HomeMy WebLinkAbout2020-11-03 Committee of the Whole Agenda and Reports.pdfCity of Maple Ridge COMMITTEE OF THE WHOLE AGENDA November 3, 2020 1:30 p.m. Virtual Online Meeting including Council Chambers Committee of the Whole is the initial venue for review of issues. No voting takes place on bylaws or resolutions. A decision is made to send an item to Council for debate and vote or to send an item back to staff for more information or clarification before proceeding to Council. The meeting is live streamed and recorded by the City of Maple Ridge. For virtual participation during Public Question Period register by going to www.mapleridge.ca/640/Council-Meeting and clicking on the meeting date. 1. CALL TO ORDER 2. ADOPTION AND RECEIPT OF MINUTES 2.1 Minutes of the Committee of the Whole Meeting of October 20, 2020 3. DELEGATIONS/STAFF PRESENTATIONS 4. PLANNING & DEVELOPMENT SERVICES Note: • Owners and/or Agents of development applications on this agenda may be permitted to speak to their item with a time limit of 10 minutes. • The following items have been numbered to correspond with the Council Agenda where further debate and voting will take place, upon Council decision to forward them to that venue. 1101 2019-244-RZ, 12155 Edge Street, RM-2 Staff report dated November 3, 2020 recommending that Maple Ridge Zone Amending Bylaw No. 7567-2019 to zone to RM-2 (Medium Density Apartment Residential) to permit a five storey, 209 market rental unit apartment building be given second reading and be forwarded to Public Hearing. 1102 2018-325-RZ, 12581 243 Street, RS-3 to RS-2 Staff report dated November 3, 2020 recommending that Maple Ridge Zone Amending Bylaw No. 7 495-2018 to rezone from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential) to permit a future subdivision of two lots be given second reading and be forwarded to Public Hearing.
Committee of the Whole Agenda November 3, 2020 Page 2 of 3 5. ENGINEERING SERVICES 6. CORPORATE SERVICES 7. PARKS, RECREATION & CULTURE 8. ADMINISTRATION 9. OTHER COMMITTEE ISSUES 10. ADJOURNMENT 11. COMMUNITY FORUM
Committee of the Whole Agenda November 3, 2020 Page 3 of 3 COMMUNITY FORUM The Community Forum provides the public with an opportunity to speak with Council on items that are of concern to them, with the exception of Public Hearing bylaws that have not yet reached conclusion. Each person will be permitted 2 minutes to speak or ask questions (a second opportunity is permitted if no one else is sitting in the chairs in front of the podium). Questions must be directed to the Chair of the meeting and not to the individual members of Council. The total time for this Forum is limited to 15 minutes. If a question cannot be answered, the speaker will be advised when and how a response will be given. Council will not tolerate any derogatory remarks directed at Council or staff members. Other opportunities are available to address Council including public hearings and delegations. The public may also make their views known to Council by writing or via email and by attending open houses, workshops and information meetings. Serving on an Advisory Committee is an excellent way to have a voice in the future of this community. For more information on these opportunities contact: Clerk's Department at 604463-5221 or clerks@mapleridge.ca Mayor and Council at mayorandcouncil@mapleridge.ca APPROVED BY~ DATECck ~ PREPARED BY: o.-J~ DATE: (/)ef.27', ;l_{);)c) CHECKED BY: ~ VV\t>...P-DATE: pg~::'\/Q.O
City of Maple Ridge COMMITTEE OF THE WHOLE MEETING MINUTES October 20, 2020 The Minutes of the Committee of the Whole Meeting held on October 20, 2020 at 1:42 p.m. virtually and in Council Chambers of the City Hall, 11995 Haney Place, Maple Ridge, British Columbia for the purpose of transacting regular City business. PRESENT Appointed Staff Elected Officials A. Horsman, Chief Administrative Officer D. Boag, General Manager Parks, Recreation & Culture Mayor M. Morden Councillor J. Dueck Councillor K. Duncan Councillor G. Robson Councillor R. Svendsen Councillor A. Yousef C. Carter, General Manager Planning & Development Services ABSENT Councillor C. Meadus C. Crabtree, General Manager Corporate Services D. Pollock, General Manager Engineering Services D. Denton, Deputy Corporate Officer T. Thompson, Chief Financial Officer Other Staff as Required M. Baski, Planner 2 T. Cotroneo, Manager of Community Engagement A. Grochowich, Planner 2 J. Mickleborough, Director of Engineering V. Richmond, Director of Parks & Facilities Note: These Minutes are posted on the City website at mapleridge.ca/AgendaCenter/ Video of the meeting is posted at media.mapleridge.ca/Mediasite/Showcase Note: Councillor Duncan was not in attendance at the start of the meeting. Due to the COVID-19 pandemic, Councillor Yousef choose to participate electronically. 1. CALL TO ORDER 2. ADOPTION AND RECEIPT OF MINUTES 2.1 Minutes of the Committee of the Whole Meeting of October 6, 2020 It was moved and seconded That the minutes of the October 6, 2020 Committee of the Whole Meeting be adopted. CARRIED 2.1
Committee of the Whole Minutes October 20, 2020 Page 2 of 3 Note: Councillor Duncan joined the meeting at 1:45 p.m. 3. DELEGATIONS/STAFF PRESENTATIONS 3.1 Parks and Recreation Capital Projects Overview • Valaree Richmond, Director of Parks & Facilities The Director of Parks & Facilities gave a presentation outlining current Parks & Recreation projects and providing details on each individual project. 3.2 Youth Strategy Update • Brenna Ayliffe, Community Health Specialist, Fraser Health • Tony Cotroneo, Manager of Community Engagement The Manager of Community Engagement and the Community Health Specialist gave a presentation providing background information on the Youth Strategy and speaking on the progress made on the implementation of the strategy. 4. PLANNING AND DEVELOPMENT SERVICES 1101 2017-231-RZ, Assisted Living Residences in Residential Areas Staff report dated October 20, 2020 recommending that Maple Ridge Zone Amending Bylaw No. 7668-2020 to include all classes of Assisted Living Residences be given first and second reading and be forwarded to Public Hearing. A. Grochowich, Planner provided a summary presentation and staff answered Council questions. It was moved and seconded That the staff report dated October 20, 2020 titled "Assisted Living Residences in Residential Areas, First and Second Reading, Zone Amending Bylaw No. 7668 -2020" be forwarded to the Council Meeting of October 27, 2020. CARRIED 1102 2019-067-SD, 23250 Silver Valley Road and 23267 137 Avenue, 5% Money in Lieu of Parkland Dedication Staff report dated October 20, 2020 recommending that the owner of land proposed for subdivision at 23250 Silver Valley Road and 23267 137 Avenue be required to provide payment in lieu of parkland dedication.
Committee of the Whole Minutes October 20, 2020 Page 3 of 3 Council did not request a presentation. Staff answered Council questions. It was moved and seconded That the staff report dated October 20, 2020 titled "5% Money in Lieu of Parkland Dedication, 23250 Silver Valley Road and 23267 137 Avenue" be forwarded to the Council Meeting of October 20, 2020. CARRIED 5. ENGINEERING SERVICES 1131 Award of Contract RFP-EN20-24: Engineering Design Services for Rockridge Reservoir to Silver Valley West Watermain Staff report dated October 20, 2020 recommending that Contract RFP-EN20-24: Engineering Design Services for Rockridge Reservoir to Silver Valley West Watermain be awarded to WSP Canada Group Limited, that a contingency for unanticipated additional works be approved and that the Corporate Officer be authorized to execute the contract. The Director of Engineering reviewed the staff report and staff answered Council questions. It was moved and seconded That the staff report dated October 20, 2020 titled "Award of Contract RFP-EN20-24: Engineering Design Services for Rockridge Reservoir to Silver Valley West Watermain" be forwarded to the Council Meeting of October 20, 2020. CARRIED 6. CORPORATE SERVICES -Nil 7. PARKS, RECREATION & CULTURE -Nil 8. ADMINISTRATION -Nil 9. ADJOURNMENT -2:39 p.m. Mayor M. Morden, Chair Presiding Member of the Committee
City of Maple Ridge TO: FROM: SUBJECT: His Worship Mayor Michael Morden and Members of Council Chief Administrative Officer Second Reading Zone Amending Bylaw No. 7567-2019; 12155 Edge Street EXECUTIVE SUMMARY: MEETING DATE: November 3, 2020 FILE NO: 2019-244-RZ MEETING: C o W An application has been received to zone the subject property located at 12155 Edge Street by discharging Land Use Contract (LUC) L7 4462 and LUC Modification Agreement U101211 and zoning the subject property RM-2 (Medium Density Apartment Residential), to permit a five storey 11,678.68m2 (125,719.00ft2), 209 market rental unit apartment building. The rental units are divided into 40 bachelor, 128 one-bedroom and 41 two-bedroom units. There are 230 off-street parking spaces located in an underground parking garage and an above ground parking garage that is incorporated into the first storey of the building. The subject property is located in the Town Centre and designated Low Rise Apartment in the Official Community Plan, and no OCP amendment is required to accommodate the proposed development. The application is proposing an FSR of 1.65 FSR and thus will not be utilizing the Density Bonus provisions. The subject application is exempt from paying the Community Amenity Contribution, Policy 6.31, as the applicant is proposing 100% of the units as rental to be secured through a Housing Agreement with the City. Council granted first reading to Zone Amending Bylaw No. 7567-2019 on September 10, 2019. RECOMMENDATIONS: 1) That Zone Amending Bylaw No. 7567-2019 be given second reading, and be forwarded to Public Hearing; and 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 Edge Street as required; iii) Registration of a Restrictive Covenant for the Geotechnical Report which addresses the suitability of the subject property for the proposed development; iv) Registration of a Statutory Right-of-Way plan and agreement for a public walkway to the City's satisfaction; 1101 2019-244-RZ Page 1 of 10
v) Arborist report reviewing the potential of retaining the stand of cedars located on the subject property's northern property line; vi) Registration of a Restrictive Covenant for protecting the Visitor Parking; Tree Protection, Stormwater Management; vii) Registration of a Housing Agreement in accordance with Section 483 of the Local Government Act and a Restrictive Covenant stating that units will be restricted to residential rental units; and viii) In addition to the site profile, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site. DISCUSSION: 1) Background Context: Applicant: Legal Description: OCP: Existing: Proposed: Zoning: Existing: Proposed: Surrounding Uses: North: Use: Zone: Designation: South: Use: Zone: Designation: East: Use: Zone: Designation: West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: 2019-244-RZ Townline Homes Inc. Mr Ross Moore Lot 305 Section 20 Township 12 New Westminster District Plan 46852 Low-Rise Apartment Low-Rise Apartment Land Use Contract L 7 4462 RM-2 (Medium Density Apartment Residential) Apartment Land Use Contract Low-Rise Apartment Vacant Land RS-1 (One Family Urban Residential) Park Eric Langton Elementary School P-1 (Park and School) Institutional Apartment CD-5-94 (Comprehensive Development) Medium and High-Rise Apartment Vacant Purpose built rental apartments 0.706 HA. (1.72 acres) Edge Street Urban Standard Page 2 of 10
2) Site Characteristic: The subject property is located at 12155 Edge Street west of Eric Langton Elementary School. The site is flat, fully fenced and has been vacant for many years. No significant trees or vegetation exist on the site; there is a hedge of cedars along the northern property line. 3) Project Description: The application proposes to discharge Land Use Contract L74462 which was registered in September 1975 to permit a 60 -bed Seniors Boarding Home. In 1982, this use Land Use Contract (LUC) was amended to a 52 -bed Intermediate Care Facility under LUC Modification Agreement U101211. The exact date in which this facility ceased operations and was demolished in 2009. The rezoning of the site to RM-2 (Medium Density Apartment Residential) will extinguish the historical Land Use Contracts and convert the use of the land to market rental residential apartments. A Housing Agreement will be registered at the rezoning stage to ensure the units remain rental tenure in perpetuity. A parking reduction will be required for this project. The development proposal is for a five-storey, 11,678.68m2 (125,719.00ft2), 209 market rental-unit apartment building. The rental units are divided into 168 one-bedroom and 41 two-bedroom units. 2019-244-RZ Page 3 of 10
BUILDING2 1~U)liTS 1STR.OO..ll El.!:Y.1UO BUILDING1 10..UHJTS 1ST FLOOR~\l U;>.3 .+'' There are 230 off-street parking spaces proposed, 21 of which are intended for visitors and 8 for disabled parking, and that are located in an underground parking garage and an above ground parking garage that is incorporated into the first storey of the building. Bicycle facilities will be .included in accordance with the Parking and Loading Bylaw No. 4350-1990 and initially consist of: 219 long term parking bicycle spaces and 20 short term parking bicycle spaces will be provided on site. 4) Planning Analysis: The subject property is located within the Downtown North View Precinct of the Town Centre Area Plan. The Downtown North View Precinct includes policies supporting a mix of housing types at various densities to provide housings choices for people of varying ages, family sizes and income levels. The subject property is designated Low Rise Apartment in the Official Community Plan. No OCP amendment is required to accommodate the proposed development and zoning. The following policies apply to this proposal: 2019-244-RZ Page 4 of 10 =1~ !· ~--I
Official Community Plan (OCP) Policies : The following OCP policies apply to this project: 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 a/so 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, 3-32 Maple Ridge supports the provision of affordable, rental and special needs housing throughout the District... This project will add up to 209 new purpose built market rental housing units to the Town Centre. It currently proposes 40 bachelor, 128 one-bedroom, and 41 two-bedroom units. No three or more bedroom units, which are more suitable to families with children, are included in this project. Town Centre Area Plan Policies: The following Area Plan policies apply to this project: 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 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 a/so be given to the privacy of residents in existing buildings. This project will be five storeys in height, and will be built next to existing multi-family buildings to the north and west. 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 and an above structure which is incorporated into the first floor of the building. 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 as the building is five storeys with a total building height including elevator shaft of 21.24 m (69.7 ft.). 2019-244-RZ Page 5 of 10
Housing Action Plan: The Housing Action Plan (HAP), which was endorsed by Council in September, 2014, identifies rental housing as a priority. This was reaffirmed with the endorsement of the Housing Action Plan Implementation Framework in September, 2015. Housing Agreement: In exchange for the RM-2 zone and a reduced parking ratio for the project, the applicant is willing to enter into a registered Housing Agreement at final reading. The the full details will come before Council after third reading as a separate Housing Agreement report and bylaw. The Housing Agreement will contain the following provisions: I. Set the total rental unit number at 209: II. All units shall be market rental units in perpetuity; Ill. The fixed term of rental shall be only month to month or under a residential tenancy agreement of a fixed term NOT exceeding 3 years; and IV. The lands shall not be subdivided, except by means of a strata plan that included all of the units with a single strata lot. The Housing Agreement shall be registered on Title of the land and act as a 219 covenant and Housing Agreement that bind all future owners. As a market rental project, this development is exempt from the payment of Community Amenity Contributions. i) Zoning Bylaw: The current application proposes to zone to zone the subject property located at 12155 Edge Street by discharge of Land Use Contract L74462 and LUC Modification Agreement U101211 and zone the subject property RM-2 (Medium Density Apartment Residential) as discussed above. The rental units are divided into 38 bachelor; 128 one-bedroom and 41 two-bedroom units. The application is proposing a density of 1.65 FSR which complies with the RM-2 zone maximum FSR of 1.8. View From Edge Street ----i--·-·-·-·--·-----·-·-·--i·----·-·----·--·-·---·~·-·-·---·-·---------·-·----:-·-·-·------------·--r· 2019-244-RZ ' ' ' ' ' ·-·-·-·--·-·4·-·-·-·-·-·-----i I ·-·-·-·-·--·-·-+·-·-·-·-·--·-· I I I I I ·-·-·-·-·--·-·-t·-·-·-·-·-·-·-· I . : ' Page 6 of 10
ii) Off-Street Parking And Loading Bylaw: Ratio Stalls Required Total Stalls Total Required Variance per unit Required Proposed Bachelor 0.9 space/unit 40x0.9 = 36 36 stall 36 stalls None 1 1 space/unit 128X 1 = 128 128 stalls 128 stalls None bedroom spaces 2 1 space/unit plus (41X1)0.1 46 stalls 45 stalls 1 stall reduction bedroom 0.1 per additional =4.1 +41=45.1 bedroom over 1. = 46 spaces Visitor 0.20 space/unit 0.20 X 209 = 42 stalls 21 stalls 21 stalls Parking 41.8 Disabled 3 spaces for every N/A 4 stalls 8 stalls N/A 200 stalls plus one space for every 100 required spaces in excess of 200 Parking 256 stalls 238 stalls 18 stall reduction Totals Short 6 spaces for every (209/20)6=62. 7 63 stalls 20 stalls 43 stalls Term 20 units Bicycle Long Term 1 space for every (209/4)1=52.25 53 stalls 219 stalls None Bicycle 4 units The calculations above detail the stall requirements per parking type. The requested variance for automobiles is only one (1) stall for residents parking and twenty-one (21) stalls for visitor parking. The proposal has provided four (4) stalls in excess of the requirements for disabled parking stalls. The subject property is located within a few minutes walking distance to the Maple Ridge Transit exchange which will connect the resi.dents to the new B Line transit services as shown on the diagram below. The requested variances to the parking requirements can be supported due proximity to the Transit exchange and the Downtown Core. The proposed building will bring 209 rental residential units to the City's Downtown and be able to utilize the existing transit system and the services that provided within easy walking distance for the residents . • IOO'.o:u 2019-244-RZ Page 7 of 10
iii) 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 21.24 m to the top of elevator shaft and 16.17 m to the main building roof. Maximum Storeys 4 5 Front (East) Balcony face 7.5 m 6.89 m (reduction of 1.25 m) Rear (West) Balcony face 7.5 m 6.25 m (reduction of 1.25m) Side (North) Balcony face 7.5 m 6.89 m (reduction of 0.61 m) Side (South) Balcony face 7.5 m 6.89 m (reduction of 0.61m) Parking Visitor 42 Spaces 21 Spaces Residential Parking 210 209 Short Term Bicycle Parking 63 20 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 The project is currently 22 stalls short and is seeking a variance arguing a rental project of this nature has lower parking demand than the 209 stalls proposed. The overall parking per unit ratio is 1.1. If Council does not support the requested variance the Off-Street Parking and Loading Bylaw No. 4350-1990, payment in-lieu fee of $8,000 per residential stall could apply. iv) 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. v) Advisory Design Panel: The application was reviewed by the ADP at a meeting held on March 18, 2020. A resolution was passed at the City of Maple Ridge Advisory Design Panel Meeting held March 18, 2020 which supported the project. The comments that ADP provided focused on the colour and texture of the building, as well as, increasing the articulation of the building and roof. With respect to the landscaping the panel provided suggestions on plant material; outdoor lighting options and pedestrian circulation. A letter from the project Architect fully addressed the matters raised by the ADP were addressed. Staff is satisfied in the manner the ADP comments were addressed. 2019-244-RZ Page 8 of 10
A detailed description of the projects form and character will be included in a future Development Permit report to Council. vi) Development Information Meeting: A Development Information Meeting was conducted via the Public Comment Opportunity process from October 10 to October 19, 2020 (Appendix D). Two individuals contacted the applicant via email. A summary of the main comments and discussions with the attendees was provided by the applicant detailed below: • The 10 day consultation period window has closed for the above noted project. The consultation period ran from October 10th to the 19th. Mail out notices were issued on Friday October 2nd, 2020. • We received 2 emails back to the edgestreet.development@townline.ca email account provided during the course of the 10-day consultation period. • No phone messages were received in relation to the mail out. • A summary of the feedback provided is attached to the report in addition to the response provided on behalf of Townline. All responses from Townline included a link to an FTP website where additional information was provided for viewing including: architectural & landscape plans, information on the variances sought, OCP and zoning excerpts, relevant reports & a copy of the mail out letter. • There was a concern expressed by one of member of the public that there is not sufficient space in developments for the exercise of one's pets such as dog. The developer has included in the open space an area to exercise resident's pets. • The other response from the public came from a resident located in an adjacent building. The concern from the resident was the impact that the parking reeducation would have on the parking on the lntergGnerational Garden's Parking. The applicant advised that an independent traffic study was commissioned and that this traffic study supported the requested parking variance. vii) Parkland Requirement: There is no parkland dedication required, as the land is not being subdivided. 5) Interdepartmental Implications: i) Engineering Department: Comments from the Engineering Department were provided to the applicant for the Servicing Agreement. 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 an on-site stormwater management. 2019-244-RZ Page 9 of 10
ii) Parks. Recreation and Culture Department: There is an existing Statutory Right of Way (SROW) on the property to the west (Ridge Meadows Seniors Society) that has a paved walkway through it. The City requires that this SROW for public access be registered and continue on the subject property, to Edge Street. This development would then provide clear and unobstructed access on a paved walkway through to subject property to connect to the existing walkway located on the adjacent property east. The Fire Department had no concerns with the plans submitted. Necessary details will be addressed as normal at the building permit stage. CONCLUSION: It is recommended that second reading be given to Zone Amending Bylaw No. 7567-2019, and that application 2019-244-RZ be forwarded to Public Hearing. "Original signed by Wendy Cooper" Prepared by: Wendy Cooper, M.Sc., RPP, MCIP 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. 7567-2019 Appendix D -DIM Results Appendix E -ADP Response Appendix F -Site Plan Appendix G -Building Elevation Plans 2019-244-RZ Page 10 of 10
12283 12268 12275 12258 12241 12238/12248 12207 12206 12191 \ 12184-90 12175 12150 (REC CE,VTRE) 12157 12148 (ECRA) 12151 12127 .... ~ .., "' ... ~ ,-: 121 AVE. (/) ... !:: ., 12101 ~ Q "' !::: ... "' "' ~ ,-: 12080 c::J (/) -------..../ a: ~, 2064 ii. LL I -1)0 ~ ~ ~ ~ ;()A >001 r 201?~0§1-RZ @fffil Legend Stream Ditch Centreline Indefinite Creek APPENDIX A \C\ 1 '\ ~~\~ I \ ~1 ~I ~r ~ \\ 12257 HINCH CRES. ~ ( Q Q Q Q 12247 18 .... "' :g ~ ~ !::: !::: ~ i ·~ 12237 .... "' "' .... :g "' 12227 "' .... :g "' ~ "' !::: ~ ~ 122AVE. ... I "' ~ ~ "' "' "' ~ l "' "' :g ~ "' ~ ~ ~ "' "' ~ ~ \"--------l_ ) SUBJECT PROPERTY I // / 12155 12138 12129 ~ II .... ;; .... .... II! ~ ~ ... "' " ~ ~ !::: -18 ~ ----121 AVE . Q ... ... II! lil .; I "' "' ; ~ "' Q "' "' :g :g iil .; ~ "' "' ~ ~ ~ ~ ~ ~ : 12085 ~1a-004lvp AXJ.>o,-t;x 12075 .... ~018;;~04~RZ .; 12060 "' ,._ Xx v" XJY )( m .... "' ~I /62 "' ::l.'XXXl:SCV CO ~ iil .; ~ ~'V XX I<,,.,"')( )(I ;.x " IO X:XXXlb(.iY ~ ~ ~ ~ -----·--· ,-: BROWN AVE. "' BROWIIAVE. w ' Cl 2017-46~i>~ 0 w ... "'~A/ ~ :g ~IPf-~....,..X.WIV'x~ "' "' C'II ~vvv x ~ x !::: x:>0<~~" "-'"~ 12038 ~Q.F.;~6};~{. 12155 EDGE STREET PLANNING DEPARTMENT ~·-N Im Active Applications (RZ/SD/DP/VP) mapleridge.ca Scale: 1 :2 ,500 FILE: 2019-244-RZ DATE: Jul 5, 2019 BY:DT [ __ if Q .; !::: .; ~ Q ~ ~ Q Ill ~ --Q ~ "' "'
Scale: 1 :2 ,500 APPENDIX 8 12155 EDGE STREET FILE: 2019-244-RZ DATE: Jul 5, 2019 BY:DT -~ I t I ! f I
CITY OF MAPLE RIDGE BYLAW NO. 7567-2019 APPENDIXC A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended, and to Discharge certain Land Use Contracts. WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -1985 as amended; and AND WHEREAS, a land use contract may, under s.546 of the Local Government Act, be discharged by bylaw with the agreement of the local government and the owner of any parcel of land that is described in the bylaw as being covered by the discharge; and AND WHEREAS, the owner of land legally described as; Lot 305 Section 20 Township 12 New Westminster District Plan 46852 has agreed in writing to the discharge of land use cotracts charging the parcel; 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 and Land Use Contract Discharge Bylaw No. 7567-2019." 2. That parcel or tract of land and premises known and described as: Lot 305 Section 20 Township 12 New Westminster District Plan 46852 and oLJtlined in heavy black line on Map No. 1804 a copy of which is attached h~reto and forms part of this Bylaw, is 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. 4. The Land Use Contract registered on September 2, 1975 and assigned registration number L74462 is discharged from the land described as Lot 305 Section 20 Township 12 New Westminster District Plan 46852 (PID 006-147-828). 5. The Land Use Contract modification registered on October 28, 1982 and assigned registration number U101211 is discharged from the land described as Lot 305 Section 20 Township 12 New Westminster District Plan 46852 (PID 006-147-828). 6. The Corporate Officer shall register in the Land Title Office a dischare of each of the land use contracts that are subject to this bylaw, together with a certified copy of this bylaw, in accordance with the Land Title Act and Section 546 and 54 7 of the Local Government Act.
READ a first time the 23rd day of July, 2019. READ a second time the day of PUBLIC HEARING held the day of READ a third time the day of ADOPTED, the day of , 20 PRESIDING MEMBER , 20 ,20 , 20 CORPORATE OFFICER
12275 724 12241 12207 81544 I 3 12175 12157 7 ll "' "' 18(1eas ~ 12151 a. ::;; ...J 12127 12101 12011 0 RemA BCP 15645 BCS2665 12258 BCP 1 646 --------BCP 20950 BCS2665 - --- -BCP 19886 BCS2621 RP 80479 12238/12248 LMS873 'A' 2206 P86603 12184-90 LMP 24829 12150 (REC CENTRE) LMP43240 LMS4011 Parcel "A" Rem. 326 P52376 PARK \\ { ~PARK ~" " ~ RW 8047; l I ~ 15645 P80477 PARK LMP21095 PARK >-' CJ) w (!) 0 w i2 ~ a. 12148 (ECRA) 305 P46852 ::;; ...J "' ~ 0 "' a. c:: LMP 43241 NWS 1688 E P61324 A LMP34533 LMP 39562 (lease) LMP 24828 E 1/2 11 P7875 12155 12129 .,,-f--------------~ ~I r--~--~--~--~r-r--~ ;:'.I ~ 6 121 AVE. LMP44378 12080 1---------<P867 2064 l{) 9 g 15 (L C ~ "' "'17 p ... ;! C "' "' 1:: 18 1:: 19 679 (EPS 1223) A 20 12085 EPP 13648 12075 ,_--' BROWN AVE. >-' CJ) w MAPLE RIDGE ZONE AMENDING 7567-2019 1804 12257 1240 1 247 12138 I -;t, I ;:!: "' a. "' :8 -J1 235 C 257~ "' 256" "' "' 1:: "' <o "' "' "' 234 HINCH CRE 258 ~I 259 ~ C C 260 ~ 261 ~ ~-~ "' P~2134 "' "' P412134 255 ~ 254 ~ 253 t;; 252 ~ "' "' <o 1:: 1:: 1:: "' "' 122 AVE. 122 AVE. ~ "' 1:: 233 P421 "' "' ill ill 1:: 1:: 232 231 RW Pd.A RP56793 ~ C 1;,: 1:: 1:: 230 229 1758 "' f;j ... a. u m 24 P 1161 -EPP61234 -_,._ ..., :g 9 12060 /62 1:: (EPS4738) p 081 8 7 " " :8 <o 1:: "' "' "' p p 84 6 5 " "' " ill "' 1:: 1:: 121 AVE. C 1;,: 1:: I 28j7 4 6 5 4 O> " "' ill ill ~ <o 1:: "' "' 1:: BROWN AVE. Bylaw No. Map No. From: LUC (Land Use Contract L 7 4462 modified by U101211) To: RM-2 (Medium Density Apartment Residential District) 6 MAPLE RIDGE N British Columbia SCALE 1:2,500 I I I t I l I ! f ~ I ! I
APPENDIX D TOWN LINE Date: Tuesday, October 20, 2020 To: Wendy Cooper From: Ross Moore CC: Shauna Moore Re: 12155 Edge Street -DIM Results Summary Hello Wendy, MEMORANDUM The 10 day consultation period window has closed for the above noted project. The consultation period ran from October 10th to the 19th. Mailout notices were issued on Friday October 2nd, 2020. We received 2 emails back to the edgestreet.development@townline.ca email account provided during the course of the 10-day consultation period. No phone messages were received in relation to the mailout. A summary of the feedback provided is below in addition to the response I provided on behalf of Town line. All responses from town line included a link to an FTP website where additional information was provided for viewing including: architectural & landscape plans, information on the variances sought, OCP and zoning excerpts, relevant reports & a copy of the mailout letter. We will leave the FTP link active until 2nd reading COW has come and passed. Regards, Ross Moore I Development Manager Townline 1 ' C~ ' i
Email Response #1 From: Sent: Wednesday, CJctober 7, 2020 3:14 PM To: Shauna Moore <Shauna.Moore@townline.ca> Subject: Edge Street Development [EXTERNAL EMAIL]: These are my comments. If you are allowing pets it is essential you provide appropriate exercise etc. Area. Don't push your tenants to use neighbours properties etc. Outside recreational area for tenants to get out of their suites into the fresh air From: Ross Moore <Ross.Moore@townline.ca> Sent:-Friday, October 16, 2020 11:25 AM To: Subject: Edge Street Development Hello Appreciate your feedback and apologies for the delayed reply. Couldn't agree more that an outdoor space for pets is essential and we intend to provide one. We consider ourselves pet friendly builders and are designing the project with pets in mind. The outdoor area (snippet below) is approximately 1000 square feet and will be located at the southwest corner of the lot. You can see the landscape designer we've hired has included some catenary lighting (we will make sure it isn't too bright) so the space remains inviting to dog owners after dark. We also intend to provide indoor dog wash and grooming facilities which we have located inside on our 1st floor next to the dog run area. 2
Also agree with your input on the outdoor space for humans, now more so than ever we are being reminded of the importance of ensuring the livability of our homes, of which the access to outdoor space plays a big part. As proposed, each of the homes will have their own outdoor balcony or patio space. We ensure the balcony spaces provided are a minimum of 6ft in depth so they can actually be used, which is why we are seeking a slight stback variance to permit for the 6ft depth on all of our balconies. We are also proposing over 6,500 square feet of shared outdoor space in our second level courtyard ,~ ..... iilet-1--------include a mix of features including outdoor bbq and dining space, a giant chess board and a multipurpose lawn space. We also include at our courtyard level some indoor shared uses which will include some indoor dining, games and lounge space. The link below includes our architectural and landscape plans to date in addition to some other documents in relation to our proposal. Please feel free to get back in touch with any additional questions or comments you may have. https://townline.sharepoint.com/:f:/s/Development-Shared/EpzASSnw691FgmwlfBwLBFwBhlAPuEL8b-d3M12y6paL7Q?e=oRiClo Take care and enjoy the weekend! 3
Outdoor dog run area MOVABLE SEATING-------·· DOG PARK EQUIPMENT FIRE HYDRANT ·,., ../ OUTLINE OF LEVEL 2 EXTENT------' FENCE WITH MAINTENANCE GATE \ . ) 4 ===--, 1--l 1 · r ! I le I r ! r I
Second Level Courtyard . ' ....... (T '\ · .......... ,' TT --) '· fi ,, I ROSS MOORE WIJ.lW.CH(fs: ,,l(l,..n(M.f0) . J,·~wJ~'~~(tf) DEVELOPMENT MANAGER TOWN LINE 1980-2020 VANCOUVER HEAD OFFICE 1212 -450 SW MARINE DRIVE VANCOUVER, BC V5X OC3 T 604-327-8760 EXT. 858 E ROSS.MOORE@TOWNLINE.CA TOWNLINE.CA Q!) rl·w1.u·e.A1tWIT\IJ. l(.&.T\.1'1COU1tn\!!} WOOD POSlS Wint --:. CAT(N~II..YUGIHS ··-UUfD00MlUUNC.,t ·• WAl~flAIIJftt -OUTOOOADINlflGWIIHD!Q Townline is Down to Ea 1th. Please consider the environment before printing this e-mail. 5 I r 1:1 ,. ,_ ,_ ' ' ,_ ,_ ,. f f· ~ I
Email Response #2 From: Sent: Wednesday, October 14, 2020 2:56 PM To: Shauna Moore <Shauna.Moore@townline.ca> Subject: Rezoning application L74462 and U101211 I reside at ··--· , and am not directly impacted by this application, as the lot in question is directly behind Panorama to the west. However, I am very active in the city-own@d arna jL1st a bit so11th of the lot, known as the lnterGenerational Garden Ihis is a ,rollinteer organization providing garden plots and teaching to school children at two schools immediately east of the lot in question. The other Edge apartments have already had a great impact on street parking in the area, to the extent that many persons try to park in the IGG's very limited four parking spaces. To allow a variance of the parking reqLJirements for the proposed buildings, i..e. fewer parking spaces, is only going to raise the pressure on the already very limited parking on streets that already contain a number of Edge on Edge condos, not to mention the proposed ones. And these streets teem with parents trying to find parking while they wait for their kids after school, resulting in their often infringing on IGG'S designated few spaces. I have no problem with the request for variance on the set-back. Maple Ridge. From: Ross Moore <Ross.Moore@townline.ca> Sent: Monday, October 19, 2020 12:55 PM To: Subject: Rezoning application L74462 and U101211 Hello Appreciate your feedback and the information on the lnterGenerational Garden! We were excited to see your garden on our first visit to the neighborhood. Our proposal calls for a few garden plots for residents on the south east corner of the property so hopefully in a couple years there will be a few more gardeners in the community. With regards to the request for the parking variance we are seeking the reduction in parking stalls as we do not believe the 356 stalls required under the off-street parking bylaw for a site zoned RM-2 (outside of the Central Business District) are needed to service the 209 homes we are proposing. Our decision to seek the variance comes in part due to our own experience as owners and operators of other apartment 6 l I I
buildings in the lower mainland where we have been required to build expansive parkade space in accordance with prescribed parking ratios, only to see large portions of the built parkade sit vacant following occupancy. As much as we do want to avoid building parking stalls that will go unused, we do very much so appreciate your concerns with regards to residents of our proposed development having to rely on street parking as an alternative means. In the instance of the 12155 Edge property we enlisted the help of Bunt & Associates who are transportation planning professionals, to review the local area and provide an estimate on the demand for parking stalls in the proposed development. What their review recommended was for our site to follow the st1pulat1ons listed for parking within Maple Ridges "Central Business District" which the 12155 property sits 80 meters north of. Under the Central Business District designation we are required to provide 209 private parking stalls (1.0 space/home) in addition to 21 parking stalls for visitor usage. At 209 private parking stalls suggested, the traffic engineer notes the demand for private parking as being "materially below" the proposed 209 private parking spaces. As we intend to own and operate the complex upon completion I can assure you that it is in our best interest that the parking needs of our fu.ture residents are fully met with the parking provided within the onsite parka de space. As part of our proposal our intention is to ensure that all of our parking stalls will accommodate the charging needs for owners with electric vehicles. We are also intending to provide a minimum of 1 bike storage locker per home which is 166 more stalls than is required under the off street parking bylaw, as well as a bike repair room at the main level. What we are pushing for with this proposal is a building that satisfies a variety of transportation modes and lifestyles. We appreciate your comment on the setback relaxation. Our push with regards to the relaxation for the parkade entry structure was to keep it as far south and away from the school's frontage as possible. Linked to below are the materials we submitted to the City of Maple Ridge as part of our rezoning and development permit submission. Feel free to take a look through and follow up with any additional questions for comments. I have also attached for your reference the traffic study completed by Bunt & Associates. https://townline.sharepoint.com/:f:/s/Development-Shared/EpzASSnw691FgmwlfBwLBFwBhlAPuEL8b-d3M12y6paL7Q?e=Yhzlwy 7 l-
Best Regards, Ross Moore ROSS MOORE DEVELOPMENT MANAGER TOWN LINE 1980-2020 VANCOUVER HEAD OFFICE 1212 -450 SW MARINE DRIVE VANCOUVER, BC V5X OC3 T 604-327-8760 EXT. 858 E ROSS.MOORE@TOWNLINE.CA TOWNLINE.CA @· 8 ' ' r
APPENDIX E P+A TOWN LINE Landscape Architecture Site Planning lntegra ARCHITECTURE INC. That application No. 2019-244-DP be supported and the followins concerns be addre$$C!d u the desle:n dewlopund submitted to Pli1nnln1 rtatffor follow-up: ,•1 !Jlat Archllectural Comments: • Considcrworkingon thcarticulallon on thC$0Ulh l'IC?Vatlon of8ui1dlng 1 and the north cleY3tion of8ulldlnc 2 to reduce 1hel«igth oftht'elev,uion. • Considcc addinBvariation tot he rooflincon thc>soulh elevation ofBullding 1.ind thcnonh elevation orBulldlng 2. • Consider adding avariallon of textures and colours on the south l'.?lcvatlon of Building 1 and the north clevation of8uilding 2 to reduce the lcncth of the elevation. • Provldcmorellghtacccss through the south elevation. • Add morepromineocetothe lobbyentrancesfor 8uHding 2 and improve visibility. landKapc Comments: • Review fence and pattowa!t at public walkway to determine ihn alternate material or additional plantings can be added to the walkway at ground level. • KetP materials fot art 1J1antersconslstent around the enllreperimeter. • Consider supplementing l,mdscaplng along the south property line to provide scpar.stion bctwttn dos park and fence. • Consider detetingthe4 foot tall picket fence and 6 foot tall metal gates alone theEdgeSlreet frontage. Ensure ~ufficicnt bl cycle parking. Provide more natural light to the courtyard. Review the use of sod lawn In 2nd floor amcnilv arm based on av.11lable 1!11.ht levels. • Consider relocation of yoga deck to an area with more privacy. Consider pro\/idingdlrcct access from the business centre to the sidewalk. Consider the addition of a coffee shop or small rctall beside the buslncs.s cent re. Consider direct access to park from the dcvdopment. Seal ShamusFS.tchs Architect, AJ8C, MA, AA.NB, MRAIC Registered Architect (WA) LEED AP Principal I lntcgraArchitccturc We have reworked the north and .soutti roofllnt'$ to jog in & out, in alianmcnt with the lower balcony projections. Thechangelmprovesthevcrtical expre\sion along the north and south buildlng facades, and ilidsln breaking up thehorlzontal CJtpanseofthc buildnp. n1e,onslstcot us.cofwoodtoncccmentltuous soffit In vertical ,1lfgnmcnt on thcundenldcofroof and b.1lconieswlll further thclmpact orthl?vcrtically aligned proj~tions. This has been done as per above comment. We would like to maintain the prevlouslyproposed colour palette which utllites wit er tone whites, greys asa b;1ckdrnp for thewoodlonesoflit .ind portal foaturcs. Admitadelythe elevations shown on A4.1 & 4.2 do ;appc.ir sparse as thcsoffit kalurcsa,c not visible in this view. When viL-wcd in 3 dimt.'fnions, spccifica\l from erade. thcbuildlnllcoloursand tc.xtureswlll aooearmuch morcv;micd. Givcnthesitcdimcnslonswcfound no way to position thebulldlngsto proll"ldcamcanlful lmpro11"cmcnt In tieht access. The current design will receive more 1han adcqaute natural light through the daytime, as both e.Mt and west courtyard ends remain open, We have reconfigured the entry sequencing of the building by way of introducing a morn prominent shared main entry lobby at podium level to act as the main focal entry to the building. The building manager office and mall/amazon locker scrviccs will be localed off of this main lobby space as it ls intended as the mil In point of interaction and congrcg,1Uon for the development. The north and south cltvator lobbies will rem.Jin for US<! by buldHng residents. The exterior architecture around the elevator lobbies has been understated to ml!Sh with the rest of the exterior buldUng facade In recognition of the private nature of these secondary Jobblci. AJonethe north walkway we have reduced tho landscape wall height to a typical 3h. With lhcpullina back of theparkade b1:low we have ealned pl anting depth which has allowed us to double the number of trees(Map1eand Oogwood)s.hown In behind thep1antcr bed {was8 now showing 16). Along the west of the palhway where previously a 6h high landK.ape Willi was required we have managed to scale the wall down to4h with theparkaderedeslgn. Thbhasbem done, wood cribbing removed from all landscape wall~ We have added a cedar hedge between the dog run arm illnd the fut um park spillCC! south. Wehavcchoscn to utlllzc a picket rail a topthclandscapewa11 at g.radc10 act as means of eliminating the need for full height fencing along Edge St frontage, whilemaintilllning ab.JrriCfbctwccn public and private. lhelandscapcwall height varies from appro• 2'-0"to4'-0"with a picket atop at l'·lO"height. We like this alternative as it provides the buffering we would like to maintain from the.sidewalk, while ensuring a pleasant pedestrian c~pcrirocc from grade with planting beds In full view. Wc hall"c includcd bicycle parking l!Xtcrior to the main entry lobby and adjacent to both secondary elevator lobbies. Given the site dimen~ons we found no way to po~ition the buildings to provide a meaniful improvement In llght acceu. The current deslen w111 recelvemorethan adcqautenatural light through the daytime, as both cast and westcoortvard mdsrcmaln open. Wchavcrcpl:rce!d 1hcsod lawn wUh artiflclilll turf. The current location of the yoga deck Is the only outdoor location directly .idj.:iccnt to thcfitne1S facillty which It serves. The area is.surrounded by planting beds which, once mature, will provide a signficant buffer between the deck space and thepubtfc realm. This has been provided. The current community plan does not contemp1atecommerclaf usage on thispartlcullar lot. That being said we have m.::idc an effort to ensure lhc 3l·grade amenity spaces read as slighlly more urban/commercial In nature>, in contrast to the homes above. This has been added along the soulh property line. Seal Michacl P.1ttcrson LandKape.l\rchitcct, BCLSA. CSLA Prlncipal I Perry& Associates
.\TA PLAtJ
MS4011
••
•''
PARKADE
.,\,, ••
fi.12 164-#121~0
BUILDING
~----------------------------------· I~..,., .,,~ ,;,
I REM326
PLAN 52376
.i'
BUILDING 2
105 UNITS
1ST FLOOR ELEV. 38.30
BUILDING 1
104 UNITS
1ST FLOOR ELEV. 38.30
•t,2129
E 1/2 0F 11
PLAN 7875
..
.. ~<i' --------_ ~4f
' ' --~-----. -~------- --------.
.,,
GRADING LEGEND: ---· -----------,
.,t =T~g%_~SURVUDWG)
$ ~~,~~~~re~~~!
..
/
.. \~ .,,
l!._l!J,,.._~~ 4,~.,
~" ~'Y •''I~···
/ ..
. .
,,,
'!, ... ~
,,,
" ..
,•r, ,,J
)>
""'C
""'C m
2
0 >< ,,
lntegra
A RCHITECTURE INC.
2330-200 Granville St reet
Va ncouver, BC , V6C 1S4
www. in t eg ra-a rch. com
Te lepho ne: 604 688 4220
C:>l"'"""'""""''o.T>•oou """o""'H " ..,o.,...._, ..... ,_.,,..,....,,....,, • ....,.,~n
O,"'l'IOUAACkl!fl:t••• ... •ICI C•><'"'T
.. ~ .. ~ '"l>,C,,,! , ... Mc;'""<C>"O COS,OH •.
~
~ TOWN LINE
12155 EDGE STREET
i2)J!=~~I,
SITE PLAN
484
1:20 0
7131120
r: (
•T7"T'."f:i~7::~-.-, -~~:~7'~~~nr~~~n~s~ww~:<l~;rnnunrmirlij~iffi~:i4tmi!fi1ri:1H:i:i:I'.!~:DFf~~~~:TI~1riri~~itii7~-~~~·~?I~9E]Jf~~?R[~J~~~nv~~rrtnun~n~mmmmmm1m1mPnu;iT:~:~1m~~nnrrnmm~e.rnr111:~r·.; -----
_____ __!
'r.:r:-:;'., ~ ;i ~~;i ~r!CTi?~Vi'.fT?IT1FP~ ~PJ~0~?~W1~rv~·: ', : , ·'.L, ~t1·,u~"!:.Jtmr:lt~i:\iil\\Hh:.;1 :i::w:~~ ~,11r:1:1;.\,:m11~1!1'..f,,'.'.1F:n:i: ·,:''., :! ·,:·i~;,1,.:·1i,J;;i;~;i'.i 1J:H ;iiH'.::" ,,· · ·.it:i'.!;.: :·1@·:1J,.:;~ ·:-z:~:1 •. :J1:i1:~'_::.::>-i-i{,1iLi1!lU; ..
)>
""'C
""'C m z
C, x
Ci)
ARCH ITE CTURE INC.
2330·200 GronviUe Stroot
Vancouver. BC, V6C 1 S4
www.integ ra-arch.com
Telephone: 604 688 4220 ---·--o. ____ .. __ .......... ,_,, ........... ., .......... """""' "' .... _ ...... ...----.. """"""
., '"'"-..-.n -"<'"'"'"""
TOWN LI N E
121 55 EDGE STREET
i2;: =--~gri.
PERSPECTIVE
7131/W
A-0.200
l,.
lntegra
ARCHITECTU RE I NC.
2330-200 Granville Street
VancoLNer, BC, V6C 1 S4
www.in t eg r a-arch.com
Telephone: 604 688 42 20 ·--, .............. , .... _ .. _ ..
...., ......... ..,, .. M,...ftotC""1 ,,...,...,,,. ..... ,-.. -·C"\>Ooo-~ ........ --, ,.,..,. • ...,.....~ ,,.._,..,, .. c,..,,,.,r..
PERSPECTIVE
A-0.220
City of Maple Ridge TO: His Worship Mayor Michael Morden and Members of Council MEETING DATE: November 3, 2020 FILE NO: 2018-325-RZ FROM: SUBJECT: Chief Administrative Officer Second Reading Zone Amending Bylaw No. 7 495-2018; 12581 243 Street EXECUTIVE SUMMARY: MEETING: C o W An application has been received to rezone the subject property, located at 12581 243 Street, from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential), to permit a future subdivision of two lots with first reading being granted to Zone Amending Bylaw No. 7 495-2018 on February 12, 2019. The minimum lot size for the proposed RS-2 (One Family Suburban Residential) zone is 0.4 hectare/1 acre, and the subject property is 0.82 hectare/2 acres in area. This application is in compliance with the Official Community Plan. Pursuant to Council policy, this application is subject to the Community Amenity Contribution Program at a rate of $5,100.00 per single family lot, where the original lot is exempt if fewer than 3 lots are proposed, for an estimated amount of $5,100.00. RECOMMENDATIONS: 1) That Zone Amending Bylaw No. 7 495-2018 be given second reading, and be forwarded to Public Hearing; 2) That the following terms and conditions be met prior to final reading: i) Road dedication on 243 Street as required; ii) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject property for the proposed development; iii) Registration of a Restrictive Covenant for No Build/No Disturb for the protection of the Geotechnical Sensitive areas on the subject property; iv) Registration of a Restrictive Covenant for the sanitary pump in the basement; v) Registration of a Restrictive Covenant for Stormwater Management; vi) Registration of a Restrictive Covenant detailing building design and landscaping requirement ensuring Wildfire protection of life and property within the Wildfire Development Permit Area; 1102 2018-325-RZ Page 1 of 5
vii) If the Director of Waste Management from the Ministry of Environment determines that a site investigation is required based on the submitted Site Profile, a rezoning, development, or development variance permit cannot be approved until a release is obtained for the subject property; viii) In addition to the site profile, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site; and ix) That a voluntary contribution, in the amount of $5,100.00 be provided in keeping with the Council Policy with regard to Community Amenity Contributions. DISCUSSION: 1) Background Context: Applicant: Hugh Burke Owner: Hugh Burke and Eva A Boyd Legal Description: Lot 66 Section 22 Township 12 New Westminster District Plan 43885 OCP: Existing: Proposed: Estate Suburban Residential Estate Suburban Residential Zoning: Existing: Proposed: RS-3 (One Family Rural Residential) RS-2 (One Family Suburban Residential) Surrounding Uses: North: Use: Zone: Designation: South: Use: Zone: Designation: East: Use: Zone Designation: West: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Urban or Rural Standard 2018-325-RZ Single Family Residential RS-3 (One Family Rural Residential) Estate Suburban Residential Single Family Residential RS-3 (One Family Rural Residential) Estate Suburban Residential Single Family Residential RS-2 (One Family Suburban Residential) Estate Suburban Residential Single Family Residential RG-2 (Suburban Residential Strata Zone) Estate Suburban Residential Single Family Residential Single Family Residential 0.82 ha (2 acres) 243 Street Rural Standard Page 2 of 5
2) Project Description: The subject property, located at 12581 243 Street, is generally flat, with single family development to the north, south, and east, and a bare land strata to the west, with the lands sloping down towards the South Alouette River to the north (see Appendices A and B). The applicant is proposing to rezone the subject property from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential) to permit a future subdivision into two lots. 3) Planning Analysis: i) Official Community Plan: The subject property is designated Estate Suburban Residential in the Official Community Plan (OCP), which supports single detached and two-family residential housing. This land use designation permits 0.40 ha (1 acre) lots. The RS-2 (One Family Suburban Residential) zone is supported by this land use designation. On September 5, 2017, Council reaffirmed the Suburban Residential designation with the following resolution: That no changes be made to the current policies in the Official Community Plan for Estate Suburban Residential and Suburban Residential Land Use Designations, as discussed in the Council report dated September 5, 2017. On this basis, this proposal remains consistent with the Official Community Plan. ii) Zoning Bylaw: The current application proposes to rezone the subject property from RS-3 (One Family Rural Residential) to RS-2 (One Family Suburban Residential) to permit future subdivision into two lots. The RS-2 (One Family Suburban Residential) zone requires a minimum lot area of 0.40 ha (1 acre), a minimum lot width of 36m (118 ft.) and a minimum lot depth of 60m (197 ft.). The proposed meets the minimum lot area requirement. Due to the irregular geometry of the property, a Development Variance Permit is required to reduce the minimum lot width for the RS-2 (One Family Suburban Residential) zone (see Appendix D). iii) Proposed Variances: A Development Variance Permit application has been received for this project and involves the following relaxations (see Appendix D): • Maple Ridge Zoning Bylaw No. 3510 -1985, to reduce the minimum lot width requirement for the RS-2 (One Family Suburban Residential) zone, from 36m (118 ft.) to approximately 25m (82 ft.) for the lot with the existing home, and to 22m (72 ft.) for the newly created vacant lot. These variances will be the subject of a future report to Council. The variances can be supported as the lot is pie-shaped and widens towards the back of lot. iv) Development Permits: Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required for all development and subdivision activity or building permits for: 2018-325-RZ Page 3 of 5
• All areas designated Conservation on Schedule "B" or all areas within 50 metres of an area designated Conservation on Schedule "B", or on Figures 2, 3 and 4 in the Silver Valley Area Plan; • All lands with an average natural slope of greater than 15 percent; • All floodplain areas and forest lands identified on Schedule "C" to ensure the preservation, protection, restoration and enhancement of the natural environment and for development that is protected from hazardous conditions. After review of professional environmental reports/information, a separate Development Permit is not required for environmental purposes within this development. The subject property is located within the Wildfire Development Permit Areas as identified on Map 1 in Section 8.1 of the Official Community Plan. Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application is required for development and subdivision activity identified in the wildfire risk areas. However, a two lot subdivision is exempt from a Wildfire Development Permit. The purpose of the Wildfire Development Permit is for the protection of life and property in designated areas that could be at risk for wildland fire. A Restrictive Covenant detailing building design and landscaping requirement will be required as a condition of rezoning. v) Advisory Design Panel: As the proposed development is for single family development, a Form & Character Development Permit is not required and the Advisory Design Panel does not need to review the proposed. vi) Development Information Meeting: In accordance with Council Policy 6.20, a Development Information Meeting was not required, as less than five units are proposed. 4) Interdepartmental Implications: A geotechnical assessment was warranted for this two lot split, and registration of a Restrictive Covenant for the Geotechnical Report is required, which addresses the suitability of the subject property for the proposed development. Furthermore, registration of a Restrictive Covenant for No Build/No Disturb for the protection of the Geotechnical Sensitive areas on the subject property is a requirement for final approval of the proposed rezoning. Based on the proposed building elevations, the buildings will be serviced with sanitary pump systems. The detailed design is required to meet Fraser Health requirements and a sanitary pump restrictive covenant must be registered on Title after approval, as a condition of rezoning. As a condition for rezoning, road dedication of 2.5m along the east property line is required to be registered with Land Title Office. At subdivision stage, the registration of a subdivision servicing agreement will be a requirement for subdivision approval. City services, including water and sewer, are to be required as conditions under the subdivision approval. The existing water service will need to be disconnected and two new 38mm water service connections will need to be installed by the City at the applicant's cost. All works are to be done in accordance with the Watercourse Protection Bylaw. An arborist report was submitted, indicating that approximately 19 trees are to be removed. A Tree Cutting Permit will be required for subdivision, and replacement trees may be required if there are 2018-325-RZ Page 4 of 5
not sufficient trees retained on each lot. Tree protection fencing around retained trees within 10 metres of the building sites, a Bird Nesting Survey to ensure no active nests will be harmed, and a Tree Risk Assessment once clearing is complete, will be conditions on the Permit. CONCLUSION: It is recommended that second reading be given to Zone Amending Bylaw No. 7 495-2018, and that application 2018-325-RZ be forwarded to Public Hearing. "Original signed by Therese Melser" Prepared by: Therese Melser Planning Technician "Original signed by Chuck Goddard" Reviewed by: Charles R. Goddard, BA, MA Director of Planning "Original signed by Christine Carter" Approved by: Christine Carter, M.PL, MCIP, RPP GM Planning & 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. 7 495-2018 Appendix D -Site Plan 2018-325-RZ Page 5 of 5
N Scale: 1 :2,500 Legend -stream --· Ditch Centreline -Edge of River - -Indefinite Creek -River Centreline -Lake or Reservoir -River APPENDIX A 126AVE. -----~-----------. I ! i 12580 I I...-I "'I f--~~~~~~~-1-25_61---lj~I I I I I 12552 I I 12525 125AVE. I I ! i I I -----12581 243 STREET PLANNING DEPARTMENT ~,., .• mapleridge.ca 125 -Major Rivers & Lakes FILE: 2018-325-RZ DATE: Aug 14, 2018 BY: LP
Scale: 1 :2,500 APPENDIX 8 12581 243 STREET PIO: 007-151-641 PLANNING DEPARTMENT ~,-mapleridge.ca FILE: 2018-325-VP DATE: BY: LP I I
CITY OF MAPLE RIDGE BYLAW NO. 7 495-2018 APPENDIXC 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. 7 495-2018." 2. That parcel or tract of land and premises known and described as: Lot 66 Section 22 Township 12 New Westminster District Plan 43885 and outlined in heavy black line on Map No. 1773 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS-2 (One Family Suburban 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 12th day of February, 2019. READ a second time the PUBLIC HEARING held the READ a third time the ADOPTED, the day of PRESIDING MEMBER day of day of day of ,20 ,20 ,20 , 20 CORPORATE OFFICER
CP 65 I P86522 P 86522 al h 1 "'
P 43885 ilsl
m :;;/ 62 _, 2 I LMP 123
3
I<) '° '° "'
PART LYING EAST OF ALOUETTE RIVER AND NORTH OF RIGHT-OF-WAY
EPP 48455
EPP 84_9.4.. ,
126AVE.
2
12580
nM, I P43885
f.f) 83
;'!;
12552
Rem 64
2
CA141
1 ,... -
\
/
..,.,,. BCP4
MAPLE RIDGE ZONE AMENDING
Bylaw No.
Map No.
From:
To:
MAPLE RIDGE
British Columbia
7495-2018
1773
RS-3 (One Family Rural Residential)
RS-2 (One Family Suburban Residential)
SCALE 1 :2,533
DRAFT PLAN OF PROPOSED SUBDIVISION OF
LOT 66 SECTION 22 TOWNSHIP 12
NEW WESTMINSTER DISTRICT PLAN 43885
SCALE 1 : 750
ALL DISTANCES ARE IN METRES AND DECIMALS
THEREOF UNLESS OTHERWISE INDICATED.
10 5 0 10.0 25.0
~ I I
50.0
I
CIVIC ADDRESS: 12581 243RD STREET MAPLE RIDGE, BC
PARCEL IDENTIFIER: 007-151-641
PolntNumbe r Elevation Type TreeDiamete
200 73.60 DECIO 0.25
201 73.44 DECIO 0.35
202 73.30 DECIO 0.45
203 70.46 CONIF 1.00
204 70.24 DECIO 0.35,0.35
205 70.23 DECIO 0.4,0.4
206 71.45 CONIF 0.50
207 70.57 DECIO 0.35
208 70.26 CONIF 0.20
209 70.41 CONJF 0.40
210 70.63 CONIF 0.60
211 73.81 DECIO 0.75
212 74.67 DECIO 0.50
213 71.16 DECIO 0.2,0.2
214 69.57 CONIF 0.4,0.2
215 69.47 CONIF 0.20
216 69.33 DECIO 0.25,0.2
217 69.37 DECIO 0.6,0.3
218 69.10 CONIF 0.30
219 70.08 CONIF 0.60
220 69.19 CONIF 1.00
221 7211 DECIO 0.20
222 68.69 DECIO 0.20
223 68.54 DECIO a.so
224 68.50 DECID a.so
225 68.75 DECIO 0.15
226 68.17 DECIO a.so
227 68.43 DECIO 0.45,0.6
228 68.17 DECIO 1.00
229 67.27 DECIO 0.30
230 67.93 DECIO 0.5,0.5
231 72.38 DECIO 0.25
232 70.54 DECIO 0.50
233 67.79 CONIF 0.70
234 67.01 DEC!D 0.20
235 67.10 CONJF 0.6,0.5
236 66.58 DECIO 0.20
237 66.86 DECIO 0.25
238 71.68 CONIF 0.40
239 71.45 CONIF 0.50
240 6883 CONIF 0.80
241 69.81 CONIF 0.65
242 68.98 CONIF o.70
243 69.33 CONIF 0.45
244 54.95 DECIO 0.35
245 54.30 CONIF 2.00
246 65.16 DECIO o.9o
WADE & ASSOCIATES LAND SURVEYING LTD.
BC LAND SURVEYORS
MISSION & MAPLE RIDGE
PHONE: (604) 826-9561 OR 463-4753
FILE: H3030-04
Tag Number
458
435
438
456
457
439
444
442
443
440
441
437
436
452
455
446
447
448
449
453
450
479
451
454
460
459
473
461
463
483
462
474
488
480
464
466
486
485
4n
471
467
470
468
469
484
482
481
LOT DIMENSIONS DERIVED FROM
PLAN 43885
PREPARED FOR: BURKE
S.L.6
Plan LMS3755
S.L.7
Plan LMS3755
f.'j
&j
244
1
\236
t)237
235
240
2
0.401 ho 227 cg) 226
2J'.'{'\ 230 ~· 223
\.J 224 . 25
0 228 222
~p"t>qy .
.{,:__-7~
0.409 ho
65
Plan 43885
CHARGE(S) ON TITLE WITHOUT REFERENCE TO
SURVEY PLANS THAT MAY AFFECT IMPROVEMENTS:
JI 61735 RESTRICTIVE COVENANT
Plan 3041
67
Plan 43885
~
126 AVENUE
Plan BCP47502
~
S.P. WADE, BCLS
DATE OF SURVEY: NOVEMBER 21, 2019
APPENDIX D