and adaptive dwelling units proposed to be
constructed.
Town Centre Area Plan Policies
3-1 An increase in residential and commercial density is encouraged in the Town Centre,
particularly within the Central Business District… Land-use should include a mix of housing
types catering to various demographics, including affordable and special needs housing,
within walking distance to a broad mixture of uses, including shops, services, cultural
facilities, and recreation.
This project will increase the number of purpose built rental units in the Central Business District. It
is located within walking distance to a range of shops, services, and transit in and around the Central
Business District.
3-12 High density development that is four or more storeys in height may be required to
include a shadow study in consideration of adjacent sites to address potential impacts on
available daylight. Consideration should also be given to the privacy of residents in existing
buildings.
This project will be five storeys in height, and be built next to two storey seniors’ apartments on the
property to the north. The applicant will be asked to provide a shadow study.
3-15 Concealed parking structures are encouraged in all commercial, mixed-use, multi-
family uses… in the Town Centre. Below grade parking structures are particularly
encouraged for Low-Rise, Medium, and High-Rise Apartment…buildings.
This project includes an underground parking structure which appears to protrude slightly above
grade. The applicant will be asked to demonstrate how impacts of the above grade parking structure
on the public realm will be mitigated by landscaping, plantings or residential amenity space design.
Page 5 of 7
3-22 All Low-Rise Apartment developments should be a minimum of three (3) storeys and a
maximum of five (5) storeys in height.
This project complies with the height range envisioned by the policy.
Housing Action Plan:
The Housing Action Plan (HAP), which was endorsed by Council in September, 2014 identified rental
housing as a priority. The HAP also speaks of the need to provide a range of non-market, affordable
and special needs housing.
This project meets the objective of the Housing Action Plan to encourage more rental and special
needs (Aging-in-Place) housing in Maple Ridge. The applicant has signed a Housing Agreement that
sets out guidelines for their market rental housing to be affordable relative to housing prices in
Maple Ridge. The 11775 and 11781 Burnett Street Housing Agreement Bylaw No. 7556-2019
attached to this report as Appendix D. As a consequence, this development is exempt from the
payment of Community Amenity Contributions.
Zoning Bylaw:
The current application proposes to rezone the subject properties from RS-1 (One Family Urban
Residential) to RM-2 (Medium Density Apartment Residential) to permit a five storey, 64 unit rental
unit apartment building. The proposed floor space ratio is 1.63, which complies with the RM-2
zone’s maximum FSR of 1.8.
Parking:
This project’s 74 car parking spaces in the underground garage meet the reduced parking
requirements in the Central Business District of the Off-Street Parking Bylaw 4350 – 1990. Bicycle
parking is being provided in accordance with bylaw requirements.
i) Proposed Variances:
A Development Variance Permit application has been received for this project and involves
the following relaxations:
Maple Ridge Zoning Bylaw No. 3510 -1985: The requested variances are to Part 604
RM-2 Medium Density Apartment Residential District to the sections that follow:
a) Section 7. Size of Buildings and Structures – to vary the height by allowing 16 metres
(rather than 15 metre maximum) and 5 storeys (rather than the 4 storey maximum.
This variance is supported because the project is for rental housing under a Housing
Agreement.
b) Section 6. Sitting b) – to vary the setbacks for portions of the underground parking
structure, including allowing a front setback of 0.47 metre (rather than 3.0 metres) and
a 0.86 metre (rather than 1.5 metres) for exiting stairs on the north interior lot line for
an underground.
Page 6 of 7
This variance is supported because of the enhanced landscaping being proposed by the
developer along the front lot line and the landscaping being integrated with an existing
pedestrian walkway along the north lot line.
ii) Development Permits:
Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application is
required for all multifamily residential, flexible mixed use and commercial development
located in the Town Centre.
A separate report concerning issuance of the development permit required for this
development will be submitted to Council at a later date.
iii) Advisory Design Panel:
The application was reviewed by the ADP at a meeting held on January 16, 2019. A letter
from the project Architect (Appendix H) fully addressed the matters raised by the ADP were
addressed. Staff is satisfied in the manner the ADP comments were addressed.
A detailed description of the project’s form and character will be included in the above
noted future development permit report to Council.
iv) Development Information Meeting:
A Development Information Meeting was held at Ridge Meadows Seniors Activity Centre on
April 2, 2019. Nine (9) 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:
Attendees expressed a general concern for the location of the adjacent BC Housing
development, and inquired if the proposed development was also intended as social
housing.
A few inquiries referred to a lack of general street parking along Burnett.
The following are provided in response to the issues raised by the public:
The attendees were informed that this development is proposed as a rental building, and
it is not part of a BC Housing development.
The attendees were shown that this development proposes seven (7) visitor parking
spaces within the underground parking structure and to help to alleviate some of this
concern.
3) Interdepartmental Implications:
i) Engineering Department:
Comments from the Engineering Department were provided to the applicant. The majority
of the matters are to be addressed following third reading in relation to servicing
requirements, road upgrading and consultant reports that are required such as a Traffic
Study and on-site stormwater management.
ii) Fire Department:
The Fire Department had no concerns with the plans submitted. Necessary details will be
addressed as normal at the building permit stage.
Page 7 of 7
iii) Environmental Services
Requirements for Erosion and Sediment Control have been identified and will be addressed
after third reading. The Arborist report for this project has been reviewed and the required
planting of replacement and street trees have satisfactorily addressed.
4) School District No. 42 Comments:
Pursuant to Section 476 of the Local Government Act, consultation with School District No. 42 is
required at the time of preparing or amending the OCP. A referral was sent to School District No. 42
on August 17, 2017. Their response was in the letter dated August 21, 2017 and attached in
Appendix I.
CONCLUSION:
It is recommended that that second reading be given to Zone Amending Bylaw No. 7325-2017, that
first and second reading be given to 11775 and 11781 Burnett Street Housing Agreement Bylaw No.
7555-2019, and that application 2017-035-RZ be forwarded to Public Hearing.
“Original signed by Adrian Kopystynski”
_______________________________________________
Prepared by: Adrian Kopystynski, MCIP, RPP, MCAHP
Planner
“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 & Development Services
“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. 7325-2017
Appendix D –11775 and 11781 Burnett Street Housing Agreement Bylaw No. 7555-2019
Appendix E – Site Plan
Appendix F – Building Elevation Plans
Appendix G – Landscape Plan
Appendix H – ADP design comments
Appendix I – School District comments
DATE: Feb 14, 20172017-035-RZ BY: JV
PLANNING DEPARTMENT
SUBJEC T PRO PERTIES
´
Scale: 1:1,500
11775/11781 Burnett StLegend
Stream
Ind efin ite Creek
River
Ma jo r Rivers & Lake s
DATE: Jul 11, 2019FILE: 2017-035-RZ
11775/81 BURNETT STREETPID'S: 009-294 -660 & 003-647-73 1
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
PLANNING DEPARTMENT
SUBJEC T PRO PERTIES
Aerial Imagery from the Spring of 2018´
Scale: 1:2,500 BY: PC
CITY OF MAPLE RIDGE
BYLAW NO. 7325-2017
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. 7325-2017."
2. Those parcels or tracts of land and premises known and described as:
Lot A Section 17 Township 12 New Westminster District Plan 22876
Lot B Section 17 Township 12 New Westminster District Plan 22876
and outlined in heavy black line on Map No. 1710 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RM-2 (Medium Density
Apartment 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 23rd day of May, 2017.
READ a second time the 23rd day of July, 2019.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
BURNETT ST.228 ST.117 AVE.229 ST.LOUGHEED HWY.
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larry podhora / architecture inc
1952 brackman way, north saanich, b.c., v9l 0c2
160347-A
April 16, 2019
City of Maple Ridge
11995 Haney Place
Maple Ridge, BC
V2X 6A9
Attention: Adrian Kopystynski
Re: ADP Architectural response (2017-035-DP) 11785 & 11781 Burnett Street.
Below are the Architectural responses to the Advisory Design Panel comments dated January
22, 2019.
ADP Architectural Comments:
1. Pedestrian environment and safety.
Redesign the entry to incorporate CPTED, bike parking, appropriate
access, lighting, and prominence of lobby
The pedestrian interface on the east side of the building was redesigned to better
incorporate CPTED, bike parking, appropriate access, lighting and prominence of
the lobby main entrance.
Improve weather protection on upper level patios
Roof projections were added above the upper level patios, offering improved
weather protection.
2. Form and character enhancement
Provide additional accent colours to brighten the palette.
Accent colours were added to the exterior elevations.
Show consistency in representation of all window framing through colour
and position.
The window frame colours and positions were adjusted to provide consistency.
larry podhora / architecture inc
1952 brackman way, north saanich, b.c., v9l 0c2
Review and ensure all material returns on all elevations are consistent.
Material returns are now consistent.
Indicate projection of the elevator shaft in elevations.
The elevator is now visible on the elevations.
3. Layout and overlook considerations
Confirm usability of the south east corner units respecting the balcony
entrance door and dimension of the space.
The balconies were revised to make them more useable.
Relocate the garbage and recycling room to a more central and convenient
location.
The garbage and recycling room were relocated to a more central location
adjacent to the overhead underground entrance door.
Consider improvement to the concrete finish of the ramp as it is highly
exposed (overlook).
The underground ramp surface will have a herringbone grooved pattern. Planters
were added to the pedestrian sides of the underground ramp walls, to
remove/minimize a direct, overlooking view of the ramp.
Should you require further information, please do not hesitate to contact the undersigned.
Yours truly,
Larry Podhora, Architect AIBC, MRAIC