HomeMy WebLinkAbout2020-03-24 Public Hearing Agenda and Reports.pdfCity of Maple Ridge
PUBLIC
HEARING
March 24, 2020
CITY OF MAPLE RIDGE
PUBLIC HEARING
AGENDA
1) 2017-510-RZ
24022, 24028 and 24060 104 Avenue and 10386 240 Street
Maple Ridge Zone Amending Bylaw No. 7423-2018
To rezone from RS-2 (One Family Suburban Residential to RM-1 (Townhouse Residential
District). The current application is to permit future construction of 31 townhouse units
utilizing Density Bonus provisions to achieve this density.
2) 2020-008-RZ
22222 Lougheed Highway
Maple Ridge Zone Amending Bylaw No. 7615-2020
Site specific text amendment to Part 4, Section 401 (3) (h) ii, be amended to reduce the
minimum separation distance between cannabis retail uses from 1,000 metres to 860
metres.
PUBLIC HEARING AGENDA
March 24, 2020
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, March 24, 2020 to consider
the following bylaws:
1)2017-510-RZ
24022, 24028 and 24060 104 Avenue and 10386 240 Street
Maple Ridge Zone Amending Bylaw No. 7423-2018
To rezone from RS-2 (One Family Suburban Residential to RM-1 (Townhouse Residential
District). The current application is to permit future construction of 31 townhouse units
utilizing Density Bonus provisions to achieve this density.
2) 2020-008-RZ
22222 Lougheed Highway
Maple Ridge Zone Amending Bylaw No. 7615-2020
Site specific text amendment to Part 4, Section 401 (3) (h) ii, be amended to reduce the
minimum separation distance between cannabis retail uses from 1,000 metres to 860
metres.
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 March 11, 2020 to March 24, 2020, 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 Deputy Corporate Officer or by sending an
email to the Clerk’s Department at clerks@mapleridge.ca, by 4:00 p.m., March 24, 2020. 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 11th day of March, 2020.
Stephanie Nichols
Deputy Corporate Officer
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2017-510-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:
2017-510-RZ Page 1 of 7
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: February 4, 2020
and Members of Council FILE NO: 2017-510-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: Second Reading
Zone Amending Bylaw No. 7423-2018
24028, 24022 & 24060 104 Avenue and 10386 240 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties located at 24028, 24022 &
24060 104 Avenue and 10386 240 Street, from RS-2 (One Family Suburban Residential) to RM-1
(Townhouse Residential District) for approximately 31 townhouse units. Council granted first reading
to Zone Amending Bylaw No. 7423-2018 on January 30, 2018. When the full submission was made,
it was discovered that the design significantly exceeded the permitted Floor Space Ratio (FSR),
because the design inadvertently included some of the land necessary for road widening. The design
was cut back to the extent possible by reducing the unit sizes and the number of units by one (1),
but remains higher that the 0.75 FSR possible under the Albion Density Bonus provisions of RM -1
(Townhouse Residential District).
This project is proposed to achieve the desired density of 0.89 FSR structured as follows:
Albion Density Bonus option: The applicant is enabled to increase the FSR from 0.60 to 0.75
in exchange for making a Density Bonus Amenity Contribution in accordance with Section
602 9 (1) of the Zoning Bylaw. This amenity fee is $3,100 per unit (31 times $3,100 per
unit) for a total of $96,100.
Density Bonus Program (Allocation to Affordable Housing): For the additional 0.14 FSR, from
0.75 to 0.89, an additional bonus is required for the additional 625.6 sq. m. (6,734 sq. ft.) of
floor space for a total of (625.6 sq. m. times $344.46 per sq. m.) $215,494.17.
This will result in a total combined voluntary Density Bonus Contribution to achieve the desired 0.89
FSR of $311,594.17.
The project is also subject to the City-wide Community Amenity Contribution Program requiring the
additional amenity fee of $4,100 per townhouse unit totaling $127,100.00 to be contributed as a
rezoning condition.
This application is in compliance with the OCP. The alternative is for this proposal to adhere to the
Albion Density Bonus of 0.75 FSR as noted in the Alternative section of this report.
RECOMMENDATIONS:
1) That Zone Amending Bylaw No. 7423-2018 be given second reading, and be forwarded to Public
Hearing;
2) That the following terms and conditions be met prior to final reading:
2017-510-RZ Page 2 of 7
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 along 240 Street and 104 Avenue and the extension of 240A Street as
required;
iv) 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 the protection of Visitor Parking;
vii) Registration of a Restrictive Covenant for Stormwater Management with a schedule
describing maintenance requirements;
viii) Removal of existing buildings;
ix) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage tanks on the
subject properties. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site; and
x) That a voluntary contribution, in the amount of $127,100 ($4,100/unit x 31 units) be
provided in keeping with the Council Policy with regard to Community Amenity
Contributions; and
xi) That a voluntary contribution under the Density Bonus Program (Allocation to Affordable
Housing) be provided based on a fee of $344.46 per square meter of floor space over
0.75; which will be $215,497.17.
DISCUSSION:
1) Background Context:
Applicant: Jodh Sinjh Dahliwal
Legal Description: Lot “A” Section 3 Township 12 Plan NWP21769
Lot “B” Section 3 Township 12 Plan NWP1769
Lot “B” Section 3 Township 12 Plan NWP 13554
East Half Parcel “D” (Ref Plan 7139) NE Quarter Section
OCP:
Existing: Medium Density Residential
Proposed: Medium Density Residential
Zoning:
Existing: RS-2 (One Family Suburban Residential)
Proposed: RM-1 (Townhouse Residential District)
2017-510-RZ Page 3 of 7
Surrounding Uses:
North: Use: Residential and Institutional
Zone: RS-2 (One Family Suburban Residential) and
P-1 (Park and School)
Designation: Medium Density Residential and Institutional
South: Use: Vacant
Zone: RS-2 (One Family Suburban Residential)
Designation: Medium Density Residential
East: Use: Townhouse
Zone: RM-1 (Townhouse Residential District)
Designation: Medium Density Residential
West: Use: Townhouse
Zone: RM-1 (Townhouse Residential District)
Designation: Urban Residential
Existing Use of Property: Residential and Vacant
Proposed Use of Property: Townhouse
Site Area: 0.57 HA
Access: 240A Street (to be extended through subject site as part of
rezoning)
Servicing requirement: Urban Standard
2) Background:
The subject site consists of the four (4) properties located at 10386 240 Street and 24028, 24022
and 24060 104 Avenue. The site is generally flat, with the western part sloping down to 240 Street
and 104 Avenue. There are structures on the two western most lots and the site is well treed except
for the existing or former home sites. A new street connection, 240A Street, is to pass through the
site, creating a western and smaller eastern townhouse portion to this project. This will allow 240A
Street to eventually be coordinated and extended through the lands to the south and to complete
240A Street in this area.
3) Project Description:
The proposal is for approximately 31 townhouses. The site will be bisected by 240A Street, such that
22 of the townhouse units will be on the west side and 9 units will be on the east side. There will be
6 townhouse blocks, two (2) containing six (6) townhouse units, three (3) containing five (5)
townhouse units and one (1) containing four (4) townhouse units. Each unit in the north has front
doors from 104 Avenue and each unit in the south has front doors off a path behind the units. There
are no front doors off the interior drive aisle; garage doors for side -by side parking garages (2 spaces
per unit) are along the interior aisle. An outdoor open space (play area) and six (6) visitor parking
spaces are identified as part of the proposed site plan.
A tree management plan governing the replacement of trees that will need to be removed to
accommodate this project, will need to be provided by the developer, in the course of refining and
finalizing this proposal for the issuance of a form and character development permit. Tree retention
will be reviewed and the layout may be adjusted to better protect the root structures of trees to be
retained.
2017-510-RZ Page 4 of 7
4) Planning Analysis:
i) Official Community Plan:
The development site is located within the Albion Area Plan and is currently designated Medium
Density Residential.
The applicant intends to take advantage of the Albion Area Community Amenity Program and Density
Bonus Framework in Section 10.2.2 of the Albion Area Plan, which provides as follows:
Albion Plan Policy 10 - 6 Where the density bonus option is utilized in a multi-family
development, the density bonus framework provisions established in the Maple Ridge Zoning
Bylaw will apply to all dwelling units that exceed the base density permitted in the zone, in
addition to the city-wide Community Amenity Program established in Official Community Plan
Section 2.1.2 Compact and Unique Community.
Albion Plan Policy 10 - 7 Maple Ridge Council may consider Density Bonuses as part of the
development review process for Albion Area Plan amendment applications seeking a land
use designation change that would permit a higher density than currently permitted.
Policies applicable to this project with respect to detailed information to be provided at later stages
of this application include the following:
OCP Policy 3 - 4 To foster a sense of community and neighbourhood identity, Maple Ridge will
encourage:
c) special streetscapes for individual neighbourhoods;
f) neighbourhood identification through distinctive streetscape elements;
i) perimeters and gateways to neighbourhoods through improved urban design
elements and appropriate transition spaces at the edges of neighbourhoods;
The subject site is on a prominent corner of 104 Avenue and 240 Street, a stretch of 104 Avenue
across from the new elementary school / future community centre and a gateway into this emerging
neighbourhood with construction of 240A Street. Consequently, through the above policy, the
applicant will be asked to pay greater attention to providing distinctive design elements for the
corner buildings and open space at the corners, as well as achieving a strong pedestrian flavour f or
those units facing 104 Avenue. The policy quoted above, related to its prominent location, will be
explored further with the applicant and reflected in the final development permit plans.
ii) Zoning Bylaw:
This project requires a number of variances as described in other sections of this report.
For density, the site is eligible for the Albion Area Plan density bonus to allow the usual RM-1
(Townhouse Residential District) density of 0.60 FSR to be increased to 0.75 FSR in exchange for
contributing a Density Amenity Bonus Contribution in accordance with Section 602 9 (1) of RM-1
(Townhouse Residential District). This amenity fee is $3,100 per unit (31 times $3,100 per unit) for
a total of $96,100.00. However, the applicant is seeking an FSR of 0.89. To achieve this FSR, the
applicant is also prepared to make a voluntary contribution under the Density Bonus Program
(Allocation to Affordable Housing). This contribution is based on a fee of $344.46 per square meter
of floor space over 0.75; which will be $215,497.17.
2017-510-RZ Page 5 of 7
The total voluntary contribution required to achieve the desired density is $311,594.17.
These variances are necessary because the amount of land and the curvature of 240A Street being
extended through the site. These variances are for setbacks along 240 Street, 104 Avenue and
240A Street, as well as for height and visitor parking.
iii) Off-Street Parking And Loading Bylaw:
The project provides all required residential parking with side-by-side parking garages part of each of
the townhouses. The bylaw also requires a total of 6.2 visitor parking spaces as well as rounding
fractional numbers up to a whole number; therefore the requirement is seven (7) spaces. The
applicant is requesting a variance to round down and to provide six (6) rather than seven (7) parking
spaces.
iv) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations to the Zoning Bylaw, the Off Street Parking and Loading Bylaw and the
Subdivision and Development Servicing Bylaw:
Zoning Bylaw: The following section of the RM-1 (Townhouse Residential District) Zone in
Maple Ridge Zoning Bylaw No. 3510-1985, are requested to be varied:
Section 6 Siting
o Front setback – reduced from 7.5 meters to 3 meters (and to 2.65 meters to the
corner truncation line) with additional variance for projecting elements on the
second floor;
o Exterior side setback (to 104 Avenue) to be reduced from 7.5 to 4.5 metres, with
additional variance for projecting elements on the second floor;
o Exterior side setback (240A Street) to be reduced from 7.5 metres to 2.69 metres
on the west side of 240A street and 2.65 metres on the east side of 240A Street
setback; and
o Rear setback (easternmost lot line) to be reduced from 7.5 to 4.38 for the north
townhouse block and to 2.80 for the south townhouse block.
Section 7 a) Height: The maximum height is to be increased from 11.0 metres to 11.3
metres.
Off Street Parking and Loading Bylaw: Schedule “A”, 1.0 Residential Uses c) the RM-1
requirements of 2.0 per dwelling unit plus 0.2 identified for visitors per dwelling unit is to be
reduced from seven (7) to six (6) visitor parking spaces.
Subdivision and Development Servicing Bylaw: The overhead wiring along 104 Avenue is to
be varied by waving the requirement to convert the existing overhead utilities on 102
Avenue to underground wiring, in accordance with Council Policy 9.05 – Conversion of
Existing Overhead Utility Wiring to Underground Wiring.
v) Development Permits:
Pursuant to Section 8.7 of the OCP, a Multi-Family Development Permit application is required to
ensure the current proposal enhances existing neighbourhoods with compatible housing styles that
meet diverse needs, and minimize potential conflicts with neighbouring land uses.
2017-510-RZ Page 6 of 7
vi) Advisory Design Panel:
The application was reviewed by the Advisory Design Panel (ADP) at a meeting held on September
11, 2019 and their comments and the applicants responses can be seen in Appendix H. A detailed
description of the projects form and character will be included in a future development permit report
to Council.
vii) Development Information Meeting:
A Development Information Meeting was held at Albion Elementary School on May 24, 2019. Ten
(10) 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:
Support for the proposed extension of 240A Street;
Need for more bike lanes on 240 Street and 104 Avenue; and
Consider a pedestrian street crossing of 104 Avenue at 240A Street.
These matters do not require any changes to the proposal and street crossing locations are
determined by the City based on safety and traffic management practices.
5) Interdepartmental Implications:
i) Engineering Department:
Remedying the deficient services will be done through a Rezoning Servicing Agreement. Road
widening, including the extension of 240A Street together with associated works such as curb,
sidewalks and lighting will be required. A variance will be required to waive the requirement for
undergrounding BC Hydro 3-phase overhead wiring along 240 Street and 104 Avenue.
ii) Environmental Services:
Stormwater management plans, including Tier A requirements, will need to be integrated into the
Landscaping plans. This site will drain to Spencer Creek, which is a fish bearing stream.
iii) Fire Department:
The applicant was provided with comments from the Fire Department about matters to be addressed
through the Building Permit process.
ALTERNATIVE:
Should Council not desire to allow this project to exceed the Albion Area Plan Density Bonus of 0.75
FSR, the number of dwelling units could be reduced, thus bringing down the proposed 0.89 FSR. This
reduction would make the project more in line with Albion densities, and permit units to have doors
to units off the interior drive aisle, which is a more customary design for townhouses in Maple Ridge.
2017-510-RZ Page 7 of 7
CONCLUSION:
It is recommended that second reading be given to Zone Amending Bylaw No. 7423-2018, and that
application 2017-510-RZ be forwarded to Public Hearing.
“Original signed by Adrian Kopystynski”
_______________________________________________
Prepared by: Adrian Kopystynski M.Sc., MCIP, RPP, MCAHP
Planner
“Original signed by Chuck Goddard”
_______________________________________________
Reviewed by: Charles R. Goddard, BA, MA
Director of Planning
“Original signed by Michelle Orsetti” for
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
GM Planning & Development Services
“Original signed by Al Horsman”
_______________________________________________
Concurrence: Al Horsman
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7423-2018
Appendix D – Site Plan
Appendix E – Architectural Plans
Appendix F – Building Elevation Plans
Appendix G – Landscape Plan
Appendix H – ADP design comments
DATE: Nov 1, 2017FILE: 2017-510-RZ
10386 240 STREET, 24022/28/60 104 AVENUE
PLANNING DEPARTMENT
SUBJEC T PRO PERTIES
104 AVE104 AVE
240 ST´
Scale: 1:2,500 BY: PC
Legend
Stream
Di tch Centreline
Edge of Marsh
Indefinite Creek
Ri ver Centreline
Lake or Reservoir
Marsh
DATE: Nov 1, 2017FILE: 2017-510-RZ
10386 240 STREET, 24022/28/60 104 AVENUE
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
PLANNING DEPARTMENT
SUBJEC T PRO PERTIES
104 AVE104 AVE
240 STAerial Imagery from the Spring of 2016´
Scale: 1:2,500 BY: PC
CITY OF MAPLE RIDGE
BYLAW NO. 7423-2018
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. 7423-2018."
2. Those parcels or tracts of land and premises known and described as:
Lot “A” Section 3 Township 12 New Westminster District Plan 21769
Lot “B” Section 3 Township 12 New Westminster District Plan 21769
East Half Parcel “D” (Reference Plan 7139) North West Quarter Section 3 Township 12
New Westminster District
Lot “B” Section 3 Township 12 New Westminster District Plan 13554
and outlined in heavy black line on Map No.1746 a copy of which is attached hereto and
forms part of this Bylaw, is/are hereby rezoned to RM-1 (Townhouse 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 30th day of January, 2018.
READ a second time the 11th day of February, 2020.
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:
RS-2 (One Family Suburban Residen tia l)
RM-1 (Tow nhouse Residential)
7423-20181746
Appendix H – ADP design comments
Landscape Comments:
1. Clarify retaining wall heights, materials and relationship to neighbouring properties and
proposed lane;
Response: Please refer to Civil Engineer’s drawings for all retaining wall information and grading
information;
2. Provide perimeter fencing plan and details;
Response: Perimeter fencing has been identified on my plans;
3. Provide onsite fencing and grading plans showing all locations of proposed fencing and
retaining walls complete with details and materials;
Response: Refer to Civil Engineer’s drawings;
4. Consider enclosing amenity space with appropriate fencing;
Response: Amenity space has been enclosed with a fence and trellis;
5. Move proposed boxwood hedge within property lines; .
Response: Boxwood hedge has been moved onto private property;
6. Provide additional shrub planting at end of driveway to screen vehicle headlights onto
240 Street; Response: Additional shrubs have been planted at the end of the driveway;
7. Expand side yard planting with multiple layers and screening;
Response: Sideyard plantings have been increased;
8. Provide legible materials legend for hard surfacing, separate hatching for different hard
paving materials;
Response: Hard surface materials have been identified through various hatching on my plans;
9. Consider different materials on internal driveway to delineate pedestrian route;
Response: A different material has been used on the internal driveway to delineate pedestrian
crossings;
10. To the extent possible, provide context or civil plans for offsite landscape areas, including
dedications;
Response: A site sign and landscaping has been added to the corner of 240 Street and 104
Avenue as part of an integrated solution that matches the development across the
development;
11. Demonstrate how landscape can enhance the urban identity at the corner of 240 Street
and 104 Avenue and be integrated into the architectural concept at the corner.
Response: Sidewalks and boulevards have been added as per the Civil Engineer’s drawings
Architectural Comments:
1. Provide warm material palette colour options;
Response: Warm colours are updated as requested;
2. Provide texture material palette options;
Response: Texture is changed for darker colours;
3. Demonstrate how architecture can enhance the urban identity at the corner of 240
Street and 104 Avenue and be integrated into the landscape concept at the corner;
Response: The building design and side elevation is updated to make it more welcoming in
addition to adding the signage at the corner of the overall development;
4. Provide screening to three sides of all PMTs;
Response: Updated as suggested;
5. Provide enhanced architectural elevations facing interior lane;
Response: Updated as suggested;
6. Provide street identity and sense of entry/place at both moments of entry off of
proposed road;
Response: A trellis was added in corners to make it create a sense of identity for townhouse
development;
7. Review terminations of all materials and trims for consistency;
Response: Trims around windows and materials updated in renderings;
8. Consider delineating bike storage in units.
Response: Bike lockers are clearly defined on the east wing of the development.
DEVELOPMENT APPLICATION CHECKLIST
FOR FILE 2020-008-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:
Page 1 of 2
City of Maple Ridge
TO: His Worship Mayor Michael Morden MEETING DATE: February 18, 2020
and Members of Council FILE NO: 2020-008-RZ
FROM: Chief Administrative Officer MEETING: C o W
SUBJECT: First and Second Reading
Zone Amending Bylaw No. 7615-2020;
22222 Lougheed Highway
EXECUTIVE SUMMARY:
On October 22, 2019, Council deferred a report from Bylaw & Licensing Services about a proposed
Cannabis Retail Use (Green Star Cannabis) at 22222 Lougheed Highway (Haney Motor Hotel)
(Appendix A and B). That report recommended that the non-medical cannabis retail store at the
above address not be supported because the site is not in compliance with the 1,000 metre
separation distance requirement in Zoning Bylaw General Regulations Section 401 (3) (h).
This provision of the Zoning Bylaw prohibits cannabis retail stores where the distance is less than
1,000 metres apart from another such store measured lot to lot. The Spiritleaf cannabis retail store
is located at the Valley Fair Mall. The distance between the lot containing the existing Spiritleaf
cannabis retail stores and the lot for the proposed Green Star cannabis retail store is 860.4 metres
(Appendix D).
Council directed the applicant of Green Star Cannabis to apply for a site specific text amendment to
the Zoning Bylaw, to reduce the distance from 1,000 metres before making a decision on the
licencing matter described in the Bylaw & Licencing Section report dated October 22, 2019. That
reduced distance when rounded is 860 metres.
RECOMMENDATION:
That Zone Amending Bylaw No. 7615-2020 be given first and second reading; and forwarded to
Public Hearing.
DISCUSSION:
On October 22, 2019, Council considered a report from Bylaw & Licensing Services about an
application to establish a Cannabis Retail Use by 1171712 BC Ltd. (Green Star Cannabis) at 22222
Lougheed Highway (Haney Motor Hotel) as shown in Appendix A & B. Council deferred a decision on
this report pending an application to reduce the separation distance requirement in the General
Regulation Section 401 (3) (h) of the Zoning Bylaw to be in compliance on the proposed lot.
The owners of the Haney Motor Hotel have formally applied for the separation requirement to be
changed. Currently, there are two separation distance criteria, as follows:
a minimum separation between Cannabis Retail Uses (1,000 metre separation); and
a minimum separation distance between a Cannabis Retail Uses and an elementary or
secondary school (200 metre separation).
Page 2 of 2
The distance between the lots containing the existing Spiritleaf cannabis retail store and the
proposed Green Star cannabis retail store is 860.4 metres (Appendix D). Therefore, an application
has been received for a site specific text amendment to the Zoning Bylaw to reduce the separation
distance from 1,000 metres to the rounded distance of 860 metres. Zoning Bylaw Amendment
Bylaw (Appendix C) reflects this site specific text amendment.
The school separation distance is not proposed to change . The separation distance between lots
with elementary or secondary schools to lots with a cannabis retail store remains the same (200
metre separation).
Following a review with other Departments, it was determined that this application does not trigger
any terms and conditions to be addressed prior to final reading. Therefore, the site specific text
amendment to the Zoning Bylaw may be given first and second reading by Council and then be
advance to Public Hearing.
Following adoption of this site specific text amendment to the Zoning Bylaw, Bylaw & Licensing
Services can report back on the licencing application for Green Star cannabis retail store at the
Haney Motor Hotel.
CONCLUSION:
This Zoning Bylaw amending application is a site specific text amendment. It will reduce the
separation distance from 1,000 meters to 860 metres specifically for the proposed Green Star
cannabis retail store at the Haney Motor Hotel. With this change, the store will comply with the
separation requirement, being separated by a distance of 860.4 metres from Spiritleaf, the next
closest cannabis retail store located at Valley Fair Mall.
It is recommended that Council grant first and second reading to Zone Amending Bylaw No. 7615-
2020 and advance this application to Public Hearing.
“Original signed by Adrian Kopystynski”__________________
Prepared by: Adrian Kopystynski, M.Sc., 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 Al Horsman”_____________________
Concurrence: Al Horsman
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7615-2020
Appendix D – Distance measurement map
DATE: Jan 17, 2020FILE: 2020-008-RZ
PLANNING DEPARTMENT
2019-138-RZ
2019-138-RZ
2019-268-RZ
2019-268-VP
2018-118-VP
2018-118-DP
2019-259-VP
2018-464-RZ
´
Scale: 1:2,500 BY: AC
22222 LOUGHEED HWYPID: 001-342-55 0
SUBJEC T PRO PERTY
Legend
Stream
Ditch Centreline
Indefinite Creek
DATE: Jan 17, 2020FILE: 2020-008-RZ
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
PLANNING DEPARTMENT
Aerial Imagery from the Spring of 2018´
Scale: 1:2,500 BY: AC
22222 LOUGHEED HWYPID: 001-342-55 0
SUBJEC T PRO PERTY
CITY OF MAPLE RIDGE
BYLAW NO. 7615-2020
A Bylaw to amend the text of Maple Ridge 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. 7615-2020."
2. That Part 4 Section 401 (3) (h) ii be amended by adding the following:
, except for the property legally described as Lot “A” Except: Part within Heavy Black
Outline on Highway Statutory Right of Way Plan 63822; District Lot 398 Group 1 New
Westminster District Plan 9388, that is 860 metres from a cannabis retail use.
3. Maple Ridge Zoning Bylaw No. 3510-1985 as amended is hereby amended accordingly.
READ a first time the 25th day of February, 2020.
READ a second time the 25th day of February, 2020.
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
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SCALE 1:2 ,50 0
MAPLE RIDGE ZONE AMENDINGBylaw No. Ma p No. Purpose:Site spec ific tex t a mendment to reduce the minimum sepa ration dis tanc e between cannabis retail uses fro m 1 ,00 0 metre s to 860 metres.
761 5-20 201832
DATE: Feb 1 0, 20 20
Di stanc e fr om Spi ri t Leaf Lot Li neCity of Pit tMeadows
Dis trict ofLangley District of MissionFRASER R.
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PLA NNING DEPARTM ENT
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