Public Hearing Agenda December 11, 2012

District of Maple Ridge

PUBLIC HEARING

December 11, 2012 CORPORATION OF THE DISTRICT OF MAPLE RIDGE

PUBLIC HEARING

AGENDA

6:00 p.m. December 11, 2012

1) 2011-097-RZ

MAPLE RIDGE ZONE AMENDING BYLAW NO. 6852-2011

LEGAL: Lot “M” Except Firstly: Part Road on Plan 71641; Secondly: Part Road on Plan 80491; District Lot 263, Group 1, New Westminster District, Plan 18612

Lot “L” District Lot 263, Group 1, New Westminster District, Plan 18612

LOCATION: 12025 203rd Street and 20337 Dewdney Trunk Road

FROM: RS-1 (One Family Urban Residential)

TO: RM-2 (Medium Density Apartment Residential)

PURPOSE: To permit the future construction of a four-storey apartment building with 22 units and an underground parkade.

2a) RZ/013/10

MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW 6724-2010

LEGAL: Lot 2, Block 6, Section 29, Township 12, New Westminster District, Plan 14756;

West 7.8 chains of NE ¼ Section 29, Township 12, Except Part Subdivided by Plan 32932, New Westminster District;

Lot 76, Section 32, Township 12, New Westminster District, Plan BCP27885;

Lot 80, Section 32, Township 12, New Westminster District, Plan BCP27885

LOCATION: 22875 132 Avenue, property east of 22875 132 Avenue, 22942 and 22850 136 Avenue

PURPOSE: To amend Figures 2 and 3A of the Official Community Plan to designate Eco Cluster, Conservation and Neighbourhood Park.

AND: To amend Figure 4 of the Official Community Plan to designate Eco Cluster and Conservation.

AND: To amend Figure 4 of the Official Community Plan to add Trail (shown as dotted line) and delete Trail (shown as solid line).

2b) RZ/013/10

MAPLE RIDGE ZONE AMENDING BYLAW NO.6725-2010

LEGAL: Lot 2, Block 6 Section 29, Township 12, New Westminster District, Plan 14756;

West 7.8 chains of NE ¼ Section 29, Township 12, Except: Part Subdivided by Plan 32932, New Westminster District;

Lot 76, Section 32, Township 12, New Westminster District, Plan BCP27885;

Lot 80, Section 32, Township 12, New Westminster District, Plan BCP27885

LOCATION: 22875 132 Avenue, property east of 22875 132 Avenue, 22942 and 22850 136 Avenue

FROM: RS-3 (One Family Rural Residential) and CD-3-98 (Comprehensive Development)

TO: R-1 (Residential District), R-3 (Special Amenity Residential District), RST (Street Townhouse Residential), RS-1b (One Family Urban [Medium Density] Residential) and P-1 (Park and School)

PURPOSE: To permit the future subdivision of 76 lots in two phases for the development of single family residential, street townhouse, one agricultural lot and a neighbourhood park.

DISTRICT OF MAPLE RIDGE

NOTICE OF PUBLIC HEARING

TAKE NOTICE THAT a Public Hearing will be held in the Council Chamber of the Municipal Hall, 11995 Haney Place, Maple Ridge, North-East corner entrance, at 6:00 p.m., Tuesday, December 11, 2012 to consider the following bylaws:

1) 2011-097-RZ

MAPLE RIDGE ZONE AMENDING BYLAW NO. 6852-2011

LEGAL: Lot “M” Except Firstly: Part Road on Plan 71641; Secondly: Part Road on Plan 80491; District Lot 263, Group 1, New Westminster District, Plan 18612

Lot “L” District Lot 263, Group 1, New Westminster District, Plan 18612

LOCATION: 12025 203rd Street and 20337 Dewdney Trunk Road

FROM: RS-1 (One Family Urban Residential)

TO: RM-2 (Medium Density Apartment Residential)

PURPOSE: To permit the future construction of a four-storey apartment building with 22 units and an underground parkade.

2a) RZ/013/10

MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING BYLAW 6724-2010

LEGAL: Lot 2, Block 6, Section 29, Township 12, New Westminster District, Plan 14756;

West 7.8 chains of NE ¼ Section 29, Township 12, Except Part Subdivided by Plan 32932, New Westminster District;

Lot 76, Section 32, Township 12, New Westminster District, Plan BCP27885;

Lot 80, Section 32, Township 12, New Westminster District, Plan BCP27885

LOCATION: 22875 132 Avenue, property east of 22875 132 Avenue, 22942 and 22850 136 Avenue

PURPOSE: To amend Figures 2 and 3A of the Official Community Plan (as shown on Map No.792) to designate Eco Cluster , Conservation and Neighbourhood Park

AND: To amend Figure 4 of the Official Community Plan (as shown on Map No. 792) to designate Neighbourhood Park and Conservation

AND: To amend Figure 4 of the Official Community Plan (as shown on Map No. 844) to add Trail (shown as dotted line) and delete Trail (shown as solid line).

Map No. 792 Map No. 844

2b) RZ/013/10

MAPLE RIDGE ZONE AMENDING BYLAW NO. 6725-2010

LEGAL: Lot 2, Block 6 Section 29, Township 12, New Westminster District, Plan 14756;

West 7.8 chains of NE ¼ Section 29, Township 12, Except: Part Subdivided by Plan 32932, New Westminster District;

Lot 76, Section 32, Township 12, New Westminster District, Plan BCP27885;

Lot 80, Section 32, Township 12, New Westminster District, Plan BCP27885

LOCATION: 22875 132 Avenue, property east of 22875 132 Avenue, 22942 and 22850 136 Avenue

FROM: RS-3 (One Family Rural Residential) and CD-3-98 (Comprehensive Development)

TO: R-1 (Residential District) , RST (Street Townhouse Residential) , R-3 (Special Amenity Residential District) , P-1 (Park and School) , and RS-1b (One Family Urban [Medium Density] Residential)

PURPOSE: To permit the future subdivision of 76 lots in two phases for the development of single family residential, street townhouse, one agricultural lot and a neighbourhood park.

AND FURTHER TAKE NOTICE that a copy of the aforesaid bylaws and copies of staff reports and other information considered by Council relevant to the matters contained in the bylaws will also be available for public inspection at the Municipal Hall, Planning Department counter, between 8:00 a.m. and 4:00 p.m. from November 30, 2012 to December 11, 2012, Saturdays, Sundays and Statutory Holidays excepted. Some of this information will also be posted on the District website www.mapleridge.ca on the Mayor & Council/Council Meetings page.

ALL PERSONS who deem themselves affected by any of these bylaws shall be afforded a reasonable opportunity to be heard at the Public Hearing before Council on the matters contained in the bylaws or by making a written submission to the attention of the Manager of Legislative Services or by sending an e-mail to the Clerk’s Department at [email protected] , by 4:00 p.m., December 11, 2012. All written submissions and e-mails will become part of the public record.

Dated this 30th day of November, 2012.

Ceri Marlo Manager of Legislative Services

DEVELOPMENT APPLICATION CHECKLIST FOR FILE 2011-097-RZ File Manager: Rasika Acharya

Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED

1. A completed Application Form (Schedule “A” – Development Procedures Bylaw No. 5879-1999)

2. An application fee, payable to the District of Maple Ridge, in accordance with Development Application Fee Bylaw no. 5949-2001.

3. A Certificate of Title and Consent Form if the applicant is different from the owner shown on the Certificate of Title.

4. A legal survey of the property(ies)

5. Subdivision plan layout

6. Neighbourhood context plan

7. Lot grading plan

8. Landscape plan*+

9. Preliminary architectural plans including site plan, building elevations, accessory off-street parking and general bylaw compliance reconciliation*+.

* These items may not be required for single-family residential applications + These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01

Additional reports provided:

1) Geotechnical Report by Braun Geotechnical Ltd dated July 25, 2012; 2) Appendix D, “Landslide Assessment Assurance” by Braun Geotechnical Ltd dated September 19, 2012; 3) Arboriculture Field Review Report by DMG Landscape Architects dated July 19, 2011;

District of Maple Ridge

TO: His Worship Mayor Ernie Daykin MEETING DATE: November 19, 2012 and Members of Council FILE NO: 2011-097-RZ FROM: Chief Administrative Officer MEETING: C of W

SUBJECT: Second Reading Maple Ridge Zone Amending Bylaw No.6852-2011 12025 203 Street and 20337 Dewdney Trunk Road

EXECUTIVE SUMMARY:

An application has been received to rezone the subject properties (Appendix A) located in west Maple Ridge, at 20337 Dewdney Trunk Road and 12025 203 Street, from RS-1 (One Family Urban Residential zone) to RM-2 (Medium Density Apartment zone), to permit a future construction of a four-storey building with 22 apartments with an underground parkade. This application is in compliance with the Official Community Plan. On November 8, 2011, Council granted First Reading to this application.

RECOMMENDATIONS:

1. That Zone Amending Bylaw No. 6852-2011 be given Second Reading and be forwarded to Public Hearing; and

2. That the following terms and conditions be met prior to Final Reading.

i. Approval from the Ministry of Transportation and Infrastructure;

ii. Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of the deposit of a security, as outlined in the Agreement;

iii. Road and lane dedication as required;

iv. Consolidation of the development site;

v. Registration of a consolidated Geotechnical Report as a Restrictive Covenant at the Land Title Office which explicitly states (in accordance with Section 86(1)d of the “Land Title Act”) that the land may be used safely for the use intended;

vi. Registration of a Restrictive Covenant at the Land Title Office protecting the Visitor Parking

vii. Removal of the existing building; viii. A disclosure statement must be submitted by a Professional Engineer advising whether there is any evidence of underground fuel storage tanks. If there is evidence, a site profile pursuant to the Waste Management Act must be provided in accordance with the regulations.

ix. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the property owner will provide a Site Profile for the subject lands.

DISCUSSION: a) Background Context:

Applicant: Andrea Scott, P J Lovick Architect Ltd. Owner: Conecon Holdings Inc.

Legal Description: Lot: M, D.L.: 263, Plan: 18612; PID: 003-888-053 and Lot: L, D.L.: 263, Plan: 18612; PID: 004-630-017

OCP: Existing: Major Corridor Residential (Urban Residential) Zoning: Existing: RS-1 (One Family Urban Residential) Proposed: RM-2 (Medium Density Apartment)

Surrounding Uses:

North: Use: Single Family Residential Zone: RS-1 (One Family Urban Residential) Designation: Major Corridor Residential (Urban Residential)

South: Use: Commercial and Dewdney Trunk Road Zone: CS-1 (Service Commercial) Designation: Commercial

East: Use: Church and 203rd Street Zone: P-4 (Church Institutional) Designation: Institutional

West: Use: Single Family Residential Zone: RS-1b (One Family Urban Residential-Medium Density) Designation: Major Corridor Residential (Urban Residential)

Existing Use of Property: Vacant (corner lot) and single family house/rental use (western property) Proposed Use of Property: Multi-Family Residential Use (22 apartments) Site Area: 1849.99 m2 (0.45 acre)

- 2 -

Access: Dewdney Trunk Road Servicing requirement: Full Urban Standard Companion Applications: 2011-097-DP and DVP b) Project Description:

The subject site (Appendix A) consisting of two legal lots, located on the north-western corner of 203rd Street and Dewdney Trunk Road is fairly flat and will need to be consolidated as a condition of Final Reading of rezoning. A four storey wood frame apartment building is proposed with main access from Dewdney Trunk Road, via a proposed 7.5 metre wide lane in the north-south direction (Appendix C). The lane leads into the underground parkade in the north-west corner of the site. On the east of the lane are six visitor parking stalls at grade, while all the 33 residential parking stalls are proposed in the underground parkade. The common usable open space is distributed in the south-east and north-east parts of the site. Pedestrian walkways to enhance street presence are proposed connecting the building to the Dewdney Trunk Road and the corner of 203rd Street. An indoor amenity room is also proposed in the north-west corner.

Proposed building materials include: Hardie panel vertical siding; cultured stone; vegetated wall; metal canopies; double glazed windows; metal railing, fencing and gates. The south and east facades being the most prominent, have been articulated with rock columns, 3 colours of Hardie Panel and glazed surface to provide natural light into the building. To control the daylight entering the suites, the south and east facades have exterior metal louvers, as well as, trellis on the top floor and overhanging roofs and canopies. Vegetative wall features are proposed for the southern and western elevations.

Sustainable features proposed for this building include the metal louvers and roof overhangs to reduce internal heat gain, as well as, low e-glazing in all the windows, a low albedo light colored roof to reduce heat islanding, low flow fixtures in the suites, as well as ample landscaping around the building to also reduce storm water runoff into the municipal system.

The proposed landscaping (Appendix E) is complimentary to the building and the site, designed to enhance the pedestrian experience. Main pedestrian walkway across the south side of the lot connects the building with additional accesses to the individual ground floor units. The landscaping includes a stone wall that wraps 3 sides of the site, with the North side having a concrete wall with a metal fence. c) Planning Analysis:

Official Community Plan:

The subject sites (Appendix A) are designated “Major Corridor Residential’ within the Urban Residential Designation of the Official Community Plan. Dewdney Trunk Road and 203 Street are both identified as major corridors in Figure 4 of the Official Community Plan. The objective of this designation is to manage residential growth through infill and intensification in a manner that respects neighbourhoods and the existing physical character of the surrounding areas.

- 3 -

The Major Corridor Residential designation is characterized by the following:

a) is not within the Town Centre Area or a neighbourhood with an Area Plan; b) has frontage on an existing Major Road Corridor as identified on figure 4 of the Official Community Plan or has frontage on a road built in whole or part to a collector, arterial, TransLink Major road or Provincial Highway standard; c) may be adjacent to Community Commercial Node or designated Commercial Centre.

This proposal complies with a) and b) above as it lies outside the Town Centre Area and outside a neighbourhood with an Area Plan and has frontage on 203 Street which is identified as a Major Road Corridor on figure 4 of the Official Community Plan.

The Major Corridor Residential designation supports a variety of ground oriented housing forms such as single detached dwellings, garden suites, duplexes, triplexes, fourplexes, townhouses, apartments or small lot intensive residential, subject to compliance with the Major Corridor Infill policies.

The existing area north of the subject site is in transition, with current older single family houses which are anticipated to redevelop to higher density forms in the future. This application is hence dedicating a lane that is anticipated to project northward, along the western property boundaries to serve all the northern properties, when they re-develop. The lane system will, once completed, allow for traffic movement to and from these lands in a comprehensive, organized and safe manner.

Zoning Bylaw:

The proposed RM-2 zone (Medium Density Apartment) is intended for low low-rise apartment type of housing form that is intended to be a 3 to 5 storey with central access to all the units and underground parking. A maximum density of 1.8 times the net lot area is permitted. This zone requires a minimum Usable Open Space of 20% of the net lot area and a Common Activity Area of 1 m2 per unit. The RM-2 zone (Medium Density Apartment), specifies a 7.5 metre setback from all property boundaries. Maximum permitted height in this zone must not exceed 4 storeys and 15.0 metres. This proposal complies with most of these requirements except for some variances for the building and underground parkade wall setbacks.

Proposed Variances to the RM-2 zone

Some setback variances for the building facade, from the new western property boundary (after lane dedication) and from the eastern property boundary are required to support this design. In addition to this minor setback variance for the retaining wall of the ramp leading to the underground parkade, along the northern and western boundaries, are also being sought by the applicant.

The details of these variances will be discussed in a future Council report. A Development Variance application has been received and is being reviewed.

- 4 -

Maple Ridge Off-Street Parking & Loading Bylaw #4350-1990:

The proposed RM-2 zone (Medium Density Apartment) requires 1.5 spaces per unit for residential parking and 0.2 spaces per unit for visitors, requiring a total of 33 residential stalls and 5 visitor stalls. The proposal complies with the bylaw and shows 33 stalls (including 10% small cars and one handicapped stall) in the underground parkade. In addition to this, six visitor parking stalls (including one small car stall) are proposed at grade, east of the proposed lane (Appendix C).

Development Permits:

Pursuant to Section 8.7 of the Official Community Plan, 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. This will be the subject of a future Council report.

Advisory Design Panel:

On October 9, 2012, this proposal was reviewed by the Advisory Design Panel. The panel was generally in support of the proposed form, character and colours. The following resolution was passed by the panel:

 Consider adding windows in the bathrooms located on the west elevation, as well as the green wall;  Consider increasing the depth of the entrance lobby larger;  Consider creating means of better natural lighting in Unit C and Unit C1;  Consider realigning the street trees so they align better with the onsite trees;  Consider relocating the children’s play area right up against the parking amenity and relocating the bench to the other side of the amenity area;  Consider relocating the children’s play area to the north east corner of the site to improve the access to the play area;  Consider extending a view hedge across the transformer;  Consider additional patio trees;  Consider continuing the taxis hedge around all unit frontages and edges of the unit gardens;  Consider a screen along the north elevation around the children’s play;  Provide expansion of sidewalk width at the corner of Dewdney Trunk Road and 203 Street to avoid conflicts between pedestrians and curb let down;  Consider making the opening to the upper floor lobby larger  Review the stone work on the elevation  Review the exit stairs for the parkade  Review the pathway for the west exit (facing north)  Provide separation of the mechanical and electrical rooms  Consider additional trees along the lane frontage which may require shifting of the stairwell and visitor parking to provide room for the additional lane trees

- 5 -

 Consider pulling the handicapped ramp south from Unit D to provide separation between this access and the units bedrooms  Consider eliminating the trellis vines on the 4th Floor and replace with a more detailed architectural trellis  Provide details of the green wall including access for its maintenance

The project architect has completed the revisions to address all the resolution items stated above. These have been forwarded to the panel for review. This will be discussed in a future Development Permit report for Council consideration.

Development Information Meeting:

A Development Information Meeting was deemed necessary for this proposal as it sits on one of the important intersections within the west Maple Ridge area. On Tuesday, November 06, 2012 the applicant and his consultant team conducted a Development Information Meeting at the Maple Ridge Alliance Church, 20399 Dewdney Trunk Road, from 6:00 to 8:00 pm. An opportunity was given to neighbours or other interested residents to understand the proposal and voice their concerns. This meeting was attended by 8 people from this neighbourhood, including the immediate neighbours on the west and the highlights of this meeting are summarized below:

 General consensus of the overall building design, modern look and aesthetics was positive;  There seemed to be positive support to the corner being re-developed and the existing house being demolished and site cleaned to be replaced by an apartment building;  Positive anticipation was seen that the neighbourhood could potentially increase in value with the northern properties in transition (future redevelopment);  A concern was expressed about the existing high traffic at the intersection of 203rd Street and Dewdney Trunk Road, but the proposed new lane system was perceived positively in helping to alleviate this concern;  The immediate neighbor on the west was interested in some sort of buffer (sand barrier) between the proposed new lane and their property and raised a question about pedestrian traffic in front of the building and the busy corner. d) Interdepartmental Implications:

Engineering Department:

The Engineering Department reviewed the proposal and determined that all the required off-site services do not exist. The deficient services required will need to be provided through a Rezoning Servicing Agreement. The location and width of the proposed new lane was finalized based on discussions with the Engineering Department staff.

Parks & Leisure Services Department:

The Parks & Leisure Services Department have identified that after the proposed development is completed they will be responsible for maintaining the street trees. In the case of this project it is

- 6 - estimated that there will be 7 additional trees which is based on the landscaping plan attached (Appendix E). The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $175.00.

Fire Department:

The Fire Department has reviewed the proposal and the comments have been sent to the applicant, to be included in the Building Permit drawings at a later date.

Building Department:

The Building Department has reviewed the proposal and their comments have been sent to the project architect. Most of the concerns will be addressed through the Building Permit drawings. For areas where excavation encroaches beyond property lines, encroachment agreements from neighbouring property owners must be in place prior to Building Permit issuance. e) School District Comments:

A referral was sent to the School District Office and there was no response received. f) Intergovernmental Issues:

Ministry of Transportation & Infrastructure:

The subject site is within 800 metres of a controlled intersection of the Lougheed Highway, therefore a referral was sent to the Ministry of Transportation & Infrastructure on September 17, 2012. On October 04, 2012, a preliminary approval for one year, pursuant to Section 52(3) (a) of the Transportation Act, from the Ministry of Transportation & Infrastructure was received. g) Citizen/Customer Implications:

The affected parties/citizens have had an opportunity to attend the Development Information Meeting on November 06, 2012. They will also get an opportunity to express any concerns at the Public Hearing.

- 7 -

CONCLUSION:

The development proposal is located at an important intersection in west Maple Ridge area and will serve as a gateway to future development along 203rd Street. The 7.5 meter wide lane will serve as a great traffic-reliever for 203rd Street and this proposal is anticipated to trigger development of this lane to be further expanded as properties to the north re-develop. The proposal complies with the Official Community Plan. It is recommended that Second Reading be given to Maple Ridge Zone Amending Bylaw No. 6852-2011 and that application 2011-097-RZ be forwarded to Public Hearing.

"Original signed by Rasika Acharya" ______Prepared by: Rasika Acharya, B-Arch, M-Tech, UD, LEED® AP, MCIP, RPP Planner

"Original signed by Charles R. Goddard" ______Approved by: Christine Carter, M.PL, MCIP Director of Planning

"Original signed by Frank Quinn" ______Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services

"Original signed by J.L. (Jim) Rule" ______Concurrence: J. L. (Jim) Rule Chief Administrative Officer

The following appendices are attached hereto:

Appendix A – Subject Map Appendix B – Zone Amending Bylaw 6852 - 2011 Appendix C – Proposed Site Plan & Underground parkade plan Appendix D – Proposed Building Elevations Appendix E – Proposed Landscape Plan and details

- 8 -

APPENDIX A 12110 12111

P P 18612 37 H P P 33111

38 J 12092 12105 12065 K

P 76062 P 18612 C B A Rem M Subject Properties L 12025 20321 20319 20325 20337 20318 20284 20306 1 20370 A P 77583 2 LMP 34007

City of Pitt Meadows 20337 Dewdney Trunk Rd 12025-203 St

^ CORPORATION OF THE DISTRICT OF Districtof Mission MAPLE RIDGE District of PLANNING DEPARTM ENT ´ Langley Scale: 1:1,000 DATE: Nov 15, 2012 2011-097-RZ BY: JV FRAS ER R. APPENDIX B

CORPORATION OF THE DISTRICT OF MAPLE RIDGE

BYLAW NO. 6852-2011

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 Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS:

1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6852-2011."

2. That/Those parcel (s) or tract (s) of land and premises known and described as:

Lot “M” Except Firstly: Part Road on Plan 71641; Secondly: Part Road on Plan 80491; District Lot 263 Group 1 New Westminster District Plan 18612

Lot “L” District Lot 263 Group 1 New Westminster District Plan 18612

and outlined in heavy black line on Map No. 1538 a copy of which is attached hereto and forms part of this Bylaw, are hereby rezoned to RM-1 (Townhouse Residential).

3. Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached thereto are hereby amended accordingly.

READ a first time the 8th day of November, A.D. 2011.

READ a second time the day of , A.D. 2012.

PUBLIC HEARING held the day of , A.D. 2012.

READ a third time the day of , A.D. 2012.

APPROVED by the Minister of Transportation this day of , A.D. 20 .

RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .

______PRESIDING MEMBER CORPORATE OFFICER

0 4 8 0

0 EP 69207 5 8 9 8 7 2 2 2 2

48 2 0 0 0 0 0 . LMP 1280 EP 23007

2 12099 47 46 45 2 2 44 2

T 2 P 41572 S P 72496 P 72496 2

49 G 45 51 N 12095 I LMP 9825 RP 17121

V EPP 20037

R 1 I B A 12096 50 12125 12135 12122 P 72496 12091 P 41572 44 G 2 LMP 1279 1 12119 6 12110

8 12111

1 20 12087

1 P

1 37

H 1 19 2

3 0 4 3 12083 * RW 18394 B

P 12079 S

T . P 75684 RW 19482 38 18 J 12092 LMP 5692 P 83237 17 5 Rem 1 12105 1207 1 12065 1207 2

1 K 16 6

8 1 2067 3

1 1 7

6 0

P 76062 P 15

0 1 2 2 6

9 9 5 9 C B 7 A 6

Rem M 4 6 0 6

0 1 P

9 5 5 9 1 5 P 8 9 7 8 1 2 E 2

L E 3

3 P 2 3 3 3 12025 14 0 3 0 0 0 0 W M 2 0 2 2 2 2

2 L R

DEWDNEY TRUNK ROAD DEWDNEY TRUNK ROAD 8 4 6 1 0 8 0 0 8 3 7 9 2 3 8 9 0 0 3 0 0 3 1 3 2 0 2 2 9 ) 0

1 0 0

. 2 4 4 A 2 1 2 e LMP 34008 4 0 2

P 77583 s 3 8 6 9

a B 8 7 1 1 RW 21843 e P 7

W ( 2 2 LMP 34007 M

2 7 R 7 P 2 L

BCP 30389 2 L 2

LMP 44481 (lease) 7 P P 7 C M

3 M

L L P

L LMP 34008 . T LMP 34007 S 11 P 61704 985 3 BCP 25878 (lease) 0 2 LMP 38261 (lease) LMP 38298 (lease)

5 LMP 40540 (lease) 7

9 1 8 74 3 1 1 119 AVE.

1 6

LMP 33673 1

P 1196 LMP 44665 (lease) P 1

B B 2 R W 1 6 1959

1 8 70 8 5 2 1

8 7 0 3

2 4 7

1 3 6

P 3 P 3

MAPLE RIDGE ZONE AMP ENDING L

M Bylaw No. 6852-2011 L Map No. 1538 From: RS-1 (One Family Urban Residential)

To: RM-2 (Medium Density Apartment Residential) ´ SCALE 1:2,000

DEVELOPMENT APPLICATION CHECKLIST FOR FILE RZ/013/10 File Manager: Ann Edwards

Official Community Plan or Zoning Bylaw Amendments: RECEIVED NOT REQUIRED

1. A completed Application Form (Schedule “A” – Development Procedures Bylaw No. 5879-1999)

2. An application fee, payable to the District of Maple Ridge, in accordance with Development Application Fee Bylaw no. 5949-2001.

3. A Certificate of Title and Consent Form if the applicant is different from the owner shown on the Certificate of Title.

4. A legal survey of the property(ies)

5. Subdivision plan layout

6. Neighbourhood context plan

7. Lot grading plan

8. Landscape plan*+

9. Preliminary architectural plans including site plan, building elevations, accessory off-street parking and general bylaw compliance reconciliation*+.

* These items may not be required for single-family residential applications + These items may be required for two-family residential applications, as outlined in Council Policy No. 6.01

Additional reports provided:

1. Geotechnical Report 2. Environmental Assessment 3. Arborist Report 4. Architectural Plans, with Landscaping for the RST zoned 4-plex buildings.

District of Maple Ridge

TO: His Worship Mayor Ernie Daykin MEETING DATE: November 19, 2012 and Members of Council FILE NO: RZ/013/10 FROM: Chief Administrative Officer MEETING: C of W

SUBJECT: First and Second Reading Maple Ridge Official Community Plan Amending Bylaw No.6724 - 2010 and Second Reading Maple Ridge Zone Amending Bylaw No.6725 – 2010

22875 132 Avenue, property east of 22875 132 Avenue, 22942, and 22850 136 Avenue

EXECUTIVE SUMMARY:

An application has been received to rezone the subject property from RS-3 (One Family Rural Residential) and CD-3-98 (Comprehensive Development) to: R-1 (Residential District); R-3 (Special Amenity Residential District); RST (Street Townhouse Residential); RS-1b (One Family Urban (Medium Density) Residential) and P-1 (Park and School) to permit a future subdivision of 76 lots in two phases for the development of single family residential, street townhouse, one agricultural lot and a neighbourhood park. This application requires amendments to the Official Community Plan to amend the Conservation boundaries, to add Neighbourhood Park, and to relocate the Equestrian Trail.

RECOMMENDATIONS:

1. That Maple Ridge Official Community Plan Amending Bylaw No. 6724-2010 be given First and Second Readings and be forwarded to Public Hearing;

2. That in accordance with Section 879 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. 6724 - 2010 on the municipal website and requiring that the applicant host a Development Information Meeting, and Council considers it unnecessary to provide any further consultation opportunities, except by way of holding a Public Hearing on the bylaw;

3. That Maple Ridge Official Community Plan Amending Bylaw No. 6724 - 2010 be considered in conjunction with the Capital Expenditure Plan and Waste Management Plan;

4. That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No. 6724 - 2010 is consistent with the Capital Expenditure Plan and Waste Management Plan;

5. That Zone Amending Bylaw No. 6725 - 2010 be given Second Reading and be forwarded to Public Hearing; and

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. Amendment to Part VI, Figure 2 (Land Use Plan), 3A (Blaney Hamlet) and Figure 4 (Trails / Open Space) of the Silver Valley Area Plan of the Official Community Plan;

iii. Road dedication on 132 Avenue, as required;

iv. Park dedication as required, including construction of walkways, trails and emergency access road;

v. Consolidation of the development site;

vi. Registration of a geotechnical report as a Restrictive Covenant at the Land Title Office which addresses the suitability of the site for the proposed development;

vii. Department of Fisheries and Oceans approval for in-stream works and creek crossing in the southwest corner of the site, if required;

viii. Approval from the appropriate authorities for septic disposal for the agricultural lot;

ix. The developer provide a voluntary monetary contribution for the future development of an equestrian trail connection between 132 Avenue and the east/west trail being developed in Blaney Hamlet to the north of the ALR boundary;

x. Pursuant to the Contaminated Site Regulations of the Environmental Management Act, the Developer will provide a Site Profile for the subject lands.

DISCUSSION: a) Background Context:

Applicant: Damax Consultants Ltd (Dave Laird) Owner: Insignia Homes Silvervalley Ltd

Legal Description: Lot 2, Section 29, Township 12, NWD, Plan 14756; West 7.8 chains of NE ¼ Section 29, Township 12, except part subdivided by Plan 32932, NWD; and Lots 76 and 80, Section 32, TP 12, NWD, Plan BCP27885.

- 2 -

OCP: Existing: Eco Cluster, Conservation, Agricultural Proposed: Eco Cluster, Conservation, Agricultural, Neighbourhood Park

Zoning: Existing: RS-3 (One Family Rural Residential), CD-3-98 (Comprehensive Development) Proposed: R-1 (Residential District), R-3 (Special Amenity Residential District), RST (Street Townhouse Residential), RS-1b (One Family Urban (Medium Density) Residential) and P-1 (Park and School)

Surrounding Uses North: Use: Single Family Residential Zone: CD-3-98 (Comprehensive Development) Designation Eco-Cluster South: Use: Single Family Residential Zone: RS-3 (One Family Rural Residential) Designation: Agricultural East: Use: Single Family Residential, Park Zone: RST (Street Townhouse Residential), RS-3 (One Family Rural Residential) Designation: Eco-Cluster, Conservation West: Use: Vacant, under application for Eco-Cluster development (SD/096/07) Zone: RS-3 (One Family Rural Residential) Designation: Eco-Cluster, Conservation

Existing Use of Property: Vacant, previously Single Family Residential Proposed Use of Property: Single-Family Residential, Street Townhouse Residential, Single Family Rural Residential, Agricultural, and Neighbourhood Park Area: 13.9 hectares (34.4 acres) Access: 132 and 136 Avenues Servicing: Urban Standard for Eco-Cluster development, Rural Standard for agricultural lot. Companion Applications: SD/013/10, DP/013/10, VP/013/10, 2012-089-DP, 2011-085-SD Previous Applications: RZ/070/06, SD/070/06 b) Project Description:

The area to be developed is bounded by 136 Avenue on the north and has a panhandle to 132 Avenue on the south. The south portion of the site is located and will remain in the Agricultural Land Reserve (ALR) but will be subdivided from the Eco-Cluster development. The northwest corner of the development area contains “Nelson Peak”, a rocky outcropping that will be preserved as a look-out area within a Neighbourhood Park. The topography of the remainder of the site slopes downward from the peak to the north, east and south. The area is mainly treed on the slopes, and tributaries

- 3 - of Cattell Brook, including two pond areas, are located along the east portion of the site and across the bottom of the steep slope between the ALR and the Eco-Cluster development. The existing house on the property burned down several years ago, but some outbuildings remain on the agricultural portion of the site, and the original driveway from 132 Avenue will be incorporated into the proposed road and trail network. The property to the east is currently under construction and property to the west is under application for similar Eco-Cluster residential developments.

The applicant is proposing to rezone the subject site and subdivide the lands in two phases. The first is a two lot subdivision to separate the ALR lands from the land in the Silver Valley Area Plan. The second to subdivide and develop 75 Eco-Cluster units, of which 63 are single family lots and 12 are street townhouse units (duplex-type units) and a Neighbourhood Park on the lands north of the ALR boundary. The residential development proposed for this site is aligned with the Eco-Cluster designation as defined in the Silver Valley Area Plan. To provide a variety of lot sizes and housing types within the development, and in accordance with the Silver Valley Area Plan, the following four zones are proposed:  R-1 (Residential District) to permit the subdivision of45 lots;  R-3 (Special Amenity Residential District) to permit the subdivision of 17 lots;  RS-1b (One Family Urban (Medium Density) Residential) to permit the subdivision of 1 lot; and  RST (Street Townhouse Residential) to permit the subdivision of 12 lots. The Neighbourhood Park, with an area of 3450m², will be zoned P-1 (Park and School) and the land will be purchased by the District for future development by the Parks Department. The lot to the south, in the ALR portion of the site, will retain its existing RS-3 (One Family Rural Residential) zoning, and will retain the existing access from 132 Avenue via the panhandle.

As per the Eco-Cluster guidelines, each lot fronts and backs onto green space and pockets of development are located to protect existing vegetation and provide view corridors. The access for the development is a long cul-de-sac from 136 Avenue. The proposed roads on the site will meet the intent of the Silver Valley Road Classifications for Eco-Cluster developments. They are adapted to the site topography and are more rural in character with a reduced right-of-way, reduced pavement widths, and parking pull-outs where suitable. An emergency access road will be constructed to connect this development with the similar Eco-Cluster developments to the east and west. The right-of-way for the emergency access road will follow a portion of the old driveway, and where it crosses the bottom of the site, it will also incorporate the equestrian trail and sanitary sewer right-of-way.

Running concurrently with this application are the two Subdivision applications; an Environmental Development Permit for watercourse and natural features protection; a Multi-Family Residential Development Permit for the two RST (Street Townhouse Residential) four-plex buildings; an Intensive

- 4 -

Residential Development Permit for the R-3 (Special Amenity Residential District) zoned lots. The applicant has requested a Development Variance Permit for some of the R-1 (Residential District) zoned lots to reduce the rear setback from 8m to 6m, and to vary the maximum height to 11m for the R-1 (Residential District), RS-1b (One Family Urban (Medium Density) Residential), and R-3 (Special Amenity Residential District) zoned lots which will be the subject of a future Council report. A Restrictive Covenant for building design will be required for the two duplex-style street townhouse buildings.

Prior to the approval of the subdivision of these lands, a Local Area Servicing (LAS) Bylaw will be prepared for Council approval to ensure the future maintenance of the Parkette areas. This bylaw will be similar to the recently approved LAS bylaws for Hampstead and Formosa Plateau, which are in close proximity to the development.

Background:

Applications for rezoning and subdividing this site (RZ/070/06 and SD/070/06) were first received from the same applicant in August 2006 with a proposed development plan that was quite similar to the current proposal. That application received Third Reading on October 23, 2007, but subsequently expired in 2009. Discussions continued on developing the site over the next year and various development options were considered. The current proposal includes a larger park area at the highest point of the site, known as Nelson Peak, where the original house on the property was located. It will be developed as a destination lookout area with excellent views, various trail connections, road access at the end of the on-site road, and will protect the natural open space highlighted by the rocky knoll at the top. The area will be designated as Neighbourhood Park.

A second subdivision application (2011-085-SD) was received in July 2011 to proceed with a lot line adjustment subdivision for the two large lots (22875 132 Avenue and the property east of 22875 132 Avenue) that will relocate the lot line to follow the ALR boundary, resulting in one lot completely in the ALR and a second lot for the land in the Silver Valley Area Plan. This “Phase One” application is nearing final approval at this time, pending approval from the Agricultural Land Commission (ALC) of covenants to protect the septic field location and the watercourse setbacks. The subdivision application (SD/013/10) received with this rezoning application will proceed when zoning is approved for the 75 Eco-Cluster lots and the Neighbourhood Park. Refer to Appendix “D” to this report for the subdivision plans. c) Planning Analysis:

Official Community Plan:

This application will require an amendment to the Silver Valley Area Plan of the Official Community Plan to amend the boundaries between Eco-Cluster and Conservation, to add the Neighbourhood Park designation, and to amend the location of the Horse Trail.

This Eco-Cluster development is one of only a few Silver Valley sites to date that has required rezoning in addition to a subdivision application, as most of the previous Eco-Cluster developments

- 5 - have occurred on pre-zoned land. This project is consistent with the Eco-Cluster development on the adjacent site to the east, the Hampstead site, by the same developer.

An Eco-Cluster is defined in the Silver Valley Area Plan as “a group of housing units, condensed within clearly defined limits, surrounded by open space and linked to other parts of the Silver Valley community by a single local road” and includes the following principles:  Condensing housing clusters within clearly defined limits;  Considering a variety of lot sizes and housing types within the overall site density;  Proposing minimal site re-grading;  Incorporating parkettes, which serve as green frontage for most units;  Maximizing retention of existing vegetation;  Limiting development to areas where existing grades are less than 20%;  Natural open spaces are connected and continuous, creating wildlife corridors;  Protecting environmentally sensitive areas through public ownership;  Retaining and enhancing unique natural features, such as rocky knolls;  Providing a variety of trails that ensure linkages and connections to surrounding amenities. The plan recognizes that the areas designated as Eco-Cluster often have steep slopes and the intent is to encourage lots that take advantage of areas with slopes less than 20% grade by clustering development in these areas and leaving the steeper sloped areas in a forested condition. This development approach requires minimal site re-grading. The Plan vision is for a fairly rural type of development that is sensitive to all aspects of the environment, including views, watercourses, environmental features, tree preservation, and connected and continuous natural open spaces. Parkettes are to be incorporated into the road right-of-ways on the site plan as a frontage focal point for the housing unit clusters.

This development site straddles the Silver Valley Area Plan and the OCP lands, southwest of the Blaney Hamlet. It is designated Eco-Cluster and Conservation in the Silver Valley Area Plan and Agricultural in the OCP. Approximately 59% of the site (excluding the ALR lands) will be dedicated as Park. Within the Eco-Cluster a long cul-de-sac road is proposed with three Parkettes. All units, except those fronting onto 136 Avenue, will front onto Parkettes and back onto dedicated Park. The large rock out-cropping in the northwest portion of the site will be designated as Neighbourhood Park. The lot layout and road pattern are designed to follow the contours of the land and take into consideration protection of natural features such as rock out-croppings, view corridors and many large mature trees that will be retained on the site in areas dedicated as Park. Natural open spaces are connected and continuous to provide wildlife corridors in multiple locations through the site. To emphasize the rural characteristics of this Eco-Cluster development, Park areas are provided on both sides of the entrance road to this site.

Roads within Eco-Clusters are designated as Rural Local Roads in the Silver Valley Area Plan. They are rural in character, adapted to the site topography, are relatively narrow, have a sidewalk on one side and drainage swales where possible, and require pockets of limited parking on pervious surfaces where possible.

- 6 -

The road width and on-street parking requirements for this site were carefully considered to meet the specific site conditions, the Silver Valley Area Plan road standards, and the Engineering Department and Fire Department requirements. Three road types are proposed within this development: first, an entrance road with a 7.3m paved carriageway with additional 2.1m wide pocket parking with a pervious surface where appropriate; second, parkette loop roads with a 7.3m paved carriageway that includes parking on one side; and third, a link road between parkette loops with a 7.3m paved carriageway plus 2.1m wide pocket parking with a pervious surface. Driveways will be grouped in pairs wherever possible to provide suitable areas for on- street parking.

An equestrian trail is proposed to run east/west through the dedicated park area across the south end of the site. The trail will be contiguous with the trail system on proposed developments to the east and west, and will eventually connect to the existing trail network at 136 Avenue and Foreman Drive. A portion of this trail will also serve as an emergency access route providing a secondary exit for emergency purposes only and will connect with the proposed developments to the east and west. Pedestrian trails are proposed between the neighbourhood park, 136 Avenue, and the Nelson Peak road within the development site.

Proposed amendment to the Official Community Plan: Although the proposed development is in compliance with the policies of the Silver Valley Area Plan of the Official Community Plan, an amendment is required to adjust the boundaries between the Eco-Cluster and Conservation land uses, and to add the Neighbourhood Park designation for the 3450m² area to be dedicated as park. The details of the boundary adjustment between Eco-Cluster and Conservation are discussed in the Environmental Implications section below. An amendment is also required to relocate the horse trail to the park area at the south end of the site, north of the ALR land. This trail will connect with new trails in proposed developments to the east and west which will then connect to the existing trail network at 136 Avenue and Foreman Drive.

Densities: The proposed development site area is approximately 9.9ha (excluding the ALR lands), of which approximately 5.45ha will be dedicated as park. The proposed density of the remaining developable lands is approximately 7.6 units per hectare (before park dedication) or 16.8 units per net hectare, which is slightly more than the range set for Eco-Clusters in the Silver Valley Area Plan (5 – 15 upha). The density of the net lot area is higher due to the large amount of park land proposed for dedication, and in part, as a result of the Neighbourhood Park area being dedicated as park, rather than the large suburban single family lot that was previously proposed for that location.

The Silver Valley Area Plan encourages a variety of housing types within and between Eco-Clusters and the form of development proposed here is 6 units of duplex style street townhouses, 8 units of four-plex street townhouses, 45 lots zoned R-1 (Residential District), 17 lots zoned R-3 (Special Amenity Residential District), and 1 lot zoned RS-1b (One Family Urban (Medium Density) Residential. Approximately 59% of the site (excluding the ALR lands) will be dedicated as Park.

- 7 -

Zoning Bylaw:

The current application proposes to rezone the subject property from RS-3 (One Family Rural Residential) and CD-3-98 (Comprehensive Development) to:  R-1 (Residential District);  R-3 (Special Amenity Residential District);  RST (Street Townhouse Residential);  RS-1b (One Family Urban (Medium Density) Residential); and  P-1 (Park and School) to permit a future subdivision of 75 lots for the development of single family residential, street townhouses, and a neighbourhood park. The lot sizes of the single family lots ranges from approximately 317m² to 631m². The variety of housing types and lot sizes complies with the Eco- Cluster land use designation. The agricultural lot will retain its RS-3 (One Family Rural Residential) zoning.

When this application received First Reading on March 23, 2010, a text amendment for the new RST (Street Townhouse Residential) zone was included in the Zone Amending Bylaw. This text amendment was also included in two other rezoning applications (RZ/093/06 and RZ/054/02) that were proceeding at the same time. The new RST (Street Townhouse Residential) zone was to be adopted by the first of these applications that received Final Reading, and then would no longer be required by the other two applications. On November 23, 2010, Bylaw No. 6643 – 2009 was approved by Council for RZ/054/02, and therefore approval of the RST (Street Townhouse Residential) zone is no longer required with this bylaw. Bylaw No.6725 – 2010 for this application has been amended to remove the text amendment.

Proposed Variances:

The applicant has requested a Development Variance Permit (VP/013/10) to reduce the rear setback from 8m to 6m for some of the R-1 (Residential District) zoned lots, and to vary the maximum height to 11m for the R-1 (Residential District), RS-1b (One Family Urban (Medium Density) Residential), and R-3 (Special Amenity Residential District) zoned lots. These variances are common requests in the past for development in Silver Valley, and are consistent with those approved for the “Silver Ridge” development to the north of this site for dwellings similar in design. The requested variances will be the subject of a future Council report.

Development Permits:

An Intensive Residential Development Permit is required for the R-3 (Special Amenity Residential District) lots to assess the form and character of the proposed dwellings. A Multi-Family Residential Development Permit is required for the RST (Street Townhouse Residential) lots with four-plex buildings. These two development permits are combined in one application (DP/013/10), and will be the subject of a future Council report.

- 8 -

A Watercourse Protection and Natural Features Development Permit is required for the preservation, protection, restoration and enhancement of the natural environment of Cattell Brook and of the natural features on the site. The details are discussed in the Environmental Implications section below. A Security will be taken as a condition of the issuance of the Development Permit to ensure that the Development Permit Area guidelines are met.

Advisory Design Panel:

The RST (Street Townhouse Residential) zoned lots with proposed 8 fee simple Street Townhouse units in two four-plex buildings were reviewed by the Advisory Design Panel (ADP) on September 11, 2012. The Advisory Design Panel reviewed the project and provided the following resolution that:

The application be supported and the following concerns be addressed as the design develops and be submitted to Planning staff for follow up:  Consider lining up the window bays of each unit;  Consider providing detail for the boulder wall to verify there is no falling hazard;  Consider relocating maintenance access to the gates of the back yards at the edge of the boulder wall;  Consider putting boxwoods at the front of the planters (front yards only);  Consider expanding the use of the cultured stone at the ground floor.

The applicant has since submitted revised plans, and these will be reflected in the final plans that will be submitted for the Multi-Family Development Permit.

Development Information Meeting:

Two Development Information Meetings were held for this project. The first, held on May 25, 2010, was attended by approximately 15 residents and other interested parties and the following excerpts from the minutes were provided by the applicant:  Concerns were expressed about the increase in traffic on 132 Avenue since Silver Valley has been developed. Residents inquired as to when 224 Street and 136 Avenue would be open through to 232 Street.  Concerns were expressed about the increased run-off and flooding from this site. The applicant confirmed that rigorous stormwater management systems will be installed to meet the 100 year rainfalls insuring no negative impacts on the adjacent lands.  Equestrians would like to see a Horse trail from 132 Avenue to connect to the proposed east/west trail system  Residents wanted to know when the ‘tot lot’ would be developed at Gilbert and 230A Street.  Residents were assured that the ALR portion of the site was not going to be developed.  Residents want a school in the area.  Resident inquired about a local shopping area at 132 Avenue and Silver Valley Road.

It was determined by the Planning Department that a second Development Information Meeting should be held for this project because of the length of time since the first meeting and because the proposed development had changed. This meeting was held on May 10, 2012 and was attended by

- 9 - approximately 20 residents and other interested parties and the following excerpts from the minutes were provided by the applicant:  The new proposal will have a public park at the Nelson lookout.  The applicant confirmed that there will be no vehicle access from 132 Avenue to the development site.  There were concerns raised that the traffic on 132 Avenue has increased considerable since Silver Valley was developed. The residents expect that traffic calming improvements should be installed on 132 Avenue soon. They were advised to contact the District.  There were concerns about increased run-off and flooding from the site. The applicant confirmed that rigorous storm detention/in-ground infiltrating systems will be installed to detain 100 year rainfalls insuring no negative impacts on the lands in the flood plain.  Several residents were very concerned that there are no parks and asked when the existing park near Brighton Townhouse site will be developed and usable by the public.  They were also concerned that there are no schools. The applicant stated he understands the school issue might be resolved soon and the proposed site at 136 Ave/231 Street could be secured for development for that purpose.  Some residents wanted clarification of the location of some of the survey pins on the site.  Equestrians want a trail connection from 132 Avenue to this Development. The applicant’s understanding is that this link maybe provided elsewhere as a condition of future developments. As a condition of rezoning for this Development, Insignia Homes will be contributing funds to the District for that purpose.  Concerns were expressed for lack of parking signs and mailboxes and construction traffic & blasting issues in general in the Silver Ridge area.  There were also concerns for increased traffic within the exiting Portrait Development. David Laird said that discussions were underway to construct the missing 136 Ave link from the east boundary of the Portrait lands through to the newly constructed road at 230A Street (Hampstead Site).  Generally, the majority of the concerns were not directly related to this application and the applicant was asked few questions about the zoning, number of lots or lot types, etc. specific to this development. d) Environmental Implications:

The applicant has submitted a Watercourse Protection and Natural Features Development Permit application (2012-089-DP) and has provided an Environmental Assessment, a Geotechnical Report and an Arborist Report for the site. Stormwater/Rainwater Management and Erosion and Sediment Controls plans have been submitted for review.

The site is bounded by Cattell Brook on the east and south sides with a pond in the southeast corner, and setbacks of 30 metres have been established from the top-of-bank of these features. Steep slopes surround the developable portion of the site, including the area known as Nelson Peak on the northwest side of the site. Approximately 59% of the developable area of the site (excluding ALR lands) will be dedicated as Park for watercourse setback and slope areas. The ponds in the southeast corner will be expanded, and enhancement and replanting works will be completed. A net gain in riparian area is expected upon completion of the environmental improvements on the site.

- 10 -

e) Agricultural Impact:

With the “Phase One” subdivision application for this project (2011-085-SD), the property will be subdivided along the ALR boundary and the resulting 3.31ha agricultural lot will retain its existing RS-3 (One Family Rural Residential) zoning designation.

Agricultural Land Commission (ALC) approval of the subdivision is not required because the new lot line will follow the ALR boundary. But, any restrictive covenants that restrict or prohibit the use of agricultural land for farm purposes have no effect until approved by the ALC. There are four covenants required for approval of this subdivision, as follows: minimum floodplain construction requirements; protection of three tributaries and a pond of Cattell Brook system; protection of the septic field location; and a no-build covenant on the northern lot in the Silver Valley Area plan until services are provided and approval of the future subdivision proposed with application SD/013/10. The watercourse protection and septic field protection covenants have been submitted to the ALC for their review and approval. This subdivision is expected to get final approval and be submitted for registration at the Land Title Office in the near future.

There is a significant area of park dedication proposed north of the ALR boundary for protection of the Cattell Brook system and steep slopes that will provide a large buffer area between the agricultural land and the Eco-Cluster development. Therefore, no additional agricultural buffer is required to mitigate any impacts of the agricultural lands on the Eco-Cluster development. A sanitary sewer right-of-way, and all trails and access roads required for the Eco-Cluster development will be located north of the ALR lot. f) Interdepartmental Implications:

Engineering Department:

The Engineering Department has identified the services required in support of this development application. A Sanitary Pump station was constructed in the southeast corner of the development site with the development to the east (Hampstead) and that will also service this development until a sanitary sewer main connection can be completed through the property to the west to connect to the existing main on 136 Avenue at Foreman Drive. When that connection is completed, the pump station on this site will be removed. It will be necessary for the owner to enter into a Rezoning Servicing Agreement and post securities to do the work identified in that agreement prior to Final Reading. Comments provided by the Engineering Department include:  Construction of emergency accesses, walkways and trails are required;  A sanitary sewer must be constructed from the new on-site road to the sanitary pump station and also along the future alignment to the west where it will remain dry until it is extended through the adjacent property to 136 Avenue, at which time the pump station will be removed.  Construction of storm sewer on the emergency access road/trail to the two new detention/bio filtration ponds;  Construction of a watermain in the emergency access road/trail a the southeast corner;

- 11 -

 Ministry of Environment and Department of Fisheries and Oceans approval maybe required for works in and around the existing watercourses on the site.

Parks & Leisure Services Department:

An equestrian trail is proposed to run east/west through the dedicated park area across the south end of the site. This trail will connect with a trail on the development to the east and to a future trail in proposed developments to the west which will then connect to the existing trail network at 136 Avenue and Foreman Drive. A portion of this trail will also serve as an emergency access route providing a secondary exit for emergency purposes only that will connect with the development to the east.

The Parks & Leisure Services Department have identified that after the subdivision is completed they will be responsible for maintaining the street trees. In the case of this project it is estimated that there will be an additional 75 trees which is based on one tree per lot. The final subdivision design will provide exact numbers. The Manager of Parks & Open Space has advised that the maintenance requirement of $25.00 per new tree will increase their budget requirements by $1875.00. g) School District Comments:

The application was referred to the School District but no comments have been received. h) Intergovernmental Issues:

Local Government Act:

An amendment to the Official Community Plan requires the local government to consult with any affected parties and to adopt related bylaws in compliance with the procedures outlined in Section 882 of the Act. The amendments required for this application: to adjust the boundaries between the Eco-Cluster and Conservation land uses; to add the Neighbourhood Park designation; and to relocate the equestrian trail are 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.

- 12 -

CONCLUSION:

It is recommended that First and Second Reading be given to Maple Ridge Official Community Plan Amending Bylaw No. 6724 – 2010, that Second Reading be given to Maple Ridge Zone Amending Bylaw No. 6725 – 2010, and that application RZ/013/10 be forwarded to Public Hearing.

"Original signed by Ann Edwards" ______Prepared by: Ann Edwards, CPT Senior Planning Technician

"Original signed by Christine Carter" ______Approved by: Christine Carter, M.PL, MCIP, RPP Director of Planning

"Original signed by Frank Quinn" ______Approved by: Frank Quinn, MBA, P.Eng GM: Public Works & Development Services

"Original signed by J.L. (Jim) Rule" ______Concurrence: J. L. (Jim) Rule Chief Administrative Officer

The following appendices are attached hereto:

Appendix A – Subject Map Appendix B – OCP Amending Bylaw Appendix C – Zone Amending Bylaw Appendix D-1 – Overall Subdivision Plan Appendix D-2 – 2 lot Subdivision Plan Appendix D-3 – 75 lot Subdivision Plan Appendix E – Location of Neighbourhood Park

- 13 -

APPENDIX A

SUBJECT PROPERTIES

City of Pitt Meadows ^ 132 AVENUE, 136 AVENUE & NELSON PEAK ROAD

CORPORATION OF THE DISTRICT OF District of Mission MAPLE RIDGE District of ´ Langley PLANNING DEPARTMENT Scale: 1:5,000 DATE: Nov 15, 2012 FILE: RZ/013/10 BY: PC FRASER R. APPENDIX B

CORPORATION OF THE DISTRICT OF MAPLE RIDGE

BYLAW NO. 6724 - 2010

A Bylaw to amend the Official Community Plan ______

WHEREAS Section 882 of the Local Government Act provides that the Council may revise the Official Community Plan;

AND WHEREAS it is deemed desirable to amend Section 10.3. Part VI – Silver Valley Area Plan, Figures 2, 3A and 4 of the Official Community Plan;

NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS:

1. This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending Bylaw No. 6724 - 2010."

2. Figures 2, 3A and 4 are hereby amended for those parcels or tracts of land and premises known and described as:

Lot 2 Block 6 Section 29 Township 12 New Westminster District Plan 14756; West 7.8 chains of NE ¼ Section 29 Township 12 except part subdivided by Plan 32932, New Westminster District; Lot 76 Section 32 Township 12 New Westminster District Plan BCP27885 Lot 80 Section 32 Township 12 New Westminster District Plan BCP27885

and outlined in heavy black line on Map No. 792, a copy of which is attached hereto and forms part of this Bylaw, are hereby redesignated as shown.

3. Figure 4 is hereby amended for those parcels or tracts of land and premises known and described as:

and shown in heavy black line on Map No. 844 a copy of which is attached hereto and forms part of this Bylaw, as added or removed from Horse Trail.

4. Maple Ridge Official Community Plan Bylaw No.6425-2006 is hereby amended accordingly.

READ A FIRST TIME the day of , A.D. 20 .

READ A SECOND TIME the day of , A.D. 20 .

PUBLIC HEARING HELD the day of , A.D. 20 .

READ A THIRD TIME the day of , A.D. 20 .

RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 20 .

______PRESIDING MEMBER CORPORATE OFFICER

228 ST. 228

136 AVE. 136 AVE.

132 AVE.

MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 6724-2010 Map No. 792 Purpose: To Designate as shown below on Figures 2 & 3A Conservation Neighbourhood Park Eco Cluster And To Designate as shown below on Figure 4 Conservation Neighbourhood Park ´ SCALE 1:6,000 72 2 08 2 76 3 25 8 P 2 2 6 3 C 3 2 6 P B P 7 2788 C 2 8 P C 8 BC B B 2 2 2 1

2 2 3 8 1 6 49

8 2 8 1 6 6 2 6 3 2 2 8 14 2 2 8 13 2 1 5 2 8 2 3 6 7 1 9 2 6 6 8 0 2 8 8 2 33 3 3 8 8 5 7 2 2 0 8 50 6 2 8 5 15 9 2 8 32 1 13680 P 5 3 2 4 6 6 1 C 3 1 8 0 3 P 38408 B 6 1 8 8 6 2 31 7 3 6 16 2 51 1 13670 BCP 47307 2 3 8 2 8 30 13 67 2 2 66 9 7 Rem 1 8 6 28 29 8 52 1713 13681 2 26 27 6 0 77 13660 13653 25 136 69 9 27885 1 60 1 6 Rem. 10 23 24 BCP 36 53 36 P 85759 13671 56 68 73 1 A

13650 6 1366 34 13 2 8 35 2 54 66 10 36 2 2 7 5 67 3 2 RP 17234 37 2 9 38 2 8 2 5 2 1 1 3 3 8 66 2 8 1 6 1 39 3 6 6 0 8 3 8 0 PARK 2 6 6 6 8 13640 7 8 6

5 5 6 7 2 5 55 6 8 1 0 8 66 2 4 1 3

2 7 9 9 9

5 9 P 13709 5 11 2 4 1 BCP 46734 221 22 9 7 3 4 40 8 9 2 2 2

3 2 6 2 B 8 3 1 6 8 3 2 5 3 2 2 2

C 5 2 4 13 3 6 8 5 651 7 4 65 1 P 8 1365 1 P 6 56 13630 2 7 4 9 P 13 6

7 0 08 7 C 6 26 25 24 473 4 27 2 3 P . 1 8 3 BC 12 C 9 2 3 3 5 1 7 888 B 6 64 7 B 21

5 P 4 0 5 P 2 3 1 3 BC 8 57 B P 3 21 4 2 13 41 3 P 18410 6 T PARK 2 41 3 RP 17267 2 0 C 8 6 1 P 2 2 1364 4 1 PARK 2 13620 C 2 2 3 P 2 5 3 30 C 2 7 2 3 6 7 2 4 8 1364 1 63 2 P 3 3 2 C P 2 7 3 C B C 7 6 12 2 6 1 B 2 7 6 4 13 3 B 6 2 7 2 7 3 7 8 3 7 B S 6 B 7 9 0 0 7 3 20 58 3 23 10 7 B 22 13 9 6 20 21 4 2 9 7 19 4 2 18

C 1 0 1 13631 42 11 62 3 1 9 BCP 46734 3 20 1 5 P 5 7 1363 9 13610 7 2 3 7 1 P 3 Rem 6 9 9 5 1 7 3 6 3 P 1 7 A P 1363 2 6 3 5 3 6 8 136 4 6 29 6 3 4 5 0 1 1 1 C 9 4 14 3 59 1 9 1 9

7 9

C 1 6 3 9 9 C 19 2 2 3 3 6 2 1 3 3 B 2 0 2 2 8 2 2

0 5 2 2 1 13621 43 5 2 B P 5 2

7 B 2 19 7 7 1362 61 2 2 0 0 2 0 0 14 5 4 136 C 23 136 4 4 3 1 2 9 2 136 3 60 3 20 15 B B 7 136 1 18 15 7 P 1 P P C 7 1 13611 44 4 136 3 9 9 6 16 4 1 P

9 18 4 7 C 1361 C C 2

9 7 8 5 9 1 7 4

9 4 5 136 15 13613 7 P 13 B 13601 8 5 5 2 B B

0 P 3

5 3 4 2 P 13602 9 6 2 136 1 2 2 12 136 8 2 2 11 0 C 3 7 1360 0 3 3 2 2 2 C

3 2 8 4 6 1 2 C

9 6 0

2 17 7

B 4 16 2

8 1

7 3

13 B 8 9 608 6

B 17 45 1

4 2 9 3 13 4 C 2

605 9

1 1 2 16 9

2 3

P 0 2

9 9

B 2

2 2

2 9

13 2 6 2

P 03

2 2 2

2 2

1 2

C 2 2 1 B 3604 2 P 27885 B BC 76 8 72 6 5 75 74 73 3 0 0 79 78 77 4 5 6 80 CP 27887 0 9 B

2 1 5 3 E. 0 6 AV 136 AV 0 5 5 2 E. 6 2

5 4 0 ) 4 0

2 P 11173 2 4 0 6 6 2 1 3

6 N 5 1 2 0 2

B 3 1 1 3 2 O 3 2

I 03 PARK BCP 493 2 3 0

2 7 2 T 9 2 12 11 10

A 13

8 2

9 5

T BCP 42569

7 8 P

5 5 14 5 06

3 13589

3 3 3 3

P 3 9

1 4

1 1 1 P M BC 3 1 3 U 135 7 0 3 8 0 P 1357 P 43567 ( 5 3 3 13572

0 9 9

8 15 4 4 2 9

6 PARK 13569 13568 7 0

2 9 P 13565 P 8 2 BCP 48906 4 6

C 6 C CP B 16 B 13563 62 3 B 135 55 5 135 13547 17 13557 556 13 9 17 18 19 4 0 2

9 50 3

5 8 13 0

2 4

5 18 1354 0 P 9387 P 5

19 13537 39 40 B B 542 13527 C 20 13 1 38 P 1353 36 BCP 49303 35 4 1 9 21 37 13525 28 3 135 P 43567 0 3 22 19 135 PARK 4 P 14756 13516 P 9387 BCP 3469304

P 20164 3 23 3511 1 13508 0 2 P 5116 35 3

13500 3 C 24 503 4

3 9 7 8 9 2 1 BCP 34493 04 P 11173

P 13492 Rem. 2

P 3 25 13495 33

B 13486 C

B 5 32 26 1348

1 9

3 0 1 4 B 3 7 9

C 4 8 8 P 8175 5 1 7 7 3 2 4 27 34 P 1 4 31 5 P B 46 6 4 3 8 9 *PP154

1 C 330 28 29 0 B BCP 49303 5 PARK 2 P 8175 A BCP 48906

RP 11765 B

BCP 48909 EP 15824 A

PARK PARK BCP 48907 LMP 9042 P 7855 Rem 1

P 19056

B C P P 21219 2 9 12 5 2 5

BCP 45626

P 21219 13

Rem W 7.80 CHAINS B P 22378 C BCP 29524 P 5185 P 5048 P B 5 P 11032 P 14756 C 4 P 35419 P 0 4 2 2 56 S 1/2 A Rem B 27 A P 7004 29 Rem 11 2 1 Rem 1 P 5116 *LMP 30466 P 5048 Rem A

P 24100 *PP156 P 9387 Rem A 1 LMP 9042

P 32932 1 15 1 2 1 3 2

Rem. 16

5 2

5 P 21068

9 P 22378 2 BC P P 9 2 Rem 9

2 C 2 1 67 B C B 3 7 2 5 9 9 9 1 0 BCP 22675 1 4 3 5 5 6 BCP 22676 2

A 5 1 3 1

1 6 A P 5 P E

1 A

E 9 P 9 8 0 / 1 7 5 3 7 R 3 1 1 5 9 1 1 7 4 3 1 5 9 8 3 5 1 5 6 3 5 7 5 6 6 6 9 1

BCP 45627 3 4 0 0 2 7 9 2 3 7 5 8 2 2 2 2 2

8 11 9 8 9 3 9 9 0 0 2 2 2 0 2 2 2 2 2 2 2 2 2 2 2 2 3 3 2 3 2 2 2 2 2 2 2 2 2 P 21068

6 132 AVE. 8 4 8 0 2 6 2 6 8 6 4 4 7 1 5 6 8 9 9 3 1 2 8 5 5 4 7 6 6 7 8 7 8 5 6 7 8 2 4 7 2 4 9 2 2 2 2 8 0 2 2 2 2 2 9 9 2 0 2 2 2 2 2 2 2 2 2 8 2 3 1 2

5 2 2 3 2 2 2 2 2 5 2 4 91 0 3 55

0 7 0 8 W 1 1 R

P P 4

13176

3 B 36 13156 14 21 22 16 17

2 MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING Bylaw No. 6724-2010 Map No. 844 Purpose: To Amend Figure 4 as shown below Add Trail Delete Trail ´ SCALE 1:6,000 APPENDIX C

CORPORATION OF THE DISTRICT OF MAPLE RIDGE

BYLAW NO. 6725 - 2010

A Bylaw to amend the text and 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 Corporation of the District of Maple Ridge, in open meeting assembled, ENACTS AS FOLLOWS:

1. This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 6725 - 2010."

3. Those parcels or tracts of land and premises known and described as:

Lot 76, Section 32, Township 12, Plan BCP27885 New Westminster District

Lot 80, Section 32, Township 12, Plan BCP27885 New Westminster District

Lot 2, Section 29, Township 12, Plan 14756, New Westminster District and West 7.80 Chains of the North East Quarter, Section 29, Township 12, Except: Part Subdivided by Plan 32932, New Westminster District

are hereby rezoned as shown on Map No. 1476, a copy of which is attached hereto and forms part of this bylaw.

4. 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 March, A.D. 2010.

PUBLIC HEARING held the day of , A.D.2010.

READ a second time the day of , A.D. 2010.

READ a third time the day of , A.D. 2010.

RECONSIDERED AND FINALLY ADOPTED, the day of , A.D. 2010.

______PRESIDING MEMBER CORPORATE OFFICER

228 ST. 228

136 AVE. 136 AVE.

132 AVE.

MAPLE RIDGE ZONE AMENDING Bylaw No. 6725-2010 Map No. 1476 From: RS-3 (One Family Rural Residential) and CD-3-98 (Comprehensive Development)

To: RST ( Street Townhouse Residential) R-1 (Residential District) R-3 (Special Amenity Residential District) P-1 (Park and School) RS-1b (One Family Urban (Medium Density) Residential) ´ SCALE 1:6,000 APPENDIX D