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2021-01-05 Committee of the Whole Agenda and Reports.pdf
City of Maple Ridge COMMITTEE OF THE WHOLE AGENDA January 5, 2021 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 public participation during the Community Forum register by going to www.mapieridge.ca/640/Council-Meetings 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 December 1, 2020 3. DELEGATIONS / STAFF PRESENTATIONS 4. PLANNING AND 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 2020-250-RZ, 23939 Fern Crescent, RS-2 to RS-1b Staff report dated January 5, 2021 recommending that Maple Ridge Zone Amending Bylaw No. 7692-2020 to rezone from RS-2 (Single Detached Suburban Residential) to RS-1b (Single Detached (Medium Density) Residential) to permit a future subdivision of five lots be given first reading and that the applicant provide further information as described on Schedules A, B, E, F, G, and J of the Development Procedures Bylaw No. 5879-1999, along with the information required for a Subdivision application. Committee of the Whole Agenda January 5, 2021 Page 2 of 5 1102 2020-256-RZ, 12333 227 Street, IRS-1 to R-2 Staff report dated January 5, 2021 recommending that Maple Ridge Zone Amending Bylaw No. 7694-2020 to rezone from RS-1 (Single Detached Residential) to R-2 (Single Detached (Medium Density) Urban Residential) to permit a future subdivision of two lots be given first reading, that the Bylaw not proceed to second reading until an OCP amendment process is concluded, and that the applicant provide further information as described on Schedules A and B of the Development Procedures Bylaw No. 5879-1999, along with the information required for a Subdivision application. 1103 2020-403-RZ, 12077 240 Street and 12079 240 Street, RS-3 to R-1 Staff report dated January 5, 2021 recommending that Maple Ridge Zone Amending Bylaw No. 7695-2020 to rezone from RS-3 (Single Detached Rural Residential) to R-1(Single Detached (Low Density) Urban Residential) to permit a future subdivision of four lots be given first reading and that the applicant provide further information as described on Schedule B of the Development Procedures Bylaw No. 5879-1999, along with the information required for a Subdivision application. 1104 2020-411-RZ, 21429 121 Avenue, RS-1 to R-1 Staff report dated January 5, 2021 recommending that Maple Ridge Zone Amending Bylaw No. 7689-2020 to rezone from RS-1 (Single Detached Residential) to R-1 (Single Detached (Low Density) Urban Residential) to permit a future subdivision of two lots be given first reading and that the applicant provide further information as described on Schedule B of the Development Procedures Bylaw No. 5879-1999, along with the information required for a Subdivision application. 1105 2017-473-DVP, 2017-473-DP, 13616 and 13660 232 Street Staff report dated January 5, 2021 recommending that the Corporate Officer be authorized to sign and seal 2017-473-DVP to provide variances for highest building face height, length of the building face, maximum height, maximum height for an accessory building, front yard setbacks, and lot width for specified townhouse lots, and to provide front and rear yard setback variances for specified single family lots, and that the Corporate Officer be authorized to sign and seal 2017-473-DP to permit the development of approximately ten street townhouse units, and thirteen single family lots. Committee of the Whole Agenda January 5, 2021 Page 3 of 5 1106 2020-308-DVP, 2020-308-DP, 24018 112 Avenue Staff report dated January 5, 2021 recommending that the Corporate Officer be authorized to sign and seal 2020-308-DVP to provide variances for the requirement for concealed parking for the apartment uses and the allowable height for a commercial building in the C-5 zone, and that the Corporate Officer be authorized to sign and seal 2020-308-DP to permit the construction of a commercial building with eight rental apartments on the second storey. 1107 2020-211-DVP, 2020-211-DP, 11280 Pazarena Place Staff report dated January 5, 2021 recommending that the Corporate Officer be authorized to sign and seal 2020-211-DVP to provide variances for the setback from an interior side lot line and the accessory building height, and that the Corporate Officer be authorized to sign and seal 2020-211-DP to permit construction of an amenity building associated with the Polygon Provenance project. 1108 2019-370-DVP, 14155 Marc Road Staff report dated January 5, 2021 recommending that the Corporate Officer be authorized to sign and seal 2019-370-DVP to provide variances for the rear yard setbacks fora specified lot, the height restriction for the R-1 and R-2 lots, and for the recess between the attached garage face and principal building face for specified lots. 1109 2020-400-DVP, 25241 Dewdney Trunk Road Staff report dated January 5, 2021 recommending that the Corporate Officer be authorized to sign and seal 2020-400-DVP to provide variances for the maximum area and maximum depth of the farm home plate, and the maximum height for an accessory building in the Agriculture Land Reserve. 1110 2020-083-DP, 24305 and 24303 101A Avenue Staff report dated January 5, 2021 recommending that the Corporate Officer be authorized to sign and seal 2020-083-DP to permit the development of five single family residential lots. 5. ENGINEERING SERVICES Committee of the Whole Agenda January 5, 2021 Page 4of5 6. CORPORATE SERVICES 1151 Community Emergency Preparedness Fund - Evacuation Route Planning Grant Application Staff report dated January 5, 2021 recommending that the Evacuation Route Planning Grant application be supported. 7. PARKS, RECREATION & CULTURE 8. ADMINISTRATION 9. ADJOURNMENT 10. COMMUNITY FORUM Committee of the Whole Agenda January 5, 2021 Page 5 of 5 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. There is a 2 minute time limit per speaker with a second opportunity provided if no one else is waiting to speak, and a total of 15 minutes is provided for the Community Forum. Respectful statements and/or questions must be directed through the Chair and not to individual members of Council. During the COVID-19 health emergency it is important to ensure that our democratic processes continue to function and that the work of the City remains transparent for all citizens. We are doing business a bit differently during this time as we balance the health and safety of citizens and staff with our democratic processes. While City Hall is now open to the public, Council meetings are being held virtually and only necessary staff are present. In -person attendance by the public at Council meetings is not available and we encourage the public to watch the video recording of the meeting via live stream or any time after the meeting via http://media.mapleridge.ca/Mediasite/Showcase. Using Zoom, input from the public during Community Forum is being facilitated via email to clerks@mapleridge.ca and/or via the raised hand function through the Zoom meeting. For virtual public participation during Community Forum please register in advance by at clicking on the date of the meeting at https://www.mapieridge.ca/640/Council-Meetings. When the meeting reaches the Community Forum portion, please raise your virtual hand to indicate you would like to speak. For detailed information on how to register for the meeting of interest, please refer to https://www.mapleridge.ca/DocumentCenter/View/24663/Launch-Virtual-Meeting If you have a question or comment that you would normally ask as part of Community Forum, you can email clerks@mapleridge.ca before 1:00 p.m. on the day of the meeting and your questions or comments will be shared with Council. If you miss this deadline staff will respond to you in writing as soon as possible. As noted, during the COVID-19 health emergency, we will be using new virtual tools to ensure that citizens' voices are being heard as part of our meetings. We thank citizens for their support as we try innovative approaches to keep us all connected even as we separate to stop the spread of COVID-19. For more information contact: Clerk's Department at 604-463-5221 or clerks@mal)leridge.ca Mayor and Council at mayorcouncilandcaol@mapleridge.ca APPROVED BY: DATE: ,( &, p PREPARED BY: � wla-d CHECKED BY: DATE: De_G.9--Vi:)o DATE: ��C �3�2- o. 2f-) City of Maple Ridge COMMITTEE OF THE WHOLE MEETING MINUTES December 1, 2020 The Minutes of the Committee of the Whole Meeting held on December 1, 2020 at 1:33 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 Mayor M. Morden D. Boag, General Manager Parks, Recreation & Culture Councillor J. Dueck C. Carter, General Manager Planning & Development Services Councillor K. Duncan C. Crabtree, General Manager Corporate Services Councillor C. Meadus S. Nichols, Corporate Officer Councillor G. Robson D. Pollock, General Manager Engineering Services Councillor R. Svendsen T. Thompson, Chief Financial Officer Councillor A. Yousef Other Staff as Required M. Baski, Planner A. Kopystynski, Planner M. McMullen, Manager of Development & Environmental Services J. Mickleborough, Director of Engineering L. Benson, Senior Policy and Sustainability Analyst D. Denton, Property & Risk Manager Note: These Minutes are posted on the City website at mapleridge.ca/AgendaCenter/ Video of the meeting is posted at media. maple rid ge.ca/Mediasite/Showcase Note: Due to the COVID-19 pandemic, Councillor Yousef and Councillor Duncan chose to participate electronically. Note: Councillor Meadus and Councillor Robson were not in attendance at the start of the meeting. 1. CALL TO ORDER 2. ADOPTION AND RECEIPT OF MINUTES 2.1 Minutes of the Committee of the Whole Meeting of November 17, 2020 It was moved and seconded That the minutes of the November 17, 2020 Committee of the Whole Meeting be adopted. CARRIED 2.1 Committee of the Whole Minutes December 1, 2020 Page 2 of 6 4. PLANNING AND DEVELOPMENT SERVICES 1101 2020-301-RZ, 21643 River Road, RS-1 to RT-2 Staff report dated December 1, 2020 recommending that Maple Ridge Zone Amending Bylaw No. 7686-2020 to rezone from RS-1 (One Family Urban Residential) to RT-2 (Ground -Oriented Residential Infill) to permit a future Courtyard Housing development with approximately eight (8) dwelling units be given first reading and that the applicant provide further information as described on Schedules C, D and E of the Development Procedures Bylaw No. 5879-1999. Adrian Kopystynski, Planner, provided a summary presentation and staff answered Council questions. It was moved and seconded That the staff report dated December 1, 2020 titled "First Reading, Zone Amending Bylaw No. 7686-2020, 21643 River Road" be forwarded to the Council Meeting of December 8, 2020. CARRIED 1102 2020-389-RZ, Temporary Use Permits Staff report dated December 1, 2020 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 7685-2020 to designate the entire City as a Temporary Use Area removing the requirement to amend the Official Community Plan for each application, be given first and second reading and be forwarded to Public Hearing. Mark McMullen, Manager of Development and Environmental Services, provided a summary presentation and staff answered Council questions. Note: Councillor Meadus entered the meeting at 1:48 p.m. during the staff presentation. Note: Councillor Robson entered the meeting at 1:53 p.m. during questions from Council. It was moved and seconded That the staff report dated December 1, 2020 titled "First and Second Reading, Official Community Plan Amending Bylaw No. 7685-2020, Temporary Use Permits" be forwarded to the Council Meeting of December 8, 2020. CARRIED Committee of the Whole Minutes December 1, 2020 Page 3 of 6 1103 2020-362-RZ, 11300 Pazarena Place, RM-1 to C-1 Staff report dated December 1, 2020 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 7678-2020 to redesignate from Urban Residential to Commercial be given first and second reading and be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 7679-2020 to rezone from RM-1 (Townhouse Residential) to C-1 (Neighbourhood Commercial) to adjust zone boundaries to match subdivision boundaries for a mixed use site and adjacent townhouse site be given first and second reading and be forwarded to Public Hearing. Adrian Kopystynski, Planner, provided a summary presentation and staff answered Council questions. It was moved and seconded That the staff report dated December 1, 2020 titled "First and Second Reading, Official Community Plan Amending Bylaw No. 7678-2020; First and Second Reading, Zone Amending Bylaw No. 7679-2020, 11300 Pazarena Place" be forwarded to the Council Meeting of December 8, 2020. CARRIED 1104 2018-243-RZ, 21963 Dewdney Trunk Road, unaddressed lot and 12029 220 Street, RS-1 to RM-5 Staff report dated December 1, 2020 recommending that Maple Ridge Zone Amending Bylaw No. 7484-2018 to rezone from RS-1 (One Family Urban Residential) to RM-5 (Low Density Apartment Residential) to permit construction of approximately twelve (12) townhouse units be given second reading as amended and be forwarded to Public Hearing. Adrian Kopystynski, Planner, provided a summary presentation and staff answered Council questions. It was moved and seconded That the staff report dated December 1, 2020 titled "Second Reading, Zone Amending Bylaw No. 7484-2018, 21963 Dewdney Trunk Road, unaddressed lot and 12029 220 Street" be forwarded to the Council Meeting of December 8, 2020. CARRIED Committee of the Whole Minutes December 1, 2020 Page 4 of 6 1105 2016-055-DVP, 2016-055-DP, 23183 136 Avenue Staff report dated December 1, 2020 recommending that the Corporate Officer be authorized to sign and seal 2016-055-DVP to reduce minimum yard setbacks, to reduce minimum radius of space unencumbered by buildings from living room windows and from the centre of all other required windows, and to reduce minimum Usable Open Space per three bedroom unit and that the Corporate Officer be authorized to sign and seal 2016-055-DP for a 54-unit townhouse development consisting of eleven buildings under the RM-1(Townhouse Residential) zone. Michelle Baski, Planner, provided a summary presentation and staff answered Council questions. It was moved and seconded That the staff report dated December 1, 2020 titled "Development Variance Permit and Development Permit, 23183 136 Avenue" be forwarded to the Council Meeting of December 8, 2020. CARRIED 5. ENGINEERING SERVICES 1131 Award of Contract RFP-EN20-45: Engineering Services for the Quantitative Risk Assessment - Fraser River Escarpment Area Staff report dated December 1, 2020 recommending that Contract RFP- EN20-45: Engineering Services for the Quantitative Risk Assessment - Fraser River Escarpment Area be awarded to BGC Engineering Inc., that a contingency for unanticipated additional works be approved and that the Corporate Officer be authorized to execute the contract. Josh Mickleborough, Director of Engineering, provided an overview of the report and staff answered Council questions. It was moved and seconded That the staff report dated December 1, 2020 titled "Award of Contract RFP-EN20-45: Engineering Services for the Quantitative Risk Assessment - Fraser River Escarpment Area" be forwarded to the Council Meeting of December 8, 2020. CARRIED Committee of the Whole Minutes December 1, 2020 Page 5 of 6 1132 Latecomer Agreement LC 174/20 Staff report dated December 1, 2020 recommending that the Corporate Officer be authorized to sign and seal Latecomer Agreement LC 174/20 for lands at 20658 and 20668 113 Avenue. It was moved and seconded That the staff report dated December 1, 2020 titled "Latecomer Agreement LC 174/20" be forwarded to the Council Meeting of December 8, 2020. CARRIED 6. CORPORATE SERVICES 1151 First Reading, Greenhouse Gas Reduction Targets, Official Community Plan Amending Bylaw No. 7688-2020 Staff report dated December 1, 2020 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 7688-2020 to adopt the regional target for reduction of community greenhouse gas emissions be given first reading. Laura Benson, Senior Policy and Sustainability Analyst, provided an overview of the report and staff answered Council questions. It was moved and seconded That the staff report dated December 1, 2020 titled "First Reading, Greenhouse Gas Reduction Targets, Official Community Plan Amending Bylaw No. 7688-2020" be forwarded to the Council Meeting of December 8, 2020. CARRIED 1152 Infrastructure Inspection Policy No. 9.12 Amendment Staff report dated December 1, 2020 recommending that Infrastructure Inspection Policy No. 9.12 be adopted as amended. It was moved and seconded That the staff report dated December 1, 2020 titled "Infrastructure Inspection Policy No. 9.12 Amendment" be forwarded to the Council Meeting of December 8, 2020. CARRIED Committee of the Whole Minutes December 1, 2020 Page 6 of 6 1153 Municipal Security Issuing Resolution Staff report dated November 24, 2020 recommending approval of borrowings from the Municipal Finance Authority of British Columbia as part of the 2021 Spring Borrowing Session with a request that Metro Vancouver Regional District consent to the borrowings over the terms noted and include the borrowing in their Security Issuing Bylaw. Trevor Thompson, Chief Financial Officer, provided a summary presentation and staff answered Council questions. It was moved and seconded That the staff report dated December 1, 2020 titled "Municipal Security Issuing Resolution" be forwarded to the Special Council Meeting of December 1, 2020. CARRIED Councillor Robson - OPPOSED 1154 Recommendations for Inclusion in the 2021-2025 Financial Plan Bylaw Approval of recommendations included in the Financial Overview Report for inclusion in the 2021-2025 Financial Plan Bylaw. Trevor Thompson, Chief Financial Officer, provided a summary presentation and staff answered Council questions. It was moved and seconded That the "Recommendations presented for Inclusion in the 2021-2025 Financial Plan Bylaw" be forwarded to the Special Council Meeting of December 1, 2020. CARRIED Councillor Yousef and Councillor Robson - OPPOSED 9. ADJOURNMENT - 3:30 P.M. Mayor Morden, Chair Presiding Member of the Committee I**� MAPLE mapleridge.ca City of Maple Ridge TO: His Worship Mayor Michael Morden MEETING DATE: and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: SUBJECT: First Reading Zone Amending Bylaw No. 7692-2020 23939 Fern Crescent EXECUTIVE SUMMARY: January 5, 2021 2020-250-RZ Cow An application has been received to rezone the subject property, located at 23939 Fern Crescent, from RS-2 (Single Detached Suburban Residential) to RS-1b (Single Detached (Medium Density) Residential), to permit a future subdivision of five (5) lots. To proceed further with this application additional information is required as outlined below. As per Council Policy 6.31, which was updated December 12, 2017, this application is subject to the Community Amenity Contribution (CAC) Program, at a rate of $5,100 per lot. Therefore, an estimated CAC amount of $25,500.00 would be required. RECOMMENDATIONS: 1. In respect of Section 475 of the Local Government Act, requirement for consultation during the development or amendment of an Official Community Plan, Council must consider whether consultation is required with specifically: I. The Board of the Regional District in which the area covered by the plan is located, in the case of a Municipal Official Community Plan; ii. The Board of any Regional District that is adjacent to the area covered by the plan; III. The Council of any municipality that is adjacent to the area covered by the plan; iv. First Nations; v. Boards of Education, Greater Boards and Improvements District Boards; and vi. The Provincial and Federal Governments and their agencies. and in that regard it is recommended that no additional consultation be required in respect of this matter beyond the early posting of the proposed Official Community Plan amendments on the City's website, together with an invitation to the public to comment, and; 2. That Zone Amending Bylaw No. 7692-2020 be given first reading; and 3. That the applicant provide further information as described on Schedules A, B, E, F, G, and J of the Development Procedures Bylaw No. 5879-1999, along with the information required for a Subdivision application. 1101 2020-250-RZ Page 1 of 6 DISCUSSION: a) Background Context: Applicant: Aplin & Martin Consultants Ltd. David Laird Legal Description: Lot 45, Section 28, Township 12, New Westminster District Plan 63118 OCP: Existing: Low Density Urban, Conservation Proposed: Low Density Urban, Conservation Zoning: Existing: RS-2 (Single Detached Suburban Residential) Proposed: RS-1b (Single Detached (Medium Density) Residential) Surrounding Uses: North: Use: Residential Single Family Zone: RS-2 (Single Detached Suburban Residential) Designation: Medium Density Residential, Conservation South: Use: Residential Single Family Zone: RS-2 (Single Detached Suburban Residential) Designation: Estate Suburban Residential East: Use: Residential Single Family Zone: RS-2 (Single Detached Suburban Residential) Designation: Low Density Urban, Conservation Active Application: 2017-140-RZ (Rezone from RS-2 to RS-1b) West: Use: Residential Single Family Zone: RS-2 (Single Detached Suburban Residential) Designation: Low Density Urban, Conservation Existing Use of Property: Residential Single Family Proposed Use of Property: Residential Single Family Site Area: 0.399 HA. (0.985 acres) Access: Sheldrake Court Servicing requirement: Urban Standard b) Site Characteristics: The subject property is located on the Northwest corner of Fern Crescent and Sheldrake Court (see appendices A and B) and is 0.399 hectares in size. The subject property is relatively flat with slight grade changes on the peripheries. Additionally, there are two creeks located north and east of the subject property. These creeks are within 50.0 metres of the proposed development and will be subject to a Watercourse Protection Development Permit. The property located directly east of the subject property is under a development application (2017-140-RZ) which includes rezoning, 2020-250-RZ Page 2 of 6 subdivision and development permit applications. The development proposal is to permit a five (5) lot subdivision with park dedication. Existing ornamental vegetation can be found throughout the site whilst indigenous vegetation can be found along the periphery, most notably abutting Sheldrake Court and Fern Crescent. c) Project Description: The current application is proposing to rezone the subject property from RS-2 (Single Detached Suburban Residential) to RS-1b (Single Detached (Medium Density) Residential) to permit future subdivision into five (5) single family lots with parkland dedication. Proposed Lots 1-5 will be between approximately 602m2 to 685m2 in area, with 539m2 of the subject property being dedicated as parkland (See Appendices A, B, and D). Preliminary review of the application indicates that road dedication will be required. Sheldrake Court is currently 14.0 metres wide and requires one (1.0) metre of road dedication to meet `Limited Local Street Urban Standard' width of 15.0 metres. This is being achieved from application 2017-140-RZ to the east of the proposed development (Appendix A). Road dedication is also required for Fern Crescent; the applicant will dedicate approximately 290m2 from the proposed development (Appendix D). Furthermore, an application for a Development Variance Permit will be required as the proposed lot widths of 14.0 metres do not meet the RS-1b zone's minimum width of 15.0 metres. At this time the current application has been assessed to determine its compliance with the Official Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and further reports will be required prior to second reading. Such assessment may impact proposed lot boundaries and yields, OCP designations and Bylaw particulars, and may require application for further development permits. d) Planning Analysis: Official Community Plan: The development site is located within the Silver Valley Area Plan and is currently designated Low Density Urban and Conservation. The Low Density Urban designation permits 8 to 18 units per hectare which typically consist of single family residential dwelling types. No changes to these designations are required to support the proposed RS-1b rezoning, although an OCP amendment application will be required to adjust conservation boundaries to accommodate the final subdivision layout and parkland dedication. Zoning Bylaw: The current application proposes to rezone the property located at 23939 Fern Crescent from RS-2 (Single Detached Suburban Residential) to RS-1b (Single Detached (Medium Density) Residential) (see Appendix C) to permit future subdivision of five (5) lots (see Appendix D). The minimum lot size for the current RS-2 zone is 4,OOOm2, and the minimum lot size for the proposed RS-1b zone is 557m2. The new lots being proposed will match those currently at 3rd Reading on the east side of Sheldrake Court. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. 2020-250-RZ Page 3 of 6 Development Permits: Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is required for all developments and building permits within 50 metres of the top of bank of all watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to ensure the preservation, protection, restoration and enhancement of watercourse and riparian areas. There are two (2) watercourses that are located adjacent to the subject property. The watercourse to the north is fish bearing and require a minimum 30.0 metre setback from top of bank. The watercourse along Sheldrake Court requires a 15.0 metre setback as it is considered food and nutrient bearing. 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: • 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 %; • All floodplain areas and forest lands identified on Natural Features Schedule "C". to ensure the preservation, protection, restoration and enhancement of the natural environment and for development that is protected from hazardous conditions. Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application is required for all development and subdivision activity identified in wildfire risk areas. 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; and where this risk may be reasonably abated through implementation of appropriate precautionary measures. The subject property is located within the Wildfire Development Permit Area, identified on Map 1 in Section 8.12 of the Official Community Plan. Prior to second reading, a Registered Professional Forester's Report will be required to determine wildfire mitigation requirements. Advisory Design Panel: Not required. Development Information Meeting: A Development Information Meeting is required for this application as the proposal is creating five (5) lots. Prior to second reading the applicant is required to host a Development Information Meeting in accordance with Council Policy 6.20. e) Interdepartmental Implications: In order to advance the current application, after first reading, comments and input, will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Operations Department; c) Fire Department; d) Building Department; 2020-250-RZ Page 4 of 6 e) Parks, Recreation and Culture Department; f) School District; g) Utility companies; and h) Canada Post. The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing and site access requirements have not been undertaken. We anticipate that this evaluation will take place between first and second reading. f) Early and Ongoing Consultation: In respect of Section 475 of the Local Government Act for consultation during an OCP amendment, it is recommended that no additional consultation is required beyond the early posting of the proposed OCP amendments on the City's website, together with an invitation to the public to comment. g) Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedures Bylaw No. 5879-1999 as amended: 1. An OCP Application (Schedule A); 2. A complete Rezoning Application (Schedule B); 3. A Development Variance Permit (Schedule E); 4. A Watercourse Protection Development Permit Application (Schedule F); 5. A Natural Features Development Permit Application (Schedule G); 6. A Wildfire Development Permit Application (Schedule J); and 7. A Subdivision Application. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. CONCLUSION: The development proposal is in compliance with the policies of the OCP, except for a supported OCP amendment to adjust the existing Conservation boundaries to encompass the proposed parkland area. It is, therefore, recommended that Council grant first reading subject to additional information being provided and assessed prior to second reading. 2020-250-RZ Page 5 of 6 The proposed layout has not been reviewed in relation to the relevant bylaws and regulations governing subdivision applications. Any subdivision layout provided is strictly preliminary and must be approved by the Approving Officer. "Original signed by Tyson Baker" Prepared by: Tyson Baker, B.PI. 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 Christine Carter" for 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. 7692-2020 Appendix D - Proposed Site Plan 2020-250-RZ Page 6 of 6 ►k MAPLE RIDGE British Columbia 900 7,vo�`'r } t ., 4k 06 a ► 4 t ' r t Pi'SOA# t +x_ tip 410 k. d op ' id Al f ;t 4a 'Y ki uA>r I- r } a 4A if 41 - 1 i *a111i,t,�vsraas i�+rGae;l�=.s�.A:if?i�9YrPiilh� MAPLE RIDGE British Catumhia APPENDIX C - CITY OF MAPLE RIDGE BYLAW NO.7692-2020 A Bylaw to amend Schedule "A" Zoning Bylaw Map forming part of Zoning Bylaw No. 7600 - 2019 as amended WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600 - 2019 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. 7692-2020." 2. That parcel or tract of land and premises known and described as: Lot 45 Section 28 Township 12 New Westminster District Plan 63118 and outlined in heavy black line on Map No. 1856 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to RS-1b (Single Detached (Medium Density) Residential). 3. Maple Ridge Zoning Bylaw No. 7600 - 2019 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of READ a second time the day of PUBLIC HEARING held the day of READ a third time the day of ADOPTED, the day of PRESIDING MEMBER ,20 , 20 ,20 ,20 ,20 CORPORATE OFFICER ... 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I23129331 8EP 84511 12930 7 12931 12�? 12929 11 M2129231 9 12924 6 12925 d2�2919 da 12916 M 12917 w1129131WN CO 4 118 1290A 11 12101 CL 12909 12 W 3 17 12900_ 12901 12899 EPP 7332 ?13 12893 PP 8451 1 Ivm N 12885 10 m^ 115 `p14 PP 8373 � W1 PARK EPP 66380 2 P 10713 12848 MAPLE RIDGE ZONE AMENDING Bylaw No. 7692-2020 Map No. 1856 From: RS-2 (Single Detached Suburban Residential) To: RS-1b (Single Detached (Medium Density) Residential) 1 P 10713 — — Urban Area Boundary N SCALE 1:2,500 a PROPOSED SUBDIVISION PLAN OF LOT 45 SECTION 28 TOWNSHIP 12 NEW WESTMINSTER DISTRICT PLAN 63118 SCALE 1 : 500 ALL DISTANCES ARE IN METRES AND DECIAMS THEREOF UNLESS OTHERWISE INDICATED. 10 5 0 10.0 25.0 CIVIC ADDRESS: 23939 FERN CRESCENT, MAPLE RIDGE PARCEL IDENTIFIER: 002-196-425 5 Plan 10335 vb /� / 5 1 681 m2 1 4 \\ \\ 1 \ 602 m2 \\ \\ a� \ ?cn 63 R \\ \\ mZ 602 m2 4D \\\\ 685,m2 9 \ / ZONING: RS1—B LOTS DVP TO REDUCE MINIMUM WIDTH FROM 15m TO 14m LOT DIMENSIONS DERIVED FROM PLAN 63118 SJ'16 APPENDIX D PARK 539 m' 4 :l Pan 631�8 CHARGE(S) ON TITLE WITHOUT REFERENCE TO SURVEY PLANS THAT MAY AFFECT IMPROVEMENTS T103096 STATUTORY RIGHT OF WAY 46 Plan 63118 PREPARED FOR: WEST COAST DREAM HOMES S.P. WADE, BCLS DATE OF DRAWING. JULY 28, 2020 mapleridge.ca City of Maple Ridge TO: His Worship Mayor Michael Morden and Members of Council FROM: Chief Administrative Officer SUBJECT: First Reading Zone Amending Bylaw No. 7694-2020 12333 227 Street EXECUTIVE SUMMARY: MEETING DATE: January 5, 2021 FILE NO: 2020-256-RZ MEETING: C o W An application has been received to rezone the subject property, located at 12333 227 Street, from RS-1 (Single Detached Residential) to R-2 (Single Detached (Medium Density) Urban Residential), to permit a future subdivision of two (2) lots. To proceed further with this application, additional information is required as outlined in this report. As per Council Policy 6.31, which was updated December 12, 2017, this application is subject to the Community Amenity Contribution (CAC) Program, at a rate of $5,100 per lot. However, because the application is proposing for less than three (3) lots, the original lot is exempt. Therefore, an estimated CAC amount of $5,100.00 would be required. The R-2 zone permits a minimum lot size of 315m2. The site is designated Single -Family Residential in the Town Centre Area Plan, which includes a policy that a lot size less than 371m2 is permitted where access is via rear lane only. This subdivision is proposed without a laneway and a separate OCP amendment process is proposed to consider amending Section 3-17 of the Town Centre Area Plan that would allow an R-2 use with a front driveway access. Upon Council direction, the proposed OCP amendment process would be undertaken by the Planning Department to hold a virtual public open house and solicit community feedback on a change to Section 3-17 of the Town Centre Area Plan, which would permit the creation of R-2 lots (minimum 315m2 lot) with street driveway access. It is proposed that lots that are created with an area of less than 315m2 (i.e. R-3 zoned lots) would still be required to provide driveway access from a laneway. The outcomes of the public open house would be reported to Council, with a possible draft OCP Amending Bylaw required to remove the lane requirement. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 7694-2020 be given first reading; 2. That Zone Amending Bylaw No. 7694-2020 shall not proceed to second reading until a Council directed OCP amendment process is concluded by considering the removal of the rear lane requirement for R-2 lots in the Town Centre Area Plan; and 3. That the applicant provide further information as described on Schedules A and B of the Development Procedures Bylaw No. 5879-1999, along with the information required for a Subdivision application. 1102 2020-256-RZ Page 1 of 5 DISCUSSION: a) Background Context: Applicant: Pavan Rakhra Legal Description: Lot 195, Section 20, Township 12, New Westminster District Plan 39421 OCP: Existing: SF (Single -Family Residential) Proposed: SF (Single -Family Residential) Zoning: Existing: RS-1(Single Detached Residential) Proposed: R-2 (Single Detached (Medium Density) Urban Residential) Surrounding Uses: North: Use: Residential Single Family Zone: RS-1(Single Detached Residential) Designation: Urban Residential South: Use: Residential Single Family Zone: RS-1(Single Detached Residential) Designation: Single -Family Residential East: Use: Residential Single Family Zone: RS-1(Single Detached Residential) Designation: Single -Family Residential West: Use: Residential Single Family Zone: RS-1(Single Detached Residential) Designation: Single -Family Residential Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Site Characteristics: Residential Single Family Residential Single Family 761.5m2 (0.188 acres) Lee Avenue Urban Standard The subject property is 761.5m2 (0.188 acre) in area and is bounded by single-family residential lots on the south and west sides, Lee Avenue to the north and 227 Street to the east (see Appendices A and B). The subject property is relatively flat and there is vegetation located on the peripheries of the subject property, most notably along 227 Street. There is an existing house on the site that will require removal as a condition of rezoning. 2020-256-RZ Page 2 of 5 c) Project Description: The current application is proposing to rezone the subject property from RS-1 (Single Detached Residential) to R-2 (Single Detached (Medium Density) Urban Residential) to permit future subdivision into two (2) residential single-family lots. Proposed Lot 1 will be approximately 333.24m2 and proposed Lot 2 will be 385.95m2; both will be accessed from Lee Avenue (See Appendices A, B, and D). At this time the current application has been assessed to determine its compliance with the Official Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and further reports will be required prior to second reading. Such assessment may impact proposed lot boundaries and yields, OCP designations and Bylaw particulars, and may require application for further City approvals. d) Planning Analysis: Official Community Plan: The development site is located within the Town Centre Area Plan and is currently designated Single - Family Residential. The Single -Family Residential designation is intended to provide options for increasing density and choice of housing form, while retaining the single-family character in established neighbourhoods in the Town Centre. As such, a variety of smaller, single-family lot sizes are supportable in this area. The R-2 (Single Detached (Medium Density) Urban Residential) zone was adopted in February, 2012 and has since been utilized in several areas of Maple Ridge. The R-2 zone allows a minimum lot size of 315m2 and is intended to provide an option for single-family lots that are larger than the R-3 (Single Detached (Intensive) Urban Residential) zone with a 213m2 minimum lot area, but smaller than the R-1 (Single Detached (Low Density) Urban Residential) zone with a 371m2 minimum lot area. Proposed Text Amendment to the OCP: Town Centre Area Plan Policy 3-17 requires that smaller single-family lot sizes, between 213m2 and 370m2, provide vehicle driveway access from a rear lane only. This driveway access requirement applies to minimum lot sizes that align with the R-2 and R-3 single-family zones. Upon Council direction, the Planning Department will undertake public consultation (separate from the subject rezoning application), through a virtual open house event, to consider an OCP amendment that would have broad implications for Policy 3-17 within the Town Centre Area Plan. It is proposed that lots in the Town Centre, with an area in excess of 315m2, be permitted to have street driveway access. Effectively, this would permit the creation of some R-2 lots with a front driveway access and leave only the R-3 zone (minimum lot size of 213m2) with a requirement for a rear or corner lot driveway access. Such an amendment would directly impact the ability for this application to proceed as proposed, with a broader intention to facilitate more options for smaller single-family lot sizes within the Town Centre Area Plan. Outcomes of the proposed public open house event would be reported to Council and include an OCP amending bylaw for Council to consider for first and second reading. This could occur at the same time that the Zoning Bylaw Amendment application proceeds to second reading. It should be noted that the majority of R-2 zoned lots that have been created outside of the Town Centre Area have driveway access from the street, which is permitted under the existing R-2 zone regulations. 2020-256-RZ Page 3 of 5 Zoning Bylaw: The current application proposes to rezone the property located at 12333 227 Street from RS-1 (Single Detached Residential) to R-2 (Single Detached (Medium Density) Urban Residential) (see Appendix C) to permit future subdivision of two (2) single-family lots (see Appendix D). The minimum lot size for the current RS-1 (Single Detached Residential) zone is 668m2, and the minimum lot size for the proposed R-2 (Single Detached (Medium Density) Urban Residential) zone is 315m2. Given the sensitivities with the heights of infill development, staff will require that the building height be limited to 8.0 metres (2.5 storeys). This limitation will compliment existing housing, which is predominately one or two storeys in height, on the adjacent properties. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. Development Permits: An application for a Development Permit is not required. Advisory Design Panel: Not required. Development Information Meeting: A Development Information Meeting is not required for this application, as the proposal is creating less than five (5) lots and there is no change in use as per Council Policy 6.20. e) Interdepartmental Implications: Preliminary comments have been received from the Engineering Department confirming a preference that a lane not be created within the block where the subject property is located. In order to advance the current application, after first reading, further comments and input will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Operations Department; c) Fire Department; d) Building Department; e) Parks, Recreation and Culture Department; f) School District; and g) Canada Post. The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. f) Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedures Bylaw No. 5879-1999 as amended: 1. An OCP Application (Schedule A); 2. A complete Rezoning Application (Schedule B);and 2020-256-RZ Page 4 of 5 3. A Subdivision Application. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. CONCLUSION: The development proposal is meeting the intent of the policies of the Town Centre Area Plan in the OCP, providing options for increasing density within single-family character areas. This report also seeks Council direction to undertake public consultation, through a public open house, for a proposed OCP amendment to consider allowing lots larger than 314m2 to have driveway access from the street. For the subject application, it is recommended that Council grant first reading, subject to additional information being provided and assessed prior to second reading. Additionally, it is recommended that the subject rezoning application not proceed to second reading until the OCP policy question related to access lane for the R-2 zone be determined. The proposed layout has not been reviewed in relation to the relevant bylaws and regulations governing subdivision applications. Any subdivision layout provided is strictly preliminary and must be approved by the Approving Officer. "Original signed by Tyson Baker" Prepared by: Tyson Baker, B.PI. 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 Christine Carter" 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. 7694-2020 Appendix D - Proposed Subdivision Plan 2020-256-RZ Page 5 of 5 AI' nE'AInIV A /-%l 1 V1\LJ 11%/l Lo w to N h N N (o N N N N 124 AVE. N b h R O N Lo (-o N IOo to b N N N N N N 124 AVE. 0 N n n n n n N N N N N N � N N N N N N REID AVE. 12381 12370 N v ti � N N N N N N 12371 SUBJECT PROPERTY N N N N N N N N LEE AVE. LEE AVE M O h h O O M N N N N N N N <o (o Lo <o N Lo O o O O O c� 123 AVE. V) N N ,) N N N N N CJ N N N N N N N C, 12333 N O N N F Lo 10 � b coo co b cOp t. N N N N N N N N N 12311 N 12316 12321 123 AVE. 2308 12311 w �o co OD (o co N N (o � 12293 T U) N Lo N Lo N (o N N N a N U N W 2298 12297 LL o ^ 12284 12275 12281 N Tcc4 T N ti 122�� 2272 12271 HINCH CRES. O OD o N N N N N m o) r, o t, O Lo N N N N N 122 AVE. M N N 12314 12313 12302 12301 12290 1 12287 12263 12260 12259 12264 12261 12257 12250 12255 12254 12253 122 AV E. 12240 12244 12243 12230 12228 NL N N N nl N O N 12230 12231 12222 City of Pitt, Meadows - — i 12333 227 STREET 1 ! PID: 005-085-357 O PLANNING DEPARTMENT I �UMAPLE H6 N Langley 9 leY of mapleridge.ca Scale:1:2,000 �F� �- V� FILE:2020-256-RZ RASER R. DATE: Aug 19, 2020 BY: PC 12239 N N N N MAPLE RIDGE � British Columbia APPENDIX C CITY OF MAPLE RIDGE BYLAW NO.7694-2020 A Bylaw to amend Schedule "A" Zoning Bylaw Map forming part of Zoning Bylaw No. 7600 - 2019 as amended WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600 - 2019 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. 7694-2020." 2. That parcel or tract of land and premises known and described as: Lot 195 Section 20 Township 12 New Westminster District Plan 39421 and outlined in heavy black line on Map No. 1859 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-2 (Single Detached (Medium Density) Urban Residential). 3. Maple Ridge Zoning Bylaw No. 7600 - 2019 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of 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 ,20 CORPORATE OFFICER ICJ- 5 N 7 N 5 �5 CV II N I CV I CV I N 23 0_ 10 9 8 ce) A N 00 — 124 AVE. � 0 N N 92 - ko N N N N N N N N 192 N 191 N 190 N 189 N 188 N 187 N 186 P 0137 124 AVE. — — — — — — — — — — — — P — — 9343 — RW 0280 r, 1, 00 01 � 2 12397 154 0 155 Lp 156 N ; 157 158 159 � 160 20 N N N N N N N P 17942 N N 11 N N N N N N N 117 14 15 16 17 18 19 M 20 REID AVE. 00 00 12381 12370 N C 2 bN P 1 883 173 N 171 170 N N21 N167730 P 9343-- 12371 — — — — — P 3 659 P 4 205 6 P 5555 P 5 211 �212 -213 m214 �215 �,216 �, 217 ,�285 286 2358 M 92 93 94 95 96 97 N N N N C\jN N (N4 12355 LEE AVE. LEE AVE. 5 N� O N LO LO IQ LO to P W 39660 N N N N N N N N N N N N N ' 2 m U, N m U j N204 ro LO N o m N ZOZ 0 m N 201 0 m N200 0 m N 199 1 95 123 AVE. 06 N205 N N 203 N N N N 39421 EP 46 72 1 — — — P 3 659 — — — — EP 469 — 2 — — — — 12333 — — N 4 91 N P 1 358 P 4 438 N N ,,14 m15 ,�16 ,�17 ,,18 m19 20 21 �,219 218 LO Lo Lo u) m m m 3 I) U) N N N N N N N N N 12311 12316 pp 12321 123 AVE. 123 AVE. N 2 0- CV 0.89 F W 2308 12311c\j W I h a h (o m m m 12293 1 8 N N 7 N 6 N 5 Nc\j 4 N 3 N 2 N A B 1 88 0 w F P 9358 BCP 12842 2298 12297 N 84 N 83 N N 85 82 LO � 12314 LO LO 12313 N to N 86 0 0_ 81 12302 12301 87 80 12290 12287 CD z 0 LL LL I V P 4438 P 4 134 P 29696 1 a 220 ?431 244 245 246 2 247 0 248 249 127 2284 0 00 12275 Rem.6A I I N N N N � ��Lo 12281 o 2 I` rn ce) 221 N P 1120C RK 4 0 0- 12271 HINCH CRES.IINCH CRES. (0223 z27z 0 50 r1226 12263 o 330 Mr0 122 2 2261 PARK 257 N 258 N 259 N 260 N 261 N C01 12259 co 12264 o) 0) 308 N N P N 2134 N N 251 0_ 2 12257 d 331 N 123 12250 w 3 12255 w 12254 12253 P P 2134 1E. 12240 256 255 o, 254 m 253 252 RP 84324 7 1 2 P 7607 MAPLE RIDGE ZONE AMENDING Bylaw No. 7694-2020 Map No. 1859 From: RS-1 (Single Detached Residential) To: R-2 (Single Detached (Medium Density) Urban Residential) MAPLE RIDGE N British Catumbia SCALE 1:2,000 0�� Smitay l0l S\, Bvn Bev. JL97 D hft,295J8'W (4500 a D SW,2a57e4500 III s m.na.n(+ssl �+=J }ti I I I 285 286 I I I "9 SI— xH��¢ I 7ks st qp� I R. fl—J227 .S.i1.7 uH xE bv.- Jao, (1DaJ I Jr. Bev.-J24 ----0` - ffbe=2"g (lOOIJ Lee Avenue I i S d1V.=T950 (100!) 5ti}9 W lne TAfl9 (ISLYJ }till Sn'9" W h-B.4 (MV) 1P I I Iffm }ti 5tiF'roposed Raad'y5aa 4b Road a d=UW k -Alen,' lsw Dry ms N I o6 .\ 1200 850 11.06 % 8 W Bti I 1 y "\ I Ig IJ5 I r .sa,x ruH 4 1 }}� csN 1.20__ i I snBee=Jess 201 I� I HMv.=Jl.86 (45W mcJ s�4� ran i Ebr_Jh67(450—e) 200 6l y M1g yh uM1b \� }S �65 I Cede I I 5 5� I N � Sbe=JI.B7 (4561 m cJ np % Proposed Fi i^ Proposed x i >• }+� 9y Lott I R I� Lot 2 el }". I 4'. 199 *--JnN -I asasm' 4aT1oH i ySdi �g1 ,de l ' ' aP aMdea2d000 D.*�— ST .TryfL_-__ 9.60 5 ^f � Lhanfnk rmtt \} 4"aerldi "1 m mx m ayndl m j 1500 Cerh' 4" "A LhresvY }5' I 2wr 1200 } I ��]{�'ry} Lf30/ neCdIss, yy6X �" y4 tp JLYN 15 I I Notes: 219 218 Storm and Sanitary Pipe Sizes shown are token from the Asbuilts as shown on the City of Maple Ridge G/S mop. I Benchmark Notes: Elevations Are Geodetic I Referred to Monument:84N9979 I Monument Elevotion:37.840m I Located At. intersection of Ninch Crescent V I wa and 227 Street SCALE 1 250 IJ r, Verical Datum: CV028G1?7D2078 D 5 10 15 20 25m xaAc) Lot dimensions are based on plan J9421 and _'�`' wbe= 1144(2s0r Am,Ja) may change with a current legal survey. ---- Terra Pacific Land Surveying Ltd 22771 St. Awe Amu; Maple Ilidg4 BC Ph.. 604-463-2509 Fac 604-463-4501 Client: Pavan Rakhra Project: 12JJJ 227 Street Maple Ridge, BC P1D: 005-085-357 Current Zoning., RSl Proposed Zoning: RS2 Drawing Title: Topographic Survey Plan of Lot 195 Sec 20, Tp 12 New Westminster District Plan J9421 Ce,I ed Carrecl This t7th Day Or August, 2020 dlte Bememann, SCLS Legend. ® Survey Cm Ira/ Mmumml Tree (Ted At Point Or Entry Mt. The around) x Gm nd Devotion m Cafeh Basin �-�- Dfteh (Swafe) r,r Edge Of AVhelt ® Fve H)*- t- Guy 0fre Inspection Chamber ® Lawn Drab D {7 tamp Standard O 14anhwe b P— Pole M -AIL Power Pde - Lfght 7 L pd hbtcr Va. Sfgn ® Gas V.I. © Gm Meler ® Water Meter v Scale. 1: 250 Date: Aug. 17th, 2020 01 File: MR20-615 TOPO 1 mapleridge.ca City of Maple Ridge TO: His Worship Mayor Michael Morden and Members of Council FROM: Chief Administrative Officer SUBJECT: First Reading Zone Amending Bylaw No. 7695-2020 12077 240 Street and 12079 240 Street EXECUTIVE SUMMARY: MEETING DATE: January 5, 2021 FILE NO: 2020-403-RZ MEETING: C o W An application has been received to rezone the subject properties, located at 12077 240 Street and 12079 240 Street, from RS-3 (Single Detached Rural Residential) to R-1 (Single Detached (Low Density) Urban Residential) to permit a future subdivision of four (4) lots. To proceed further with this application additional information is required as outlined below. As per Council Policy 6.31, which was updated December 12, 2017, this application is subject to the Community Amenity Contribution (CAC) Program, at a rate of $5,100 per lot. Therefore, an estimated CAC amount of $20,400.00 would be required. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 7695-2020 be given first reading; and 2. That the applicant provide further information as described on Schedule B, of the Development Procedures Bylaw No. 5879-1999, along with the information required for a Subdivision application. DISCUSSION: a) Background Context: Applicant: Don Bowins Legal Description: Lot 2, Section 21, Township 12, New Westminster District Plan 18013 Lot 3, Section 21, Township 12, New Westminster District Plan 18013 OCP: Existing: Urban Residential Proposed: Urban Residential Zoning: Existing: RS-3 (Single Detached Rural Residential) Proposed: R-1(Single Detached (Low Density) Urban Residential) 1103 2020-403-RZ Page 1 of 4 Surrounding Uses: North: Use: Residential Single Family Zone: R-2 (Single Detached (Medium Density) Urban Residential) Designation: Urban Residential South: Use: Residential Single Family Zone: RS-3 (Single Detached Rural Residential) Designation: Urban Residential East: Use: Residential Single Family Zone: RS-3 (Single Detached Rural Residential) Designation: Estate Suburban Residential West: Use: Civic (City of Maple Ridge Operations Centre) Zone: P-6 (Civic Institutional) Designation: Institutional Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing requirement: b) Site Characteristics: Residential Single Family Residential Single Family 0.123 HA (0.303 acres) 120B Avenue Urban Standard The subject properties are 0.123 ha (0.303 acres) each in area and are bounded by residential single family lots on the north and south sides and 240 Street on the east. The City of Maple Ridge Operations Centre is located directly west of the subject site. The subject properties each consist of a residential single family dwelling which will be demolished as a condition of rezoning. Furthermore, vegetation is located throughout the two properties and the lot grades are relatively flat. c) Project Description: The current application is proposing to rezone the subject properties from RS-3 (Single Detached Rural Residential) to R-1 (Single Detached (Low Density) Urban Residential) to permit future subdivision into four (4) lots (See Appendices A or B). Due to access needing to be from 120B Street and existing lot dimensions, the proposed lots will range from 378m2 to 796m2 in size which meets the minimum lot requirements of 371m2 in the R-1 (Single Detached (Low Density) Urban Residential) zone. At this time the current application has been assessed to determine its compliance with the Official Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and further reports will be required prior to second reading. Such assessment may impact proposed lot boundaries and yields, OCP designations and Bylaw particulars, and may require application for further development permits. 2020-403-RZ Page 2 of 4 d) Planning Analysis: Official Community Plan: The development site is located within the Urban Area Boundary and is currently designated Urban Residential and is subject to Major Corridor Residential Policies. The OCP Major Corridor Residential policies, as per the Zoning Matrix, supports the proposed R-1 zone which permits the construction of residential single family dwellings on lots exceeding 371m2. The proposed development compliments adjacent land uses and lot sizes to the north and any possible development to the south. Therefore, after preliminary review of the proposal, the application to rezone the properties to the R-1 (Single Detached (Low Density) Urban Residential) zone is consistent with the OCP infill policies and is thus supportable. Zoning Bylaw: The current application proposes to rezone the properties located at 12077 240 Street and 12079 240 Street from RS-3 (Single Detached Rural Residential) to R-1 (Single Detached (Low Density) Urban Residential) (see Appendix C) to permit the creation of four (4) lots through subdivsion (see Appendix D). The minimum lot size for the current RS-3 (Single Detached Rural Residential) zone is 8,000m2, and the minimum lot size for the proposed R-1 (Single Detached (Low Density) Urban Residential) zone is 371m2. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. Development Permits: Not required. Advisory Design Panel: Not required. Development Information Meeting: A Development Information Meeting is not required for this application as the proposal indicates the creation less then five (5) lots. , e) Interdepartmental Implications: In order to advance the current application, after first reading, comments and input, will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Operations Department; c) Fire Department; d) Building Department; e) Parks, Recreation and Culture Department; and f) Canada Post. The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. 2020-403-RZ Page 3 of 4 This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing and site access requirements have not been undertaken. We anticipate that this evaluation will take place between first and second reading. f) Early and Ongoing Consultation: In respect of Section 475 of the Local Government Act for consultation during an OCP amendment, it is recommended that no additional consultation is required beyond the early posting of the proposed OCP amendments on the City's website, together with an invitation to the public to comment. g) Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedures Bylaw No. 5879-1999 as amended: 1. A complete Rezoning Application (Schedule B); and 2. A Subdivision Application. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. CONCLUSION: The development proposal is in compliance with the OCP, therefore, it is recommended that Council grant first reading subject to additional information being provided and assessed prior to second reading. The proposed layout has not been reviewed in relation to the relevant bylaws and regulations governing subdivision applications. Any subdivision layout provided is strictly preliminary and must be approved by the Approving Officer. "Original signed by Tyson Baker" Prepared by: Tyson Baker, B.PI. 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 Christine Carter" for 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. 7695-2020 Appendix D - Proposed Site Plan 2020-403-RZ Page 4 of 4 AnncAlf11V !ll 1 ..I.v.. t 12239 N ° � 12225 1229E w 12180 12209 12183 12155 12160 'a i 12145 12150 sa 12169 a 12 5 12140 12162 12161 12125 N m 12130 12139 12113 12120 12127 12152 a 12105 121f0 ?,�9 N N N N 93, 12142 121 AVE- o wpp Obi O1 � w �o q q � 12126 N N N N N SUBJECT PROPERTIES 0^1 OW1 N N 120E AV r 12079 0 N 12084 12077 12074 12067 12040 I I " DEWDNEY TRUNK RD DEWDNEY TRU N N N N N N N N N N N N N N h N O 11980 M N gg1 iv � F 11970 _ 119BAVE- m 23998 0 12077/79 240 STREET Legend PIUS: 001-740-628 & 000-836-265 Stream PLANNING DEPARTMENT }�— Ditch Centreline MAPLE N = �— Indefinite Creek ® Active Applications (RZ/SD/DP/VP) mapleridge.ca Scale: 1:2, 500 FILE: 2020-403-RZ DATE: Nov 13, 2020 BY: PC MAPLE RIDGE British Columbia APPENDIX C CITY OF MAPLE RIDGE BYLAW NO.7695-2020 A Bylaw to amend Schedule "A" Zoning Bylaw Map forming part of Zoning Bylaw No. 7600 - 2019 as amended WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600 - 2019 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. 7695-2020." 2. Those parcels or tracts of land and premises known and described as: Lot 2 Section 21 Township 12 New Westminster District Plan 18013 Lot 3 Section 21 Township 12 New Westminster District Plan 18013 and outlined in heavy black line on Map No. 1860 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to R-1(Single Detached (Low Density) Urban Residential). 3. Maple Ridge Zoning Bylaw No. 7600 - 2019 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , 20 READ a second time the day of , 20 PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 ADOPTED, the day of PRESIDING MEMBER ,20 CORPORATE OFFICER Erna BCP 13346 122sa 121so nzo9 I $ > 26 27 12163 '�i 9 12155 12160 7'2i3� s > 2 12145 12150 2 '2> > 2>s? 10 25 28 121ss 6 6 IQ �> CO 12135 12140 LQ r g 5'2'p� y�. `> 12 11 24 29 M 12161 v 3N 121sz 4 �� 2��0 >'i� 13 35� 23 2125 N 30 M m 4 a >c, �' rn 12130 12139 W >21- 14 LMF 31335 12113 N 12120 2 5 15 �� 18 19 20 22 31 12127 12152 *PP098 16 17 ^ '�`� 12105 12110 6 2�,99 N 112 7 N N N N 21 32 s 12142 S 1 /2 7 121 AVE. I LMP 31029 BCP 46754 12126 b b b b b n n n 6 V 2N 32 4N 5N 25 2 M BCP 5 71 n 9 8 ^ 7q 6 a 12112 *PP097 2j�95,, N N N 5 P 82308 10 BCP 50191 120B AVE. 3 12064 12079 Rem 1 0 2 4 00 12077 a M Rem Pcl. 'A' 1 12074 a 1zos7 3 L P 57747 — _ _ EPP 84782 _ I LMP 30402 BCP 28926(lease) 12040 o Rem 20 oo N V 14 d mV 03 I W a rn 1 w 01 RW 30273 0_ M N Rem 21 a N m P 88032 \ Doo N N U ban Area LMP 30401 Boundary I RW 86310 BCP 7213 DEWDNEY TRUNK RD. \ P 86310 RP 84994 RP 85321 m m m m LMP 38196 a a 15 1 1 12 11 m pe „ ni io ■ Rem N MAPLE RIDGE ZONE AMENDING Bylaw No. 7695-2020 Map No. 1860 From: RS-3 (Single Detached Rural Residential) To: R-1(Single Detached (Low Density) Urban Residential) EPPI PA Rem 2 vI 0 v m 0 LMP 54 DEWDNEY TRUN Urban Area Boundary N British Columbia SCALE 1:2,500 120B AVE 8 7 6 9 Plan BW50T6 Plan BM50716 Plan BM50716 Plm BWMS eoo i2oo 115c 10 Plan Bw'AT6 --.�arwo- BT R B � Ilr T i 600 I All < vll I� 1 J I I I m y t 2,r M o- a I I I I� �I Bt LiJ w I ax .gym• Al. Qf LL sa t.7n i Plan 8008 newxron wnmm.o- �n.�no- (/•� 0 12067 240TH ST. r I N 4 R-1 SINGLE FAMILY LOTS ZONING MIN LOT SIZE 371m2 MIN LOT DEPTH 24.00m MN LOT WIDTH 12.00m FRONT YARD SETBACK 5.5m REAR YARD SETBACK 6.00m INT. SIDE SETBACK 1.2m EXT. SIDE YARD 3.Om s L I riTV ni, WMD o dcT/ANc"0R �� rt¢ JD oRAwN 06DKB1GNm pKe CHECKED APPRom WIRY=° Q D.K. BOWINS & ASSOCIATES INC.BA R m pINKBFR ® FlELO BOOK 6CA1E5 HORZ. 1: 895E EMI RY STREET, MISSION, B.L. V 451A6 FPX'. 604-82B—B, EMNL: Eb—lns@cbaw.0a oR ns vAlrc ou sTREFT B.T eaBwo Q VERT. — FNCINEERINC DEPARTMENT SUBDIVISION PLAN R-1 LOTS 0 MAPLE RIDGE British Cotumbia mapleridge.ca City of Maple Ridge TO: His Worship Mayor Michael Morden and Members of Council FROM: Chief Administrative Officer SUBJECT: First Reading Zone Amending Bylaw No. 7689-2020; 21429121 Avenue EXECUTIVE SUMMARY: MEETING DATE: January 05, 2021 FILE NO: 2020-411-RZ MEETING: C o W An application has been received to rezone the subject property, located at 21429 121 Avenue, from RS-1 (Single Detached Residential) to R-1 (Single Detached (Low Density) Urban Residential), to permit a future subdivision of two lots, each approximately 507m2 in area. To proceed further with this application additional information is required as outlined below. Pursuant to Council policy, this application is subject to the Community Amenity Contribution Program, and will be requested to pay $5,100.00 for the additional proposed single family residential lot, as the original lot is exempt when proposing fewer than three lots. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 7689-2020 be given first reading; and 2. That the applicant provide further information as described on Schedule B of the Development Procedures Bylaw No. 5879-1999, along with the information required for a Subdivision application. DISCUSSION: a) Background Context: Applicant: True Light Building & Development Owner: Kevin D Kennedy Legal Description: Lot C, District Lot 245, Group 1, New Westminster District Plan 19628 OCP: Existing: Urban Residential Proposed: Urban Residential Zoning: Existing: RS-1(Single Detached Residential) Proposed: R-1 (Single Detached (Low Density) Urban Residential) 1104 2020-411-RZ Page 1 of 4 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: b) Site Characteristics: Single family residential RS-1(Single Detached Residential) Urban Residential Single family residential R-1(Single Detached (Low Density) Urban Residential) Urban Residential Single family residential R-1 (Single Detached (Low Density) Urban Residential) Urban Residential Single family residential RS-1(Single Detached Residential) Urban Residential Single family residential Single family residential 0.111 Ha. (0.27 acres) 121 Avenue Urban Standard The subject property is located at 21429 121 Avenue, and designated Urban Residential. 121 Avenue is considered a Collector Road under the city's road classification and is a major corridor under the OCP. The subject property is bounded by single family residential lots and 121 Avenue to the south, and is generally flat with hedges as perimeter fencing. c) Project Description: The current application proposes to rezone the subject property, located at 21429 121 Ave, from RS- 1(Single Detached Residential) to R-1 (Single Detached (Low Density) Urban Residential), in order to create two single family residential lots of approximately 507 m2 in area, after road dedication of approximately 2.8m (see Appendices A and B). The two new lots are approximately 30.5 metres in depth and are each 16.61 metres wide. At this time the current application has been assessed to determine its compliance with the Official Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will need to be made once full application packages have been received. A more detailed analysis and further reports will be required prior to second reading. Such assessment may impact proposed lot boundaries and yields, OCP designations and Bylaw particulars, and may require application for further development permits. d) Planning Analysis: Official Community Plan: The development site is currently designated Urban Residential, and is located on a corner lot with major corridors on both sides. The Major Corridor Infill policies allow for the proposed R-1 (Single Detached (low density) Urban Residential) zoning. Furthermore it is noted that the adjacent properties to the east and to south have been rezoned to the same R-1 (Single Detached (Low Density) Urban Residential) zoning. 2020-411-RZ Page 2 of 4 Zoning Bylaw: The current application proposes to rezone the property located at 21429 121 Avenue from RS-1 (Single Detached Residential) to R-1 (Single Detached (Low Density) Urban Residential) (see Appendix C) to permit a future subdivision into two single family residential lots (see Appendix D). The proposed zone requires a minimum area of 371 m2, a minimum width of 12 metres, and a depth of 24 metres, under the updated Zoning Bylaw. The subject proposal is for two single family residential lots of approximately 507 m2 in area, after road dedication of approximately 2.8m. The two new lots are approximately 30.5 metres in depth and are each 16.61 metres wide. Advisory Design Panel: As no Development Permit application is required, the subject application will not be reviewed by the Advisory Design Panel prior to Second Reading. Development Information Meeting: A Development Information Meeting is not required for a rezoning to accommodate a two -lot subdivision application. e) Interdepartmental Implications: In order to advance the current application, after first reading, comments and input, will be sought from the various internal departments and external agencies listed below: a) Engineering Department; b) Operations Department; c) Fire Department; d) Building Department; and e) Canada Post. The above list is intended to be indicative only and it may become necessary, as the application progresses, to liaise with agencies and/or departments not listed above. This application has not been forwarded to the Engineering Department for comments at this time; therefore, an evaluation of servicing and site access requirements have not been undertaken. We anticipate that this evaluation will take place between first and second reading. f) Development Applications: In order for this application to proceed the following information must be provided, as required by Development Procedures Bylaw No. 5879-1999 as amended: 1. A complete Rezoning Application (Schedule B); and 2. A Subdivision Application. The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. 2020-411-RZ Page 3 of 4 CONCLUSION: The development proposal is in compliance with the OCP, therefore, it is recommended that Council grant first reading subject to additional information being provided and assessed prior to second reading. The proposed layout has not been reviewed in relation to the relevant bylaws and regulations governing subdivision applications. Any subdivision layout provided is strictly preliminary and must be approved by the Approving Officer. "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 Christine Carter" for Concurrence: AI Horsman Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Ortho Map Appendix C - Zone Amending Bylaw No. 7689-2020 Appendix D - Proposed Site Plan 2020-411-RZ Page 4 of 4 APPENDIX A 21429 121 AVENUE Legend P.I.D.010-509-739 ® Active Applications (RZ/SD/DP/VP) PLANNING DEPARTMENT UIRWHIPICIM N No Current Development Applications mapleridge.ca Scale: 1:2,500 FILE: 2020-411-SD / 2020-411-RZ DATE: Nov 23, 2020 BY: BD MAPLE RIDGE British Columbia I APPENDIX C CITY OF MAPLE RIDGE BYLAW NO. 7689-2020 A Bylaw to amend Schedule "A" Zoning Bylaw Map forming part of Zoning Bylaw No. 7600 - 2019 as amended WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 7600 - 2019 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. 7689-2020." 2. That parcel or tract of land and premises known and described as: Lot C District Lot 245 Group 1 New Westminster District Plan 19628 and outlined in heavy black line on Map No. 1854 a copy of which is attached hereto and forms part of this Bylaw, is hereby rezoned to R-1(Single Detached (Low Density) Urban Residential). 3. Maple Ridge Zoning Bylaw No. 7600 - 2019 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the day of , 20 READ a second time the day of ,20 PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 APPROVED by the Ministry of Transportation and Infrastructure this ,20 ADOPTED, the day of PRESIDING MEMBER ,20 day of CORPORATE OFFICER OM N18 M N17 11 M N16 1782 0 M N15 12209 P 56896 m 56 225 226 M m 12191 M 57 ! N � N POLO P 9922 N e} A � 7 a �2 a 12167 "' 228 LO U co m 12157 P 56896 (EPS 1953 12153 m P 36519 109 110 N 1 2 M M Q. ^ C 2 N N N N 12220 56 38 12219 O 1220e LO M 55 39 N — 12211 tL 12204 54 40 12203 12192 — I- 41 N 19 20 12180 p o 42 v EP 82966 N 12189 P 9922 6 O 122 AVE. 12212 00 � (0 N o N v v It v v v u� 53 N52 N51 N50 N49 N48 NN 47 75 N 76 N7 P 19202 P 1 973 21 22 23 1 24 25 26 27 12188 CAMPBELL AVE. P2 28 29 30 O N N N N 168 V N e} N h N a N 14. - n � Z O O b O b f0 O N 18 17 N 16 15 N 14 N 13 N 12 N 11 N 10 N 9 8 N 7 5 l52 a P 4973 P 149 3 P 7.199 P 48 1962 E P 7499 E N E 1121 2 E, 3 v) 4 h ui 00 MEPPP54816 a E REM 65'00 REM 70 REM 50' M P v N 28 N a 25 25 24 24 �, 23 23 N N N N N N N N t N N N LMP 29660 873 121 AVE. b � OV N M (0 M O M (0 (0 CO O M O d' O a M � a tl 7 t} a O v eF co v O C O O Cn ..yy ". N u07 ui 'V N W O N N1 2N 4) (0 N N N N N N N N N N N N N N cc lY WCS 7 8 1 2 G H 229 230 1 2 227 228 Rem 2 P 7499 LMP 8262 � 12116 1 N 12106 P 39673 116 4 P 7 99 PP 80 gP 2 461 65760 72 46 63 37 P10 06 -- — — — — 12095 � 731 12os4 — — — — — 5 NR12093 P70721 6 00 I 12083 N GLENWOOD —' EP 22712 P 28751 238 1I AVE. 21410 I 241 M 001- r` 1242 � � co 118 N tL t N N— 8 R —7 — — — — — — — — — — — — — — — — — — — — T. i1 P 21731 — — RW 18394 — — — — — — — — P >54 —� MAPLE RIDGE ZONE AMENDING Bylaw No. 7689-2020 Map No. 1854 From: RS-1(Single Detached Residential) To: R-1 (Single Detached (Low Density) Urban Residential) L N SCALE 1:2,000 SKETCH PLAN SHOWING PROPOSED 2 L 0 T SUBDIVISION 21429 121st Avenue, Maple Ridge, BC Q 1) 17 16 15 1 14 APPENDIX D 16.61 16.61 0 0 0 0 1.20 1.20 01.20 _ 1.20 Proposed Lot 1 o Proposed Lot 2 I I Area: 507.4 m2 C Area: 507.4 m2 E I/2I I I II 28 91 II I oo I I 8 0 L_ Buildinq setback_, ^ J L_ Building --setback_ _ J 1.20 1.20 1.20 1.20 h 16.61 16.61 $ Proposed Road 18 N Area: 93.0 m2 M21 N 121st Avenue SCALE 1 250 0 5 10 15 20 25 m NOTES• Current Zoning.• RS-1 J �4" l�►" Proposed Zoning: R-1 Land Surveying Ltd Lot dimensions ore based on plan 19628 22371 St. Anne Avenue, Maple Ridge, BC and may change with the current legal survey. Phone: 604-463-2509 Fax: 604-463-4501 * MAPLE RIDGE maplerldge.ca City of Maple Ridge TO: His Worship Mayor Michael Morden and Members of Council FROM: Chief Administrative Officer SUBJECT: Development Variance Permit Development Permit 13616 and 13660 232 Street EXECUTIVE SUMMARY: MEETING DATE: January 5, 2021 FILE NO: 2017-473-DVP 2017-473-D P MEETING: C o W A Multi -Family Development Permit application has been received for the subject properties, located at 13616 and 13660 232 Street, for 10 street townhouses fronting 232 Street, under the RST-SV (Street Townhouse - Silver Valley) zone and 13 single family lots. This application is subject to the Multi -Family Residential Development Permit Area Guidelines for the street townhouses, which establish the form and character of multi -family development, with the intent to enhance the existing neighbourhood with compatible housing styles that meet diverse needs and minimize potential conflicts on neighbouring land uses. The 13 single family lots proposed with this redevelopment application are not subject to the Multi -Family Development Permit. In addition to the Multi -Family Development Permit, the applicant has requested several variances to Zoning Bylaw No. 3510-1985 to accommodate the proposed development, as follows: For the RST-SV (Street Townhouse - Silver Valley) zoned lots: 1. To increase the Highest Building Face height from 7.Om (23.0 ft.) to 7.7m (25.3 ft.) for proposed Lot 1, and to 7.4m (24.3 ft.) for proposed Lots 2 through 10; 2. To increase the 40% of the length of the building face exemption to 100% for proposed Lot 1, and to 41% for proposed Lots 2 through 10; 3. To increase the maximum height from 11.0m (36 ft.) to 11.2m (36.7 ft.) for proposed Lots 1 through 16; 4. To increase the maximum height for an accessory building from 4.6m (15.1 ft.) to 5.Om (16.4 ft.) for proposed Lot 1; 5. To reduce the front yard setback from 4.Om (13.1 ft.) to 3.6m (11.8 ft.) for proposed Lots 2 through 10; and 6. To reduce the lot width from 10.5m (34.4 ft.) to 9.9m (32.5 ft.) for proposed Lot 1. For the Single Family Lots: 1. To reduce the front and rear yard setbacks from 7.5m (24.6 ft.) to 4.Om (13.1 ft.), and reduce the lot depth from 27.Om (88.6 ft.) to 21.4m (70.2 ft.) for proposed Lot 20; 2. To reduce the front yard setback from 6.Om (19.7 ft.) to 5.5m (18 ft.) for proposed Lots 18 and 19; 3. To reduce the front yard setback from 5.5m (18 ft.) to 3.Om (9.8 ft.), and reduce the rear yard setback from 8.Om (26.2 ft.) to 6.Om (19.7 ft.) for proposed Lot 21; and 4. To reduce the rear yard setback from 13.Om (42.7 ft.) to 12.5m (41 ft.) for proposed Lot 13 and to 10.Om (32.8 ft.) for proposed Lot 14. Council considered rezoning application 2017-473-RZ and granted first reading for Zone Amending Bylaw No. 7431-2018 on February 27, 2018. Council granted first and second reading for Official 1105 2017-473-DP Page 1 of 9 Community Plan Amending Bylaw No. 7430-2018, and second reading for Zone Amending Bylaw No. 7431-2018 on April 14, 2020. This application was presented at Public Hearing on May 19, 2020, and Council granted third reading on May 26, 2020. Council will be considering final reading for the amending bylaws on January 12, 2021. RECOMMENDATIONS: 1. That the Corporate Officer be authorized to sign and seal 2017-473-DVP respecting properties located at 13616 and 13660 232 Street; and 2. That the Corporate Officer be authorized to sign and seal 2017-473-DP respecting properties located at 13616 and 13660 232 Street. DISCUSSION: a) Background Context: Applicant: A. Paskovic, Aplin & Martin Consultants Ltd. Legal Descriptions: South Part Lot 9, Except: Parcel "A" (Reference Plan 10274), Block "A" Section 33, Township 12, New Westminster District Plan 2409, Being All That Portion of Said Lot Lying to the South of a Straight Line Drawn Parallel to and Perpendicularly Distant 200 Feet South from the North Boundary; and Parcel "A" (Reference Plan 10274) South Part Lot 9, Block "A" Section 33, Township 12, New Westminster District Plan 2409 OCP: Existing: Low Density Urban, Medium Density Residential, Eco Clusters, Open Space and Conservation Proposed: Low Density Urban, Medium Density Residential, Medium/High Density Residential, Open Space and Conservation Zoning: Existing: RS-3 (One Family Rural Residential) Proposed: RST-SV (Street Townhouse - Silver Valley), R-1 (Residentil District), R-2 (Urban Residential District), RS-1b (One Family Urban (Medium Density) Residential), and RS-1 (One Family Urban Residential) Surrounding Uses: North: Use: Conservation and Neighbourhood Park Zone: RS-3 (One Family Rural Residential) and P-1 (Park and School) Designation: Conservation and Neighbourhood Park South: Use: Single Family Residential (under application 2020-009-RZ) Zone: RS-3 (One Family Rural Residential) Designation: Eco Clusters, Open Space, and Conservation East: Use: North Alouette River, vacant Zone: RS-3 (One Family Rural Residential) Designation: Low Density Urban and Conservation West: Use: Vacant (recently approved application 2016-055-RZ) Zone: RM-1(Townhouse Residential) Designation: Medium/High Density Residential, Conservation, and Civic 2017-473-DP Page 2 of 9 Existing Use of Properties: Vacant and Single Family Residential Proposed Use of Property: Multi -Family Residential and Single Family Residential Site Area: 2.56 ha (6.3 acres) Access: Future Blaney Road and future Lane from the north Servicing requirement: Urban Standard Companion Applications: 2017-473-RZ, 2017-473-SD, 2018-326-DP, 2018-327-DP b) Project Description: The subject properties, located at 13616 and 13660 232 Street, are located on the north-east corner of the intersection of 232 Street and the un-constructed 136 Avenue (see Appendices A and B). The property located at 13660 232 Street is a vacant triangular property, with a tributary of Cattell Brook that traverses the north-western point of the property. This tributary will be diverted with the development to the north to re -align with 232 Street. A reduced watercourse protection setback is required along the frontage of both properties and is compensated for in the habitat balance and re -planting areas, as determined through the rezoning process. The eastern half of the 13616 232 Street property is heavily treed and slopes down toward the North Alouette River. The western half of the property slopes more gradually toward 232 Street. There is an existing pump station located within the un-opened 136 Avenue Right -of -Way. The City's pump station will eventually be relocated or removed with future improvements to the water system. The applicant is proposing to rezone and redevelop the subject properties to allow for approximately: • ten RST-SV (Street Townhouse - Silver Valley) townhouse units along 232 Street; • four R-2 (Urban Residential District) single family lots; • six R-1(Residential District) single family lots; • two RS-1b (One Family Urban (Medium Density) Residential) single family lots; and • one RS-1(One Family Urban Residential) single family lot. The proposal gradually decreases in density from west to east (see Appendix C). This pattern of lot size gradient is reflected in the subdivision pattern of the lands to the north. The Multi -Family Development Permit only applies to the 10 RST-SV (Street Townhouse - Silver Valley) townhouse units. The Development Variance Permit applies to the townhouse units and some of the single family lots, as discussed below. The street -oriented townhouse units are designed in response to the slope of 232 Street. The blocks follow the slope closely. The units are broken down into two blocks: one block of six units and one block of four units, with an open space in the middle to decrease the massing. Each unit has its main entrance on the basement level, fronting 232 Street with access to the rear yard and to its garage through an exterior door on the ground floor level, located above the basement. The top floors are recessed back to bring down the building height perceived from street level, and to match the adjacent development to the north. The units all have four bedrooms and are provided with two parking spaces within detached garages, accessed from the rear lane. Visitor parking is not required for the RST-SV (Street Townhouse - Silver Valley) zone. 2017-473-DP Page 3 of 9 c) Planning Analysis: Official Community Plan Pursuant to Sections 8.7 Multi -Family Development Permit Area Guidelines of the Official Community Plan (OCP), a Multi -Family Development Permit is required for all new Multi -Family development on land designated Urban Residential on Schedule B of the OCP or Multi -Family development within an Area Plan. The purpose of the Multi -Family Development Permit is to enhance existing neighbourhoods with compatible housing styles that meet diverse needs and minimize potential conflicts on neighbouring land uses. The guidelines for a Multi -Family Development Permit, as outlined in the OCP, are summarized below, with responses from the Project Architect on how they are met: 1. New development into established areas should respect private spaces, and incorporate local neighbourhood elements in building form, height, architectural features and massing. "in consideration of the neighbours' private space, the proposed street townhouse units have a minimum number and size of windows placed on the north side, facing the exterior lot line and no windows placed facing the interior yard. The design follows the slope closely with repeating architectural elements. The units are broken down into two blocks with a space in between to avoid monotonous massing. The form and scale is consistent with the street townhouses to the north. Top floors of the units are recessed to bring down the scale and perceived height to the building to a pedestrian -friendly level." 2. Transitional development should be used to bridge areas of low and high densities, through means such as stepped building heights, or low-rise ground oriented housing located to the periphery of higher density developments. "The proposal continues the street townhouses from the north and decreases in density [and massing] of single family lots as it progresses to the east." 3. Large scale developments, should be clustered and given architectural separation to foster a sense of community, and improve visual attractiveness. "The street townhouses are broken down into two blocks and a space is provided in between to provide a visual break and avoid monotonous building massing and improve visual attractiveness of the street facades." 4. Pedestrian circulation should be encouraged with attractive streetscapes attained through landscaping, architectural details, appropriate lighting and by directing parking underground where possible or away from public view through screened parking structures or surface parking located to the rear of the property. "Each unit has a main entrance facing 232 Street, providing pedestrian access to the street. Retaining walls are proposed to separate the front yard of the units and the sidewalk. The walls accommodate grade transition between the front yard and the street, with an elevation change of approximately four feet. The retaining wall steps down, following the slope along 232 Street to reduce the visual appearance of blank walls and to make the height more approachable for pedestrians. All required parking spaces are provided in detached garages accessed from the rear lane." 2017-473-DP Page 4 of 9 Based on the above review and analysis, the proposed development complies with the Key Guideline Concepts of the Multi -Family Development Permit. Zoning Bylaw The application proposes to rezone the subject properties from RS-3 (One Family Rural Residential) to the RST-SV (Street Townhouse - Silver Valley), R-1 (Residential District), R-2 (Urban Residential District), RS-1b (One Family Urban (Medium Density) Residential), and RS-1 (One Family Urban Residential) zones. The development proposal includes variance requests for setbacks, lot width, lot depth, and height, as discussed below. The RST-SV (Street Townhouse - Silver Valley) zone has a maximum density of 233 m2 (2,400 ft2) gross floor area per unit, excluding the basement, garage, and accessory buildings, in addition to a maximum lot coverage of 45% to 65%, depending on the type of unit. The applicant is proposing a maximum gross floor area of 188 m2 (2,024 ft2) per unit, and a maximum lot coverage of 56%. Proposed Variances: Zoning Bylaw No. 3510 - 1985 establishes general minimum and maximum regulations for Multi - Family development. A Development Variance Permit allows Council some flexibility in the approval process. The requested variances and rationale for support are described below and shown on Appendix D: For the RST-SV (Street Townhouse - Silver Valley) zoned lots: 1. Zoning Bylaw No. 3510 -1985, Part 4, Section 403, (9) Highest Building Face a): To increase the Highest Building Face height from 7.Om (23.0 ft.) to 7.7m (25.3 ft.) for proposed Lot 1 and to 7.4m (24.3 ft.) for proposed Lots 2 throughlO; 2. Zoning Bylaw No. 3510 -1985, Part 4, Section 403, (9) b) (i) To increase the 40% of the length of the building face exemption to 100% for proposed Lot 1, and to 41% for proposed Lots 2 through 10. These two related variances can be supported as they are complementary to the townhouses across 232 Street, that have building heights of 11.0m (36 ft.) without being subject to a Highest Building Face, as they are not considered single family dwellings. 3. Zoning Bylaw No. 3510 -1985, Part 6, Section 601E, 5.0, Height of a Building or Structure: To increase the maximum height from 11.0m (36 ft.) to 11.2m (36.7 ft.) for proposed Lots 1 through 10; This variance can be supported as it is minor in nature and is not out of form with the adjacent developments. 4. Zoning Bylaw No. 3510 -1985, Part 6, Section 601E, 5.0, Height of a Building or Structure: To increase the maximum height for an accessory building from 4.6m (15.1 ft.) to 5.Om (16.4 ft.) for proposed Lot 1; This minor variance can be supported as the garage is combined with the garage for proposed Lot 2, and there is a change in grade going from proposed Lot 1 to proposed Lot 2. 2017-473-DP Page 5 of 9 5. Zoning Bylaw No. 3510 -1985, Part 6, Section 601E, 6.0, Setbacks: To reduce the front yard setback from 4.Om (13.1 ft.) to 3.6m (11.8 ft.) for proposed Lots 2 through 10; and This variance can be supported as it is minor in nature and is necessitated by the development site being restricted by the watercourse along 232 Street and the North Alouette River. 6. Zoning Bylaw No. 3510 -1985, Part 6, Section 601E, 7.0, Minimum Lot Size: To reduce the lot width from 10.5m (34.4 ft.) to 9.9m (32.5 ft.) for proposed Lot 1. This variance can be supported as 136 Avenue is an unopened right-of-way, therefore the width is not required to allow for the visual clearance at the intersection. For the Single Fames Lots: 1. Zoning Bylaw No. 3510 -1985, Part 6, Part 6, Section 601, C. REGULATIONS FOR THE SIZE, SHAPE AND SITING OF BUILDNGS AND STRUCTURES, (3) Buildings and Structures for One Family Residential Use in the RS-1 zone: To reduce the front and rear yard setbacks from 7.5m (24.6 ft.) to 4.Om (13.1 ft.), and reduce the lot depth from 27.Om (88.6 ft.) to 21.4m (70.2 ft.) for proposed Lot 20; This variance can be supported as it is an irregular -shaped lot that is fairly large in area, but not very deep due to the North Alouette River and associated steep slopes to the east. 2. Zoning Bylaw No. 3510 -1985, Part 6, Part 6, Section 601, C. REGULATIONS FOR THE SIZE, SHAPE AND SITING OF BUILDNGS AND STRUCTURES, (9) Buildings and Structures for One Family Residential Use in the RS-1b zone: To reduce the front yard setback from 6.Om (19.7 ft.) to 5.5m (18 ft.) for proposed Lots 18 and 19; This variance can be supported as these lots are restricted by the North Alouette River and associated steep slopes to the east. 3. Zoning Bylaw No. 3510 -1985, Part 6, Part.6, Section 601, C. REGULATIONS FOR THE SIZE, SHAPE AND SITING OF BUILDNGS AND STRUCTURES, (11) Buildings and Structures for One Family Residential Use in the R-1 zone: To reduce the front yard setback from 5.5m (18 ft.) to 3.Om (9.8 ft.), and reduce the rear yard setback from 8.Om (26.2 ft.) to 6.Om (19.7 ft.) for proposed Lot 21; and This variance can be supported at it is a large lot but is triangular in shape, therefore a typical building envelope is difficult to accommodate. 4. Zoning Bylaw No. 3510 -1985, Part 6, Section 601B, R-2 Urban Residential District, D. Yard Requirements: To reduce the rear yard setback from 13.Om (42.7 ft.) to 12.5m (41 ft.) for proposed Lot 13, and to 10.Om (32.8 ft.) for proposed Lot 14. This variance can be supported as there is a slight bend in the road that constricts the lot depth. Although there are several variances being requested for the proposed development, staff can support the variances as the developable area of the subject properties has been restricted due to setbacks required for the watercourses to the east and west, and steep slopes to the east. 2017-473-DP Page 6 of 9 Off -Street Parking and Loading Bylaw. The Off -Street Parking and Loading Bylaw No. 4350-1990 requires two parking spaces per street townhouse unit. Detached double -car, side -by -side garages are provided for each of the street townhouse units, accessed from the rear lane. Visitor parking is not a requirement in the RST-SV (Street Townhouse - Silver Valley) zone. The single family lots will be provided with two off-street parking spaces as a condition of the Building Permits for each house. d) Advisory Design Panel: The Advisory Design Panel (ADP) reviewed the form and character and the landscaping plans for the street townhouses at a meeting held on October 16, 2019. Following presentations by the Project Architect and Landscape Architect, the ADP made the resolution below. The Project Architect and Landscape Architect have responded to each resolution item as noted below. That application 2017-473-DP be supported and the following concerns be addressed as the design develops and submitted to Planning staff for follow-up: Landscape Comments: 1. Coordinate grades between architectural and landscape plans south elevation, Unit 1; Grade designs and retaining structures have been coordinated between architectural and landscape plans. 2. Coordinate offsite design with City requirements, in particular existing bioswales and street trees consistent with other areas on 232 Street; Landscape plans have been updated to be coordinated. 3. Show retaining walls and fences in elevations to demonstrate height consistently in landscape and architectural drawings; Retaining walls and fences are now shown on architectural elevations. 4. Provide a section through the north/south property line to show transition to future roadway; A north/south section has been provided. 5. Consider providing low level landscape lighting in the paver patios; The landscape plan has been updated with lighting. 6. Show context of pump station in plan view and elevation; and A context plan and elevations have been provided. 7. Provide adequate landscape screening between Unit 1 and the pump station. The landscape plan has been updated to show the screening between Unit 1 and the pump station. Architectural Comments: 1. Consider providing a warmer colour palette and enhanced architectural elements on the east, south, and north elevations; 2017-473-DP Page 7 of 9 The design of the east, south, and north elevations are developed further and accent colours in bright tones have been added. 2. Consider modifying the roof access proportions, roof design and materiality to better fit in with the west elevation; and Roof massing is reduced and roof access stairs are redesigned to have a triangular shape to minimize their impact and clear vision line form the street and pedestrian view along the 232 Street sidewalk. 3. Consider the consistency of fenestration including frames and locations on the east elevation. Windows along the east elevations are re -designed and centered. The ADP's resolutions have been addressed appropriately and are reflected in the current plans (see Appendices E and F). Staff can support the development as proposed based on the Project Architect and Landscape Architect responses to the recommendations of ADP. e) Environmental Implications: Pursuant to Sections 8.9 and 8.10 of the OCP, a Watercourse Protection and Natural Features Development Permit application has been received to ensure the preservation and protection of the natural environment of the North Alouette River and the adjacent slopes, with park dedicated 10m (33 ft.) from the top of the ravine bank. The developer will provide restoration, enhancement and replanting works as required, and a security will be taken as a condition of the issuance of the Development Permit to ensure that the Development Permit Area guidelines are met. Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application has been received for all development identified in wildfire risk areas. 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; and where this risk may be reasonably abated through implementation of appropriate precautionary measures. Adherence of this project to the Watercourse Protection, Natural Features, and Wildfire Development Permit guidelines will be the subject of future reports to the Director of Planning and securities will be taken as a condition of the issuance of the Development Permits to ensure that the Watercourse Protection, Natural Features and Wildfire Development Permit Area guidelines are met. f) Citizen Implications: A Development Information Meeting was held at Yennadon Elementary School on February 19, 2020, and Public Hearing was held on May 19, 2020. A summary of the comments and discussions with the attendees was summarized in the second reading report, dated April 7, 2020. In accordance with the Development Procedures Bylaw No. 5879-1999, notice of Council consideration of a resolution to issue a Development Variance Permit was mailed to all owners or tenants in occupation of all parcels, any parts of which are adjacent to the property that is subject to the permit. g) Financial Implications: In accordance with Council's Landscape Security Policy, a refundable security equivalent to 100% of the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in accordance with the terms and conditions of the Development Permit. Based on an estimated landscape cost of $105,753.92, the security will be $105,753.92. 2017-473-DP Page 8 of 9 CONCLUSION: The proposed variances are supported for the reasons described above, it is therefore recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit 2017-473-DVP. As the development proposal complies with the Multi -Family Development Permit Area Guidelines of the OCP for form and character, it is recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal Development Permit 2017-473-DP. "Original signed by Michelle Baski" Prepared by: Michelle Baski, AScT, MA 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 Christine Carter" for Concurrence: Al Horsman Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Ortho Photo Appendix C - Site Plan and Subdivision Plan Appendix D - Proposed Variances Appendix E - Building Elevations Appendix F - Landscaping Plans 2017-473-DP Page 9 of 9 1 .�.�f1..f1.�f1..�f1♦.�.�.�f11� JA. . . . . . . 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ICALE,a M DNA_ z .E-N IP D— 0 PMO IN—DT NUMBER. X —n I' Z LANDSCAPE ARCHITECTS 10-UNIT TOWNHOMES 13616 333ND STREET MAPLE RIDGE, BC LANDSCAPE SHRUB PLAN >m oN rt L2 OF 1 aMO PR.—T I— R. 18-132 MAPLE RIDGE jir British CoLumbla mapleridge.ca City of Maple Ridge TO: His Worship Mayor Michael Morden and Members of Council FROM: Chief Administrative Officer MEETING DATE: January 5, 2021 FILE NO: 2020-308-DVP 2020-308-DP MEETING: C o W SUBJECT: Development Variance Permit and Development Permit 24018112 Avenue EXECUTIVE SUMMARY: A Commercial Development Permit application has been received for the subject property, located at 24018 112 Avenue. The development proposal is for the construction of a commercial building of 909m2 with residential uses on the second storey comprising 624m2 and eight (8) rental apartments. The existing Village Commercial designation in the Albion Area Plan supports convenience shopping and personal services for residents of the surrounding neighbourhoods in a compact village form. This application is subject to the Commercial Development Permit Guidelines, which are meant to foster attractive commercial areas that are compatible with adjacent development and enhance the unique character of the community. The subject site is currently zoned C-5 (Village Centre Commercial). In addition to a Commercial Development Permit, the applicant has requested several variances to accommodate the proposed development, as follows: 1. To waive the requirement for concealed parking for the apartment uses. 2. To increase the allowable height for a commercial building in the C-5 zone from 9.5 metres to 10.0 metres. The property was subject to a previous Development Permit (2017-027-DP) and Development Variance Permit application (2016-244-VP) to construct the proposed commercial building. Both permits were issued by Council on June 12, 2018, and have subsequently expired on June 12, 2020, as the building was never constructed. The property has been sold, and the new owner wishes to proceed with the construction of the building as regulated under the original Development Permit and Development Variance Permit. Prior to the issuance of a Building Permit, a new Development Permit and Development Variance Permit are required. The proposed development permit application is nearly identical to the previous development permit (2017-027-DP), which was issued by Council on June 12, 2018 for the same building. RECOMMENDATION: 1. That the Corporate Officer be authorized to sign and seal 2020-308-DVP respecting property located at 24018 112 Avenue. 2. That the Corporate Officer be authorized to sign and seal 2020-3O8-DP respecting property located at 24018112 Avenue. 1106 2020-308-DP Page 1 of 6 DISCUSSION: a) Background Context: Applicant: Ankenman Associates Architects Inc. (Mark Lesack) Legal Description: Lot B, Section 10, Township 12, Plan EPP83424 OCP: Existing: Village Commercial Proposed: Village Commercial Zoning: Existing: C-5 (Village Centre Commercial) Proposed: C-5 (Village Centre Commercial) Surrounding Uses North: Use: Vacant Zone: RS-3 (Single Detached Rural Residential) Designation: Low Density Residential, Medium Density Residential, and Conservation South: Use: Townhouse Residential Zone: RM-1 (Low Density Townhouse Residential) Designation: Medium Density Residential East: Use: Townhouse Residential Zone: RM-1(Low Density Townhouse Residential) Designation: Medium Density Residential West: Use: Commercial and Street Townhouses Zone: RST (Street Townhouse Residential) and C-1 (Neighborhood Commercial) Designation: Urban Residential and Commercial Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Previous Applications: b) Project Description: Background Vacant lot Commercial 0.36 hectare (0.89 acres) 112th Avenue Urban Standard 2016-244-RZ/VP, 2017-027-DP The subject site was rezoned from RS-3 (Single Detached Rural Residential) to C-5 (Village Centre Commercial) as part of application 2016-244-RZ, which was granted final reading by Council on June 12, 2018. As part of the rezoning application, a Housing Agreement was secured in order to restrict the residential component of the commercial building to rental units only. Development Permit Application 2017-027-DP and Development Variance Permit application 2016-244-DVP were approved by Council in conjunction with the rezoning application, however, the proposed building 2020-308-DP Page 2 of 6 was never constructed. Both permits have since expired, therefore, a new Development Permit and Development Variance Permit are required. Current Proposal The current proposal is nearly identical to the previously issued development permit for the site, and includes a mixed -use commercial building with eight (8) rental housing units. As part of the new proposal, the applicant is seeking to include a childcare space on the south west corner of the commercial building. The proposed childcare space has necessitated some minor changes to the landscaping, changes that are reflected in a new landscape cost estimate for the building. c) Planning Analysis: I. Official Community Plan (OCP) The development is consistent with the Village Commercial designation in the Albion Area Plan in the Official Community Plan (OCP). The Village Commercial designation is meant to provide for convenience shopping and services to neighbourhood residents of surrounding neighbourhoods in a compact village form. The commercial area is encouraged to incorporate a building form that is streetfront oriented, pedestrian friendly, and accommodates apartments above commercial space. Village Commercial development must also adhere to the Design Guidelines detailed in Section 8 Development Permit Guidelines. The following policies apply to the Village Commercial land use designation in the Albion Plan: 10-17 The siting and form of commercial buildings and areas for parking and storage should facilitate orderly development and ensure the area presents a coherent image identifying a pedestrian oriented village centre that appropriately integrates adjacent residential uses. In addition, by providing for the provision of rental housing and childcare spaces, the proposed development supports the following OCP policies: 3-32 Maple Ridge supports the provision of affordable, rental and special needs housing throughout the District. Where appropriate, the provision of affordable, rental, and special needs housing will be a component of area plans. 4-36 Maple Ridge supports the establishment of child-care facilities in Residential, Institutional, Commercial and Industrial land use designations subject to compliance with District bylaws and regulations. 2020-308-DP Page 3 of 6 Development Permit Guidelines. The new Development Permit application made to the City is based on the previous application submission and is subject to the Key Guidelines and the Design Guidelines of Section 8.5 Commercial Development Permit. Key Guidelines: The following is a brief description and assessment of the proposal's compliance with the applicable Key Development Permit (DP) Guidelines: Applications for Development Permits will be assessed against the following key DP guideline concepts: 1. Avoid conflicts with adjacent uses through sound attenuation, appropriate lighting, landscaping, traffic calming and the transition of building massing to fit with adjacent development. The scale and siting of this building is consistent with the buildings across 240th Street. Separation between residential and commercial uses is provided by landscaping on the south and east sides of the lot. 2. Encourage a pedestrian scale through providing outdoor amenities, minimizing the visual impact of parking areas, creating landmarks and visual interest along street fronts. Glazing has been used along the commercial streetfront to create a visually interesting pedestrian environment. Parking is screened from adjacent uses with landscaping. 3. Promote sustainable development with multimodal transportation circulation, and low impact building design. The circulation provided is appropriate for pedestrians, bicycles, and vehicles. 4. Respect the need for private areas in mixed use development and adjacent residential areas. The residential component of the building is isolated from the commercial component by a separated and well-defined entrance. 5. The form and treatment of new buildings should reflect the desired character and pattern of development in the area by incorporating appropriate architectural styles, features, materials, proportions and building articulation. Architectural elements from adjacent developments have been incorporated into the character of this building. There is also similarity with materials used, proportions, and building articulation. 2020-308-DP Page 4 of 6 ii. Proposed Variances A Development Variance Permit application has been received for this project and involves the following variances (see Appendix D) 1. Zoning Bylaw No. 7600-2019, Part 7, Section 705, 705.11 For Residential Uses 2.d be permitted only where all parking for such use is Concealed Parking: The requested variance is to waive the requirement for the Residential Uses to have Concealed Parking. The variance can be supported because the provisions meet the requirement of the Zoning Bylaw for the required number of stalls and accessible parking stalls. Furthermore, the commercial development is situated along the frontages of 240 Street and 112th Avenue, thereby providing a strong street presence, minimizing the visual impact of the parking lot as all parking is located behind the commercial structures. The provision of rental accommodation at this location was in response to Council direction provided under the previous application for the proposed building. 2. Zoning Bylaw No. 7600-2019, Part 7, Section 705, 705.8, 1. Building height for Buildings and Structure shall not exceed 9.5 metres: The requested variance is to increase the maximum height for Buildings and Structures to 10.0 metres. The variance can be supported because the building height is similar to that previously approved under Development Permit (2017-027-DP). The building height is within the maximum permitted under the old Zoning Bylaw No 3510-1985, which permitted a maximum height of 11 metres in the C-5 Village Centre Commercial Zone. d) Advisory Design Panel: The applicant initially presented this proposal to the Advisory Design Panel on May 9, 2017. At the Panel's request the applicant revised the plans and resubmitted to the Advisory Design Panel (ADP) on September 20, 2017. In response, the ADP resolution for the Commercial portion was as follows: That the application be supported and the following concerns be addressed as the design develops and be submitted to Planning staff for follow-up: 1. Commercial project 2016-119-DP across street has proposed horizontally installed cementitious siding and cementitious panels and not vinyl. Applicant's response. A high quality vinyl siding has been used that provides a similar finish to cementitious siding in variety, style and texture. The Panel's concerns have been considered by the applicant and addressed without a strict adherence to the Panel's direction but as addressed above. As the ADP is an advisory committee to Council, Council is not required to insist on ADP recommendations being followed in their entirety. 2020-308-DP Page 5 of 6 e) Citizen/Customer Implications: Public Consultation has been provided through the requirement for a Development Sign on the subject site. In addition, a Development Variance Permit is also being pursued, for relaxations to the requirement for concealed parking for the rental housing units. This variance request will generate additional neighbour notification requirements. f) Financial Implications: In accordance with Council's Landscape Security Policy, a refundable security equivalent to 100% of the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in accordance with the terms and conditions of the Development Permit. Based on an estimated landscape cost, a security of $ 159,441.28 will be provided. CONCLUSION: The subject application is in compliance with the Commercial Development Permit Guidelines and several goals of the Official Community Plan. It is recommended that the Corporate Officer be authorized to sign and seal 2020-308-DP respecting the property located at 24018 112 Avenue. "Original signed by Rene Tardif" Prepared by: Rene Tardif 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 Christine Carter" for Concurrence: AI Horsman Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Ortho Photo Appendix C - Site Plan Appendix D - Proposed Variances Appendix E - Building Elevations Appendix F - Landscape Plan 2020-308-DP Page 6 of 6 APPENDIX A 11195 m67 ilia, 11175 11161 111417 `l11J6 Z\ N Scale: 1:2,500 KANAKA WAY � I NI nl I /Al 11fAAVE_ 11f6B f]156 11146 11136 11f30 rf135 11127 11128 i1]27 11/19 � 11f1e 1]r15 111031 111f02 1 I Legend UBJECT PROPERTY Stream -- Ditch Centreline ------ Edge of Marsh Indefinite Creek River Centreline Marsh ® Active Applications (RZ/SD/DPNP) 112 AVE. 11 24018 112 AVENUE PID: 030-517-397 FILE: 2020-308-DP DATE: Sep 21, 2020 PLANNING DEPARTMENT RIDGEMAPLE maplerldgeeca BY: PC r e or F F ' �i�at 'F ` IM As040 61 , w } Ab- --' h, i r, y �� Lyr•, f dL 1 'I��4�+ � •h�� �`�i4 Od7 {11 i 'r'r ' � S. t 5�■A+7-1 I'+":a L�N��'■L�-'ILZLl,I'SI�J ��r�,�pV' MAPLE RIDGE ernisn Columbia ADJACENT TOWNHOUSE DEVELOPMENT 1 SITE PLAN ;P. . DEC- 0 8 till All > 'CREEKSIDE MIXED USE 24018 112 AVE, MAPLE RIDGE SITE PLAN Ankeraman Associates Architects Inc. 2002 Development For591955 BC LTD. SCALE. 2 0'"-1*-W R Al 12321 Beecher St, Crescent Beach, BC V4A 3A7 604.536.1600 "u M z X 0 Ankenman Associates Architects Inc. Development For591955 BC LTD. DEGB,]O1O 12321 Beecher St., Crescent Beach, BC WA 3A7 604.536.1600 D U T1 Z v 2 A ADJAC64T TOWNHOUSE DEVELOPMENT -'nsT DEC 0 8 202D'',,,;5 WW CREEKSI DE MIXED USE 24018 112 AVE, MAPLE RIDGE SITE PLAN Ankenman Associates Architects Inc. Development For591955 BC LTD. 2002 DEC 8.1 01 '' 12321 Beecher SL, Crescent Beach, BC WA 3A7 604.536.1600 A1.2 Hill 11 �� imimouuuom%muTiiuuTonuuriuT�uTiiuuiiumiiiiiuiiiiiiiiimli /, a 1Q WEST ELEVATION BUILDINGS 1 & 2 n7.3 SV.LE: vv.,•v e a 1 e n I I n 1 � 1 I I I 1 I I I I I I ne m r�� m i_ f I ;I I 11 I � PTTH ELEVATION BUILDING 2 4 SOUTH ELEVATION BUILDING 2 2 EAST ELEVATIONS BUILDINGS 1 & 2 A3,3 SLUE: IIC�,'d A7.I 9CA :IICr,W 7. DEC 0 8 2D20 ,aFf ''......•;�0`';�'` A-CREEKSIDE MIXED USE 24018 112 AVE, MAPLE RIDGE ELEVATIONS 2002rI yrta�oo _� ,�.. A3.2 Ankenman Associates Architects Inc. Development For591955 BC LTD. `e , a 12321 Beecher SL, Crescent Beach, BC V4A 3A7 604.536.1600 NORTH ELEVATION El MATERIAL, HORIZONTAL CEMENTITIOUS LAP SIDING 5" EXPOSED COLOUR: JAMES HARDIE SANDSTONE BEIGE 7 MATERIAL VERTICAL BOARD & BATTEN CEMENTITIOUS SIDING 1x6 BOARD WITH 1x3 BATTENS COLOUR: JAMES HARDIE MOUNTAIN SAGE 3 MATERIAL STAINED WOOD CLAD CONCRETE BEAM (ROUGH SAWN DOUGLAS FIR) COLOUR CLEAR SEALANT �❑ MATERIAL STAINED KNEE BRACING (ROUGH SAWN DOUGLAS FIR) COLOUR: CLEAR SEALANT .A. �a MATERIAL MESH HARDIE A PANEL TRIM � COLOUR: JAMES HARDIE AGED PEWTER C MATERIAL• ASPHALT SHINGLE ROOFING COLOUR: IKO CAMBRIDGE DUAL GREY E7 MATERIAL ALUMINUM GUARDRAIL COLOUR: BENJAMIN MOORE ORE 21 213430 IRON MOUNTAIN ®a MATERIAL INSULATED METAL DOORS COLOUR: BENJAMIN MOORE 2134-30 13430 [ IRON MOUNTAIN MEE MATERIAL•CURTAINWALLGLAZING SYSTEM COLOUR: BENJAMIN MOORE 2134-30 IRON MOUNTAIN EI0 MATERIAL VINYL WINDOWS/ DOORS COLOUR: WHITE ElEI1 MATERIAL EXPOSED CONCRETE COLOUR: CLEAR SEALED E72 MATERIAL MECHANICAL EQUIPMENT SCREEN COLOUR: BENJAMIN MOORE 2159-40 AMBER WAVES ,,III IIII"/ E73 MATERIAL IN FILL PANEL (CEMENTITIOIjS�, E1) Aljc COLOUR: JAMES HARDIE ARCTIC �p1F LESAc' ¢lY:l� a CREEKSIDL MIXED USE 24018 112 AVE, MAPLE RIDGE COLOUR BOARD �.�.� o w /,#," 3 Ankenman Associates Architects Inc. 'Development For591955 BC LTD. 00 � :2 sindicated .m 12321 Beecher St, Crescent Beach, BC V4A 3A7 604.536.1600 PLANT SCHEDULE M2 JOB NUMBER: 20-035 KEY OTY BOTANICAL NAME COMMON NAME PLANTED SIZE / REMARKS 23 LIQUIDAMBAR SttRACISKEET1,4-t UA SKEET 6bGM GAL; BtB I FP£i5 S7LVATIGA EIROPEAN BEECH 6rM GAL; BtB 'I FASn 57LVATIGA'DAHYCKI' DAHYCK BEECH 6CM GAL, BdB 4 PICEA OMORIKA SERBIAN 5PRUCE 25M HT; 130 13 FFVWS 5FRRIRATA 'AMANDSAWA' AMANO6AHA CHERRY 6rM CAI., ISM 5TOF BtB NOTEt 'RANT SIDS IN THI5 L15T ARE SPECIFIED ACCORDING TO THE EG LANDSCAPE STANDARD' LATEST EDITION. CONTAINER SIZES SPECIFIED AS PER GNTA STANDARDS. BOTH PLANT 51M AND CONTAINER SIZE ARE THE MINIMIM ACCEPTABLE 51ZE5. REFER TO SPECIFICATIONS FOR DEFINED CONTAINER MFAAIREMENT5 AND OTHER PLANT MATERIAL REMIREMENTS. " SEARCH AND REVIEN. MAKE PLANT MATERIAL AVAILABLE FOR OPTIONAL REVIEW BY LANDSCAPE ARLHITECT AT SQ.RLE OF SUPPLY. AREA OF SEARCH TO INCLUDE LOHER MAINLAND AND FRASER VALLEY. - ° ETIMION5: OBTAIN WRITTEN APPROVAL FROM THE LANDSCAPE ARCHITECT PRIOR TO MAKING ANY SU65TIMION5 TO THE SPECIFIED MATERIAL. UNAPPROVED U65TITUTIONS WILL BE REJECTED. ALLOW A MINIM." OF FIVE DAYS PRIOR TO DELIVERY FOR FEWEST TO 505TIME. 5UB5TITNION5 ARE SUBJEGT TO EG LANDSCAPE STANDARD - DEFINITION OF CONDITION5 OF AVAILABILITY. ALL PLANT MATERIAL MUST BE PROVIDED FROM CERTIFIED DISEASE FREE NURSERY. PROVIDE CERTIFICATION UPON REQUEST. HARDSCAPE LEGEND 80MM AQUAPAVE 5TANDARD;HERRIN6BONE PATTERN; DARK GREY COLOR; ABW75FORV GONG, BROOM FINI5HEO CONCRETE 60MM CONCRETE UNIT PAVER; 5TRETCHER BOND ® PATTERN; A0307_ 5FORD GONG. NATURAL COLOR; TYP NORTNWE57 LANDSCAPE SUPPLY AND 5TONE - I '� I DRAIN ROCK - BULK CLEAR CRU5HEO 6RAVEL 314' LANOSAFE RUBBER SURFACE - 5PEC BY IRECTEG INDU5TRIE5 EXISTING TREE 70 RETAIN � o'eiw:a 114 9 • �� ' BROOM FINISHED ❑ ❑ ao FRANCIS A..LOOPY CONCRETE bOMM CONCRETE BIKE RACK UNIT PAVER; STRETCHER BOND PATTERN ❑ ❑ ❑ ABBOTSFORD CONIC. NATURAL COLOR; TYF BROOM FINISHED CONCRE E — BROOM FINISHED CONCRETE nTti LANDSAFE RUBBER _ 5I/RFACEING FOR CHILDCARE OUTDOOR 5PACE 60MM AOUAPAVE STANDARD; HERRINGBONE PATTERN; DARK GREY COLOR; ABBOTSFORD CONIC. SEE L4 FOR DETAILS i RE-51 VENTIAL ❑ PARKING BROOM FINISHED — CONCRETE h" FURNITURE LEGEND FRANCI5 ANOREN LOOPY BIKE RACK FRANCI5 ANOREW BENCH; 5ERIE5 6/ BENCH SURFACE MOUNT TREE LEGEND PROP05EV TREE (� EXISTING TREE TO RETAIN J L," 1 0 FRANGI5 ANDREW BENCH; 5ERIE5 b wm+-al<p LANUSCAPE ARCHITECTURE 1220 - 16 Larne Mews New Westminster, British Columbia V3M 3L7 Tel: 604.553.0044 Fax: 604.553.0045 Email: office@m2la.com narzcT: CREEKSIDE-COMMERCIAL DEVELOP- 11080, 1115, MAPLE RIC W NDT LANDSC/ PLAN m are ,Newrn DIaW Z 1'•A'!S TRW ]FA>PVIFR Ny« MAPLE RIDGE . -- --� -...-- City of Maple Ridge mapleridge.ca TO: His Worship Mayor Michael Morden MEETING DATE: January 5, 2021 and Members of Council FILE NO: 2020-211-DVP 2020-211-DP FROM: Chief Administrative Officer MEETING: C o W SUBJECT: Development Variance Permit Development Permit 11280 Pazarena Place EXECUTIVE SUMMARY: A Development Permit application (2020-211-DP) and a Development Variance Permit application (2020-211-DVP) has been received to allow for the development of an amenity building at 11280 Pazarena Place (Appendicies A and B), which is associated with the Polygon Provenance project. The original Polygon Provenance Project site was rezoned in May 2018 for a comprehensively planned development with single-family residential subdivisions; two townhouse phases/projects; a mixed -use commercial rental apartment and a neighbourhood park. The first townhouse phase has been developed with 125 dwelling units. This Development Permit application is for a site that contains the second townhouse phase/project, and Clubhouse, stretching from from Pazarena Place to the Haney Bypass. The subject site will have two seperate development permit applications: 1. Clubhouse portion: This first application now being considered is for an amenity building that the developer refers to as a Clubhouse. It is to contain 654.47 sq. m. (7,055.7 sq. ft.) of amenity space, a guest suite and outdoor facilities, including a swimming pool and hot tub. 2. Townhouse portion: The second application on this subject site will be forwarded to Council shortly, for for approximately 147 townhouses. The requested variances to Zoning Bylaw No. 7600-2019 for the Clubhouse are: 1. To reduce the setback from the interior side lot line (north lot line) from 7.5 metres to 3.0 metres and to 1.4 metres for the dog wash structure; and 2. To increase the accessory building height from 4.5 metres to 11 metres. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2020-211-DVP and 2020-211-DP respecting the Clubhouse on the property located at 11280 Pazarena Place. DISCUSSION: a) Background Context: Applicant: Polygon Development 352 Ltd (Emma Hodgson) Legal Description: Lot E District Lot 403 Plan EPP79514 1107 2020-211-DP Page 1 of 5 OCP: Zoning: Existing: Urban Residential Existing: RM-1(Townhouse Residential) Surrounding Uses North: Use: Mixed Use Commercial/Residential Zone: C-1(Neighbourhood Commercial) Designation Commercial South: Use: Townhouse Residential on the remainder of thye subject site Zone: RM-1(Townhouse Residential) Designation: Urban Residential East: Use: Park Zone: RS-3 (One Family Rural Residential) Designation: Conservation West: Use: Park and Townhouse Residential Zone: P-1(Park and School) and RM-1(Townhouse Residential) Designation: Park and Urban Residential Existing Use of Property: Vacant Proposed Use of Property: Amenity Building (Clubhouse) and future Townhouses Site Area: 3.73 Ha. (9.22 Acres) for Clubhouse and future Townhouses Access: Pazarena Place (Though the Townhouse Phase 2 Project) Servicing: Urban a) Project Description: This application is for an amenity building that the developer refers to as a "Clubhouse". It is designed and placed on the site evoking the image of a traditional Maple Ridge farmhouse, preserved and sensitively integrated on the subject site, to be an amenity for the overall Provenance project residents. The building contains 654.47 sq. m. (7,055.7 sq. ft.) of amenity space, a guest suite and outdoor facilities. The Clubhouse is placed such that there is a two -storey massing fronting onto Pazarena Place and a three -storey massing onto a rear swimming pool and hot tub deck that back on the conservation area to the east. The main entry that is located on the main floor off a wrap -around porch and situated at the southwest corner of the building, to engage the views to the South. The fictional story of this new Clubhouse amenity building is that it was once the original farmhouse building on the property and it has been restored and renovated into a new amenity building for the development and used to inspire the "Farmhouse" character of the townhouses already constructed in Phase 1 and to be constructed in Phase 2. b) Planning Analysis: The overall Polygon Provenance development is a comprehensively planned neighborhood, based on a development concept and Provenance Development Supplementary Design Guidelines that are registered as a covenant on title as part of the original rezoning. The form and character of the 2020-211-DP Page 2 of 5 Clubhouse complies with the Provenance Development Supplementary Design Guidelines and with the OCP Multi -Family Design Guidelines. The Clubhouse is located in the core area of Provenance neighborhood, with the mixed use commercial / rental apartment building (subject to a separate Development Permit application to be forwarded to Council shortly) to the north and a Neighborhood Park to the southwest. Therefore, the location, size, function and the associated outdoor amenities being provided by the Clubhouse fulfill the requirement of the original rezoning commitment of Polygon as governed by the overall covenant to provide shared amenity space for all phases within the Provenance Project. The architectural and landscaping plans for the Clubhouse are attached in Appendix C. The proposed Clubhouse respects the Key Guideline Concepts of the OCP Multi -Family Design Guidelines as described below. Key Guideline Concept 1. New development into established areas should respect private spaces, and incorporate local neighbourhood elements in building form, height, architectural features and massing. 2. Transitional development should be used to bridge areas of low and high densities, through means such as stepped building heights, or low rise ground oriented housing located to the periphery of a higher density developments. 3. Large scale developments should be clustered and given architectural separation to foster a sense of community, and improve visual attractiveness. 4. Pedestrian circulation should be encouraged with attractive streetscapes attained through landscaping, architectural details, appropriate lighting and by directing parking underground where possible or away from public view through screened parking structures or surface parking located to the rear of the property. Project Architect Response The proposed clubhouse building is designed to integrate with the new townhouses at Provenance. The clubhouse design shares similar character elements, materials and colours with the townhouses and introduces some new character elements and materials to provide more articulation to the design to distinguish the building as the community clubhouse. The new clubhouse massing is two (2) stories at the front and three (3) stories at the rear. Similar to some of the townhouse buildings in Provenance. The new clubhouse is located at a high point of the Provenance community making it visually distinguished as the community center for Provenance. The new clubhouse connects to the sidewalk at the front and to public trails to the North and South. 2020-211-DP Page 3 of 5 c) Variance Analysis: The Zoning Bylaw establishes general minimum and maximum regulations for residential development. A Development Variance Permit allows Council some flexibility in the approval process. The requested variances (Appendix D) and rationale for support are described below: 1. Maple Ridge Zoning Bylaw No. 7600-2019, Part 617 Zone: RM-1 Low Density Townhouse, Section 717.7 Setbacks, 5. c: To reduce the interior side lot line (north lot line) from 7.5 metres to 3.0 metres for the building, to 1.4 metres for the dog wash portion of the building and to 0.6 metres for projections; and 2. Maple Ridge Zoning Bylaw No. 7600-2019, Part 617 Zone: RM-1 Low Density Townhouse, Section 717.8 Height, 2: To increase the height from 4.5 metres to 11 metres. Given the location of the Clubhouse within the future Phase 2 townhouse project/site and the mixed use commercial / rental apartment building to the north, special design consideration are warranted within this surrounding context with respect to assimilating the Clubhouse with its context. This includes the surrounding three -storey massing and visually connectivity with the Public Trail (ROW) along the north lot line. The height variance achieves the consistent massing that the Provenance Development Supplementary Design Guidelines have envisioned. The reduced setback to the north lot line achieves the desired connectivity with the Public Trail, allows for a larger open space area associated with the Clubhouse and facilitates safe placement of three (3) parking spaces accessed off the phase 2 townhouse project internal drive aisle serving the Clubhouse. d) Advisory Design Panel: All concerns and suggestions made by the Advisory Design Panel meeting on November 18, 2020, are reflected into the final plans attached to this report as described in Appendix E. e) Financial Implications: In accordance with Council's Landscape Security Policy, a refundable security equivalent to 100% of the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in accordance with the terms and conditions of the Development Permit. Based on an estimated landscape cost, the security will be $105,439.75 f) Citizen/Customer Implications: In accordance with the Development Procedures Bylaw No. 5879-1999, notice of Council consideration of a resolution to issue a Development Variance Permit was mailed to all owners or tenants in occupation of all parcels, any parts of which are adjacent to the property that is subject to the permit. CONCLUSION: Both the Development Permit application for the form and character of the Clubhouse and the associated landscaping, and the Development Variance Permit application are supported. The Clubhouse complies with the Polygon Providence Covenant in providing the amenity facility for 2020-211-DP Page 4 of 5 Provenance residents, designed in to evoke the image of a traditional Maple Ridge farmhouse and in accordance with the Provenance Development Supplementary Design Guidelines. The proposed variance for height and reduced north lot line setback is supported in being instrumental to achieve the desired design objectives, having an open space that encourages active recreation and improving vehicle circulation safety. It is recommended that these applications be favourably be considered and the Corporate Officer be authorized to sign and seal both. "Original signed by Adrian Kopystynski" Prepared by: Adrian Kopystynski, MSc, 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 Christine Carter" Concurrence: Al Horsman Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Ortho Map Appendix C - Architectural and Landscaping Plans Appendix D - Variances Appendix E - ADP Comments 2020-211-DP Page 5 of 5 w ym APPENDIX A ry� \ p3961 7 'ass ao 4 SUBJECT PROPERTY 1 .,moo J 11299 11291 112- 1f277 11269 11ZB A [N.- �,------- \ 1 % Legend Stream --- Ditch Centreline ------ Edge of Marsh N — — Indefinite Creek - Lake or Reservoir Scale: 1:3,000 Marsh 11280 PAZARENA PLACE PID: 030-627-800 PLANNING DEPARTMENT mapleridge.ca FILE: 2020-211 -DP DATE: Jul 15, 2020 BY: PC MAPLE RIDGE British Columbia w ot c1ccozzi ARCHITECTURE ISTH FLOOR lo85WEST PENDE STREET 'N'OUVER, B.C, CFNFDF V6E2M6 L. T�(604) 6874741 POLYGON PPCVFNANC;F AMENITY MA:IJ: RIDGE, BC \\\ ��n,L51TE PLAN % \V m z 0 X 0 ROW I cnc �aoEVA'"ON E45T ELEVATION ROO"UFKS�H�NG�LB� A OPAINTED HARDIE SFIINGLE SIDING B xmow. u.w O � P eNFED VFRTGLHARDIE BOARD ^B�aB�ArTTE� C � I O® F�ORIZONTAL NNYL GIDING D PAINTED WOOD TLHS E FA A O❑ .eoAvavr O❑ PAINTED HETAL CLAD DOORS F III\ ,d.l. �laliii I ini I F� _�ril� 11�1111� ��� f +h I� I A O❑ ALUH. GUTTER/GWRDR41L5 G VINYL WINDOWS E GLAZING O � y I w.rouv O� GONGRETE I � NOETH ELEV TION Emlel9�0 ORO CULNRB GTONE REVISION. ISSUE c1ccozzi ARCHITECTURE 15TH FLOOR 1095 WEST FENDER STREET VANCOUVER, B.C. CANADA V6E 1M6 TEL (609)687IT91 JJJ _ POLYGON PROVENANCE AMENITY naaD PAZARENA rA=LE RIDGE, ac ELEVATIONS m A 3.0 rLANI LIJI SYM OTY BOTANICAL NAME COMMON NAME SIZE TREES SHRUBSIFERNS PERENNIALS& GRASSES �--f-2 Ace, palmetum Green Japavaae Meple 0cm ca]. B&B(Spoolmen) ar. 59 Aralee'Hlno While' Aselee Hlno While t3 pot, 18"o,n E 22 EplmeNum moon, Red Bane-od e/pot, 1T .n \1 CI 69 Cle0eye tamely M®Icon Mxk 0.,. M3 pot, 20`o.c H E Hemeraalli6'Sblla D'olo' Dryllly e2 po1, 15"o.c 3 Acx rulerum'Armabung' ColumaAAmMhong Sbpb ficrrl aL_E, EJ 35 EuoAymalaPOnla?W... Blanca' Pefoma Blenoa Euonymus npot, IF I'D. hg SB Heuchera'Gree, Spla' Omen Spioe Coll Begs 11 pot, 17o.n HVP 5 Hydrangea mr1oulata'Una, Llghl' lhHe lima Panicle Hydrangea d5 pDl, 35" nc he 2T H6uohera'Shanghd rumba Cara) Belie M Put, o.c 4 Certldlphyllum leponicum RetauraTree 6cm ai. 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Pe 2 Pem w, atrlplNllalla Rueelen Sage Atpoi,-D.o. 5 Plaa o..R. Sarblen Spmro 3m ht, 9.B Rr bR a Rose mgosa 20 9arcwaoa luullDlle Rugose Rose Fragrant Sweet Bo, 05 pot, 96` D.e. Re pat, 2a" D.c. r 3 Rudbaokiw lulgida'GoMau n' BiwCR Eye Sum, 42 pot, 11 o.e. SI 12 Sklmmla lapon;m'mbella' Japneae SRlmmie "pot, 1V D.C. 2 Pwnwa —I'm Goole' Whib FioweHIS Cherry Tem oal B&B, 6—hL Sod SV a Syringe Wigan, COmmon Lit.0 el D pot, 3V D.C. Vd 36 Yebumum Caudal Dw ids Viburnum MA wo a ESYED POA DP OC ol- dUfD:OR a 2 roM50eL.1 'RaP I lUN 1(� ®eLIED fODP Weae„b�mklH. YleyMbanuA NI¢vwraDYd tb :et4aa1ae11 I:etNma0611 wwdXlsa Cuaw: �);� POLYGON 90M1333 WEST BROADWAY VANCOUVER, BC R.1— PROVENANCECLUBHOUSE 11280 Pazarena Place Maple Ridge, BC De-N eY: AG EC PR .1. 1AN —`CDC AUIE: 1/S•I'd' ORAMNGTIIB LANDSCAPE: PLANTING PLAN RClam No. 19080 S 1 rb.: L1.1 rmm Wee Tnmmivlwrypr Fmdv Belluwno •Fbun B' � palMm. 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ALL b'TgEEf TREFS _ : nil vow e vl�alom•roolipi. \ \ glom DnWep hhow Tmw fmm) Arm twoalh vedmb,l Blmal Suda�9quero emmBa,vm clrtle I m,6 hrd rrseol— C-aMo ..a wlb o.,h vl Pmlerq r m m • a,aa1 x2BM 9.paM0 rueproee un2efi'viwRCeA yap MxRBM tah. m"n th" a.P D °Nemrnl- It il��hi:'6il.lrtllll�;I�Xi!' le� • Oast In Place Conoeta Wall Screened GrewlV Madlum 1.A 9 N Pifer to Struaturel Flnishetl Grade 2 All ezposeRd fact.. I. Ee light aandl:laat f i,ish. MOW— Approved Fill Nefw: Boultlers eE Fawn m advrme muleereweinapamm btahvm pu6 fthhhomgarmmma Anyehmpetlpnwaee alarm. x IdpneQlm°nmeam leudm pnmlwamtle. pbyrmlormuwerbmfbaa. 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AG IAN .1al Lt aCAIF: 1/a+IaP D—NGTdtE LANDSCAPE DETAILS Pmj.'No.: Sr- 9080 L2.1 APPENDIX D Analysis of Key Guideline Concepts 1. New development into established areas The proposed clubhouse building is designed to should respect private spaces, and integrate with the new townhouses at incorporate local neighbourhood elements Provenance... The clubhouse design shares similar in building form, height, architectural character elements, materials and colours with the features and massing. townhouses and introduces some new character elements and materials to provide more articulation to the design to distinguish the building as the community clubhouse. 2. Transitional development should be used to The new clubhouse massing is 2 stories at the bridge areas of low and high densities, front and 3 stories at the rear... Similar to some of through means such as stepped building the townhouse buildings in Provenance. heights, or low rise ground oriented housing located to the periphery of a higher density developments. 3. Large scale developments should be The new clubhouse is located at a high point of the clustered and given architectural separation Provenance community making it visually to foster a sense of community, and distinguished as the community center for improve visual attractiveness. Provenance. 4. Pedestrian circulation should be encouraged The new clubhouse connects to the sidewalk at with attractive streetscapes attained the front and to public trails to the North and through landscaping, architectural details, South. appropriate lighting and by directing parking underground where possible or away from public view through screened parking structures or surface parking located to the rear of the property. SOM ELEVATION 1.4 metres 3.0 metres Landscape Comments: • Consider reviewing up light at trellis in pool area for dark skies compliance; Response from Landscape Architect: Note added to trellis lighting to indicate downward lighting direction, and not added to material key that landscape lighting to be dark sky compliant. • Consider reducing the front walk way slope; Response from Landscape Architect: No change at the direction of Polygon. • Consider privacy conditions for pool enclosure area on all sides; additional tree planting may be beneficial; Response from Landscape Architect: The pool deck currently sits above the adjacent trail landscape (0.5m at the north corner and 1.2m at the south) and additional trees have been added and respaced along the lower elevation to further screen views of the pool deck from the trail. • Consider reviewing edge conditions between the north side path and future parkade ramp to ensure safety and provide landscape buffer; Response from Landscape Architect: Discussed and reviewed with the City. Trail to slope between buildings with stepped planters on either side. A planter on Lot C separates the trail from the adjacent driveway. • Consider alternate location for dog wash; Response from Landscape Architect: Revised/Reconfigured exiting strategy along north face of the building ensures no circulation conflict with the dog wash. • Consider gates and decorative paving for the guest suite and caretaker patios; Response from Landscape Architect: Revised exiting strategy to accommodate grading concern and code compliance requires the removal patio/porch. Paving to be CIP Concrete for durability and maintenance. • Consider placing visitor parking closer to the guest suite; Response from Landscape Architect: The architect has reviewed and concluded moving the onsite parking stalls here is not feasible. Staff Comment: There will be on -street parking along Pazerena Place that is closer and can be used. • Consider extending fence materials such as boulders and stone columns around all sides of the pool deck Response from Landscape Architect: Design of the corner trellis has been altered to allow for a code compliant building exit strategy. As such, the pool deck planting with boulders has been deleted. Columns are only proposed at the highly visible south side of the pool given the other sides are now screened from visibility with trees and planting per earlier comments. ,• MAPLE RIDGE British CoLumbia mapleridge.ca City of Maple Ridge TO: His Worship Mayor Michael Morden MEETING DATE: January 5, 2021 and Members of Council FILE NO: 2019-370-DVP FROM: Chief Administrative Officer MEETING: C o W SUBJECT: Development Variance Permit 14155 Marc Road EXECUTIVE SUMMARY: A Development Variance Permit application (2019-370-DVP) has been received in support of continuation of a development plan and rezoning that was given final reading in 2019. This development plan is for a 109 lot residential subdivision of R-1 Single Detached (Low Density) Urban Residential and R-2 Single Detached (Medium Density) Urban Residential lots. The requested variances to Zoning Bylaw No. 7600-2019 are to: 1. Reduce the rear yard setback in the R-2 Single Detached (Medium Density) Urban Residential Zones from 6.0 metres to 5.5 metres for Lot 102; 2. Blanket increase of the height restriction from 9.5 metres to 10.0 metres in the R-1 Single Detached (Low Density) Urban Residential Zones and R-2 Single Detached (Medium Density) Urban Residential Zones for the lots that will be subject to the 2019 Zoning Bylaw for development; 3. Waive the requirement for the 0.6 meter recess between the attached garage face and the principal building face in the R-2 Single Detached (Medium Density) Urban Residential Zone for Lots 34 and 83. Final reading for the rezoning application was granted by Council on July 25, 2019 (2016-091-RZ) for the subject development. With the exception of the variance request for the rear yard setback, these variance requests are made for the,transition to the new Zoning Bylaw No. 7600-2019. This development application dates to 2016, and the development style, house models, show homes, and corporate marketing strategy were developed in accordance with the old Zoning Bylaw No. 3410-1985. Certain differences between the bylaws have made this variance request necessary for the applicant to continue with their existing development plan. In almost all circumstances, there will be compliance between the building plans and the new Zoning Bylaw. However, there are a few exceptions, and specific circumstances where some of the house models may not comply with the new Zoning Bylaw on some of the lots, due to complex site topography. The proposed redress for this potential conflict is to grant a blanket variance for the lots that have not yet had building permits, with the understanding that this variance will allow the development to proceed in accordance with the construction of the earlier phase. It is recommended that Development Variance Permit 2019-370-DVP be approved. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2019-370-DVP respecting property located at 14155 Marc Road. 1108 2019-370-DVP Page 1 of 4 DISCUSSION: a) 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: b) Project Description: Morning Homes Ltd. Lot 3, Section 32, Township 12, Plan LMP14126 Eco Clusters, Conservation, Rural Residential Eco Clusters, Conservation A-2 (Upland Agricultural) R-1 (Residential District), R-2 (Urban Residential District) Vacant A-2 (Upland Agricultural) Rural Residential & Agricultural Single Family Residential R-1(Residential District) Eco Clusters Single Family Residential RS-3 (One Family Rural Residential) Eco Clusters and Conservation Blaney Bog A-5 (Agriculture Only) Park within the ALR and Rural Residential Vacant Urban Residential 30.079 Ha. (74.32 acres) Marc Road Urban Standard This Development Variance Permit application is to support an approved rezoning and subdivision applications for 109 single family houses in the Silver Valley Area. The site is characterized by complex topography, with steep slopes and watercourses. This rezoning and subdivision applications for this development date to 2016, the development style, house models, show homes, and corporate marketing strategy were developed in accordance with the Zoning Bylaw No. 3510-1985, which was rendered obsolete on December 8, 2020 with the adoption of the new Zoning Bylaw No. 7600-2019. Phase One of this development is now under construction and not all building permit applications have been submitted. All building permit applications made after December 8, 2020 are subject to the new Zoning Bylaw No. 7600-2019. Certain differences between the bylaws have made this variance request necessary for the applicant to continue with their existing development plan. Further details of the variance request are discussed below. 2019-370-DVP Page 2 of 4 c) Variance Analysis: The Zoning Bylaw establishes general minimum and maximum regulations for single family development. A Development Variance Permit allows Council some flexibility in the approval process. 1. Maple Ridge Zoning Bylaw No. 7600-2019, Part 6, Section 602.7, 2b: In the R-2 Zone on Lot 102, to reduce the minimum setback from the Principal Building to the Rear lot line from 6.0 metres to 5.5 metres where there is no lane. A site plan for the subject property (lot 102) is attached as Appendix C. The site plan shows the irregular shaped lot is over 20 metres wide at the rear lot line, providing a significant amount of usable outdoor space despite the intrusion into the setback area. On this basis, this variance request is found to be supportable. 2. Maple Ridge Zoning Bylaw No. 7600-2019, Part 6, Section 601.8, 1: In the R-1 Zone on Lots 31, 32, 36, 37,42, 53-57, 58, 68, 80-83, 95-97, and Lot 101 to increase maximum building height of the principal structure from 9.5 metres to 10.0 metres. 3. Maple Ridge Zoning Bylaw No. 7600-2019, Part 6, Section 602.8, 1: In the R-2 Zone on Lots 18-30, 33-35,38, 39, 52, 59-67, 69-79, 83-94, 98-100, and Lots 102-109 to increase maximum building height of the principal structure from 9.5 metres to 10.0 metres. The above variances have emerged out of differences between the new Zoning Bylaw and the older 1985 Zoning Bylaw, which was used to guide the development plan now under construction. Generally, there will not be conflicts between the two sets of regulations. The few exceptions relate to the site's complex topography, and the range of housing models that could be chosen by prospective purchasers. As there is some variation with the siting of different housing models, specific variance requirements cannot be outlined at this time. The proposed redress of these potential conflicts is to grant a blanket minor height variance for the lots that have not yet received building permits, with the understanding that this variance will allow the development to proceed in accordance with the development pattern that has been established for the site. The development plan showing the applicable properties is attached as Appendix D. 4. Maple Ridge Zoning Bylaw No. 7600-2019, Part 6, Section 602.7, 2a: To waive the requirement in the R-2 Zone for a 0.6 metre recess from the attached garage front and the principal building face for lots 34 and 83. This variance request is a reflection of the challenges faced by the applicant in the transition between the Zoning Bylaw No. 3510-1985 and the new Zoning Bylaw No. 7600-2019 in regards to a regulation concerning the front building face. The overall requirement for a 5.5 metre front yard setback will be met. 2019-370-DVP Page 3 of 4 d) Citizen/Customer Implications: This site is developing, and is relatively isolated, surrounded by significant greenspace. In addition, the proposed variances are consistent with the development plan that was presented at the Public Hearing for the approved Rezoning Application 2016-091-RZ. In accordance with the Development Procedures Bylaw No. 5879-1999, notice of Council consideration of a resolution to issue a Development Variance Permit was mailed to all owners or tenants in occupation of all parcels, any parts of which are adjacent to the property that is subject to the permit. e) Interdepartmental Considerations: These variance requests will resolve anticipated conflicts between the approved development and subdivision plans and Zoning Bylaw No. 7600-2019. Any building permit applications that are received will be referred to the Engineering Department and reviewed in the context of servicing and infrastructure implications. Should conflicts arise as a result of this review, another DVP application may be required. CONCLUSION: The proposed variances are supported because they are minimal in terms of impact and in support of a development plan that has been before Council previously. Therefore it is recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit 2019-370-DVP. "Original signed by Chuck Goddard" for Prepared by: Diana Hall, MA, MCIP, RPP Planner 2 "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 Christine Carter" for Concurrence: Al Horsman Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Ortho Map Appendix C - Site plan for Lot 102, requesting a variance for rear yard setbacks Appendix D - Development plan showing properties requesting blanket height variance 2019-370-DVP Page 4 of 4 APPENDIX A Legend Stream 14155 Marc Rd --- Ditch Centreline PID 018-620-850 Edge of River PLANNING DEPARTMENT ------ Edge of Marsh MAPLE RIDGE Indefinite Creek British Columbid NRiver Centreline mapleridge.Ca Lake or Reservoir Scale: 1:6,000 Marsh 2019-370-VP DATE: Oct 18, 2019 BY: MC MAPLE RIDGE British Columbia APPENDIX C — � _ _6_OOM MIN. NEAN LOT LINE SETBACK W/NO MEAN LANE ACCESS f I ].00M MIN. FRONT LOT LINE SETBACK FOR PRINCIPALSOILOING 1.25M MAY. SITING EXCEPTION INTO FRONT LOT LINE SETBACK SITE PLAN -REAR YARD SETBACK VARIANCE ALL DIMENSIONS TO BE CHECKED BY CONTRACTOR BEFORE START OF CONSTRUCTION & ANY DISCREPANCIES REPORTED. DEFINING SINGLE FAMILY HOMES LOT: SHEET: SHEET: PROJECT: DESIGNED BY: REVISIONS: IsmD.Lo RIDGE — 946 BRUNETTE AVENUE ADDRESS: DATE: DEG 11, 7m1m SCALE: Ire' . 11.0' �//� 102 1 OF 1 = THESE DRAWINGS CONFORM TO B.C. 4) 21 HEAD OFFICE: (604) 521-003B HEAD OFFICE: MODEL: DRAWN BY: CHECKED BY: - THE LATEST EDITION OF THE 2012 FAX: (604) 521-0078 B.G. 8RITISH COLUMBIA BUILDING CODE WAW,M wNoMmmm LEGEND j1985 BYLAW REQUIREMENTS - NO VARIANCES REQUESTED ■ REAR YARD SETBACK VARIANCE REQUIRED TO 2019 ZONING BYLAW �IRECESSED GARAGE REQUIREMENT TO BE WAIVED (LOT GEOMETRY) HEIGHT VARIANCE REQUESTED - 2019 BYLAW REQUIREMENTS EXISTING SETBACK REQUIREMENT (2019) REQUESTED SETBACK VARIANCE ---- PROPERTY LINE D m z NJ MORNINGSTAR HOMES LTD. — REQUESTED VARIANCES FOR BRIDLE v mapleridge.ca City of Maple Ridge TO: His Worship Mayor Michael Morden MEETING DATE: and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: SUBJECT: Development Variance Permit 25241 Dewdney Trunk Road EXECUTIVE SUMMARY: January 5, 2021 2020-400-DVP Cow A Development Variance Permit application has been received in conjunction with a building permit application for an Accessory Building in the Agricultural Land Reserve. The property is zoned RS-1 (One Family Urban Residential) and is subject to the Farm Home Plate regulations in the Zoning Bylaw, which restricts the area and setbacks on a property that can be developed for residential and accessory residential uses. The requested variances to the Zoning Bylaw No. 7600-2019 are to: 1. Vary the maximum area of the farm home plate from 0.2 hectares (0.5 acres) to 0.75 hectares (1.86 acres). 2. Vary the maximum depth of the farm home plate from the front lot line from 60 meters (197 feet) to 149.35 metres (490.0 feet). 3. Vary the maximum height for an Accessory Building in the RS-1 Zone from 4.5 metres (14 feet 9 inches) to 5.31 metres (17 feet 5 inches). A review of this application is provided further in this report, including an assessment of the factors that could support or not support this application. These factors are based on the objectives of the farm home plate regulations, the site context, and on correspondence with the applicant. It is recommended that Development Variance Permit 2020-400-DVP be approved. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2020-400-DVP respecting property located at 25241 Dewdney Trunk Road. DISCUSSION: a) Background Context Applicant: Legal Description: OCP: Existing: Proposed: John Veenstra Traditions West Designs Lot B, Section 23, Township 12, Plan NWP4505 Agricultural Agricultural 1109 2020-400-VP Page 1 of 5 Zoning: Existing: RS-1(One Family Urban Residential) Proposed: RS-1(One Family Urban Residential) Surrounding Uses: North: Use: One Family Rural Residential Zone: RS-3 (One Family Rural Residential) RS-1(One Family Urban Residential) Designation Agricultural South: Use: One Family Rural Residential Zone: RS-3 (One Family Rural Residential) RS-1(One Family Urban Residential) Designation: Agricultural East: Use: One Family Rural Residential Zone: RS-3 (One Family Rural Residential) RS-1(One Family Urban Residential) Designation: Agricultural West: Use: One Family Urban Residential Zone: RS-1(One Family Urban Residential) Designation: Agricultural Existing Use of Property: Proposed Use of Property: Access: Servicing: Lot Size: b) Project Description: Rural Residential Rural Residential Dewdney Trunk Road Community water, septic. 2.525 ha (6.24 acres) The applicant is seeking to develop an accessory building on a property that is located in the Agricultural Land Reserve. The subject site currently has a dwelling and accessory buildings and is classified as "Residential" under the Assessment Act, however, the new owner intends to return the property to "Farm Status". The property owner is planning on planting vegetables and fruit trees in the coming spring. The proposed building is intended to be used for the storage of farm equipment, growing containers and fertilizers and is consistent with the development of future farm use on the property. The size of the proposed accessory building will require an engineered designed rock pit for drainage purposes. The placement of the proposed accessory building is constrained by the location of the existing septic field, the requirement for the future rock pit and the required setbacks between accessory buildings as stated in the Zoning Bylaw. The applicant is therefore requesting several variances to the Zoning Bylaw, in order to accommodate the placement of the proposed structures. By clustering the proposed storage building and rock pit adjacent to the existing shed and barn on site, the applicant is seeking to limit the disturbance to the farmable area on the subject property. Appendix C provides a diagram of measurements that are relevant to this application. The proposed farm home plate, at 0.75 hectares (1.86 acres), is compared with the permitted farm home plate of 0.2 hectares (0.5 acres) under the Zoning Bylaw. The proposed accessory building height is also shown. 2020-400-VP Page 2 of 5 Analysis On December 6, 2016, Council adopted a bylaw amendment for farm home plate regulations on properties within the Agricultural Land Reserve. This initiative came out of the work of the Ministry of Agriculture. The Ministry's purpose and goals were to establish criteria: ...to minimize the impact of residential uses on the current and future farming capability of land in the ALR while not unduly limiting the residential needs of farmers. These criteria: 1. do not restrict agricultural activities; 2. direct the largest residential uses in a community to non -farming areas; 3. minimize the impact of residential uses on farm practices and farming potential in farming areas; 4. minimize loss and/or fragmentation of farmland due to residential uses; and 5. minimize the impact of residential uses on increasing costs of farmland. The impacts due to residential development on farmland can be numerous. Other Metro Vancouver municipalities are contending with large estate development on farmland, which can increase competition to purchase agricultural properties, making it difficult for legitimate farming interests to acquire land for this purpose. The presence of high residential improvement values on farmland can increase the costs of purchasing agricultural land. There can be impacts to neighbouring properties as well. Large residential estates and front yard setbacks can impact adjacent agricultural properties by siting residential development deeper into agricultural properties and closer to agricultural activities, increasing the potential for conflicts between these different uses. The implications of the proposed variance requests are reviewed in light of the following considerations: • Site / application background. When was the property purchased, and what were the site development objectives? • Extent of variance requests. • Adjacent impacts. Does the larger setback increase the potential for conflicts between neighouring farm operations and residential users? • Will the property be farmed? • Does proposed siting interfere or assist with the agricultural potential of the property? c) Variance Analysis: The Zoning Bylaw establishes general minimum and maximum regulations for single family residential development. A Development Variance Permit allows Council some flexibility in the approval process. The requested variances and rationale for support are described below. As noted, Appendix C shows the proposed site plan with the proposed and permitted home farm plate outlined. 2020-400-VP Page 3 of 5 1. Maple Ridge Zoning Bylaw No 7600-2019, Part 4, Section 402.11, 1. a): To vary the area of the farm home plate from a maximum of 0.2 hectares (0.5 acres) to to 0.75 hectares (1.86 acres). 2. Maple Ridge Zoning Bylaw No 7600-2019, Part 4, Section 402.11, 1. b): To vary the maximum depth of a farm home plate from 60 meters (197 feet) to 149.35 metres (490.0 feet) from the lot line that abuts the fronting road to the rear of the farm home plate. 4. Maple Ridge Zoning Bylaw No 7600-2019, Part 6, Section 605.8, 2: To vary the maximum Building Height for an Accessory Building from 4.5 metres (14 feet 9 inches) to 5.31 metres (17 feet 5 inches). The proposed variance requests will be reviewed in light of the following considerations: Site / application background. As noted, the property is currently classified as "Residential" under the Assessment Act and is not currently being farmed. The site is constrained by several pre-existing outbuildings and a septic field that limits the ability to locate the proposed structure closer to the principal dwelling and within the allowable farm home plate area. The property owner has recently purchased the property and intends to return the property to "Farm Status" under the Assessment Act, by planting a fruit orchard and constructing some greenhouses for vegetables. The new building would support future farm operations. Extent of variance requests. The main reason for requiring a compact farm home plate is to discourage the use of agricultural land for estate residential purposes. Generally, large front yard setbacks are associated with landscaping for residential uses, often with vast expanses of lawn. Agricultural uses typically are sited further to the rear of the property. The proposed increase to the farm home plate area and setback are significant, however, they should be viewed in the context of,the future plans for the site. If the property was currently classified as "Farm Status", the proposed structures would not require any variances to the Zoning Bylaw. • Adjacent impacts. The sitting of the proposed building and rock pit is consistent with the existing shed and garage to the south. By siting both the building and rock pit at 7.62 metres (25 feet) from the Interior Side Lot Line to the east, the proposal ensures that the impacts on the adjacent property will be minimal. The larger setback will ensure that any potential conflicts between neighboring farm operations and residential uses are minimized. • Will the property be farmed? As noted, the property owner is planning to farm the property in the future by planting a fruit orchard and constructing greenhouses for organic vegetables. The proposed building will be used for farm purposes and would have been exempt from the farm home plate provisions of the Zoning Bylaw, if the property was currently classified as "Farm Status" under the Assessment Act. Does proposed siting interfere or assist with the agricultural potential of the property? The proposed building and rock pit are clustered amongst several existing buildings on site; this includes an existing shed and barn. By locating the proposed building and rock pit close to other existing structures, the impact on the farmable area of the subject property is minimized. The proposed building will not impact the area required for the future fruit orchard or area for future greenhouses. 2020-400-VP Page 4 of 5 d) Citizen/Customer Implications: In accordance with the Development Procedures Bylaw No. 5879-1999, notice of Council consideration of a resolution to issue a Development Variance Permit was mailed to all owners or tenants in occupation of all parcels, any parts of which are adjacent to the property that is subject to the permit. CONCLUSION: The proposed variances are supported because they are conducive to an agricultural future for the subject property, and are unlikely to present intrusive effects on neighbouring agricultural properties. It is therefore recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit 2020-400-DVP. "Original signed by Rene Tardif" Prepared by: Rene Tardif 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 Christine Carter" for Concurrence: Al Horsman Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Ortho Map Appendix C - Overlay of permitted farm home plate with development footprint Appendix D - Proposed Variances 2020-400-VP Page 5 of 5 APPENDIX A 2015-21n3�SD ` 2015-213-DP �o 1 i 6 I II f 1 'I � 1 :i II SUBJECT PROPERTY 1 1 1 1 1 1 �II, 2016-228=DP �a it 1 �a 0 NI _—_-.-._— — _ _—_—_— _— -- DEWDNEYTRIINKBQAD— 1 1 \ 1 1 p Legend 25241 DEWDNEY TRUNK ROAD Stream PLANNING DEPARTMENT --- Ditch Centreline RIDGEMAPLE N= — — Indefinite Creek River mapleridge.ca ® Active Applications (RZ/SD/DPNP) FILE:2020-400-VP Scale: 1:3,500 DATE: Nov 10, 2020 BY: BD APPEN DIX C ---:- - � ) | - -- — — — - — -- -- § - . , 2 ; 3�� laamw� Li X dA • slTe DaTa ro.,suxuou . �osam,. v. neovv�v .o� Par, n Mh N en �nsoe ...a0o� LEGAL LAT B, 5EGTION 23, TOWNSHIP 12, N.W.D., PLAN NWP4505 PARTIAL SITE PLAN L G Q DAtE . J1NE, 20Z0 SCALE , AS NOTED J08 NO , ]O]O-I]H CHi SHEET NORTH ELEVATION To increase the maximum height for an Accessory Building in the RS-1 Zone from 4.5 metres to 5.31 metres SOUTH ELEVATION DATE . DUNE, 20NJ SLALE � A5 NOTED J08 NO � 303W3H •�.,r►"wii,,.: a I �I II � , � I 1 mapleridge.ca City of Maple Ridge TO: His Worship Mayor Michael Morden MEETING DATE: and Members of Council FILE NO: FROM: Chief Administrative Officer MEETING: SUBJECT: Intensive Residential Development Permit 24305 and 24303 101A Avenue EXECUTIVE SUMMARY: January 5, 2021 2020-083-DP Cow An application was received to subdivide the properties located at 24305 and 24303 101A Avenue into five single family residential lots under the existing R-3 (Single Detached (Intensive) Urban Residential) zone. The subdivision application is near completion, and will be finalized shortly after approval of the subject application. The applicant is seeking approval for the form & character of the proposed design, as required for this zone. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2020-083-DP respecting property located at 24305 and 24303 101A Avenue. DISCUSSION: a) Background Context: Applicant: 0986783 BC Ltd Owner: 0986783 BC Ltd Legal Description: Lot 1, Section 3, Township 12, New Westminster District Plan BCP17490; Lot 12, Section 3, Township 12, New Westminster District Plan EPP44961 OCP: Existing: Medium Density Residential Proposed: Medium Density Residential Zoning: Existing: R-3 (Single Detached (Intensive) Urban Residential) Proposed: R-3 (Single Detached (Intensive) Urban Residential) Surrounding Uses North: Use: Single Family Residential Zone: R-3 (Single Detached (Intensive) Urban Residential) Designation Medium Density Residential 1110 2020-083-DP Page 1 of 3 South: Use: Single Family Residential Zone: R-3 (Single Detached (Intensive) Urban Residential) Designation: Medium Density Residential East: Use: Single Family Residential Zone: R-3 (Single Detached (Intensive) Urban Residential) Designation: Medium Density Residential West: Use: Single Family Residential Zone: R-3 (Single Detached (Intensive) Urban Residential) Designation: Medium Density Residential Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Previous Applications: b) Project Description: Single Family Residential Single Family Residential 777m2 + 326m2, totaling 1,103m2 (0.25 acre) 101A Street Urban Residential RZ/037/03 and 2013-013-RZ The subject properties, located at 24303 and 24305 101A Street, were previously rezoned and subdivided in 2005. These two (2) subject properties each have single-family homes on them and are included within a subdivision of five (5) lots under the existing R-3 (Single Detached (Intensive) Urban Residential) zone (2018-128-SD). Approval of the subject Intensive Residential Development Permit for the three (3) new lots is a requirement for subdivision approval. c) Planning Analysis: The subject properties are zoned R-3 (Single Detached (Intensive) Urban Residential). An Intensive Residential Development Permit is required for the subject zone. Such Development Permit will be assessed against the following key guideline concepts as follows: 1. Neighbourhood cohesiveness and connectivity should be maintained through the design of varied yet compatible buildings, in materials used and in architectural styles, in landscapes and in recreational areas, and by facilitating a range of transportation choices. 2. A vibrant street presence is to be maintained through a variety of housing styles, by maintaining street parking and by directing garage structures and off-street parking to the rear of a property accessible by a lane. The existing subject properties are 777m2 and 326m2 in area, a total area of 1103m2. The subject R-3 zone requires a minimum area of 213m2. The proposed five (5) lots to be subdivided from the original two (2) lots, all meet the lot area requirement of 213m2 each with the R-3 zone. The lot layout and design of the houses are very similar to the two (2) homes on the existing subject properties and neighbourhood, to guarantee cohesiveness (Attachment C). The existing subject property at 24305 101A Street is a hooked parcel, originally containing a detention pond. This pond is decommissioned and as a condition of subdivision the applicant took care of releasing the respecting registered covenants for protection and no -build on Title, and is being subdivided. 2020-083-DP Page 2 of 3 d) intergovernmental Issues: The initial plans include detached garages on Lots B, C & E. The BC Building Code prohibits the construction of projecting roof soffits above the exposing building face on the 0.45m side, and thus the roof soffits may not project closer than 0.45m from the property line. The applicant is to ensure visual clearance at intersections is maintained as per the Zoning Bylaw, where no fence, wall, structure, or landscaping greater than 1.0m is permitted near the intersection. CONCLUSION: The proposed development is meeting the form & character guidelines for Intensive Residential development, and it is therefore recommended that the Corporate Officer be authorized to sign and seal 2020-083-DP respecting property located at 24305 and 24303 101A Avenue. "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 Christine Carter" for Concurrence: Al Horsman Chief Administrative Officer The following appendices are attached hereto: Appendix A - Subject Map Appendix B - Ortho Map Appendix C - Design Plans and Draft Subdivision Plan 2020-083-DP Page 3 of 3 APPENDIX A 'N*N T O O I !h 100 I O I N (0 (O I t 00 (0 (0 t� t� t� 00 00 00 0) 0) o) N N N N N N N N N N N N N N N N N N N N N N N N O M M IN'- I,- O M 00 co M O P", O O (O (C) t� t� I� 00 00 M M N N N N N N N N N N N NF V* V V V V V V � V VN N N N N N N N N N N H W M N N 102A AVE. !h O N (0 O �h 00 N (0 O !h 00 N O O v- v- N N N (") (") �h �h !h (() M (") M M M M Cl) M (") M M (") (") N N N N N N N N N N N N N I- �- O M ('M N I" N V- M O M M M M d' I" 'F V- O O O N O M O (o Z3 r- O M M M M (") M M () M M M M M M M M ('M M M M e} � CN N N N N N N CM N N N N N N N N N N N N N N N 1 102 AVE. N !h 00 (ZI N !h 00 !h O N O O a t� t� t,, 00 00 00 00 M O O O �- � N N N N N N N N N M M M M N N N N N N N N N N N N C*) SUBJECT PROPERTIES N a (M _ It N M N N O N N 0) N N �- 00 N N (") 00 N N 11, 00 N N V- M N N 11, M N N M M N N O M N O M (\I '0 O M N � Cl) N O co N 101AAVE. 04 00(00 (0 10148 00 00 M M o 0 0 N N 10142 N N N N N N N N 0136 10131 0132 10128 10125 10121 o� � co Cn � � � V. N N N N N d (� N co M M O t (`M eh N M tl co f- N M O M "t N t� O M *h N �- (0 M e, N n O "ItM N N N. o M 04 N O M 04 N M M Vd N 101A o (o 0 0 0 <00 of �t O O (0 Cl) Cl) M co M M � � � d d d d N N N N O (0 O z Co V- �- N N M (") M Cl) M M N N N N N N N N N N N 10120 2018-141-DP 10116 Mul) r.LO 0 0) M r. 10110 10113 10112 N N N N N N N l 10106 10109 10106 101 AVE. 2018-141-DP 10105 10099 10096 10099 10098 10097 N (0 00 O 0 N to o �r a er er ett 0 0 0 (0 (0 r. r. IN 10092 10095 10094 Cl) M Cl) Cl) Cl) M Cl) Cl) Cl) Cl) `" 10097 co 10093 v�i er er er er It � er d N N N N N N N N N N C\ 10095 N 10088 10091 M 10090 10089 M 24303 & 24305 101A AVENUE Legend PI D: 029-634-652 026-283-182 Stream PLANNING DEPARTMENT -- Ditch Centreline MAPLE N -- Indefinite Creek mapleridge.ca ® Active Applications (RZ/SD/DPNP) Scale: 1:1,500 FILE: 2020-083-DP DATE: Dec 14, 2020 BY: DT APPENDIX B If M M• a �A �¢33i1�eytltl'' N a N ;;� iV IN N '.N i,N.,N .N Nr 1 � M �f• . � j eh` Rh tl• � eh � `� Rt � ' t7• Rh. � :�t a E 6v 102 AVM P'F "4 F. G r r V • M I N �'N N GY °4 N r �y' SUBJECT PROPERTIES �, w to N N; i eh i m-' v,,N Rt. vp N Y` E. • J* , � R p,. r �� � ri�`n.� , � :#, _ .. _. r.' .( �j 11 F a 1r _ 01x�:� r 1 0�16 �ti: �'�• n ti iQ'Y!�-!;g ii f . 101. E'Ct � � � � , 1,� 1.d6 �% � . �, '• .,e• bares .�•,R��w"-tiy'�+' -'"z".�! '0096 1009 7009t( 0094 1fl0g , s; 008 k f Y . ;.'fix aso' ori�4 a f' 3 W,. ��- 9. �,h Aeriallrnagery.frorm e,pnng.,f�2� City of Pitt, 24303 & 24305 101 A AVEN U E Meadows] PID: 029-634-652 026-283-182 O PLANNING DEPARTMENT N ;o Langley I ; mapleridge.ca 9 Y FILE: 2020-083-DP Scale: 1:1,500 FRA, R. DATE: Dec 14, 2020 BY: DT APPENDIX C PROPOSED SUBDIVISION PLAN OF: LOT 12 PLAN EPP44961 AND LOT 1 PLAN BCP 17490 ALL OF SECTION 3 TOWNSHIP 12 NWD 1 2 4 5 6 PLAN BCP32285 PLAN EPP44961 SRW PLAN BCP17488 0 0 0 LANE DRAFT.MARCH 26, 2018 3yr It _ 0.42 9-91 2.01 EXISTING 3.88 4.11 I 7.99 0.47 _ 1.99 EXISTING GARAGE GARAGE - 0.43 2.01 I 0.48 1.97 _ I A i~ T F `PLAIT PLAIN EM04496• 13CP17-1,90. 1.22 1.20 -- r - r � 1.23 10 11 �M N 1 �*1Z A �oI i " :i�z! io�I i�z i� 1.21 20 �`F . PLAN EPP44961 o N 219.6m� N g I I 219.6m C N I 219.7I m p N 219.2m� N oPLAN 80P17490 EXISTING ROUSE EXISTING 41R HOUSE 1,22 L'_.�.".._.J 3 L,_5.58_.Jy 1.26 1.20 o 1.21 vi 8.00 ro 3.89 4.09 7.98 o 7.96 n CIVIC ADDRESS 24303 102A Avenue, Maple Ridge, BC P.I.D. 029-634-652 CLOT 12 PLAN EPP44961) 24305 101A Avenue, Moats Ridge, BC P.I.D. 026-283-182 CLOT 1 PLAN BCP17490) 0 101 A AVE. 90'03'34" 7.001 �6 � oJ,• r I j I E I 226.8n 2 N0 ! IP P!ry nq Imew IR 16 17 ON 18 IN PLAN " EPP44961 I ! a PL4iN i3ci, 7490 rev LANE 89'31'12" LANE EXISTING R-3 ZONING AREA 111n1mum Lot Area - 213m2 Mlnlmum Lot Width - 7.9m Minimum Lot Depth - 27m Bull&7g Envelope Front Setback., 3.Lm Rear Setback: 11.0m Sideyord Setback: 1.2m Exterior Sideyard Setback. 2.0m SCALE 1 250 25 0 5 10 ZALL DISTANCES ARE IN METRES a J Lot dimensions are derived from field survey This Plan was prepared for CITY APPLICATION AND permit purposes, and Is for the exclusive use of our client. Subject to City review and opproval. Target Land Surveying (Surlong) Ltd. accepts no responsibility or liability for any damages that may be suffered by o third party as a result of reproduction, transmission or alteration to this document without consent of the signatory. TT LAND SURVEYING SURREY 8.C. 604-583-6161 FLE.' 7020-18-Site OIAMNT LANE rR 1001T 22, 69� '70. 45% 54" 7987m 26,20' 0., FTM p O EXISTING12 1 POP 5�1110-1 7 - 0 P cs lz EXIsiING :2 CM, 6AMF Ph AP PAP 616 I nl A A\ /rk 11 Ir, -1.987� 76.20' Worc)5W CO,AC9 6 C5 MOP05?p NM6 mw 2619' nl A A\ /r-N 11 Ir - THE DRAWINGS COMPLY TO THE 0986763 BC LTD tors UE PROPOSED SUBDIVSION G.m.j ,.M.j AR. 2020 8 9 RM c AS9NOTED OP �� 111111�1 � 1 I FONT �L. VATION LOT C EXI511NG Of 12 �PONT �I.�WON Of ' E X 5Tp��T5CAP� - NOPTH 51P� I OIA MU �pONT �L. VATION LOT I EX151WG IA 18 5Tp��T5CAP� - 5OUTH 5M IOIAMNU� 11jr IN �I , �";II!II 111 11I ::'III. r- v 1 4rl K I /I. I nrr) h-� V c V Aa v� V � ti 00 V P4 a i DRAWINGS C—YTOT- L' 616YC�d�d�ItJ1. 0986783 BC LTD � J.079 I01 A AVENUE [7PROPOSED BDIVSION O.M.J I — YY� O.M.J °'sMA0.9:mo ae 99 1GeY6 A8 NOiED .,�MAPLE RIDGE City of Maple Ridge mapleridge.ca TO: His Worship Mayor Mike Morden MEETING DATE: January 5, 2021 and Members of Council FILE NO: 05-1855-20 FROM: Chief Administrative Officer MEETING: COW SUBJECT: Community Emergency Preparedness Fund - Evacuation Route Planning Grant Application EXECUTIVE SUMMARY: This report describes a current evacuation route planning grant opportunity that will support our Emergency Preparedness Program. Council is being asked to support the application. RECOMMENDATION: That the Evacuation Route Planning Grant application be supported. DISCUSSION: a) Background Context: The Community Emergency Preparedness Fund (CEPF) is a suite of funding programs intended to enhance the resiliency of local governments and their residents in respondingto emergencies. Funding is provided by the Province of BC and is administered by UBCM. The intent of this funding stream is to support the development of an Evacuation Route Plan that the City of Maple Ridge's Emergency Operations Centre (EOC) would utilize in the event an evacuation operation was needed during an emergency. This is a regional application submitted in conjunction with the District of Mission and the City of Pitt Meadows. Only one applicant is required to submit a funding proposal on behalf of those participating in the region. The application deadline was November 6, 2020 and Pitt Meadows submitted the application on behalf of Mission and Maple Ridge. Pitt Meadows and Mission are seeking a resolution in support of the application from their respective Councils in January and have requested that Maple Ridge do the same. This joint approach to Evacuation Route Planning will ensure an effective, coordinated and efficient movement of evacuees along predetermined routes in the event of evacuation orders being issued. The grant funding will cover all the costs of developing an Evacuation Plan. The project must be completed within one year of the grant approval date. Estimated time of grant approval is March 2021, therefore completion is expected to be March 2022. The requested grant funding for the City of Maple Ridge is $25,000, with a combined request of $75,000. 1151 Doc#2630496 b) Desired Outcome: That Council support the grant application mentioned herein and that the City is successful in attracting this funding. c) Strategic Alignment: The project aligns with Council's Strategic Plan around Community Safety and Inter - Governmental Relations. d) Interdepartmental Implications: The Evacuation Plan will be a tool utilised by the Emergency Operations Centre, Maple Ridge Fire Rescue, Maple Ridge Engineering Operations and the Ridge -Meadows RCMP. Planning and Information Technology will also be involved in the development and maintenance of the completed plan. e) Business Plan/Financial Implications: Any additional grant funding allows the municipality to achieve more than could be achieved within current budgets. The grant will cover the full cost of the plan, replacing the 10-year old evacuation plan. f) Alternatives: If the grant application is not supported, revision of the Evacuation Plan would not take place until a later date when funding allows. CONCLUSIONS: Whenever possible it is a benefit to apply for grants that will provide value to the City. by: James Clelland Assistant Chief - Fre Prevention & Emergencv Planning Ua;jkl I C�ricurrence: Al Horsman, ��(� Chief Administrative Officer • 91401DI.