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HomeMy WebLinkAbout2021-10-19 Committee of the Whole Agenda and Reports.pdfCity of Maple Ridge COMMITTEE OF THE WHOLE AGENDA October 19, 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 Jive streamed and recorded by the City of Maple Ridge. For virtual public participation during Public Question Period register by going to www.mapleridge.ca/640/Council-Meetings and clicking on the meeting date 1. CALL TO ORDER 2. ADOPTION OF MINUTES 2.1 Minutes of the Committee of the Whole Meeting of October 5, 2021 3. DELEGATIONS/ STAFF PRESENTATIONS (10 minutes each) 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 2021-389-RZ, 11619, 11631 and 11639 Adair Street, RS-1 to RT-2 Staff report dated October 19, 2021 recommending that Maple Ridge Zone Amending Bylaw No. 7793-2021 to rezone from RS-1 (Single Detached Residential) to RT-2 (Ground-Oriented Residential Infill) to permit the future construction of three triplexes be given first reading and that the applicant provide further information as described on Schedule D of the Development Procedures Bylaw No. 5879-1999. Committee of the Whole Agenda October 19, 2021 Page 2 of 4 1102 2016-238-RZ, 24212 112 Avenue, Addendum Report Staff report dated October 19, 2021 recommending that second reading of Maple Ridge Official Community Plan Amending Bylaw No. 7265-2016 be rescinded and that Maple Ridge Official Community Plan Amending Bylaw No. 7265-2016 to add to and remove Conservation area be given second reading as amended and be forwarded to Public Hearing. 1103 2020-062-RZ, 22347 117 Avenue, 22349 North Avenue and PID 008-130-493, RT-1 and RM-3 to C-3 Staff report dated October 19, 2021 recommending that Maple Ridge Official Community Plan Amending Bylaw No. 7794-2021 to redesignate three properties from Low-Rise Apartment to Town Centre Commercial be given first and second reading and be forwarded to Public Hearing and that Maple Ridge Zone Amending Bylaw No. 7649-2020 to rezone 2234 7 117 Avenue from RT-1 (Two Family Urban Residential) and 22349 North Avenue from RM-3 (High Density Apartment Residential) to C-3 (Town Centre Commercial) to allow the two properties to be consolidated with the vacant, unaddressed property immediately to the west (PIO 008-130-493), which is already zoned C-3 (Town Centre Commercial) and form a single mixed-use commercial residential development site be given second reading and be forwarded to Public Hearing. 1104 2019-394-DVP, 20857 Golf Lane Staff report dated October 19, 2021 recommending that the Corporate Officer be authorized to sign and seal 2019-394-DVP to reduce the required road right-of-way and the required asphalt width for an Urban Local Street standard and to reduce minimum required lot width. 5. ENGINEERING SERVICES 6. CORPORATE SERVICES 7. PARKS, RECREATION & CULTURE 8. ADMINISTRATION Committee of the Whole Agenda October 19, 2021 Page 3 of 4 9. COMMUNITY FORUM 10. NOTICE OF CLOSED COUNCIL MEETING The meeting will be closed to the public pursuant to Sections 90 (1) and 90 (2) of the Community Charter as the subject matter being considered relates to the following: Section 90(1)(i) The receipt of advice that is subject to solicitor-client privilege, including . communications necessary for that purpose. Section 90(2)(b) The consideration of information received and held in confidence relating to negotiations between the municipality and a provincial government or the federal government or both, or between a provincial government or the federal government or both and a third party. Any other matter that may be brought before the Council that meets the requirements for a meeting closed to the public pursuant to Sections 90 (1) and 90 (2) of the Community Charter or Freedom of Information and Protection of Privacy Act. 11. ADJOURNMENT Committee of the Whole Agenda October 19, 2021 Page 4 of 4 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 join the meeting by clicking on the date of the meeting at https://www.mapleridge.ca/640/Council-Meetings. When the meeting reaches the Community Forum portion, please raise your virtual hand to indicate you would like to speak. 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@mapleridge.ca Mayor and Council at mayorcouncilandcaol@mapleridge.ca APPROVED BY: DATE: PREPARED BY: CHECKED BY: DATE: DATE: -=r· i-"' t ' ! -: City of Maple Ridge COMMITTEE OF THE WHOLE MEETING MINUTES October 5, 2021 The Minutes of the Committee of the Whole Meeting held on October 5, 2021 at 1:30 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 Elected Officials Mayor M. Morden Councillor J. Dueck Councillor C. Meadus Councillor G. Robson Councillor A. Yousef ABSENT Councillor K. Duncan Councillor R. Svendsen Appointed Staff A. Horsman, Chief Administrative Officer C. Carter, General Manager Planning & Development Services C. Crabtree, General Manager Corporate Services S. Hartman, General Manager Parks, Recreation & Culture D. Pollock, General Manager Engineering Services P. Hlavac-Winsor, General Counsel and Executive Director, Legislative Services S. Nichols, Corporate Officer T. Thompson, Director of Finance Other Staff as Required W. Dupley, Director of Economic Development C. Goddard, Director of Planning K. Hansen, Administrative Assistant M. McMullen, Manager of Development & Environmental Services Note: These Minutes are posted on the City website at mapleridge.ca/AgendaCenter/ Video of the meeting is posted at media.mapleridge.ca/Mediasite/Showcase Note: Due to the COVID-19 pandemic, Councillor Robson and Councillor Yousef chose to participate electronically. 1. CALL TO ORDER 2. ADOPTION AND RECEIPT OF MINUTES 2.1 Minutes of the Committee of the Whole Meeting of September 21, 2021 It was moved and seconded That the minutes of the September 21, 2021 Committee of the Whole Meeting be adopted. CARRIED 2.1 Committee of the Whole Minutes October 5, 2021 Page 2 of 4 3. DELEGATIONS/STAFF PRESENTATIONS 3.1 Innovation Challenge Awards Presentations A video presentation introducing nominees for the Innovation Challenge Awards was given followed by the presentation of awards by the Chair in the following order: 6th place -Howbsy.com 5th place -Verun Valuations 4th place -Fraser North Farmers Market Society 3rd place -Salvation Army Ridge Meadows Ministries 2°d place -Big Feast Bistro and Retail 1st place -Maple Ridge, Pitt Meadows, Katzie, Seniors Network K. Hansen provided details about the Innovation Challenge Program and thanked all that entered. 4. PLANNING AND DEVELOPMENT SERVICES 1101 2021-381-RZ, 22900 & 22904 117 Avenue, 11675 229 Street and 11678 & 11690 Burnett Street, RS-1 to RM-2 Staff report dated October 5, 2021 recommending that Maple Ridge Zone Amending Bylaw No. 7792-2021 to rezone from RS-1 (Single Detached Residential) to RM-2 (Medium Density Apartment Residential) to permit future construction of approximately 92 dwelling units in an apartment building and nine (9) dwelling units in a townhouse form for a total of 101 dwelling units be given first reading and that the applicant provide further information as described on Schedules A, B, D and E of the Development Procedures Bylaw No. 5879-1999. C. Goddard, Director of Planning, provided a summary presentation and advised that the applicant is in attendance to respond to questions. Staff and the applicant answered Council questions. It was moved and seconded That the staff report dated October 5, 2021 titled "First Reading, Zone Amending Bylaw No. 7792-2021, 22900 & 22904 117 Avenue, 11675 229 Street and 11678 & 11690 Burnett Street" be forwarded to the Council Meeting of October 12, 2021. CARRIED Committee of the Whole Minutes October 5, 2021 Page 3 of 4 1102 2019-331-RZ, 25597 130 Avenue, RS-3 to RS-2 Staff report dated October 5, 2021 recommending that Maple Ridge Zone Amending Bylaw No. 7586-2019 to rezone from RS-3 (Single Detached Rural Residential) to RS-2 (Single Detached Suburban Residential) to permit a future subdivision of two (2) lots be given second reading and be forwarded to Public Hearing. M. McMullen, Manager of Development & Environmental Services provided a summary presentation and staff answered Council questions. It was moved and seconded That the staff report dated October 5, 2021 titled "Second Reading, . Zone Amending Bylaw No. 7586-2019, 25597 130 Avenue" be forwarded to the Council Meeting of add date, 2021 CARRIED 5. ENGINEERING SERVICES -Nil 6. CORPORATE SERVICES 1151 Union of British Columbia Municipalities (UBCM) 2022 Community Resiliency Investment (CRI) Program Staff report dated October 5, 2021 recommending that an application for grant funding to the Union of British Columbia Municipalities Community Resiliency Investment (CRI) Program to hire a time-duration FireSmart Coordinator to facilitate FireSmart related activities be submitted and that the overall grant management for the Coordinator be provided by the City of Maple Ridge. It was moved and seconded That the staff report dated October 5, 2021 titled "S UBCM-2022 Community Resiliency Investment (CRI) Programn be forwarded to the Council Meeting of October 12, 2021 CARRIED 7. PARKS, RECREATION & CULTURE -Nil 8. ADMINISTRATION -Nil Committee of the Whole Minutes October 5, 2021 Page 4 of 4 9. COMMUNITY FORUM -Nil 10. NOTICE OF CLOSED COUNCIL MEETING It was moved and seconded That the meeting be closed to the public pursuant to Sections 90 {1) and 90 (2) of the Community Charter as the subject matter being considered relates to the following: Section 90(1)(g) Litigation or potential litigation affecting the municipality. Any other matter that may be brought before the Council that meets the requirements for a meeting closed to the public pursuant to Sections 90 (1) and 90 (2) of the Community Charter or Freedom of Information and Protection of Privacy Act. 11. ADJOURNMENT -2:09 p.m. Councillor C. Meadus, Chair Presiding Member of the Committee CARRIED !~Ilia TO: FROM: SUBJECT: mapleridge.ca His Worship Mayor Michael Morden and Members of Council Chief Administrative Officer First Reading Zone Amending Bylaw No. 7793-2021 11619, 11631, and 11639 Adair Street EXECUTIVE SUMMARY: City of Maple Ridge MEETING DATE: October 19, 2021 FILE NO: 2021-389-RZ MEETING: C o W An application has been received to rezone the subject properties, located at 11619, 11631, and 11639 Adair Street, from RS-1 (Single Detached Residential) to RT-2 (Ground-Oriented Residential Infill), to permit the future construction of three triplexes. To proceed further with this application additional information is required as outlined below. As per Council Policy 6.31 this application is subject to the Community Amenity Contribution (CAC) Program at a rate of $4,100 per dwelling unit. Therefore, an estimated CAC amount of $36,900 would be required. RECOMMENDATIONS: 1. That Zone Amending Bylaw No. 7793-2021 be given first reading; and 2. That the applicant provide further information as described on Schedule D of the Development Procedures Bylaw No. 5879-1999. DISCUSSION: a} Background Context: Applicant: Legal Description: OCP: Existing: Proposed: Garry Dusanjh Lot 16 Block 5 Section 17 Township 12 Plan NWP15943 Lot 17 Block 5 Section 17 Township 12 Plan NWP15943 Lot 18 Block 5 Section 17 Township 12 Plan NWP15943 Urban Residential Urban Residential Within Urban Area Boundary: Yes Area Plan: General Land Use Area Plan OCP Major Corridor: No 1101 2021-389-RZ Page 1 of 6 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) Site Characteristics: RS-1 (Single Detached Residential) RT-2 (Ground-Oriented Residential Infill) Single-Family Residential RS-1 (Single Detached Residential) Urban Residential Single-Family Residential RS-1 (Single Detached Residential) Urban Residential Single-Family Residential RS-1 (Single Detached Residential) Urban Residential Multi-Family Residential RM-1 (Low Density Townhouse Residential) Urban Residential Single-Family Residential Multi-Family Residential 0.255 HA (0.630 acres) Adair Street Urban Standard The subject properties are located near the south end of Adair Street which is a no-through street (Appendices A and B). The neighbourhood has a mix of housing forms which include single-family dwellings, townhouses and a development application for a six-storey apartment building on the corner of 117 Avenue and Burnett Street (Appendix A). The neighbourhood is experiencing redevelopment primarily in the form of new construction of single-family residential dwellings, but there's interest in higher density housing forms as aforementioned which is anticipated due to the area's proximity (240.0m) to the Town Centre Area. The subject properties are relatively flat with a mixture of mature and adolescent vegetation which are predominantly located on the periphery of the subject properties. c) Project Description: The current application proposes to construct a triplex on each of the three subject properties. After several design iterations, the applicant submitted a site plan and architectural renderings that achieved the intent of the Ground-Oriented Residential Infill Design Guidelines. All residential parking will be located in double-car garages and each of the three properties will have two visitor parking spaces located on-site which will reduce the need for parking on the street (Appendix D). All parking will be concealed either in the garage and by landscape screening so vehicles will not be visible from the street. Furthermore, the design of the triplex, when viewed from the street looks like a contemporary single-family residential dwelling (Appendix E). The applicant is not requesting any 2021-389-RZ Page 2 of 6 variances to the proposed project and the Floor Space Ratio (FSR) in the RT-2 zone is being met at 0.75. The development application proposes four bedrooms and four bathrooms per dwelling unit in each triplex. There will be one bedroom and bathroom located on the first storey which may be an opportunity for persons that require universal accessibility. The remaining bedrooms will be located on the third storey with two bathrooms and the fourth bathroom will be located on the second storey with the living spaces. Each dwelling unit will have access to their own private outdoor space which consists of a back yard at grade and at least one balcony located on the second storey. It is anticipated, through early discussion with the Engineering Department, that no road dedication will be required for the current development application as Adair Street will be treated as a limited local (cul-de-sac). 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 subject properties are designated Urban Residential -Neighbourhood Residential Infill in the Official Community Plan, and development is subject to the following policies: 3 -19 Neighbourhood Residential Infill is permitted subject to compliance with the following criteria: 1) Infill development on a property that is larger than the prevailing Jot size of the surrounding neighbourhood or existing zoning of the lot may include the following: a) a possible change in lot size and configuration providing that: i. the proposed lot area and widths should be not Jess than 80% of the lot area and width prescribed under the predominate or adjacent zoning in the surrounding neighbourhood; ii. notwithstanding item i above, RS-1 (Single Detached Residential) zoned parent parcels that are unable to satisfy the 80% requirement may be eligible for R-4 (Single Detached (Infill) Urban Residential) zoning subject to satisfying Policy 3-21 iii. the proposed Jot configuration is similar to the prevailing lot pattern that exists within the neighbourhood; and iv. the proposed housing form is consistent in scale and massing to that of the surrounding neighbourhood. b) a change in unit type -unit types such as single detached dwellings, secondary suites, garden suites, duplexes and triplexes that resemble a single detached dwelling, with an emphasis on orientation to the street. 2) Neighbourhood Residential infill must be designed to be compatible with the surrounding neighbourhood and will be evaluated against Policy 3-21. 2021-389-RZ Page 3 of 6 3 -21 All Neighbourhood and Major Corridor Residential infill developments will respect and reinforce the physical patterns and characteristics of established neighbourhoods, with particular attention to: a) the ability of the existing infrastructure to support the new development; b) the compatibility of the site design, setbacks, and lot configuration with the existing pattern of development in the area; c) the compatibility between building massing and the type of dwelling units in the proposed development and the surrounding residential properties; d) the location, orientation, and visual impact of vehicle access/egress in relation to: i. adjacent developments ii. the street iii. the pedestrian environment e) minimizing adverse parking and traffic impacts on the existing neighbourhood; f) a gradual transition of scale and density through the design of building mass and form, such as: i. reduction in building heights at the edges of a development; ii. location of lower density components towards the perimeters of a site; and iii. concentration of density to the centre of a development or towards a non-residential boundary; g) retention and preservation of significant trees, other natural vegetation, and environmental features; h) maintaining adequate light, view and privacy for residents on adjacent properties or in adjacent neighbourhoods; and i) conservation of special landscapes such as gardens, or built-form features, including heritage buildings, that contribute to the unique character of a neighbourhood. Based on the above noted policies, a triplex housing form that has similar siting, height, and massing of a single-family home, is supportable. The project also provides a transition from the townhouses to the west and single-family homes to the east. Staff will continue to work with the applicant as the details of the building design continue to evolve. The Housing Needs Report, completed in 2020, notes that the majority of housing in Maple Ridge is comprised of single-detached dwellings with a trend toward a greater diversity of housing types. The proposed triplex housing form will contribute to the diversity of housing choice in the community. Zoning Bylaw: The current application proposes to rezone the subject properties from RS-1 (Single Detached Residential) to RT-2 (Ground-Oriented Residential Infill) (see Appendix C) to permit the construction of a triplex on each lot (see Appendix D). The maximum permitted height within the existing RS-1 zone and the proposed RT-2 zone is 8.0 metres. The proposed development meets the height requirements of the RT-2 zone, meaning that there will not be any variations in height than what is already being permitted in the area. Any variations from the requirements of the proposed zone will require a Development Variance Permit application. 2021-389-RZ Page 4 of 6 Development Permits: Pursuant to Section 8.7 of the OCP, a Multi-Family Development Permit application is required to ensure the current proposal enhances existing neighbourhoods with compatible housing styles that meet diverse needs, and minimize potential conflicts with neighbouring land uses. Advisory Design Panel: A Form and Character Development Permit is required and must be reviewed by the Advisory Design Panel prior to second reading. Development Information Meeting: A Development Information Meeting is required for this application. 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; and e) Parks, Recreation and Culture Department. 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 C); and 2. A Multi-Family Residential Development Permit Application (Schedule D); The above list is intended to be indicative only, other applications may be necessary as the assessment of the proposal progresses. 2021-389-RZ Page 5 of 6 CONCLUSION: The proposed development will provide a mixture of new housing forms within the neighbourhood and to a greater extent Maple Ridge, which is experiencing growth and the need for new housing options is apparent. The proposed triplexes are a housing form that will provide a complimentary transition between the townhouses located to the west and single detached houses located to the east and north whilst being sensitive to the existing character of the neighbourhood which is experiencing redevelopment and densification due to its proximity to Lougheed Highway and the Town Centre. 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. "Original signed by Tyson Baker" Prepared by: Tyson Baker, B.PI. Planning Technician "Original signed by Charles 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. 7793-2021 Appendix D -Proposed Site Plan Appendix E -Architectural Renderings 2021-389-RZ Page 6 of 6 APPENDIX A 117471 ,~ I 0, I~ I ) l .., .., 1~ 1~ ~ 1~ y ' g: "' "' 11777 CLIFF AVE I-/ (f) 11757 ;;; 11739 Development Application No. ~ ~ "' <o "' ~ 0 ~ " ., ~ <o 0 <o "' "' <o ., "' 0, 0, 0 0 ~ .., 8 ;g 0 0 0 0 0, 2021-381-RZ 0, g: .., 0 ~ "' .., .., g: g: ~ ~ "' ~ ~ ~ "' "' "' "' I~ 11747 "' "' Proposes to rezone from RS-1 to RM-2 to construct a 6-storey apartment building and 3-storey .., ... ~ "' 0, "' 0, <o "' 0, <o :;; o <o 8 "' ;g <o <o 0 0, 0, 0 0 0 0 ., ., 0, ., 0, 0, 0, townhouses. 0, 0, 0 "' .., .., ~ ~ ~ 0 0 0 "' "' g: g: "' .., "' N "' .., .., .., "' "' g: "' "' "' "' "' \v 117AVE -------------· ·-,---<o "' 0 C, ~ ... <o ~ ~ I 111670 " ., " C, ~ 116961 0 11; ., ., 0, <o <o ... 0 "' ~ ;i; "' <o ;g C, C, C, C, 0, C, 0, g: 0, 0, 0, 0, 0, C, g I .., .., ~ ~ 0 g: g: "' g: "' "' "' g: "' .., . .., "' "' ~ "' "' "' "' "' N "' "' "'I "' I--(f) I 11688 0) I I "' I I 11687 11682 "' 11686 11671 I-I~ 11681 11676 11675 11666 11675 1,w 11680 <l'. /11670 :1" 11655 0 11669 I <l'. <o <o "' "' 'l,~ ~ /11664 .., " "' <o 11663 / ~\ 0, 0, 0, 0, 7,'£3.19 lsuBJECT PROPERTIES "' g: g: g: "' / 11658 11657 I <.o,99o f\ /' 11658 111652 11651 C, "' "' ... .., ... "' <o ~~&.> 11646 0, 0, 0, g: ~ 11645 "' "' "' "' O' 111646 "' "' "' 0, N 11639 11640 N 11639 I ! 'l,'1,9~ c1o'I-... 'l,'i-90 \ ... \ 0, "' 22904106 "' :\ <o :\ . &Q 't ~ ,s-~ ")... 9?>" 'l,'i ~ f:l "i \ ~VE \ '\l, l\ ..__ /\"\,\,'\ ~ Legend N ---Ditch Centreline Scale: 1 :2,500 I 11631 11619 I I 11609 I 11633 I-11634 , 11642 (f) co 11628 11627 0 M I "' 111630 11621 11622 11616 I 11615 11620 I.,, 11609 "' 11R08 ~ 111610 11601 ., I~ .., C, "' ~ 116AVE 0 0 0 .., "' , I , I . /-11619/31/39 ADAIR STREET PID'S: 010-144-498, 010-144-455 & 000-550-817 FILE: 2021-389-RZ/DP DATE: Jul 23, 2021 PLANNING DEPARTMENT mapleridge.ca BY:PC .J I N Scale: 1 :2,500 APPENDIX B 11619/31/39 ADAIR STREET PID'S: 010-144-498, 010-144-455 & 000-550-817 PLANNING DEPARTMENT ~•••• FILE: 2021-389-RZ/DP DATE: Jul 23, 2021 mapleridge.ca BY: PC ,= F l CITY OF MAPLE RIDGE BYLAW NO. 7793-2021 A Bylaw to amend Schedule "A" Zoning Bylaw Map forming part of Zoning Bylaw No. 7600-2019 as amended APPENDIXC 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. 7793-2021." 2. That parcels or tracts of land and premises known and described as: Lot 16 Block 5 Section 17 Township 12 Plan New Westminster District Plan 15943 Lot 17 Block 5 Section 17 Township 12 Plan New Westminster District Plan 15943 Lot 18 Block 5 Section 17 Township 12 Plan New Westminster District Plan 15943 and outlined in heavy black line on Map No. 1929 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RT-2 (Ground-Oriented Residential Infill). 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 ,20 ,20 ,20 ,20 APPROVED by the Ministry of Transportation and Infrastructure this day of ,20 ADOPTED, the day of ,20 PRESIDING MEMBER CORPORATE OFFICER ~ 68 1 ~1 2 ~ ~~ 4:,C 181 i "'B~ ~ 1 C, ~ 5 ~ 1 ~1,t~2 ~3 g6 g7 ~ ~ :ala "' "' "' "' ~ g: 4 s77 LM "' "':iff "'l{) 1 co P7 51 ~ p p9097 LM 30 1<'l ~ "" ~ u I 86 a. P8881 P70< 83 l. a. p p9097 '<"" 8207 1433~ 3 Rem.A 1 2 2 ~ 2 3 6 ~2 1..J 2a:i 67.,, ..J ~ -Rem "'9 iA "' "' C, "' g C " " "' ~ <o a..~ ~ 8 8 "' ;g C, SI ~ ;t ~ C, g: c ~ C g: g: ~ "' ~ "' g: g: g: g: g: g: g: g: a. ~ "' "' 117AVE. -.. <o "' "' C C ~ ... "' ~ <o 11670 ... C g SI ~ ;t ~ lg :ll g: "' ;g Eal 0 N g 227g: g: g: g: g: g: g: g: g: ~ '" CD ~ O' ~ CD "' 0 10 11 0 l{) 1 l{) N ~E !':: 243 244 245 246 39 40 41 42 ~170 ,-(') 8 P ,5141 st a. a. 8! a. >-' 0) '" 228 (/) p 5677 ;:.. (/) ~ 11686 242 11671 er RW 48257 a. 12 :.: 169 CD 11675 f-I Cl P~5355 < 11666 0 11671 11680 172 173 174 175 176" ~ 171 177 11655 168 ~ 238 ,,,~ "' "' '" '" .... (P 15943) ~ ~ ;t ~ lg 919 11662 a. "' g: g: g: A "' '}.'/. 239 v :? 178 25 (') \~ o,ccm,e st "'""o 11658 q) ,<) %\' '<"" "' "' ~ s',e 11647 ;t ~ C, 15 24 a. 659 ~ ~ g: g: g: ::2 ,9_,.d' C, 179 11646 41 184 183 182 181 g:180 11639 \ 16 23 ~ l 11642 i-,,. I l_ 11631 ~ ---------" 22 '----BQP 3.Q.28Q_ ---17 11630 <oc. ' \ 1,9• I 11619 Q-5-I ~ 21 I (') 3 \ I 18 11620 st 010'/. I BCS3824 '<"" 11609 t/j i°'o 2 -5--z. I :::: \ C, a. 19 20 '<"" .,_ ' "' a. 22904/06 ' "' 11610 Rem Pt. 'A' S3378 RP 3713 (l'l-'l> 9~6 'l,<:J I ii 'oc,<? 61 e1 I .., (i!j I 'v I LMP 41296(1ease) ..... " I I 1 f' It) J I LMP30408 tf l ~ Q. ~ . I" "' 17 0 r,..__ A MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: To: MAPLE RIDGE British Columbia 7793-2021 1929 RS-1 (Single Detached Residential) RT-2 (Ground-Oriented Residential Infill) ~ ~ ~ ~ ~ 11747 5 EiF ~ ~ ~ ~163 v-9 10 ij 1611~ C, "' ~ 1 "' ~ ~ a. ~ 0.162 ~ ~ ~ ~ a. ~ ~ ~ = ~?§174_ -LMP 11345 ---<o .., C <o I I "' " " ~ C C 2 1~1 C '" '" '" ~ "' "' "' 11696 ~I 213 1 2 2?,i 004 ECP P54676 11688 5 3 I 11687 6 11682 I 4 11681 11676 I ~ 11675 I 5 31 I /11670 I '<"" 11669; '<"" 30 6 <O I 11664 ~ I ~ 11663 I 29 7 '<"" 11657 I I 116588 28 I 11652 11651 9 I 27 11646 11645 10 a. I 26 11640 j I 11639 11 25 >-' 11634 11633 (/) 12 I 24 co :J:I 11627 0 11628 23 ~ 13 "' 11621 11622 ~1 22 14 l!, 11616 ...J ~ 11615 15 ,, 21 '<"" 11609 , 116081 ee &:JI ~31 '.:°" 20 "' ~ ~ 11601 ~2::JNlg1 ~ ...1M.E._11]j4_ ..J 19 ~ ,-{'.j ---116AVE 0 0 0 ~ 6 N SCALE 1 :2,500 ci z -------~---APPENDIX D ~oo =co ~~ 00 :a :a """"'" C) <( ' ' ~ "···. •4. J. ,, ·.:•. : •: .. . . ', ~· . ·.:/.:.: ;: .. DRIVEWAY F.Q"R ........ "4 ·: • • • .: .• 1• • ·"' • • ·: • • 11638 APAIP.ST" · : .' ' , ··:.: ·~: <:/·: ·~-(:. ~ : '·/_.:_'·.> ,:\: // ....,.--'-~---',~~c--c',-'.-~ (FUUSIZE)t/8";1',{l' (11X1711/16"•1'·0" TOTALAAEA:2396SF 1 9 PLAN 15943 M ·SA RIM• 47.60 N.INV• 46.33 SW.INV• 46.46 SE.INV• 46.40 .,_,,., I t,;'· co I~' I I !1 ~I IX'>t,t.J,;,u;,-,;.· ... .i "''"'""'<l ,.,,;~·.,._·~:···~:.;•Jl ,_,M\it~ ~ 4,,.G,., Y.\'." J-,. ;f,:'i;·-~M~,rt·:: Nr llf.,..:..,,="'<P,-.,.,,, .. ""''·"i RE1JISICUS. 09.22.2021 DPSUB/JISSIOH :, LEGALOESCRJPTIOlt d ;-i I l PROJECTOESCR.IPllON PROPOSED TRIPLEX co DWELLING ,,, "" "" PROJECTLOC,.TIOH 11619, 11631, 11639 E ADAIR STREET MAPLE ~ I RIDGEBC ~ 'I ~ I ~;';~~~~~ I LOWER FLOOR PLAN .. I ORAWNDY: O,.TE: 1 ·::::,ES ::N:; l liOVAOOHOIJES 200131 SCALE: TOTAL SHEETS l "5SHOWN A2 LIVl~G/DINING ~OOM ~- l~I ~·, nc• MAIN FLOORPLAN (FULLS1ZE)1/4":1'-0" (11X17)1/&"-1'·0" TOTALAREA:2280,0SF N EB LIVING ROOM '~ f [ Dl,NIN~ ~00~ { .. --- --ElE'.C~Ff>___ I SHELVES -fl I l!VING/D!NING R:ooM 1 ~ I I --r,, I I L BALCONY \1~~1 1 1~1 11 II~ DNHR .. ,.11· R £VI~ I ON S 09,;?i . .W211 Of>SUBMISS10N -I PROPOSED TRIPLEX DWELLING 11619, 11631, 11639 ADAIR STREET MAPLE RIDGE BC DRAWING CONTENTS MAIN FLOOR PLAN DRI\WNBY MOVADOHOMES 000~2021 CHECKED BY JOB NO: MOVAOOHOMES 200131 SCALE TOTALSHE1=TS /\SSHOWN 4 A3 ir ENSU!TE ....,..- MASTER BEDROOM ~ UPPER FLOORPLAN (FULLS1ZE)1l4"nNl" (llX17)1/8"nl'·O" TOTAL AREA: 2209SF N I EB r MASTER Bl::DROOM 13'3"X12j1" NOTES R[\ll)IONS 09.22.20211 OPSUBM!SS!ON - PROPOSED TRIPLEX DWELLING 11619, 11631, 11639 ADAIR STREET MAPLE RIDGE BC MAIN FLOOR PLAN DRAWN BY DATE- MOVADOHOMES 0609 021 CHECKEDBY· JOBNO; MOVADOHOMES 200131 ~;~~OWN I ~OTAL SHEETS A4 PROJECT STATISTICS 11'18.UGll,11GltMl,Ut$HIAII\.ERIDGE8C. ZOMNG: CURRENTZDNl.'IGRSI PROf'OSEDA1'2 Slff.lJltA.: 2™0Sf Cf! 25.Sl~M' """"' IPRl>l'a!iECPE!ITRIPI.El(l11TOTAl) lPIIOPOSEDPERffilP\.EX(aTOT.o.L.I r.\ PROPOSED 30 DEVELOPMENT \._'._;=-- GENERAL NOTES Tl11SDIIAwt!GISH0lfOIICONSTRUC"UOIIP\/RPOSE$U~ESS EXPRESSI.YSTATED.ALLIIIGHTSRESERVEDM'D =DUl;:JlONlN1'JNRl/lUt.llSl&E"""1'IOWDIVlttE ALL~\t,OflKSIIAU,CONFORMTOntEZIHIIRTISH ::u~::=s::s~== DONOTSCALECJU.WN..IM.E6ION$$!10WWAAE N'fROXl~TE.CON'ml.CTORTOVBlf'l"OHSITEANDct). ~~AU.TIUDESAMOSIJPPUERS.EO'JIPMEHTANO lf'rllE.GENEIW.COIITRACTOROl!MtfSUJ.TRMlE COHTRACTORFAILSTOREPORT ADl!CREP.o.NCVTOTIEDCIG"'ll,OIIFAL TDACTOH1'JN CKI.NGl:NOTICEISSIJ£DBYTl1!DCSIC~R,ALL :ss~()FTHISDECISIONWIU..Blinti:COlffllAC'l'Ol!'S AU.I.IAlUIIALANDfRAWNGTOMEE'I THEREQUIIIDIEKl'Sf6 ~":::=.i"::~.<JIIIUCAILEiOFlHE CONFIWL.OTD-:ONS.GIIADf.EL£VAT10NSAMOI.OC,I.KIN =~=~S:W~ro STO!U.<WATERI.WIAGELIEHTTOBECONFIRMEOPIIIORTO STAATOFCONSTRIJCTIC~ ~~~~~:i~rs~~~~~:u~N~~~GAT DRAWING INDEX .. ~ · · , ·,i: 7;T,;, • :i;i: :;101 :.:_:P.~rB: :;;: :i ;~n~~E~: d '.81:!11: :. : 11 i:w ::: : : 1:1:i~tl:::'.1 ii::i: ~ :mR:1:J: 1:1 :1~:; :; : ! ·; r~~%i!J -$· :\ \U\ \I Hl 1-10 ,\\L \ &,_ DESIGNS LTD No. Descrip tion Date ISSUE D FOR REVIEW/PERMIT XX·XX·202 1 11619, 11631 , 11639 ADAIR STREET MAPLE RIDGE BC 30 & PROJECT INFO Projec1Nu mber 21xxx 11 I Date 09,: Drawn By MOVADOt Check&dBy MOVAOOt )> "'"C "'"C A01 ""'' As i n, rn z 0 >< rn r1fi~JP il, nn ~~;7;1~~?.~ ~:~~ 1:,0 ~'.:: i: Jn UDTir 7i "10;-'.Wi~ !• 1 Tr~ /l [,1 ~-J G'J FRONT 11631 ELEVATION \...__...,sc.,u, IIC'"•1'4' FRONT11638 ELEVATION -r-:r:-'7-.,..,;-;,,":".,.;:~ji;;;-,;:~;,;-in??i17;7:i~~;,;,7;,;,~-;-r;,•;r1;,if-i-i::;r;-,.,.".""".T';~,_.i-, ~.-. -···/7:E~~;,7.-:-:-:'~:-r;-ti:-:,;,:-i:-'"l"IT"'--. -,.....,,.......r:- {\.\<)VNH) HO,\IES &._DE SIGNS LTD ~ 1 Descri ption -4-~ ---··---------·--·-------····---·-· i -------------+-----------j---s 1----t-----------------:----1 11619, 11631, 11639 ADAIR STREET MAPLE RIDGE BC FRONT ELEVATIONS Project Number Date o-e, Checked By Scale A02 21xxx 09,22,2021 Author Checker 1/4"=1 '•0" ,.,..,'."'.'l';-:''1'.T'~-~----1 !ii l:t ~ I --,;-:,-..,--.-,. I 1.0 \ REAR ELEVATION TYP. ~,1/C"'•r.ir r;) RIGHT ELEVATION TYP. ~ SCALE: 1/t'•1'4' u 0, LEFT ELEVATION TYP. (V SCAL~---1,N.;:--- ''Li~ . I . ' . 1 . I /\ \<WN>O HOMES &_ DESIGNS LTD No. I Description ·--+-Date -f !--- -·--···--·-----+-··-·--· -11---- ··-----: I f------,1---- 11619, 11631, 11639 ADAIR STREET MAPLE RIDGE BC ELEVATIONS Prcject Number 21xxx o,.. 09,22,2021 Drawn By ················ Author Checked By Checker A03 Scale 114"=1'-0" ;11 Jl! ~ (i! 1~••• mapleridge.ca City of Maple Ridge TO: His Worship Mayor Michael Morden and Members of Council MEETING DATE: October 19, 2021 FILE NO: 2016-238-RZ FROM: SUBJECT: Chief Administrative Officer MEETING: Co W ADDENDUM TO First and Second Reading Official Community Plan Amending Bylaw No. 7265-2016 Second Reading Zone Amending Bylaw No. 7266-2016 24212 112 Avenue EXECUTIVE SUMMARY: The above referenced application was granted first and second reading for Official Community Plan Amending Bylaw No. 7265-2016, and second reading to Zone Amending Bylaw No. 7266-2016 at the September 28, 2021 Council Meeting. A minor text amendment, noted in bold below, is required to the Official Community Plan Amending Bylaw No. 7265-2016 provided in the staff report dated September 21, 2021 (Appendix B), as follows: 3. Schedule "C" is hereby amended for that parcel or tract of land and premises known and described as: Lot 45 Section 10 Township 12 New Westminster District Plan 43601 and outlined in heavy black line on Map No. 929, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding and removing Conservation. RECOMMENDATIONS: That second reading of Official Community Plan Amending Bylaw No. 7265-2016 be rescinded; and further That Official Community Plan Amending Bylaw No. 7265-2016 be given second reading as amended and be forwarded to Public Hearing. 1102 2016-238-RZ Page 1 of 2 CONCLUSION: It is recommended that the amended Official Community Plan Amending Bylaw No. 7265-2016 (Appendix A) be given second reading and forwarded to Public Hearing. Second reading to Zone Amending Bylaw No. 7266-2016 was given at the September 28, 2021 Council Meeting and will be forwarded to the same Public Hearing. "Original signed by Charles Goddard" Prepared by: Therese Melser Planning Technician "Original signed by Charles 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 -Amended Official Community Plan Amending Bylaw No. 7265-2016 Appendix B -Staff Report dated September 21, 2021 2016-238-RZ Page 2 of 2 CITY OF MAPLE RIDGE BYLAW NO. 7265-2016 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 APPENDIX A WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed expedient to amend Schedules "B" & "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 7265-2016 2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and described as: Lot 45 Section 10 Township 12 New Westminster District Plan 43601 and outlined in heavy black line on Map No. 928, a copy of which is attached hereto and forms part of this Bylaw, is hereby designated/amended as shown. 3. Schedule "C" is hereby amended for that parcel or tract of land and premises known and described as: Lot 45 Section 10 Township 12 New Westminster District Plan 43601 and outlined in heavy black line on Map No. 929, a copy of which is attached hereto and forms part of this Bylaw, is hereby amended by adding and removing Conservation. 4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly. READ a first time the 20th day of September, 2016. READ a second time the day of , 2021. PUBLIC HEARING held the day of , 20 READ a third time the day of , 20 ADOPTED, the day of ,20 . PRESIDING MEMBER CORPORATE OFFICER em 1 3452 112AVE. 26 27 A RP 13033 Rem 10 P 809 28 29 P43223 EPP 52281 11265 PAR 11242 5 1611241 4 11233 11232 6N 1511231 3 11223 f-' 11222 7g\ 1411221 (/J ~ 1311211 " N 1211207 2 11 11201 30 31 = ~25..:_ 5 10:!_25:_ "' ;:!j 1 "' 0, "' <o .:: " "' N N N N ~ ... ... ~ N N Rem 11 P 809 32 P 43223 "' 0, N ~ f-' (/J ;ls " N 11250 11 11242 6 EPP 561 PARK 112AVE. A EP 15693 33 EP 77745 I I-' '/ (/J al "' P 77744 ;:!j p 6 11235 P 408 6 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. Map No. Purpose: From: 7265-2016 928 To Amend Albion Area Plan Schedule 1 Institutional, Low Density Residential, Low/Medium Density Residential and Conservation ==' Park r2'221 Low/Medium Density Residential 1001 Conservation To: MAPLE RIDGE British Columbia ~ N SCALE 1 :2,500 I em 1 3452 112 AVE. 26 27 A RP 13033 rs. rs. ,,. "' Rem 10 P 809 28 29 P 43223 EPP 52281 PAR 11242 5 4 11233 11232 6N 3 11223 '"' 11222 7~ Cf) 11212 8&: ~ 2 ~ 11208 9 ;:; rs. c:, "' "' 11202 10 ,,. ~ "' ~ "' ~ 45 P43601 30 11265 1611241 1511231 1411221 1311211 1211207 11 11201 c:, "' "' ,,. "' 31 -1125_2 5 101_1251_ '"' Cf) 11250 11 11242 6 1--------JE!c~------l ~ EP 777;5 \ f--' '/ ~ ~ .., .., P77744 ;:\ ~ EPP 561 6 11235 PARK 112AVE. Rem 11 A P809 EP 15693 P 408 32 33 6 P 43223 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. Map No. 7265-2016 929 Purpose: To Amend Schedule C as shown fw;?) To Add To Conservation c::::J To Remove from Conservation ~ MAPLE RIDGE N p British Columbia SCALE 1 :2,500 MAPLE RIDGE Brilish Columbia ~ mapleridge .. ca City of Maple Ridge TO: FROM: SUBJECT: His Worship Mayor Michael Morden and Members of Council Chief Administrative Officer First and Second Reading MEETING DATE: FILE NO: MEETING: Official Community Plan Amending Bylaw No. 7265-2016; Second Reading Zone Amending Bylaw No. 7266-2016; 24212 112 Avenue EXECUTIVE SUMMARY: APPENDIX B September 21, 2021 2016-238-RZ cow An application has been received to rezone the subject property located at 24212 112 Avenue from RS-3 (Single Detached Rural Residential) to RS-1b (Single Detached (Medium Density) Residential), to permit a future subdivision of approximately 10 lots. The subject property is approximately 1.24 hectares (3 acres) in area, and the applicant intends to choose the Density Bonus option within the· RS-1b (Single Detached (Medium Density) Residential zone, which is specific to the Albion Area, enabling single-family lot sizes of 371m2 (3,993 ft2). The required amenity fee of $3,100.00 for each lot that is less than 557m2 (5,995 ft2) will be collected as a condition of rezoning. Pursuant to Council Policy, this application is subject to the Community Amenity Contribution Program at a rate of $5,100.00 per lot, for an estimated total amount of $51,000.00. Council granted first reading to Zone Amending Bylaw No. 7266-2016 and considered the early consultation requirements for the Official Community Plan (OCP) amer:idment on September 20, 2016. RECOMMENDATIONS: 1) That, in accordance with Section 475 of the Local Government Act, opportunity for early and on-going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 7265-2016 on the municipal website, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 2) That Official Community Plan Amending Bylaw No. 7265-2016 be given first and second readings and be forwarded to Public Hearing; 3) That Zone Amending Bylaw No. 7266-2016 be given second reading, and be forwarded to Public Hearing; 4) That the following terms and conditions be met prior to final reading: i) Amendment to Official Community Plan Schedule "A", Chapter 10.2 Albion Area Plan, Schedule 1: Albion Area Plan; ii) Road dedication as required; 2016-238-RZ Page 1 of 6 iii) Park dedication as required, including construction of walkways, multi-purpose trails; and removal of all debris and garbage from park land; iv) Registration of a Restrictive Covenant for the Geotechnical Report ,which addresses the suitability of the subject property for the proposed development; v) Registration of a Restrictive Covenant for the protection of the Environmentally Sensitive areas (wetlands) on the subject property; vi) Registration of a Restrictive Covenant for Stormwater Management; vii) Removal of existing building/structures; viii) In addition to the site profile, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site; ix) That a voluntary contribution, in the amount of $51,000 ($5,100/lot) be provided in keeping with the Council Policy with regard to Community Amenity Contributions; and x) That a voluntary contribution, in the amount of $31,000 ($3,100/lot) be provided as Amenity Contribution Density Bonus for Albion Area as described in Section 402.8 of the Zoning Bylaw No. 7600-2019. DISCUSSION: 1) Background Context: Applicant: Legal Description: OCP: Existing: Proposed:· Zoning: Existing: Proposed: . Within Urban Area Boundary: Area Plan: OCP Major Corridor: 2016-238-RZ Paul Hayes Lot 45, Section 10, Township 12, NWD Plan 43601 Institutional, Conservation, Low Density Residential, and Low/Medium Density Residential Low/Medium Density Residential and Conservation RS-3 (Single Detached Rural Residential) RS-1b (Single Detached (Medium Density) Residential), with density bonus to R-1 (Single Detached (Low Density) Urban Residential) sized lots Yes Albion Area Plan Yes · Page 2 of 6 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: 2) Project Description: Single Family Residential RS-1b (Single Detached (Medium Density) Residential, with a density bonus to R-1 (Single Detached (Low Density) Urban Residential) sized lots Low/Medium Density Residential Single Family Residential RS-3 (Single Detached Rural Residential) Low Density Residential and Conservation Single Family Residential RS-3 (Single Detached Rural Residential) Institutional, Low/Medium Density Residential, and Conservation Single Family Residential RS-3 (Single Detached Rural Residential) (note: this property is under application 2012-013-RZ, to be rezoned as RS-1b with a density bonus to allow R-1 sized lots) Institutional and Conservation Single Family Residential Single Family Residential 1.25 ha (3 acres) 112 Avenue Urban Standard The· applicant has requested to rezone the subject property from RS-3 (Single Detached Rural Residential) to RS-1b (Single Detached (Medium Density) Residential, with a Density Bonus, in accordance with the Albion Area Plan. The density bonus Amenity Contribution regulation is detailed in section 402.8 of the Zoning Bylaw No. 7600-2019, and permits the following in the RS-1b Zone: (i) Zone requirements consistent with the R-1 Zone shall apply and shall supersede the Zone requirements of the RS-1b Zone when a density bonus is provided; and (ii) an Amenity Contribution of $3,100.00 shall be required for each lot in a subdivision with a minimum Lot Area of less than 557.0 square metres but not less than 371.0 square metres. The proposed development consists of approximately 10 R-1 (Single Detached (Low Density) Urban Residential) sized lots, amounting to an Amenity Contribution of approximately $31,000.00. Pursuant to Council Policy, this application is also subject to the Community Amenity Contribution Program at a rate of $5,100.00 per lot, for an estimated total amount of $51,000.00. 2016-238-RZ Page 3 of 6 3) Planning Analysis: i) Official Community Plan: The subject property is currently designated as Institutional, Conservation, Low Density Residential, and Low/Medium Density Residential, and will require an Official Community Plan (OCP) amendment to redesignate the land as Low/Medium Density Residential and Conservation (see Appendix 8). The 1996 OCP identified a portion of the subject property for a future schooljpark site. In October 2015, the School District adopted its Strategic Facilities Plan, which identifies the properties located on 104 Avenue and 108 Avenue and 248 Street as their priorities. Additionally, as a component of the development application to the west, for the property located at 24152 112 Avenue, a referral was sent to the School District. The School District advised that: "As previously stated in correspondence from the Board of Education to the City of Maple Ridge and as per the most recent Eligible School Sites Proposal accepted by the City of Maple Ridge in October 2015 the Board of Education will not require the OCP designated school site, located on 112 Avenue (24152112 Avenue)." Based on this information, the property to the west of the subject property, located at 24152 112 Avenue, and the portion designated as Institutional on the subject property is not intended to be developed as a school site. Council gave third reading to the OCP and Zone amending bylaws to develop the western property on December 8, 2015, as part of application 2012-013-RZ. Based on this information, the re-designation from Institutional to Low/Medium Density Residential for the subject property is supportable. The application is in compliance with the OCP and in compliance with the Zoning Bylaw No. 7600-2019, that permits a Density Bonus option in the Low/Medium Density Residential designation in the Albion Area Plan. The applicant intends to apply the Density Bonus option to this project, as discussed above in the Project Description. ii) Zoning Bylaw: The current application proposes to rezone the subject property from RS-3 (Single Detached Rural Residential) to RS-1b (Single Detached (Medium Density) Residential (see Appendix C), with a Density Bonus to permit future subdivision into approximately 10 single family lots (see Appendix D). ~ The application of the Density Bonus, which is specific to the Albion Area Plan, will permit the applicant to reduce the single-family lot size from the RS-1b (Single Detached (Medium Density) Residential base density of 557 m2 to 371 m2. An Amenity Contribution of $3,100 per lot for each lot that is less than 557 m2 is required, as discussed in the Project Description above. Pursuant to Council resolution, this application is also subject to the Community Amenity Contribution Program. iii) Development Permits: Pursuant to Section 8.9 of the OCP, a Watercourse Protectfon 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. 2016-238-RZ Page 4 of 6 The location of an indefinite watercourse as part of the Kanaka watershed, running mid-property south-eastbound, will require assessment. iv) Parkland Requirement: As there are more than two additional lots proposed to be created, the developer will be required to comply with the park dedication requirements of Section 510 of the Local Government Act prior to subdivision approval. For this project, there is sufficient land that is proposed to be dedicated as park on the subject property and this land will be required to be dedicated as a condition of Final Reading. 4) Interdepartmental Implications: i) Engineering Department: All servicing requirements will be subject of conditions for Subdivision approval. ii) Parks. Recreation and Culture Department: Dedication of the south portiQn of the subject property is required. 5) School District No. 42 Comments: Pursuant to Section 476 of the Local Government Act, consultation with School District No. 42 is required at the time of preparing or amending the OCP. A referral was sent to School District No. 42 before first reading, as described above. The subject property is no longer intended for a future school site, and the OCP amendment is supported. No recent feedback was received after the initial feedback. 6) Intergovernmental Issues: i) Local Government Act: An amendment to the OCP requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 477 of the Local Government Act. The amendment required for this application is considered to be minor in nature. It has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the·Greater Vancouver Regional District and determined to have no impact. 2016-238-RZ Page 5 of 6 CONCLUSION: It is recommended that first and second reading be given to OCP Amending Bylaw No. 7265-2016, that second reading be given to Zone Amending Bylaw No. 7266-2016, and that application 2016-238-RZ be forwarded to Public Hearing. "Original signed by Therese Melser" Prepared by: Therese Melser Planning Technician "Original signed by Chuck Goddard" Reviewed by: Charles R. Goddard, BA, MA Director of Planning "Original signed by Chuck Goddard" Approved by: Christine Carter, M.PL, MCIP, RPP GM Planning & Development Services "Original signed by Al Horsman" Concurrence: Al Horsman Chief Administrative Officer The following appendices are attached hereto: Appendix A -Subject Map Appendix B -Ortho Map Appendix C -OCP Amending Bylaw No. 7265-2016 Appendix D -Zone Amending Bylaw No. 7266-2016 Appendix E -Site Plan 2016-238-RZ Page 6 of6 ... , 112AVE. I "' ~ ~ ---N Scale: 1 :2,500 I "' Legend -Stream .... (:: ... "' ---Ditch Centreline ---Indefinite Creek ---River Centreline 11111 Lake or Reservoir 11233 11223 11222 1--' U) <( 11212 N ;,; 11208 APPENDIX A ti; 8 11262 I ro I i'< i ~ ( 11258 11257 11256 IN • I 1 11252 11251 11265 ' I 11250 0 g 11241 i 11240 11243 11242 a 9 11231 a ~ I 1 11230 11233 i-: 0 11221 i . I 11220 11223 U) 8 ro a ~ i (") 11211 ;,; I ~ I 11207 I I "' ~ 0, "' ~ <o .... " ~ "' "' ;); ... iii ... "' "' ---112AVE <o I 0, "' ~ I I 24212 112 AVENUE PLANNING DEPARTMENT /~~1,11.rm mapleridge.ca FILE: 2016-238-RZ DATE: Jun 29, 2016 BY: PC Scale: 1 :2,500 APPENDIXB 24212 112 AVENUE PLANNING DEPARTMENT ~~•=•• FILE: 2016-238-RZ DATE: Jun 29, 2016 mapleridge.ca ' f-'.__, BY: PC CITY OF MAPLE RIDGE BYLAW NO. 7265-2016 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 APPENDIXC WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed expedient to amend Schedules "B" & "C" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 7265-2016 2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and described as: Lot 45 Section 10 Township 12 New Westminster District Plan 43601 and outlined in heavy black line on Map No. 928, a copy of which is attached hereto and forms part of this Bylaw, is hereby designated/amended as shown. 3. Schedule "C" is hereby amended for that parcel or tract of land and premises known and described as: Lot 45 Section 10 Township 12 New Westminster District Plan 43601 and outlined in heavy black line on Map No. 929, a copy of which is attached hereto and forms part cif this Bylaw, is hereby amended by removing Conservation. · 4. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is 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 EPP 52281 11242 5 11265 16 11241 11250 11 11242 6 A 1511231 em 1 RP 13033 1411221 I-' CfJ 1------~------1 ;s; EP777:5 \ I-' '/ ~ 3452 I-' CfJ ;;j 1 2 o\ 6 ,_ "-C, ~ "' "' " ~ ~ "' 112AVE. Rem 10 P809 26 27 28 29 30 P43223 1311211 "' o\ 12 11207 11 11201 Rem 11 P809 31 32 P43223 o\ EPP561 ,6 PARK 112AVE. A EP 15693 33 Pn744 ~ P 11235 P 408 6 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. Map No. Purpose: From: 7265-2016 928 To Amend Albion Area Plan Schedule 1 Institutional, Low Density Residential, Low/Medium Density Residential and Conservation To: r:=1 Park ~ Low/Medium Density Residential ~ Conservation D N SCALE 1 :2,500 i 11252 5 1011251 ! 1EPP52281 11265 ------11250 111 ~ 11242 5 1611241 l;l 11240 10 ,~911243 ~ A R ;:ff; ~ 811233 EP77745 \ 11232 6~ 1511231 8: 11230 11 I-' 3 (/) ) em 1 RP 13033 11222 7f,j w [ij711223 ;;Ji 1 I-' 3 11223 J ~ 1411221 11220 12 ~ ~ (/) 3452 "' I-' <'l ~ 11212 88:: 1311211 (/) P 77744 ~ p -"' 1 2 ~ 11208 9-~ EF P5 312 EPP561,6 11235 12 11207 1 2 3 4 5 0 "-"' ~ 0, "' "' PARK "-0 <o "-"-"' 0, ;:: "' "' 11202 10 11 11201 "' "' "' "' "' ;:!; ;:!; ;:!; ;:!; ;:!; .. <!i/ ;:!; "' "----112AVE. 112AVE. "' ~ 0 <o ~ "' 0, "' "' "' .. ;:!; ;:!; .. "' "' Rem 10 45 Rem 11 .A P809 P43601 P809 EP 15693 ----~,...-~ ~ -~ / ~L / -p 7408 26 27 28 29 30 31 32 33 6 .. ,, P43223 P43223 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. Map No. 7265-2016 929 Purpose: To Amend Schedule C as shown ~ To Add To Conservation CJ To Remove from Conservation 6 MAPLE RIDGE N British Columbia SCALE 1 :2,500 CITY OF MAPLE RIDGE BYLAW NO. 7266-2016 APPENDIXD A Bylaw to amend Map "N' forming part of Zoning Bylaw No. 3510 -1985 as amended WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -1985 as amended; NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7266-2016." 2. That parcel or tract of land and premises known and described as: Lot 45 Section 10 Township 12 New Westminster District Plan 43601 and outlined in heavy black line on Map No. 1687 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. 3510 -1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 20th day of September, 2016. READ a second time the PUBLIC HEARING held the READ a third time the ADOPTED, the day of PRESIDING MEMBER day of day of day of ,20 ,20 , 20 , 20 CORPORATE OFFICER em 1 3452 112AVE. 26 27 A RP 13033 "' !;:: ~ Rem 10 P809 28 29 P43223 EPP 52281 11265 PAR 11242 5 1611241 411233 11232 6(\1 1511231 3 11223 f-'" 11222 7~ 1411221 U) ~ 1311211 ;\ 2 -~ "' c:, "' ~-~ 12 11207 45 P43601 30 31 MAPLE RIDGE ZONE AMENDING 7266-2016 1687 :.!_253.._ 5 10:_::5:._ <') ~ "' ;:: a, "' <o "' "' "' "' "' "' ~ ~ ~ ... "' Rem 11 P809 32 P43223 Bylaw No. Map No. From: RS-3 (Single Detached Rural Residential) 11250 11 11242 6 f-' U) ~ ..,. N "' PARK 0, "' ~ 112AVE. A EP 15693 33 To: RS-1b (Single Detached (Medium Density).Residential) MAPLE RIDGE British Columbia EP77745 \ 1 f-' ~ U) al <') p P 77744 ~ 11235 / P 408 6 6 N SCALE 1 :2,500 ,2 3 m2 4 n2 ,2 ti w e= Cl) ~ fN I I 1 \ \ \ 530m2 24 515m2 23 518m2 22 517m2 21 517m2 20 SIJ!)m2 19 489m2 4M1 LOT 45 PLAN 43601 2 371rn2 3 386m2 4 465m2 5 471m2 29.0D 29.90 35.52 40.92 D D N D D .,.; 8 <'i SUBDIVISION PLAN APPENDIX E I I 1 l r l I \ l I ·J 1~•-mapleridge.ca City of Maple Ridge TO: His Worship Mayor Michael Morden and Members of Council MEETING DATE: October 19, 2021 FILE NO: 2020-062-RZ FROM: SUBJECT: Chief Administrative Officer MEETING: C o W First and Second Reading Official Community Plan Amending Bylaw No. 7794-2021 22347 117 Avenue, 22349 North Avenue and PIO 008-130-493 Second Reading Zone Amending Bylaw No. 7649-2020 22347 117 Avenue and 22349 North Avenue EXECUTIVE SUMMARY: This development proposal consists of three properties (Appendices A and B); two of these properties, 22347 117 Avenue, which is zoned RT-1 (Two Family Urban Residential), and 22349 North Avenue, which is zoned RM-3 (High Density Apartment Residential), are proposed to be rezoned to C-3 (Town Centre Commercial). The proposed rezoning will allow these two properties to be consolidated with the vacant, unaddressed property immediately to the west (PID 008-130-493), which is already zoned C-3 (Town Centre Commercial) and together these three properties will form a single mixed-use commercial residential development site. All three properties are also proposed to be redesignated from Low-Rise Apartment to Town Centre Commercial to facilitate the rezoning for the project by way of an OCP Amendment. The three-property development site located at 2234 7 117 Avenue, 22349 North Avenue and the unaddressed lot (PID 008-130-493) will be subject to a Development Permit application. This permit will allow for a project consisting of approximately 768 square meters (8,268 square feet) of ground-level commercial space along North Avenue and approximately 67 apartment units (one less than proposed at first reading) within a six-storey structure. All required commercial and residential parking will be underground or concealed. Pursuant to Council policy, this application is subject to the Community Amenity Contribution Program at a rate of ($3,100 per apartment dwelling unit), for an estimated amount of $207,700. RECOMMENDATIONS: 1. That, in accordance with Section 475 of the Local Government Act, opportunity for early and on-going consultation has been provided by way of posting Official Community Plan Amending Bylaw No. 7794-2021 on the municipal website and requiring that the applicant host a Development Information Meeting (DIM), and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw; 2. That Official Community Plan Amending Bylaw No. 7794-2021 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan; 3. That it be confirmed that Official Community Plan Amending Bylaw No. 7794-2021 is consistent with the Capital Expenditure Plan and Waste Management Plan; 1103 2020-062-RZ Page 1 of 9 4. That Official Community Plan Amending Bylaw No. 7794-2021 be given first and second readings and be forwarded to Public Hearing; 5. That Zone Amending Bylaw No. 7649-2020 be given second reading, and be forwarded to Public Hearing; 6. That the following terms and conditions be met prior to final reading: i) Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement; ii) Approval from the Ministry of Transportation and Infrastructure; iii) Amendment to Official Community Plan Schedule "A", Chapter 10.4 Town Centre Area Plan, Schedule 1 -Town Centre Area Land-Use Designation Map; iv) Consolidation of the subject properties; v) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the suitability of the subject properties for the proposed development; vi) Registration of a Restrictive Covenant for protecting the Visitor Parking on the subject properties; vii) Registration of a Restrictive Covenant for Stormwater Management, including maintenance guidelines for stormwater/rainwater concepts incorporated on site; viii) Removal of existing building; ix) In addition to the site profile, a disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks on the subject property. If so, a Stage 1 Site Investigation Report is required to ensure that the subject property is not a contaminated site; x) Payment for approximately five residential parking spaces through the Payment in-lieu Option in the Off Street Parking and Loading Bylaw; xi} Payment of a bonus density contribution for 28.1m2 of residential floor area (at a rate of $161.46 per m2) totaling approximately $4,537.03; and xii) That a voluntary contribution, in the amount of $207,700.00 (67 units x $3,100/unit) be provided in keeping with the Council Policy with regard to Community Amenity Contributions. 2020-062-RZ Page 2 of9 DISCUSSION: 1) Background Context: Applicant: Falcon Homes (Nadine Frisen) Legal Description: For rezoning: For OCP: OCP: Existing: Proposed: Lot 48 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 New Westminster District Plan 155; and Lot 49 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 New Westminster District Plan 155. Lot 47 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 New Westminster District Plan 155; Lot 48 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 New Westminster District Plan 155; and Lot 49 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 New Westminster District Plan 155. Low-Rise Apartment Town Centre Commercial Within Urban Area Boundary: Yes Area Plan: Town Centre Area OCP Major Corridor: Yes (North Avenue) 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: 2020-062-RZ RM-3 (High Density Apartment Residential) and RT-1 (Two Family Urban Residential) C-3 (Town Centre Commercial) Commercial C-3 (Town Centre Commercial) Town Centre Commercial Mixed Use Commercial/Residential and Residential C-3 (Town Centre Commercial) and RS-1 (One Family Urban Residential) Port Haney Multi-Family, Commercial and Mixed-Use Vacant -recently rezoned for mixed-use building (2017-078-RZ) C-3 (Town Centre Commercial) Town Centre Commercial Institutional and Commercial (forms part of the development permit application for this development site) C-3 (Town Centre Commercial) Low-Rise Apartment Residential and Vacant Mixed use Commercial/Residential Page 3 of 9 Site Area: Access: Servicing requirement: Companion Applications: 2) Project Description: 1,436m2 (15,457ft2) (total of three lots) 117 Avenue Urban Standard 2020-062-DP and 2020-062-VP The two lots subject to rezoning are part of a three-lot site proposed to be developed with a mixed-use building containing approximately 768 square meters (8,268 square feet) of retail or office space on the ground floor with approximately 67 apartment units above in a building totaling six-storeys (Appendices E, F and G). The main pedestrian entry will be from North Avenue, with a secondary staircase from 117 Avenue. Vehicle entry will be from 117 Avenue into a two-level underground parking structure. The proposed unit mix is: • Bachelor Units 8 (11.9%) • One Bedroom Units 15 (23.4%) • One Bedroom plus Den 40 (59.7%) • Two Bedroom Units 4 (5.9%) This provides a good mix of unit types and sizes. The developer's goal is to propose a mix of unit types to accommodate community needs as well as addressing family housing needs in the area. Although setting aside some units for aging in place has not occurred, the owner's preferred focus is to allow all units to have selected features to improve livability, including the following for all 67 units: • Ensuring doors and plumbing fixtures have lever type hardware; • Installing electrical receptacle boxes to be 18" high from the finished floor; • Installing electrical switches to be 42" from finished floor; • Providing fourplex electrical receptacle beside master bedroom beds; and • Providing for future grab bar installation at toilets and showers. The portion of the development along 117 Avenue, consisting of structured parking, will be designed to incorporate architectural features similar to the form and character of the project's storefront fagade along North Avenue. The building elevations along North Avenue and 117 Avenue are shown in Appendix E. The pedestrian environment along 117 Avenue will be considered, in detail, as part of a future Development Permit to ensure a safe and attractive interface with the street. Building design details will be fully examined at the DP stage and will include additional building design elements, landscaping, lighting and public-art inspired screening/grating for the openings to the exposed underground parking area along the public realm (Appendix G). The northern portion of the parking structure is fully contained underground and concealed by the mixed use commercial and residential building above it. A portion of the parking structure roof south of the building and toward 117 Avenue will be a landscaped passive and active recreational space for residents. In addition to building access from North Avenue, there will be resident-only pedestrian access from grade along 117 Avenue. It will consist of an attractive design to further enhance the public realm and provide convenient and safe access for residents wishing to access this space from 117 Avenue. 2020-062-RZ Page 4 of 9 3) Planning Analysis: i) Official Community Plan: The development site is located within the Town Centre Area Plan and is currently designated Low-Rise Apartment. All three lots within the site are proposed to be re-designated to Town Centre Commercial to accommodate the proposal and the zoning. This redesignation will take place through Official Community Plan Amending Bylaw No. 7794-2021, which is recommended to be granted first and second reading and forwarded to Public Hearing with the associated rezoning. This project will achieve a number of Town Centre Plan policies including: • Policy 3-1 An increase in residential and commercial density is encouraged in the Town Centre, particularly within the Central Business District. Land use should include a mix of housing types catering to various demographics ... The ground level office or retail space will add to the commercial floor space within the Central Business District. The project will provide an appropriate mix of housing, with the intension of delivering a product suitable for families. The project's uses and the density will bolster this Town Centre Area policy. • Policy 3-10 Land assembly or lot configuration in conjunction with development... should meet conditions (that) ... remaining land parcels are left in a configuration and Jot area which are suitable for future development... The lot to the east of the site has been rezoned to allow for an independent project and the lands to the west may be consolidated for a separate developable site in the future. This project effectively fits in and does not adversely impact future land assembly for development encouraged by this policy. • Policy 3-15 Concealed parking structures are encouraged in all commercial, mixed-uses ... in the Town Centre. Above-grade concealed parking structures should be designed in such a manner that the pedestrian realm, streetscape fa<;ade ... is not impaired. The exposed parking structure along 117 Avenue will be designed to be sensitive to the streetscape incorporating appropriate architecture, finishing materials and details, lighting, public-art inspired elements and landscaping, and thus the objective of this policy is achieved. ii) Zoning Bylaw: The current application proposes to rezone the two subject properties, located at 2234 7 117 Avenue from RT-1 (Two Family Urban Residential) and 22349 North Avenue from RM-3 (High Density Apartment Residential) both to C-3 (Town Centre Commercial) to allow the properties to be consolidated with the third vacant lot immediately to the west (PIO 008-130-493), already zoned C-3 (Town Centre Commercial), for the development of the subject proposed mixed-use commercial residential project. 2020-062-RZ Page 5 of 9 The density of the proposed development complies with the C-3 (Town Centre Commercial) regulations respecting residential floor space as follows: Regulation Permitted Proposed (Floor Space Ratio) (Floor Space Ratio) Base Density 1.0 1.0 0.25 Density for underground residential parking (Minimum 90% 0.25 (all concealed) underground residential parking) Density for all underground parking, 0.25 0.25 (all is underground) including Commercial parking. Density for height 0.25 each storey above 0.50 (for 4th & 5th 3rd storey storeys) Density through Bonus 0.013 (28.1 m2) Density Total 2.013 The residential density to be secured through the bonus density contribution appears to be for about 28.1 m2, which is approximately $4,537.03, payable prior to final reading. This is separate from the Community Amenity Contribution payment (CAC). For mixed use projects such as the subject development, residential and commercial activities need to be separated. This is a safety and security consideration established in the Zoning Bylaw regulations and augmented thought development permit guidelines, such a CPTED (Crime Prevention Through Environmental Design). Currently, the same elevator is to be used to the commercial and residential levels and the same lobby provides access for residents and their guests, as well as commercial service corridors. In the final development permit plans, this will need to be addressed through interior changes, a security fob system or a combination of both. This does not have a bearing on form, character and landscaping. iii) Off-Street Parking and Loading Bylaw: The underground parking structure provides parking spaces for both the residential and non-residential uses proposed on the subject development properties. The parking breakdown is as follows: 67 spaces required (1.0 space per residential unit). Residential A total of 62 spaces are provided and the applicant wishes to utilize the Payment-in-lieu Option for five parking spaces. Visitor 14 spaces required and provided (67 units x 0.2 spaces per residential unit). Commercial 26 spaces required and provided (1 space per 30m2 offloor space). TOTAL 107 parking spaces required 102 parking spaces provided 2020-062-RZ Page 6 of9 As noted in the above table, the applicant is seeking to employ the Payment-in-lieu Option in Section 3.4 of the Off-Street Parking and Loading Bylaw. This option applies to the five parking spaces required to meet the 67 resident space parking requirement. The current amount would be: • 5 spaces x $8,000 per space equaling $40,000. Council has directed staff to undertake a review of the payment-in-lieu provisions found within the Maple Ridge Off-Street Parking and Loading Bylaw No. 4350-1990. This report will be presented to Council at the October 19, 2021 Council Workshop meeting and is recommending an increase in fees from $8,000 to $20,000 per stall. iv) Proposed Variances: A Development Variance Permit application has been received for this project and involves the following relaxations to the Maple Ridge Zoning Bylaw No. 7600-2019: • The rear lot line (North Avenue) is to be varied from 6.0 metres to 0.0 metres for the ground level floor and to 5.7 metres for second floor, with projections for the thrid floor deck elements; and • The provision respecting separate and independent access from the ground floor front elevation for the residential and non-residential (commercial) units, is to be varied in lieu of the security measures to be provided as described earlier in this report. The requested variances will be the subject of a future Council report. v) Development Permits: Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application is required for all multifamily residential, flexible mixed use and commercial development located in the Town Centre. With this site facing two streets, North Avenue and 117 Avenue, there are effectively two front facades. This provided the opportunity to have one front access to the commercial units and lobby for the apartments to North Avenue and the facade along 117 Avenue, which is the partially exposed parking level, to read like a front fagade. The facade toward 117 Avenue has been effectively and sensitively designed, including public art-like element in the stairs leading to the open space on the parking roof top and landscaping along the sidewalk, to read as a front fagade. As a result, the design of this project contributes to the creation of a stronger urban form, character and pedestrian environment at both street levels. Landscaping plans forming part of the Development Permit will need to incorporate on-site stormwater collection and the three-tier stormwater/rainwater concepts in accordance with the requirements of the site being located in the Fraser River Escarpment Area. This Development Permit has been made and will be the subject of a future development permit report to Council. 2020-062-RZ Page 7 of 9 vi) Advisory Design Panel: The application was reviewed by the ADP at a meeting held on February 17, 2021 and their comments and the architect's responses to the Architectural and the landscaping suggestions made by the ADP can be seen in Appendix H. A detailed description of the project's form and character will be included in the same above-mentioned future Development Permit report to Council. vii) Development Information Meeting: A Development Information Meeting (DIM) was held remotely on July 21, 2021 incorporating the usual 10-day Public Comment Opportunity period. A total of four inquiries were received by the developer. A summary of the main comments and discussions and the manner in which they were resolved are described in the report from the developer attached as Appendix I. 4) Traffic Impact: As the subject properties are located within 800 metres of the Lougheed Highway, a referral has been sent to the Ministry of Transportation and Infrastructure. Ministry approval of the Zone Amending Bylaw will be required as a condition of final reading. At this time, the Ministry has granted preliminary approval of the development application. 5) Interdepartmental Implications: i) Engineering Department: Engineering advised about the usual utility and servicing upgrading necessary, including sanitary, storm, sidewalk and curbs, street trees and lighting, to support the project. Neither North Avenue or 117 Avenue meet the current collector road standard cross section. The applicant's engineer will need to present a non-standard road cross section to accommodate the upgrading. Though not identified as currently being required, this may impact the road dedication requirements and will need to be addressed prior to the completion of the Development Permit. The site is also located in the Fraser River Escarpment Area. This will need to be taken into consideration developing the on-site stormwater collection and the three-tier stormwater/rainwater concepts. ii) License. Permits and Bylaws Department: Advanced notice on usual matters that are to be addressed through the Building Permit process, like unit numbering, exiting distances, footings and drainage at zero lot lines, and ratings of appliances and outlets to be installed, were outlined for the applicant. With respect to comments about solid waste and recycling facilities, the applicant has advised the design is compliant with City Guidelines for all necessary clearances for collection vehicles on site. 2020-062-RZ Page 8 of 9 6) Intergovernmental Issues: i) Local Government Act: An amendment to the OCP requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 477 of the Local Government Act. The amendment required for this application, (redesignation from Low-Rise Apartment to Town Centre Commercial), is considered to be minor in nature. It has been determined that no additional consultation beyond existing procedures is required, including referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations, the School District or agencies of the Federal and Provincial Governments. The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management Plan of the Greater Vancouver Regional District and determined to have no impact. 7) Citizen/Customer Implications: The developer held a Development Information Meeting as described earlier in this report. CONCLUSION: It is recommended that first and second reading be given to OCP Amending Bylaw No. 7794-2021, that second reading be given to Zone Amending Bylaw No. 7649-2020, and that application 2020-062-RZ be forwarded to Public Hearing. "Original signed by Charles Goddard" for Prepared by: Adrian Kopystynski MSc, MCIP, RPP, MCAHP Planner II "Original signed by Charles 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 -OCP Amending Bylaw No. 7794-2021 Appendix D -Zone Amending Bylaw No. 7649-2020 Appendix E -Site and Parking Plan Appendix F -Elevation Plans and Sections Appendix G -Landscape Plan Appendix H -ADP design comments Appendix I -DIM Notes 2020-062-RZ Page 9 of 9 ~ ~ 0 ~ 11665/11667 N Scale: 1 :2,500 ~ "' "' C ..... ~ ----11857 ~ 0, <o ~ ;;:; ..... ~ ij "' 11841 ~ ~ ~ "' SELKIRK AVE. <O <O .... re ~t----~~"-i C .... ij ~ "' 11830 " ;is "' ~ Sl ..... C ~ <o ~ ~~ "' .... "'"' C o~ ~ <o ~ ~~ "' ~ ~ "' THIRD LOT TO BE INCLUDED IN DEVELOPMENT C 0, ~ "' ----~ ~ 11768 11746 ~ ~ 11740 ~ "' ..... r <o <o ;:i; <O ~ "' ~ "' "' "' <O "' ~ "' ~ ~ "' <o ij ~ ~ "' " ~ ;:i; gi <O "' ~ ~ "' ..... ~ ~ ~ ;:s,.777' 1181 APPENDIX A 11863 118 I 11841 11841 I 1181!..) \0 Westminster Savings t Credit Union NORTH AVENUE 117 AVE. .... ~ <o ~ <O ~ "' "' "' 11739 CALLAGHAN AVE. Legend Stream I I 11710 11664 11654 ---Ditch Centreline Indefinite Creek "' "' ij ~ "' "' " "' ij ~ "' ST.ANNE AVE. "' 0 "' ~ ~ .... <o ~ "' "' <o ~ 11715/ ~ <O ~ ~ "' "' 11697/ ..... ~ 7 ~ ~ <o <o "' ~ "' "' "' ,,) ~ "' ..... ~ ~ "' "' 116s1 I 11641 CALLAGHAN AVE. 22347 117 AVENUE, 22349 NORTH AVENUE PID'S 000-660-612, 011-539-534 FILE: 2020-062-RZ DATE: Jun 1, 2020 BY: PC I ~-f f I- Scale: 1 :2,500 APPENDIX B 22347 117 AVENUE, 22349 NORTH AVENUE PID'S 000-660-612, 011-539-534 FILE: 2020-062-RZ DATE: Jun 1, 2020 BY: PC I L I - CITY OF MAPLE RIDGE BYLAW NO. No. 7794-2021 A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014 APPENDIXC WHEREAS Section 4 77 of the Local Government Act provides that the Council may revise the Official Community Plan; AND WHEREAS it is deemed expedient to amend Schedule "B" to the Official Community Plan; NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows: 1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 7794-2021; 2. Schedule "B" is hereby amended for that parcel or tract of land and premises known and described as: Lot 47 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 NWD Plan 155; Lot 48 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 NWD Plan 155; and Lot 49 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 NWD Plan 155. and outlined in heavy black line on Map No. 1048 a copy of which is attached hereto and forms part of this Bylaw, is hereby designated/amended as shown. 3. Maple Ridge Official Community Plan Bylaw No. 7060-2014 is 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 ... oO "' <O 17 <O ~ ~ 1/j 1/j ~ 22f:j 21f:j 20f:j 19~ ~ P6818 18 61 p 08 O> 0, "' 29_ 30 31 32 °' I;; ~ P25783 RemA P9388 ~ 1/j ~ f:j ~ A LMP39631 LMS3814 1;,. 1,s<',1-83 (lease)~ 04 ~ ~o 11665/11667 50 17221 h // (' - --d ~--. "1" 782 (lease) ~4 / fill1 ~ ... ~ ~ ~ ~ ~ oe I LMP 52635 " tf-;;RP 67305 ... f'-1 ~ I I ~ a. I ) ~ ,/ I 0 gi ~ BCS3442 RP 83100 1 ~ ~ f:j f:j Rem 30 29 28 P155 11739 ;Rem5 Re 6 Rem 7 8 P155 11683 P11527 ~~Rem '<I 2 'O 'a>_,. a.11 g P155 (.)\ CX) al ~ ... a. 4 5 :. A SELKIRK AVE. 0 ... T"" <O ~ Pd.D~ I'-"' 0 l!l 29 Pd.1 ~ ~~ 25~ 26~ 27 28 11841 RP 61574 a. i:i ~ 11841 . "' P2899) 24"' P289\ 30 11830 I ~ __E :-,.· nr :'1:'1 LMP45732(1ease ;Q~ P2-99 T"" RP7636 s B 380> ~ ~ 35 34 ~& P79776 42~ (P2899) <:1 O> 'A' M"" ll) A ~ LP77916 ~ .... co .... Cf) a. ~ ~ a. r-.. "' BCP36032 *PP081 ~ [:! N <\I; j =5 l!l !El ~ l!l !:; (lease)11811 ~ a. f:j "' f:j ~ -"' -··············---~~ BCP49260 O> ~ Ren!tl 57 a. 11768 BCP 14056 N 44 11746 s 44 45 11740 ~ oO oO .; i:i ~ ~ 27 26 25 P 155 11710 EPP52747 A ~EPP 521 ~ C EPP 52746 ST.ANNE AVE. 4886 Rem ., C !8 ~ 11664 "' 11654 22 B a. 11 ... i:i ~ 12 ~ ~ 0 ... <') "' "' 117 AVE. st <O <o ... T"" l!l <o !:; 19 / <') ~ f:j f:j f:j 11715 1 22 21 20 a. 11697/ j F 155 18 P155 T"" 7 13 ~ T"" co 14 ~~ 16 17 ~ C/)" ~ j~ ~J ~ RP53523 ..I "' "' l!l <o <') ~ ~ 20 19 14 11774ll8 94 P44960 -... f:j a. w, ._ ........ ,-_ ...., RW 61238 co ~ a. NORTH AVENUE "' "' ... "' "'53 64 p 800 11703 A 11703 EPP88989 11695 !?l 3 11685 a. 4 A LMP1864 LMS683 11671 2 11655 P4 6 .; ... ~ LMP 9 ,, ;o )> en m ;o ~ MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. Map No. From: To: MAPLE RIDGE British Columbia 7794-2021 1048 Low-Rise Apartment Town Centre Commercial ~ N SCALE 1 :2 ,500 r CITY OF MAPLE RIDGE BYLAW NO. 7649-2020 APPENDIX D A Bylaw to amend Map "A" forming part of Zoning Bylaw No. 3510 -1985 as amended WHEREAS, it is deemed expedient to amend Maple Ridge Zoning Bylaw No. 3510 -1985 as amended; NOW THEREFORE, the Municipal Council of the City of Maple Ridge enacts as follows: 1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7649-2020." 2. Those parcels or tracts of land and premises known and described as: Lot 48 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 NWD Plan 155; and Lot 49 Except: Part Dedicated Road on Plan BCP 14057 Block 5 District Lot 398 Group 1 NWD Plan 155 and outlined in heavy black line on Map No. 1841 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to C-3 (Town Centre Commercial). 3. Maple Ridge Zoning Bylaw No. 3510 -1985 as amended and Map "A" attached thereto are hereby amended accordingly. READ a first time the 23rd day of June, 2020. READ a second time the PUBLIC HEARING held the READ a third time the day of day of day of ,20 , 20 ,20 APPROVED by the Ministry of Transportation and Infrastructure this day of ,20 ADOPTED, the day of ,20 PRESIDING MEMBER CORPORATE OFFICER " "' N <O ~ "' ~ ~ N 17 22g: 21g: 20g: 19g: P68 8 18 61 p 808 O> O> "' ;;, 29~ 30 31 32"' ~ g: "' N N N N N P25783 RemA P9388 0 ~ " N N N g: A LMP39631 LMS3814 'S:.;, "I-"' <. J.-83 (lease) ~ 04 _;;, ~o 11665/11667 2550 ~ N N ~ I LMP52635 "'._I/RP 67305 ..-I 1 ~ I "' I N b I// "' II 0 " N g: 41 <O <O N N N 30 BCS3442 RP 83100 1 " " N N Rem N 29 28 P 155 11739 ;Rem5 Rem 7 8 " " ~ P 155 11683 ,.: (/) "' g: '17221 ~-"1" f f P11527 782 (lease) ', / P 155 5 A <~tl~m -'O~ '3>,,. L I AVE. Pd.1 RP 61574 11830 LMP45732(lease " B 38 42~ (P 2899) ~ 8l ~ LP 77916 ~ ~ %l g (\') "" g: *PP081 ~ g: 0.. BCP49260 Ol Ol co Rerji',J 570.. "' 11768 " "' N N BCP 14056 N 44 <O N 11746 45 ~Re s "'45 44 ;;; 11740 N N 117 AVE. "' "' " ;;; N ~ N "' g: g: N 27 26 25 P h55 11710 EPP52747 A "' 12 ~EPP 52 ~ N r N g: EPP 52746 ST.ANNE AVE. 4886 Rem "' 0 C N " <D "' "' 11664 <D N N N N 11654 <D 22 21 B 0.. P1 P82887 p ~ RemA 11 ·~12 (9 I~ I'-1 . <O 0 "' 29 "' "' 25~ 26g: 27 ~ 28 1----1:..:1.::.84'-'1~ 11841 g: P289! P506 0 2362/64 2356/58 99 30 53 11765 52 P2899 NORTH AVE. "SI" <O ..--"' N "' N Ol N ~ "' N N Re 50 (') 22 21 0.. 2 F 155 ...J P 155 BCP 17933 P51411 11743 Rem 105 117 AVE. " " 19 / "' g: 11715 20 11697/ 18 Ol ..--13 ~ cxi "' ..--14 11 16 17 (/J" ~ 2~ g: ..Jg: N RP 53523 N N ~ *P ~ :ll "' g: N N N N 20 19 18 5 55 13 14 MAPLE RIDGE ZONE AMENDING Bylaw No. Map No. From: To: MAPLE RIDGE British Columbia 7649-2020 1841 RT-1 (Two Family Urban Residential) RM-3 (High Density Apartment Residential) C-3 (Town Centre Commercial) I fu1 l -L I ...... L - - - -RW 61238 lO Westminster Savings ~ Credit Union g: ------=.----:i~'11:l4!3\:l 11774/78 94 P44960 NORTH AVENUE N N " g: 63 P 800 64 A 11103 EPP88989 11695 Ol 3 (') 11685 0.. 4 A LMP1864 LMS683 11671 11770 EPS P4 6 LMP 9 11 11 ,.: (/) O'. w (/) .,: O'. u. ~ N SCALE 1:2,500 @------ ~ @---~-- ~=---·-~-=~= ~ &----- ~-- @----- ®---~~-~-~-" ~ ~-~-~ ~~ ~ CRU.#1 10!111'~&UIJM) j I j ~-..:.._ -=-___ r ~f_' < I 1$1 . •I• I l!I ~ CRU.#2 1MHP(t211.61"') ~ CRU.#3 111Hff(l20DIW) LOBBY ~ NORTH ,AVENUE $1ll!IC!.12.oi ~ CRU.#5 -lll'(U0.691.1) EASTCRU. """"lll'(!IT1,7D"')T<lfllL -~:~~=~(:~!) ~~;;--· ~~J]~=j ~~~~~~~~~~= =L~~ =~~==~=~=:~ 4 ~~===~=~=~~~ ~ I . OPEN TO PARKING BELOW I tCRU. & V1s1fuR). -• -. -1 -------1 ---1 l'llUtl'IS ........ ,~liR ti I I I I I ~ -·-·-·-·-·-·-·-·-@ PC ~ !I ~ ~--------·-@ ! . -~-----@ ----====·~ ===w----~ ·-·-·-·-·-·-·-·-·-<Ev ·-W f'UBL~PA.RKING t I I (SEEMfU>O,rL.<N) I • ..,,. I I I H ~ :fJ~~t~:;-:.;-.~~·;c~~~J:~t1~~~:::==~~~~rT:~~f~:~-~l I I I ·-·-·-·-·-·-·-·-·~ -~-~-~-~-~-~-~-·r@ ;~ 1@ i I j .... ""==::.:£:::~~-_:::;;/··'::".:~!"~~~~ ~-,_-L-K--~~~ ~+-:=:, , . -~~±.:~:---!-~-~-~-1~ 1lc=cc=---··-·---·--····--··-l"kc-··-=·-~-··-·-~·,-,--...,,. ...... -o~~--------------+··M°"~CMI.QID ~ f---~~----iv.ci:('m'~---::-.::hs;~::;;;;;--;;;;;;· -J~,,-i ::=~= ~ 11UDWll""""P-~AACHmicr I -~,!'.M'nl""'.u.t. l,U!l"AUl!CUll!YOATI! •O' 14"•&" 'r•O' '2°•1" l'CIOE1D~;,(1'fl'~ ,S't• 2!1'•0" i:15'•8" :~ ~·-~:-~' I - I @ 117TH 1~ AVENUE~ I -·--·-·····-······---~ ~ 1ST FLOOR PLAN DP r::::J..A A statior:t 1 '"•••~ arch1tE > i::J "'O m z 0 X m LOUGHEED & NORTH AVENUE RESIDENCES, BUILDING A BLDG Ac 22347TO 22351 NORTH AVE. MAPLE RIDGE, BC 1/8"•1'-0" 1905 604793 9445 soarchitects.com Chilliwack S355YoungRd V2P4S3 Abbotsford 203-2190 W. Railway St V2S 2E2 @------·---- @----------•- ~ ~ !t ~ i i . . i rKOl"ERTYUNE L-! --1 =•m=~•-I I ---------y- . . I I . I : I I i . I i . ·----·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-·-i-·· ·-·-·-·-·-·-·-·-· I i I I : I i I &----~t~~I -- ----- - - - - - - - - --Ar-.. -·· ... I - I ···-:./I~~ ~-=--~ --t~1~---· -··--·-· -·-= •-i --------·-·-·· ~~---~- ~ i I ~ ' ~ ~ I I ).... i I --r-- i ii i I !' i ,j f i I 1, -I ·-·-·-·-·-·-·-·-·--<EY -·-·-·-·-·-·-·----~ -~---------~ ---·-· --~-----@ ii·---------® ' 11 '''''' '''''' II Q_·-·-·-·-·-·-·-·-·-·I-L-1----------------------_ .. _ --. __ [_<:,_ (h~lq_j"Jj_ 70 _j] ___ L __ L '"-!+· . _____ :g:-_t::,;' ~=-~L ~ I u-r, tt•8" r tt•I!' V·I!' ~..,,. -rr <fV 1Z'tll' 11'·?1" ,,.r, IY•rr =tr·P' ----------------------------· .o-J--. ---··----------------------. _-.... ---r-- . J. -. -· -·-. - -·-- -_l 1 . -.-_,-,."~. - -----------@ 1 ~ ~ i ·r . ---SECURED REsfr,ENT · · -· · · -I -. -. -i PARKING ~- -lr-,----------------, ·1rr::i"•f'•~1t~·rti '''i ----····· C i· : ~ I , • ii I ' I I I. @-----·-----,- ~--------~----- •i I i I i :l~=--i·.-··-· -~:,::;.:..-- - , ··-·-·--r,or:uNEI ----·-·-·-·--11 ---·- i i i ® UNDERGROUND PARKING-LEVEL P2 LOUGHEED & NORTH AVENUE RESIDENCES, BUILDING A l/8"0 r-o• BLDG A: 22347TO 22351 NORTH AVE. MAPLE RIDGE, BC ,lO!lNO 1905 f ! I~ @ 604793 9445 soarchitects.com Chilliwack 9355YoungRd V2P4S3 I i @) @ Abbotsford 203-2190 W. Railway St V2S2f2 4 i i i @ -~ -·-·-·-·-·-·-·-·-·-<EBl ----~----·--1~ ~ NORTH DP1.2a r:::i..a ~ station one '-•••~ architects ~ i !&-------- I ~a\U,/ ~ CEp i ~ L __ l_J ~ i~ IT i . i ~ _J ~ ~ ~ ~ L-~-~3=~ .. J --------------------~ (Es)-----------------<- 1~1----p,__,____,,--t, __ 1 __ ·:·: '----·r 1 1_ ·:· tr·:".. __ 1 __ .-::~ __ L_.'."~".. _ _.,r __ -::~ __ L_··:J~.,-~:":'t~-f:·. 1 __ :-~ __ 1._.~".. __ 1_r__:·~-~1 ·-· _ _I ~·:~~Jt·_____ H _ .,1,.p~ :w ··-· 1r~:f,1----------® f,;;;\__ w---- ~·-·-·-·-·-·-·- @----~-:.-:: ®-·-·-·-·-·-·-·-·1 ~---------------- 4-- @----- -------,- @r-~-~--x l ---~-~-~-~--~ - .--• i ~ @ ~ @ UNDERGROUND PARKING-LEVEL Pl LOUGHEED & NORTH AVENUE RESIDENCES, BUR.DING A "' BLDG A: 22347TO 22351 NORTH AVE. .,oONo 190S MAPLE RIDGE, BC __,,,,,,.-·---:- ITT!~~ 1rrl !lill\11:'Ji -i _: ITT~ I A~ ~ fi'il'&ll~'I ml~ ml:Wt'l 604793 9445 soarchitects,com Chilliwack 9355 Young Rd V2P4S3 @ i i @ Abbotsford 203-2190 W. Railway St V2S 2E2 1D'·tr'' -----4 -----® ·----·- ---~~------------~ ~, ---------® ---------------------~ ~c~~~!~~~c~c~c~c~~ ~: @ ~ NORTH DP1.3a r:::i.a ~ station one '"•••~ architects &...:wTMerAl.-,U BUILDING FINISHES (BUILDING A) • A •UIOl'•l'llla.ov.5S l,IIIQU("Cl'llt.W"-'AAl<n'! WlCA»DUIIGl:-GIZT • ll•fMOA•r~z,nf/,1/,aJ,'Ml'll~H.l.lll!IMIOUffLUMem ~IHl,ICIOU:~SDNMO\IHfMI OllfTUIJM.Zf""1'0ffDLJa. • C1•r/lltAl'l:'IICOlHICr;·r~Ml?l)«MDffl!IOl/&r~'Ml'lltml.5,DlAClt!ll lllKW,OHlolOOU::m+IICllm!MOUllfNN • CZ-rMN"Er~·rM!IUICDlfl<'llll!IU&r~'Ml'IITllMe.DAAIXffl.• -~~ IIOU',MlMMOOUl,:zl».:,O&IIAlUllll • l'l·WNJ.-rM!ru>~&aNOO/WI-ITPP0$1Jl1! De>IJAMlNl,IQOl,e.:NO«)OIWWIQH n•WUl.•1Al!IID)ctMOlffllQUJICI.N1NIA.a)__,,IT_ Hll,JAl,lalMIICl~Zl:17..ooC>DUfTMUG!!r • Ol·".IU·fMmPCDllll!IIIOU5TNE.l'-lomM$ ---U;:zl:M-aolUIII_ .... • ~---rMIT'l:IICZMV11100U11rNG<11111H1o_. OEN,J,l,MIN~,:,»-:,g- 1][1 0---r-cotDl!!l'llll»r.llmaM!lllllnr.d Iii:! IIDUAMlll-:im-oo~u:r~ • )ft;~~=~~====::*-tu .~-----.. ~ .... -CUNlU • N•TrJM•TADmP:IW.r.m>IIN«t,l:IOl!(S.1,-,,,c,e,:,,;D~ HXW,(1111,IOOl:2;~1- • 1'1-ntW-TMll'CJ>:WecMDtTlll,I I MIIJ,\I.IIM WOOltl!r%1»llCI DIIMUQf r'"I n--··--=--w Df11..W,<JMW00ltl!r:ml'-t01UllTT'MuotfT ELEVATIONS . ,-~,-·----·--~:,OWINl,IOUI/WN D l·OlAm«l•\'lt'f\--\ll<lf •·-~--~==··'"'""' fl,<:l'OEl'DLJa. • U•GU-·l'Ul'Nllll:,l,tiONJMM(II.I • ~-Dte.OV,.Tl'(l~l:;Jf!IIIO f <tl'Ull'.·nru/.D«IITIP~lllllUM ,,~ro,:·oua. •W-rAMtll5fEEl.1¥-51W'!&EAM Dt>IJ,1,•UIIWOCllZ:zm>.IOZl'OLJa ~ J·.~.:=IWNl,IOU,irMI ~ Y-H ....... ·TNIIIUIClO!a%R.-.,,;fUll/l',-i. 153 0--=---,ir 1B .l:•W,,U•fAIIIIUICMTIIIPVa:COIIQ<fflrirtft'...U. ·--z:,,,,,og-1,111 ~ M=~fll.far.AMOCICU'lllfHWG.Wfff.'.l. NOTES 1. IMPERIAL R.OOR GRADE ELEVATIONS AREASSUM£0 2. METRIC GRACE ELEVATIONS AAE ACTUAi. ANO GEOOETIC 3. MAIN FLOOR GEOOETIC GRACE ELEVA"JlONS MUST ee CONFIRMEO Wl'TH CML ORA WINGS PRIOR TO EXCAVA'TlON LOUGHEED & NORTH AVENUE RESIDENCES, BUILDING A '° ; -----------~-- ! I -----------t---- ! I ! -----------1--- 1 ---------,,~ ! @ BLDG A: 22347 TO 22351 N ORTH AV E. .,...,_ ,,os MAPLE RIDG E, BC ~ ~ ~ i @) ~e ~ • I ,:i ---------~-,----~ __ ..... 11:1...,.r..__ I : :jl• ~-u.-rqnr~ j 1 -+-----ri I Ii i i! i! ----rr D.wuT(ffl'~ Ii ij -~ ~--~~-~--c~-~ --· --'u._ JI "---wr,01.-cacar,.nmtAU.~ !-- --~~ !Wal'J:lll";l.fflLl,-50,2D111 ~-~~(;~ ""'°"r«l'-=u 48.IS!m ~.~=~ --iirar~=~ ------·~=~ ~.~=~ ~GP~"=!~ o-,::~~ -,_.,.c:;;......_ .... ~ v ar au:,r11tllffi. •UIA5m ":.~A 1n11$a>M:ICl'TmY.U <146\ffl -"·~llHUlO(A ir,,ra:u:zntTm'Dl)4:!Mffl 1.i.~ 1:G _A·:JlDI\OOJ:_Q ffl'llra>oZlll!llrnl0:!7.20m ffl'i.°i:==e l,•15ffUX ir,"i~w )> -c 604 793 9445 soarc hitec t s.com Chilliwack 0355 Young Rd V2 P 453 Abbotsford 203-2190 W. Ra ilway St V2S2E2 DP3 r:::L A ~ static~ o -aw~ arch1te, -c IT1 z 0 X "Tl ·,·,'?··· :r · · ·. 1 ,·,: ·.: .. ,.·:;i)i:;;; ·;·.,u:·,~H:·:i 1v:tr .. 1~,:1·:1jl,i:1J.i~: 1ii\f1:iwi'.'.:\·i ·. ·"··1 · .·, , ,. ·.. :,i, 11:1. 1'.'.:1i\(~1<!ttim1i,.1/J11~J~:l:ii1/,~'.:;:IT:1:11~1::mi•TI~: }~:,;!J;i::.;.ii::!::,;.h1i1tiln1:i;,;,i:· .• 1.11 ... mi1, •. t.:wi;iJ1 .::".::i@.::l,~:·1e~?:;E!t~il1;~~~1::J:;:,1::::\:::Ur:tj:;::; --··. NORTH ELEVATION BUILDING FINISHES (BUILDING A) •1,-~-f~ll'OI.M!IIIII OOLUl(-+OTlt.WMMHfl'I 1'4""°",UPGt,OIMl:O,II.OU'I' • O•fMOA•rNf/!!D%1111fMOAl,ffl;~M.Ul,lill\lWO\IITTQMUL DDU/IM!lll,IOOU:~W>ll~Ull!NW OUTRUl.u.f/oela,:(OVQ. •ei-r~~-rlwlfm>CZMUfflnOl/orlilm.AM!Hfm(SIDtlaffl ~MOO~=t-llO!lDIIMOO!lfAIH • a-,N(,l,tl!f~-,~~,rMU11MrH11JMa.ou,ar;n,,., ~HJ.IOO'-lt~:,OO~N .,., .... m.rN>fftl>tDIDfl'ITIOIIOaN'O(JMS}OIIIIIO,l:t"- -~HIAOOU;;~O~ D f2•WAU.•fAIIIIEDCEM01111\0UO=O/o#5~rf'D:TmUU: 5lKMMIHMOOU;;21S7-0PCUfff,\I.JGH'f • Ol•WAU.•T/IIIITEDC1!1.1£1ffl00\1,rNCal'lmtkTmt5 ~MOOlCl~WWIIIMDl/llf/1111 •cn-WALL-r1'J==<tllllllOU5tNl!Ul'MIHIITllWD Dl'}UI.MIHI.IOOU;;Zl»..»OIIMJUJH 11['.] ~-·=-.. =-~ .. --·-· ~ 5DUIIMIMWOOU;;--40PQv;Tff,IUGJfT • ~;;;~~~=~~=~~TO •i.u-w.w.-oiucr.m= l,lll!\Jl,41,1,\~Q.IM- • •·=·••==--.=•MM•=•~ Dt:l!,W,IC>IU00l!;~811.',.U$l111 •M·ffiM•rAlllltlll!.eOllllEll:TllM Dtll.l',MC>II.IOOU.~D!~ r2•ffiM•rlJlll'm:,,OOllJ!D.Tllll MH,l~IIIMMOC.C,21:>7-00DUD;l'-IIT ELEVATIONS •11-11:1M-rl'Km':...W11rt>(M11:11,1 OUI..WoilKWOOU,m.+-llOWlWI.IOUl/fMI 0'-•ov.nNCJ•Wffl.-MND0,1= •0-01.N!NO•'l"/lUMJXI.T?Pllfllllfmllr fJ.tR)l;YOLJO. • U•GIJ-...rl.·l'lll'Al!~ttl>IWWIIIUM ·~- .V-ll'ICDltl,TM:lOGJm!IOfll'IUld!•l"XUMltlG/,11:D/,JJJW"""" • W-fAII/IEll31Efl.W-,JW"!"IJEAM Oi!NJAMINMOOU:212D-\O~DL'a ·J·o~:~WlNI.KJUlffMl ~T•WfJ.L•f,',IIIBOCOJQffl-.,,;rU!llfmEWAU. s;;!'J ODUIIMIKMOOU,~lltactrl"l,WGlff •z-w~u.-r,•,mrmc.,,,aro1rua.eolll:UU!riuwn.i. Ol!H,,IAMIM-~511,1,,0MIUW ifilil M~~-.!='!'"'U.TiU~Dl)l%0Wl!llOl,/,Cl;!,<0~M 2. METRIC ORAOE ELEVATIONS ARE ACTUAL A NO GEOOETlC 3. MAIN FLOOR OEOOE11C GRADE ELEVATIONS MUST ee CONFIRMEO WfTH CML ORA\NINOS PRIOR TO EXCAVATION LOUGHEED 8/. NORTH AVENUE RESIDENCES, BUILDING A SC BLDG A: 22347 TO 22351 NORTH AVE. ,ooso. ,sos MAPLE RIDGE, BC WEST ELEVATION 604 793 8445 soarchitects.com ~ ~ ~ i i It -------1~ ! ! --1 ------iww"=1~=~ --t.,~=~ --~-~Q T!ll'llPCl)affl.lCmlO<l!l.#m -~[\'at:=:=~ ---iw-CI'~=@. -~Cl'~=;w -~o,~~~ ~/AH) !,l ----'-?y --g-.......1.._+---,! __ fl ____ i i ~ -i ' __ ___k~Q Tlll'lll'lll~UICAIIOO li0.2Dm Chllliwack 9355 Young Rd V2P4S3 Abbotsford 203·2190 W. 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"""""" UNIT PA YERS l9-<170 OF 6 -~~~0~nnn~0n~D:nn:~:1::~;;:nmrrrrrrITTBrr0~~i8~~~~~~~~~~~M1ii::::'11~1~1:,:~~~tt1iiillmillirtH~~JTittilTIIIDUnnnttnnmmmrrn~mmmmmmmmmmrrnnmmnn~nnnnmmmmnnnnnm;mrrm1;1nrr~~~~~~~n~~~~~Vi~~~~~~~:fi11!di:::~;1:1: ... ·:~8ffiS:Bi~~~~~~~7lITITTI~~~~r~~~~~~0nnr· -.-;;-.,:- ,. ,. ~ii station 01,e architects alvin ba:rtd, ,,rdtlt1<cl justin dyd;, <1.n'l'ut;;ct ai!x· May 31, 2021 Adrian Kopystynski Planning Department, City of Maple Ridge 11995 Haney Place Maple Ridge, BC V2X 6A9 Re: ADP Response Letter Lougheed & North Avenue Residences, Building A 22347 to 22351 North Avenue Dear Adrian, APPENDIX H This is a response letter to your February 25, 2021 email containing ADP comments. Please refer to the enclosed drawing submission. Our responses to your comments are in text below. Please feel free to contact us if you have any questions or comments. We are excited to bring this development to Maple Ridge. Thank you Architectural Comments: -Consider further articulation of south fac;:ade; The southern deck sizes h2ve been substanti increased and morn attention to detaili has been added to deck includ cornices, dentils, decorative trin,s, timber columns. As a result, the southern has much rnore than An of how this will look can found on sheet DPO.la. -Explore solar shading options for large windows on upper levels of south elevation; Larger southern decks additional solar shadows are illustrated on South Elevation, sheet DP3.2r1. -Provide larger private outdoor decks above level 2, especially on south elevation; The south roof deck's have been substanti increased. All decks meet minirnurn aw sizes. exceed minin,ums, -Provide larger communal outdoor space. Ensure this space is easily accessed from; inside the building without using the stairs so that individuals with mobility concerns can use this space; An accessible and comrnunal outdoor space has been added to the 11orth roof deck on Level 2. The cornmon sitting EH0E1, on the south roof deck, has been converted to lmger spcice to address the above comment. -Further articulate/architectural express the blank concrete block walls at east and west property lines. Carry red brick around the corner; CH!LUWACJ< J\BBOTSFORO 93S5 YOUNG ROAD 203·21M W RAILWAY ST CHILllWACK BC V2P 4$3 ABBOTSFORD BC V2S 2E2 604 793 $44S soarohitects.com Page 2 of 3 reveals we are public. it will never finish the Ii II p between cl around the corner. -Increase size of indoor and common outdoor space for private and public to better reflect zoning bylaw requirements; rninimurn indoor common the is variance. -Provide architectural definition/focus of condo entry and ground plane. to sheets DPODa and DP3.1a. Landscape Comments: -Provide landscape definition/focus of condo entry and ground plane; Given that the lot line with the is achieved archi different brick colours ond detail to entry. rnfer to sheets DPO.Oa and DP3.1a. -Consider providing a pedestrian entrance closer to the bike rack location; Please refer to sheet DP2.1a. our 1\DP meeting discussion, the bike reek is within 14m of the distance !i has been illustrated on the drawi There is We'·Je also i the ng -Revise south foundation planting to include more than one species and more structure i.e. evergreen planting; Please refer to the revised plant I ist. -Consider raising the proposed artwork on the south parkade wall and provide more planting height at the foundation; It is not possible to raise the artwork for structural reasons; the concrete band above the artwork is the parkado slab band. -Add more programing to make use of the south side patio, refer to all comments regarding amenity space above in architectural comments. Page 3 of 3 on he south ,oo1 deck; II APPENDIX I Summary -Development Information Meeting -North Avenue; 2020-062-RZ Development Meeting was held on July 21 s1; at 5pm as a virtual zoom meeting. Newspaper ads placed on July 9th and 15th. Mailer sent out on Thursday, July 8, 2021. 458 letters sent with labels received from the City of Maple Ridge, 59 letters returned as moved or no such address. Sign updated with information on July 4th. Photograph email to file manager on July 12. Enquires received by email: Enquiry 1 -Enquiry 2 Enquiry 3 Enquiry 4 This person was looking for a brochure, as they were interested in commercial space The dropbox link for the plan package was emailed with an invitation to attend the meeting A zoom meeting link was emailed two days prior to the meeting. They did not attend the meeting; we waited until 5:1 Opm before starting the meeting to see if they would join in late. They did not. Homeowner in the area Concerned with effects the project will have on local homeowners and current residents. This was addressed in the meeting as the proposed project is on three lots, two are vacant and one has an abandoned house. They participated in the zoom meeting and were the only person from the public to attend. During the meeting they asked about the artwork panels as they work in the art and culture field in Maple Ridge. It was questioned whether Falcon would consider working toward cultural appropriation for the panels and include a more diverse design that would include Indigenous, Sikh, & Asian communities who have a significant history in Maple Ridge. We agreed this design Was in the very early stage and what was shown on the plans was a concept idea for ADP. Developer response: A meeting with the developer has been planned for late September to discuss further. Received application mailer They expressed concern with the impact the building will have on the view from his office but did not mention where that was. The dropbox link to the plans and invitation to the meeting were provided. No further response was received and they did not attend the meeting. Received email July 28, 2021 with several questions. The plans link was sent as this was after the virtual meeting. Question: Location of project? o Developer's response: 3 vacant lots on North Avenue between 223rd and 224th Street. Shown on map in plan package. Question: Types of commercial businesses expected to use the building? o Developer's response: The ground floor commercial is indicated on the plans as office space. Confirmation from the architect would be needed to see what restrictions there are within this designation. Question: How many stories will the building have? Will the building have a residential component? o Developer's response: There will be four floors of residential units above the ground floor commercial, so five stories total. A variety of residential units have been designed to fit all price points from bachelor suites up to 2 bedroom units, with 67 suites proposed. There is also a proposed indoor amenity/ common room as well as outdoor amenity deck. Question: Will the project involve an application for a density bonus? o Developer's response: The allowable density is 2.0 FSR and our proposal is for 2.013 FSR, meaning there will be a cash contribution for the amount over 2.0 Question/ Comment: To consider bike storage and infrastructure to accommodate alternate transportation. o Developer's response: There is a secure long term bicycle room that is slotted for 20 spaces and this meets the requirements for bike parking in the city bylaw (Page DP1 .3a). We have found in past projects that we are in fact able to provide more parking than indicated with a wall mount rack as opposed to a floor rack or a combination of the two. There is a short term bike parking area next to the PMT off 11 ]1h Avenue. They thought the project would be a great addition to the neighbourhood and supported the application. No phone calls received. No mail in comments received prior to or after Information meeting. l~llill mapleridge.ca City of Maple Ridge TO: His Worship Mayor Michael Morden and Members of Council MEETING DATE: October 19, 2021 FILE NO: 2019-394-DVP FROM: SUBJECT: Chief Administrative Officer Development Variance Permit 20857 Golf Lane EXECUTIVE SUMMARY: MEETING: C o W A Development Variance Permit application has been received for the subject property, located at 20857 Golf Lane, in coordination with a subdivision application for six single-family lots. The requested variances are as follows: 1. To reduce the required road right-of-way width for an Urban Local Street on Golf Lane from 18.0m (59.0 ft.) to 15.0m (49.0 ft). 2. To reduce the required asphalt width for an Urban Local Street standard from 8.60m (28.22 ft.) to 6.0m (19.69 ft.) between 207 Street to the west property line of 20857 Golf Lane to the permit the existing asphalt width. 3. To reduce the minimum required lot width from 12.0m (39.37 ft.) to 11.90m (39 ft.) for each of the lots. Council considered rezoning application 2019-394-RZ and granted first reading for Zone Amending Bylaw No. 7611-2020 on February 11, 2020 and second reading on September 29, 2020. This application was presented at Public Hearing on October 20, 2020, and Council granted third reading on October 27, 2020. Council will be considering final reading for rezoning application 2019-394-RZ on October 26, 2021. RECOMMENDATION: That the Corporate Officer be authorized to sign and seal 2019-394-DVP respecting property located at 20857 Golf Lane. DISCUSSION: a) Background Context Applicant: Legal Description: OCP: Existing: Proposed: 2019-394-DVP True Light Building and Development Lot 1 District Lot 277 Group 1 New Westminister District Plan 40699 Urban Residential Urban Residential 1104 Page 1 of 4 Zoning: Existing: Proposed: Surrounding Uses: North: South: East: West: Use: Zone: Designation Use: Zone: Designation: Use: Zone: Designation: Use: Zone: Designation: Existing Use of Property: Proposed Use of Property: Site Area: Access: Servicing: Concurrent Applications: b} Project Description: RS-1 (One Family Urban Residential) R-1 (Residential District) Maple Ridge Elementary School P-1 (Park and School) Institutional Maple Ridge Golf Course P-6 (Civic) Parks and Open Space Single-Family Residential Under rezoning application 2021-107-RZ RS-1 (Single Detached Residential) Urban Residential Maple Ridge Golf Course P-6 (Civic) Park and Open Space Single-Family Residential Single-Family Residential 0.36 ha (0.90 acre) Golf Lane Urban 2019-394-RZ and 2019-394-SD The development application proposes to rezone the subject property from RS-1 (One Family Urban Residential) to R-1 (Residential District) to permit a six lot single-family residential subdivision. The proposed lots are larger in area than the minimum lot area and deeper in depth than the R-1 (Residential District) zone requires; however, the proposed subdivision layout requires a variance to the lot width. Additional variances have been sought to waive the requirement to expand the existing asphalt width on Golf Lane west of the subject property and reduce the road right-of-way requirement for the new section of Golf Lane that will be dedicated with the proposed development. 2019-394-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. The requested variances and rationale for support are described below: 1. Subdivision and Development Services Bylaw No. 4800-1993, Schedule C -Required Right-of-Way Widths: To reduce the required road right-of-way width for an Urban Local Street on Golf Lane from 18.0m (59.0 ft.) to 15.0m (49.0 ft). Maintaining the existing asphalt width was identified by the Engineering Department in their review of this development proposal as supportable. In addition, the Engineering Department supports a lesser right-of-way dedication fronting the subject property as the existing right-of-way to the west is 15m (49.21 ft.), and the proposed road design has demonstrated that all required services can be accommodated in the reduced right-of-way width. 2. Subdivision and Development Services Bylaw No. 4800-1993, Schedule D -Standard Drawings and Specification: To reduce the required asphalt width for an Urban Local Street standard, from 8.60 m (28.22 ft.) to 6.0 m (19.69 ft.) between 207 Street to the west property line of 20857 Golf Lane to the permit the existing asphalt width. The Engineering Department in their review of this development proposal supported maintaining the existing asphalt width on Golf Lane west of the subject property. 3. Zoning Bylaw No 3510-1985, Part 4, Section 406, 6 (Schedule D) (R-1): To reduce the minimum required lot width for R-1 (Residential District) sized lots from 12.0m (39.37 ft.) to not less than 11.90m (39 ft.) for proposed lots 1 through 6. This proposed variance to the lot width can be supported. The reduced lot width can be supported as the proposed lots are larger than the minimum lot size required for the R-1 zone, and with this slight reduction in lot width, the essence of the R-1 zone is maintained. 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. 2019-394-DVP Page 3 of 4 CONCLUSION: The proposed variances are supportable as detailed in the report as the variances will contribute to a more efficient use of the land. It is therefore recommended that this application be favourably considered and the Corporate Officer be authorized to sign and seal Development Variance Permit 2019-394-DVP. "Original signed by Wendy Cooper" Prepared by: Wendy Cooper, M.Sc., MCIP, RPP Planner "Original signed by Charles 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 -Subdivision layout with variances highlighted 2019-394-DVP Page 4 of 4 (/) () Ill ro z ....,. N CJ1 0 0 District of Mission i,( >-;=> :::: I 0 "Tl ~- -i ~ rn .. .. N zo 0 ~ < 'P ~ (,) 0, c.o -.i:,. 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