HomeMy WebLinkAbout2015-07-06 Committee of the Whole Agenda and Reports.pdf
City of Maple Ridge
Note: If required, there will be a 15-minute break at 3:00 p.m.
Chair: Acting Mayor
1. DELEGATIONS/STAFF PRESENTATIONS – (10 minutes each)
1:00 p.m.
1.1 Great Canadian Gaming Corporation – Progress Report on the Chances Maple
Ridge Operation
• Ken Stratton, General Manager of Chances Maple Ridge
• Chuck Keeling, Vice President, Stakeholder Relations and Responsible
Gaming
1.2 Environmental Management Strategy Presentation
• R. Stott, Environmental Planner
2. PUBLIC WORKS AND DEVELOPMENT SERVICES
Note: The following items have been numbered to correspond with the Council
Agenda:
COMMITTEE OF THE WHOLE
AGENDA
July 6, 2015
1:00 p.m.
Council Chamber
Committee of the Whole is the initial venue for review of issues. No voting
takes place on bylaws or resolutions. A decision is made to send an item to
Council for debate and vote or to send an item back to staff for more
information or clarification before proceeding to Council. The meeting is live
streamed and recorded by the City of Maple Ridge.
Note: Owners and/or Agents of Development Applications may be permitted
to speak to their applications with a time limit of 10 minutes.
Committee of the Whole Agenda
July 6, 2015
Page 2 of 4
1101 2011-107-RZ, 13586 232 Street, RS-3 to R-1 and RS-1b
Staff report dated July 6, 2015 recommending that Maple Ridge Zone
Amending Bylaw No. 7141-2015 to rezone from RS-3 (One Family Rural
Residential) to R-1 (Residential District) and RS-1b (One Family Urban
[Medium Density] Residential) to permit subdivision into approximately 10
single family lots over two phases be given first reading and that the applicant
provide further information as described on Schedules A, B, F, G and J of the
Development Procedures Bylaw No. 5879-1999, along with the information
required for a Subdivision application.
1102 2014-014-RZ, 13316 235 Street, RS-3 to R-1 and RS-1b
Staff report dated July 6, 2015 recommending that Maple Ridge Zone
Amending Bylaw No. 7071-2014 to rezone from RS-3 (One Family Rural
Residential) to R-1 (Residential District) and RS-1b (One Family Urban
[Medium Density] Residential) to permit subdivision into 13 lots be given
second reading and be forwarded to Public Hearing.
1103 2011-095-DVP, 11219 243 Street
Staff report dated July 6, 2015 recommending that the Corporate Officer be
authorized to sign and seal 2011-095-DVP to increase maximum allowable
height within the RS-1b zone from 9.5 m to 11 m.
1104 2012-068-DP and 2012-068-DVP, 20370 Lougheed Highway
Staff report dated July 6, 2015 recommending that the Corporate Officer be
authorized to sign and seal 2012-068-DP to permit construction of a financial
services building in the C-2 (Community Commercial) zone and that the
Corporate Officer be authorized to sign and seal 2012-068-DVP to increase
the height from 7.5 m to 8.5 m for two vertical architectural features on the
north-west and east building elevations.
3. FINANCIAL AND CORPORATE SERVICES (including Fire and Police)
1131 Employment Land Investment Incentive Program Partnering Agreement
Staff report dated July 6, 2015 recommending that the Corporate Officer be
authorized to execute Partnering Agreements for Building Permit Numbers 14-
125174 and 14-125187 with Big Trucks Co. Inc. to provide financial
incentives in accordance with the Employment Land Investment Incentive
Program.
Committee of the Whole Agenda
July 6, 2015
Page 3 of 4
4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES
5. CORRESPONDENCE
1171
6. OTHER ISSUES
1181
7. ADJOURNMENT
Committee of the Whole Agenda
July 6, 2015
Page 4 of 4
8. COMMUNITY FORUM
Checked by:________________ Date: ________________
COMMUNITY FORUM
The Community Forum provides the public with an opportunity to ask questions of
Council on items that are of concern to them, with the exception of Public Hearing
bylaws that have not yet reached conclusion.
Council will not tolerate any derogatory remarks directed at Council or staff
members.
Each person will be permitted 2 minutes to speak or ask questions (a second
opportunity is permitted if no one else is sitting in the chairs in front of the
podium). Questions must be directed to the Chair of the meeting and not to the
individual members of Council. The total time for this Forum is limited to 15
minutes.
If a question cannot be answered, the speaker will be advised when and how a
response will be given.
Other opportunities are available to address Council including public hearings and
delegations. The public may also make their views known to Council by writing or
via email and by attending open houses, workshops and information meetings.
Serving on an Advisory Committee is an excellent way to have a voice in the future
of this community.
For more information on these opportunities contact:
Clerk’s Department at 604-463-5221 or clerks@mapleridge.ca
Mayor and Council at mayorandcouncil@mapleridge.ca
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: July 6, 2015
and Members of Council FILE NO: 2011-107-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Zone Amending Bylaw No. 7141-2015
13586 232 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 13586 232 Street, from
RS-3 (One Family Rural Residential) to R-1 (Residential District) and RS1-b (One Family Urban
(Medium Density) Residential) to allow future subdivision into approximately 10 single family lots
over two phases. This development proposal is for a larger number of lots than prescribed under the
existing land use designation areas of the parent parcel, as a portion of the Open Space lands on the
parent parcel are developable.
As a result, the applicant is requesting an OCP amendment to increase the Eco-Clusters land use
designation and reduce in Open Space land use designation. This OCP amendment reflects ground-
truthing of developable and non-developable land on the subject property. Under the amended land
use designations, the overall density envisioned in the Silver Valley Area Plan will be maintained, but
the unit yield will increase by 5 as the developable area is increased.
The amendment is supportable as the existing equestrian trail in the 136 Avenue road right-of-way
will be maintained through the subject application, which meets the policy intent of the Open Space
land use designation. The reduction in Open Space will not impact neighbourhood connectivity and
trail linkages in the Blaney Hamlet. To proceed further with this application additional information is
required as outlined below.
RECOMMENDATIONS:
1)In respect of Section 879 of the Local Government Act, requirement for consultation during
the development or amendment of an Official Community Plan, Council must consider
whether consultation is required with specifically:
i.The Board of the Regional District in which the area covered by the plan is located, in
the case of a Municipal Official Community Plan;
ii.The Board of any Regional District that is adjacent to the area covered by the plan;
iii.The Council of any municipality that is adjacent to the area covered by the plan;
iv.First Nations;
v.School District Boards, greater boards and improvements district boards; and
vi.The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be required in respect
of this matter beyond the early posting of the proposed OCP amendments on the City’s
website, together with an invitation to the public to comment, and;
1101
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2)That Zone Amending Bylaw No. 7141-2015 be given first reading; and
3)That the applicant provide further information as described on Schedules A, B, F, G, and J of
the Development Procedures Bylaw No. 5879–1999, along with the information required for
a Subdivision application.
DISCUSSION:
a)Background Context:
Applicant: Joel Lycan
Owner: John and June Wiebe
Legal Description: Lot: 40, Section: 28, Township: 12, Plan: NWP40424
OCP:
Existing: Eco-Clusters, Conservation, Open Space
Proposed: Eco-Clusters, Conservation, Open Space (boundary adjustment)
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: R-1 (Residential District), RS-1b (One Family Urban (Medium
Density) Residential)
Surrounding Uses:
North: Use: Unopened road right-of-way, Municipal sanitary pump station,
Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Open Space, Eco Cluster, Conservation
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Open Space, Eco Cluster, Conservation
East: Use: Park (for conservation purposes)
Zone: RS-3 (One Family Rural Residential)
Designation: Conservation
West: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low/Medium Density Residential, Eco Cluster
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 1.086 ha (2.68 acres)
Access: 136 Avenue
Servicing requirement: Urban Standard
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b)Site Characteristics:
The subject property fronts onto 232 Street and is located adjacent to the unopened 136 Avenue
road right-of-way that includes an equestrian trail, municipal pump station, and driveway access to
the existing home. While there are no development applications for adjacent properties to the
subject property, lands further north are currently under application (2013-086-RZ on 13660,
13702, 13738 232 Street and 23262 Silver Valley Road); and application RZ/087/08 on the west
side of 232 Street was approved in 2014.
The subject property is characterised by a complicated topography with some access easement
restrictions benefitting lands to the south. Treed slopes with over 30% grades along the eastern and
central western sides of the site (see Appendix D). The North Alouette River is located in the eastern
portion of the subject property within a steep ravine. The central portion of the subject property is a
flat, cleared plateau, where an existing large single family home is located. An easement is currently
registered on the subject property, which runs diagonally north-west to south-east and facilitates a
driveway to access the neighbouring property to the south, located at 13546 232 Street. The
existing home on the subject property is accessed via a driveway that begins on the unopened road
136 Avenue right-of-way, branches off from the access easement, and runs along the northern
property line and into the unopened road right-of-way. The two existing homes were accessed in the
rather complicated manner due to the existing steep topography which prohibited direct lot access to
232 Street. This topography will have a direct and limiting affect on the future subdivision design in
the vicinity. Complicating matters further is the applicant’s desire to retain for as long as possible
the existing high value home, thus resulting in the need to phase the subdivision.
c)Project Description:
The applicant proposes to subdivide the subject property into 4 R-1 (Residential District) single
family lots fronting onto 232 Street accessed from a lane parallel to 232 Street separated by a
planted bioswale located in the road right-of-way. These lots will back onto a strip of dedicated park
land that is steep and therefore not suitable for development. This topographic feature extends
southwards and affects future road and lot patterns. An additional 4 RS-1b (One Family Urban
(Medium Density) Residential) zoned lots are proposed on the other side of the park area, including
one lot with the existing single family home. The existing 136 Avenue road right-of-way will be
constructed to a local road standard with an equestrian shoulder trail, and will be extended to
provide frontage and access to the four larger lots (see Appendix C).
Undevelopable steep land will be dedicated to the City as park along the North Alouette River as well
as behind the proposed lots including a pedestrian trail for open space purposes. Future subdivision
to create an additional two RS1-b (One Family Urban (Medium Density) Residential) lots on the east
side of the new local road will proceed once the existing home is removed in the future.
The applicant is seeking to reduce the amount of Open Space designated land on the subject
property, and is requesting an amendment to enlarge the Eco Cluster land use designation along the
western portion of the property. The reduced Open Space area in the middle portion of the property
is proposed to be dedicated to the City and will include a secondary pedestrian trail. The new trail
will eventually connect to the North Alouette River when lands further south are developed.
At this time the current application has been assessed to determine its compliance with the 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 a further report will be
required prior to second reading. Such assessment may impact proposed lot boundaries and yields,
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OCP designations and Bylaw particulars, and may require application for further development
permits.
d) Planning Analysis:
Official Community Plan:
The subject property is located in the Blaney Hamlet within the Silver Valley Area Plan and is
currently designated Open Space (36%), Eco Cluster (32%), and Conservation (32%). The Silver
Valley Area Plan identifies both an equestrian trail and a secondary pedestrian trail through the Open
Space designated land to connect the equestrian trail network from 232 Street to the bank of the
North Alouette further south.
Blaney Hamlet:
The Blaney Hamlet is one of three hamlets in the Silver Valley Area. Hamlets are defined in scale by
a 400 metre or five minute walking distance from a central intersection and consist of several
neighbourhoods. The hamlet’s role in the area plan is to provide services to residents within a five
minute walking distance.
The centre of the Blaney Hamlet is the intersection of 232 Street and Silver Valley Road. The highest
residential densities are focused along 232 Street and the density decreases as the distance from
the commercial node increases. The subject property is located close to the southern boundary of
the Blaney Hamlet.
Land Use Designations and Prescribed Density:
The Eco-Clusters land use designation permits densities ranging between 5-15 units per hectare
which equates to a lot yield range of two to five lots given the current land use designation sizes on
the parent parcel. The proposed development of 10 single family lots is therefore higher than the lot
yield prescribed in the Silver Valley Area Plan by 5 units and will require an OCP amendment.
The Open Space land use designation represents areas that are intended to be left in their natural
state. The Open Space designation was established to maximize tree retention; protect viewscapes;
protect edge conditions on environmentally sensitive lands; and provide linkages and connections to
amenities and community features.
Natural public open spaces in the Silver Valley Area Plan are generally linear areas for the provision
of various trails that provide non-vehicular connections to surrounding areas and features. Policy
5.5.4 Natural Open Spaces reads in part that natural open spaces:
“e) Provide a variety of trails that ensure strong linkages and connections to surrounding
amenities and community features.
i. Preserve and enhance historic and existing trails
ii. Establish a hierarchy of trails throughout the natural open space areas, i.e:
Horse Trail: horses, pedestrians
Secondary Horse Trail: horses, pedestrians
Primary Trails: pedestrians, cyclists
Secondary Trails: pedestrians”
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The Conservation land use designation is for the protection of ecologically sensitive lands and
significant natural features that are essential to maintain the ecological diversity within the City.
The exact extent of the open space can only be determined after the physical inventory (i.e: ground
truthing) is completed. Whether Open Space land will be in public or private ownership is dependent
on the findings from the physical inventory of the site. For example, lands identified as “unbuildable”
(i.e. steep slopes, watercourses, and other environmentally sensitive areas) would likely be
dedicated to the municipality as a condition of rezoning. Lands deemed to be “developable” would
possibly remain in private ownership with a covenant restricting use on that portion of the site (i.e.
may form part of a subdivided lot), or may be acquired by the City through some form of density or
monetary compensation.
OCP Amendment Justification:
For the proposed development, an OCP amendment will be required to increase the amount of Eco-
Cluster designated land and decrease the amount of Open Space designated land to allow the
proposed 4 R-1 (Residential District) lots and 5 RS-1 (One Family Urban (Medium Density)
Residential) lots. In response to the applicant’s proposal for an OCP amendment that results in an
increase to the residential development potential, the following rationale from the Planning,
Engineering, and Parks & Leisure Services Department is presented. The amendment would then
align with the target density range of 5-15 units per hectare in the Silver Valley Area Plan.
1.The Parks & Leisure Services Department has reviewed the development proposal and has
noted that the existing horse trail on the 136 Avenue right-of-way is not identified as a trail
location in the Silver Valley Area Plan; however, it plays an important role in the existing overall
Silver Valley Trail network.
The equestrian trail is a well-established trail that was maintained by the Haney Horsemen until
2012, when the Parks Department began maintenance of the trail after the fee for service
agreement ended with the equestrian club. As a requirement of application RZ/087/08 on the
west side of 232 Street, that developer will be constructing an equestrian trail up to 136
Avenue, so that the trail can connect to the existing trail on the east side of 232 Street at 136
Avenue. Furthermore, the vicinity of the 136 Avenue equestrian trail is an area that horseback
riders may cross the North Alouette River when water levels are manageable.
Due to the location of the existing 136 Avenue equestrian trail, the Parks & Leisure Services
Department has advised that a new equestrian trail is not required through the Open Space
designated land on the subject property as shown on the OCP equestrian trail map; however a
future pedestrian connection would be appropriate once lands to the south develop. The 136
Avenue equestrian trail will connect across 232 Street to lands to the west, currently under
development.
2.It is noted that a secondary trail for pedestrians is in the process of being established along the
top of bank of the North Alouette River as properties on the east side of 232 Street are
developed. Approximately 158 metres of trail has been built to date, and an additional 175
metres extension is proposed to the secondary trail under application 2013-086-RZ further
north of the subject property. This will complement the existing equestrian trail, and additional
secondary trail.
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Zoning Bylaw:
The current application proposes to rezone the subject property, located at 13586 232 Street from
RS-3 (One Family Rural Residential) to R-1 (Residential District) and RS-1b (One Family Urban
(Medium Density) Residential), to permit future subdivision into approximately 10 single family lots
over two phases. The minimum lot size for the current RS-3 (One Family Rural Residential) zone is
8,000 m2 (2 acres). The minimum lot size for the proposed R-1 (Residential District) zone is 371 m2
(3,993 ft2) and 557 m2 (5,996 ft2) for the RS1-b (One Family Urban (Medium Density) Residential).
Any variations from the requirements of the proposed zone will require a Development Variance
Permit application.
Development Permits:
Pursuant to Section 8.9 of the OCP, a Watercourse Protection Development Permit application is
required for all developments and building permits within 50 metres of the top of bank of all
watercourses and wetlands. The purpose of the Watercourse Protection Development Permit is to
ensure the preservation, protection, restoration and enhancement of watercourse and riparian
areas.
Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is required
for all development and subdivision activity or building permits for:
All areas designated Conservation on Schedule “B” or all areas within 50 metres of an
area designated Conservation on Schedule “B”, or on Figures 2, 3 and 4 in the Silver
Valley Area Plan;
All lands with an average natural slope of greater than 15 %;
All floodplain areas and forest lands identified on Natural Features Schedule “C”
to ensure the preservation, protection, restoration and enhancement of the natural environment and
for development that is protected from hazardous conditions.
Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application is required for all
development and subdivision activity identified in wildfire risk areas. The purpose of the Wildfire
Development Permit is for the protection of life and property in designated areas that could be at risk
for wildland fire; and where this risk may be reasonably abated through implementation of
appropriate precautionary measures. The subject property is located within the Wildfire
Development Area, identified on Map 1 in Section 8.12 of the Official Community Plan. Prior to
second reading a Registered Professional Forester’s Report will be required to determine wildfire
mitigation requirements.
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)Licenses, Permits & Bylaws;
c) Operations Department;
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d)Fire Department;
e)Parks Department;
f)School District; and
g)Canada Post.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
Parks & Leisure Services Department:
Prior to second reading, the Parks & Leisure Services Department will review the opportunity for trail
repair and improvement along the 136 Avenue right-of-way that the applicant will be required to
complete as a condition of final zoning approval.
Engineering Department:
This application has not been forwarded to the Engineering Department for detailed comments at
this time; therefore, an evaluation of servicing requirements has not been undertaken. This
evaluation will take place between first and second reading.
f)Early and Ongoing Consultation:
In respect of Section 879 of the Local Government Act for consultation during an Official Community
Plan amendment, it is recommended that no additional consultation is required beyond the early
posting of the proposed OCP amendments on the City’s website, together with an invitation to the
public to comment.
g)Development Applications:
In order for this application to proceed the following information must be provided, as required by
Development Procedures Bylaw No. 5879–1999 as amended:
1.An OCP Application (Schedule A);
2.A complete Rezoning Application (Schedule B);
3.A Watercourse Protection Development Permit Application (Schedule F);
4.A Natural Features Development Permit Application (Schedule G);
5.A Wildfire Development Permit Application (Schedule J); and
6.A Subdivision Application.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
h)Alternatives:
i)Council could take the view that they do not support the proposed OCP amendment to increase
the Eco-Cluster designation of the subject property and reject the rezoning application. Should
Council not wish to explore an overall unit increase in the Blaney Hamlet, the subject application
could be deferred to allow the applicant to consider a development proposal within the existing
OCP land use boundaries, which would support a yield in the range of 2-5 lots.
ii) Another alternative is for Council to direct staff to explore a density bonus approach with the
applicant that reflects the increased lot yield. The following OCP policy provides Council with the
option to consider amenity contributions through the development process:
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Policy 2-9 Density Bonuses and Amenity Contributions may be considered at Council’s
discretion for all Official Community Plan and Zoning Bylaw amending applications to
help provide a variety of amenities and facilities throughout the municipality.
An amenity contribution of $3,100.00 per lot has been used in the Albion Area in exchange for
higher lot yields.
CONCLUSION:
Based on ground-truthing, the applicant is requesting an OCP amendment to increase the amount of
Eco-Clusters designated land and decrease the amount of Open Space designated land, as a portion
of the Open Space land is developable. Based on the current land use areas, the lot yield for the
subject property is 2-5 units based on a density of 5-15 units per hectare. When the same density
range is applied under the amended land use areas, the lot yield is 3-10 units. The density of the
subject application would therefore be within the range prescribed in the Silver Valley Area Plan if
Council approves the OCP amendment.
The OCP amendment is supportable as the density would not exceed the area plan guidelines and
because the amendment reflects ground-truthing of the developable land on the subject property. It
is, therefore, recommended that Council grant first reading subject to additional information being
provided and assessed prior to second reading. It is recommended that Council not require any
further additional OCP consultation.
It is expected that once complete information is received, Zone Amending Bylaw No. 7141-2015 will
be amended. The proposed layout has not been reviewed in relation to the relevant bylaws and
regulations governing subdivision applications. Any subdivision layout provided is strictly preliminary
and must be approved by the City of Maple Ridge’s Approving Officer.
“Original signed by Amelia Bowden”
_______________________________________________
Prepared by: Amelia Bowden
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 Frank Quinn”
_______________________________________________
Concurrence: Frank Quinn, MBA, P. Eng
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Zone Amending Bylaw No. 7141-2015
Appendix C – Proposed Subdivision Plan
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Appendix D – Site Context Map
DATE: Jun 26, 20152011-107-RZ BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
232 St136 Ave
´
Scale: 1:3,000
13586 232 StreetLegend
!(Ponds
\\Wetlands
GPS Creek CentrelinesStreams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River CentrelineRivers & Lakes (Topographic)
Feature Type
Canal
Flooded Land
Lake/Reservoir
Marsh
River
APPENDIX A
CITY OF MAPLE RIDGE
BYLAW NO. 7141-2015
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. 7141-2015."
2.That parcel or tract of land and premises known and described as:
Lot 40 Section 28 Township 12 New Westminster District Plan 40424
and outlined in heavy black line on Map No. 1636 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-1 (Residential District) and RS-1b
(One Family (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 day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
13673/91
2318313653
231401358923141
13493
13517
13547
13546
13660
1349023154
13442/58
13516
13527
13702
13586
13602 (PUMP STATION)
13616
137 AVE.
Rem 6
RP 17234
P 8175
PARK
5
7
A
RP 10274
A
*PP162
4
A
P 40424
40
8
P 15063PARK
PARK
A
P 11173 EP 26705
N 200' 9
RP 17267
3
BCP 47647P 2409EPP 44846
P 11173
P 18410
6
*PP155
Rem B
S PART 9
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
R-1 (Residential District)RS-1b (One Family Urban (Medium Density) Residential)
7141-20151636
APPENDIX C
APPENDIX D
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City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: July 6, 2015
and Members of Council FILE NO: 2014-014-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Second Reading
Zone Amending Bylaw No. 7071-2014
13316 235 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-3 (One Family Rural
Residential) to R-1 (Residential District) and RS-1b (One Family Urban (Medium Density) Residential),
to permit a subdivision into 13 lots; 8 R-1 (Residential District) bare land strata lots and 5 RS-1b
(One Family Urban (medium Density) Residential lots. Council granted first reading to Zone
Amending Bylaw No. 7071-2014 on April 14, 2014. This application is in compliance with the
Official Community Plan (OCP).
As there is no land on the subject property identified for park land in either the Official Community
Plan or the Parks Master Plan in accordance with Section 941 of the Local Government Act,, it is
recommended that Council require the developer to pay to the City an amount that equals 5% of the
market value of the land, as determined by an independent appraisal.
RECOMMENDATIONS:
1)That Maple Ridge Zone Amending Bylaw No. 7071-2014 be given second reading, and be
forwarded to Public Hearing;
2)That Council require, as a condition of subdivision approval, the developer to pay to the City an
amount that equals 5% of the market value of the land, as determined by an independent
appraisal, in lieu of parkland dedication in accordance with Section 941 of the Local Government
Act; and,
3)That the following terms and conditions be met prior to final reading:
i)Registration of a Rezoning Servicing Agreement as a Restrictive Covenant and receipt of
the deposit of a security, as outlined in the Agreement;
ii)Road dedication on Larch Avenue as required;
iii)Registration of a Restrictive Covenant for the geotechnical report, which addresses the
suitability of the subject property for the proposed development;
iv)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.
1102
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DISCUSSION:
1)Background Context:
Applicant: Ed Brett and Paul Hayes
Owner: Landmark Enterprises Ltd.
Legal Description: Lot 3, Section 28, Township 12, NWD Plan 3007
OCP:
Existing: Med-High Density Residential
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: R-1 (Residential District) and RS-1b (One Family Urban (Medium
Density) Residential)
Surrounding Uses:
North: Use: Single Family and Duplex Residential
Zone: RT-1 (Two Family Urban Residential), RS-3 (One Family Rural
Residential), and RS-1b (One Family Urban (Medium Density)
Residential)
Designation: Medium Density Residential
South: Use: Single Family and Larch Avenue
Zone: RS-3 (One Family Rural Residential), and RS-1b (One Family
Urban (Medium Density) Residential)
Designation: Medium-High Density Residential, Neighbourhood Park, and
Conservation
East: Use: Single Family and Street Townhouses (new development under
construction)
Zone: R-1 (Residential District) and RST-SV (Street Townhouse)
Designation: Medium-High Density Residential
West: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Medium Density Residential
Existing Use of Property: Vacant
Proposed Use of Property: Single Family Residential
Site Area: 0.770 Hectares (1.90 acres)
Access: 235 Street and Larch Avenue
Servicing requirement: Urban Standard
- 3 -
2)Project Description:
This subject property (Appendix A) is a remnant parcel and is the last parcel or undeveloped land
north of Larch Avenue and west of 235th Street. There is an existing 3.0 metre wide statutory right-
of-way for drainage along the northern property boundary serving land to the north, which is to be
retained.
The preliminary subdivision plan (Appendix C) shows a total of 13 single family residential lots, of
which 5 lots are proposed to be zoned RS-1b (One Family Urban (Medium Density) Residential),
ranging in size from 557 m² to 635 m² and accessed off of 235th Street. The remainder lot will be
part of a bare land strata subdivision into eight (8) lots, ranging in size from 373 m² to 392 m²,
accessed off of Larch Avenue.
The topography of the subject property is challenging with some areas showing 15-25% slopes. The
proposed RS-1b (One Family Urban (Medium Density) Residential) lots facing 235 Street follow the
existing lot pattern to the north and west of the subject property. This will leave an inaccessible,
deeper remainder lot on the eastern portion, which can only be accessed off of Larch Avenue.
Further subdivision of this remainder lot is not possible due to the lack of possible fronting public
road. Therefore, a subdivision is required utilizing a private road to create the remaining 8 lots.
(Appendix C)
The proposed R-1 (Residential District) lot sizes within the bare land subdivision arrangement are
compatible with lots to the east of the subject property (RZ/075/09). The RS-1b (One Family Urban
(Medium Density) Residential) lots facing 235 Street will not have access off the private bare land
strata lane. All the off-site upgrades to roads and servicing will be required as a condition of final
reading.
3)Planning Analysis:
i)Official Community Plan:
The subject property is designated Medium-High Density Residential, and is located within the Silver
Valley Area Plan between the Forest Hamlet and the River Village. The proposed RS-1b One Family
Urban (Medium Density) Residential lots and R-1 (Residential District) zones align with the OCP
designation.
In February 2012, Council approved a development proposal (RZ/075/09), east of the subject
property for 13 single family lots zoned R-1 (Residential District) and 17 street townhouses zoned
RST-SV (Street Townhouse – Silver Valley). That application RZ/075/09 included the construction of
the new Larch Avenue. The proposal fits with the existing neighborhood context. The proposed zones
follow the neighborhood’s pattern and align with the existing OCP designation. An OCP amendment is
not required.
ii)Zoning Bylaw:
The application proposes to rezone the property located at 13316 235 Street to R-1 (Residential
District) and RS-1b (One Family Urban (Medium Density) Residential) to permit a subdivsion of 13
lots; 5 R-1 (Residential District) residential lots and 8 bare land strata lots zoned RS-1b (One Family
Urban (Medium Density) Residential).
The proposed R-1 (Residential District) zone requires a minimum lot size of 371 m 2; a minimum lot
width of 12 metres and a minimum lot depth of 24 metres. The proposed lots meet the minimum
zoning provisions and it is anticipated no Development Variance Permit will be required. The
proposed RS-1b (One Family Urban (Medium Density) Residential) zone requires a minimum lot area
of 557 m2; a minimum lot width of 15 metres and a minimum lot depth of 27 metres. The maximum
- 4 -
height permitted in the RS-1b (One Family Urban (Medium Density) Residential - Medium Density)
zone is 9.5 metres, and in the R-1 (Residential District) zone is 9.0 metres. The developer may seek
in the future a variance for building heights to 11.0 metres as is common in the immediate vicinity.
iii)Development Permits:
Pursuant to Section 8.10 of the OCP, a Natural Features Development Permit application is
required for all development and subdivision activity or building permits for all lands with an
average natural slope of greater than 15 percent;
Pursuant to Section 8.12 of the OCP, a Wildfire Development Permit application is required for all
development and subdivision activity identified in wildfire risk areas.
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 941 of the Local Government Act prior to
subdivision approval.
No parkland is identified by the OCP or the Parks Master Plan on this site. Therefore Council will
require the developer to to pay to the City an amount that equals the market value of 5% of the land
required for parkland purposes. The amount payable to the City in lieu of park dedication must be
derived by an independent appraisal at the developer’s expense. Council consideration of the cash-
in-lieu amount will be the subject of a future Council report.
4)Interdepartmental Implications:
i)Fire Department:
The application is within the Wildfire Development Permit Area, and the Fire Department has
reviewed the development application to start discussion on the wildfire mitigation requirements. An
assessment report will be required. Since the property is not against the forest edge, the focus for
this property will be on appropriate fire smart construction materials and appropriate landscaping
features as prescribed in the fire smart BMP guide.
ii)Engineering Department:
The Engineering Department has reviewed the development application and has advised that all
required off-site services do not exist; therefore, a Rezoning Servicing Agreement is necessary prior
to final reading. The Engineering Department will also require a small amount of road dedication on
Larch Avenue, in line with the development to the east.
iii)Building Department:
The Building Department has reviewed the application and commented on the Stormwater
Management Plan/Geotech report and Comprehensive Lot Grading Plan. The comments were
communicated back to the applicant; the comments that needed to be dealt with immediately are
now solved. Restrictive covenants are required for registration of the Stormwater Management Plan
and GeoTech report. No-Build/No-Disturb covenant is required for future maintenance of the
drainage behind the wall. No part of the proposed retaining wall can encroach the Sewer Right-Of-
Way.
5)School District No. 42 Comments:
Pursuant to Section 881 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
on March 5, 2015 and comments have not been received at this point.
- 5 -
CONCLUSION:
It is recommended that second reading be given to Maple Ridge Zone Amending Bylaw No. 7071-
2014, and that application 2014-014-RZ be forwarded to Public Hearing.
It is further recommended that Council require, as a condition of subdivision approval, the developer
to pay to the City an amount that equals 5% of the market value of the land, as determined by an
independent appraisal, in lieu of parkland dedication.
*Originally signed by Therese Melser
_______________________________________________
Prepared by: Therese Melser
Planning Technician
*Originally signed by Christine Carter
_______________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
*Originally signed by Frank Quinn
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
*Originally signed by Frank Quinn
_______________________________________________
Concurrence: Frank Quinn, MBA, P.Eng
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Maple Ridge Zone Amending Bylaw No. 7071-2014
Appendix C – Subdivision Plan
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Feb 24, 2014 FILE: 2014-014-RZ BY: PC
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,000
ROLL #73884-0000-X(LARCH AVENUE)
APPENDIX A
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7071-2014
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. 7071-2014."
2.That parcel or tract of land and premises known and described as:
Lot 3 Section 28 Township 12 New Westminster District Plan 3007
Except: Reference Plan 15218, Plans 66891, LMP46668, LMP47584, BCP10664,
BCP42355, EPP9001, AND EPP23139.
and outlined in heavy black line on Map No. 1615 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to R-1 (Residential District), and
RS-1b (One Family Urban (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 22nd day of April, 2014.
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX B
133221324323412234
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2344
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2
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23
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7
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0 234142341113301
13305
13335
13336/40
13370
2355013327
13373
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2362313332
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A
L
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.
CROSS RD.
LARCH AVE.BALSAM ST.236 ST.133 AVE.LARCH AVE.133A AVE.235A ST.235 ST.236 ST.42
26
38
33
32
37
3
6
2
18
25
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13
15
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8EPP 2313911
EPP 12189LMP 4340521
17
5
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16
P 13167
28
Rem A
4
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23
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EPP 1248114
4EPP 90017
13
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34
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LMP 52145LMP 521454
RP 15218
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7
14
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6
LMP
5
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Rem 3
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30
31
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BCP 42355
30
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16 9
24
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3
10
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4
19
18
14
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PARK
35
10BCP 10664PARK
3
7
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38
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7
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8
7
P 3742220
2
12
23
15
LMP 50153
BCP 10664
27 28
P 13167
39
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P 24142
6
17
BCS 577
P 3007
1
3
5
15
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EPP 12481
6
10
3
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39
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21EPP 1248116 EPP 1218920 15
5
6 14
41
22
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LMP 52145
LMP 50153
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5
2
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10
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3
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EPP 23135EPP 12482EPP 9002RW 66892EPP 23135
EPP 12484EPP 12484EPP 12484
EPP 12484EPP 12483BCP 52028
EPP 9002
EPP 12484 LMP 35465LMP50241
EPP 23135
LMP 35465LMP 52146
EPP 9002
BCP 29630EPP 12483EPP 12482
EPP 12482
L
M
P
5
2
3
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9
BCP44421
EPP 12482
E
P
P
1
2
1
9
0
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LMP 52146EPP 33955´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
R-1 (Residential District)RS-1b (One Family Urban (Medium Density) Residential)
7071-20141615
APPENDIX C
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: July 6, 2015
and Members of Council FILE NO: 2011-095-DVP
FROM: Chief Administrative Officer MEETING: CoW
SUBJECT: Development Variance Permit
11219 243 Street
EXECUTIVE SUMMARY:
Development Variance Permit application 2011-095-DVP has been received in conjunction with a
rezoning and subdivision application to rezone the subject property, located at 11219 243 Street, to
RS-1b (One Family Urban (Medium Density) Residential) zone, subject to R-1 (Residential District)
requirements through the Density Bonus option. The Density Bonus option is specific to the Albion
Area, enabling single-family lot sizes of 371 m² (3,993 ft²), which will allow future subdivision into
approximately 16 lots. The requested variance is to increase the maximum allowable height within
the RS-1b (One Family Urban (Medium Density) Residential) from 9.5m (31.2ft.) to 11.0m (36ft.). It
is recommended that Development Variance Permit 2011-095-DVP be approved.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2011-095-DVP respecting property located
at 11219 243 Street.
DISCUSSION:
a)Background Context
Applicant: Dave Laird, Aplin & Martin Consultants Ltd.
Owner: Maridge Properties Ltd.
Legal Description: Lot 18, Section 15, Township 12, New Westminster District
Plan 50696
OCP:
Existing: Residential Low-Medium Density
Proposed: Residential Low-Medium Density and Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential), with a
Density Bonus through the Community Amenity Program allowing R-1
(Residential District) sized lots
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Residential Low-Medium Density and Conservation
1103
- 2 -
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Institutional and Residential Low-Medium Density
East: Use: Single Family Residential
Zone: RS-2 (One Family Suburban Residential)
Designation: Residential Low-Medium Density
West: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Residential Low-Medium Density and Conservation
Existing Use of Property: Single Family Residential (Rural)
Proposed Use of Property: Single Family Residential (Urban)
Site Area: 0.81 ha (2 acres)
Access: 112 Avenue, 243 Street, a new road and lane
Servicing requirement: Urban Standard
Companion Applications: 2011-095-RZ/SD/DP
b)Project Description:
The subject property is located within the Albion Area Plan and is approximately 0.81 ha (2 acres) in
size. The subject property is bounded by 112 Avenue to the south, 243 Street to the east, and single
family residential lots to the north and west (see Appendix A). Seigel Creek is located to the
northwest of the subject property, which will require a small portion of the property to be dedicated
as park for conservation purposes.
The applicant has requested to rezone the subject property from RS-3 (One Family Rural Residential)
to RS-1b (One Family Urban (Medium Density) Residential), with a Density Bonus, in accordance with
the Community Amenity Program, which received final reading on October 8, 2013. Zoning
requirements consistent with the R-1 (Residential District) zone will apply and supersede the zoning
requirements for the RS-1b (One Family Urban (Medium Density) Residential) zone.
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 applicant has requested variances to the Maple Ridge Zoning Bylaw (see Appendix B) and the
following rationale for support is provided:
1.Zoning Bylaw No. 3510-1985, Part 6, Section 601, C. REGULATIONS FOR THE SIZE , SHAPE
AND SITING OF BUILDINGS AND STRUCTURES (9) (b):
To increase the maximum height from 9.5m (31.2ft.) to 11.0m (36ft.)
The applicant’s reasons for the requested height variance include:
The requested variance relates more to increases in ceiling heights, roof forms, and
higher roof pitches than increased massing of the actual building s;
The variance will eliminate the need to artificially manipulate the grades at the building
corners; and
The requested variance is similar to recent development further east along 112 Avenue
built by EPIC Homes.
- 3 -
The increase in height is supportable, as it is consistent with the proposed changes to the RS-1b
(One Family Urban (Medium Density) Residential) and R-1 (Residential District) zones in the draft
Zoning Bylaw, and the variance is consistent with similar houses located within Albion Area Plan,
which have a maximum building height variance to 11.0m (36 ft.).
CONCLUSION:
The proposed height variance is supported because the height increase is consistent with proposed
changes to the RS-1b (One Family Urban (Medium Density) Residential) and R-1 (Residential District)
zones. The variance is consistent with variances approved for similar houses located within the
Albion Area Plan, ensuring the future homes will all share a similar massing.
It is therefore recommended that this application be favourably considered and the Corporate Officer
be authorized to sign and seal Development Variance Permit 2011-095-DVP.
“Original signed by Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, AScT
Planner 1
“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 Kelly Swift”
_______________________________________________
Concurrence: Kelly Swift
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Proposed Height Variance
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Nov 14, 2013 2011-095-RZ BY: JV
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
FIN A N C E D E P A RT M E N T2417 02417 72425 0
11 282
11 291
11 340
242112429 6
11
3
2
1
2434 12415 2
11 333
11
3
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11 265
2426 32429 52421 2
11 219
11 235
11 345
11 357
2424 0243 S T.
11 3 A V E .
11 2 AV E .11 2 AV E .243 S T.243 B S T.
11 2 AV E .241 A S T.243 B S T.
P 3452 BCP 20580BCP 20580P 50696
P 43601
45
16
P 68166
P 68166
3
36
P 5069633
18
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EP 15693
A
3
P 77744
1Rem 1
32
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Rem 10
A
RP 13033
15
2
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PARK
34
42 BCP 15941
P 809
35
PARKEP
3
0
0
2
1
P 77744
2
17
1
Subject Property
´
Scale: 1:2,500
11219-243 St
APPENDIX A
APPENDIX B
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: July 6, 2015
and Members of Council FILE NO: 2012-068-DP, 2012-068-DVP
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Development Permit and Development Variance Permit
20370 Lougheed Highway
EXECUTIVE SUMMARY:
A Commercial Development Permit application and a Development Variance Permit application have
been received in conjunction with application 2012-068-RZ for rezoning, to permit the construction
of a financial services building in the C-2 (Community Commercial) zone on the subject property
located at 20370 Lougheed Highway (see Appendix A). This application is subject to the Commercial
Development Permit Guidelines as outlined in the Official Community Plan (OCP). The requested
variance is to increase the height from 7.5 m (24.6 ft) to 8.5 m (27.9 ft) for two vertical architectural
features on the north-west and east building elevations.
Council granted first reading for Zone Amending Bylaw No. 6946-2012 on September 11, 2012, and
second reading on November 12, 2013. This application was presented at Public Hearing on
December 10, 2013, and Council granted third reading on December 10, 2013. Council granted a
first extension on December 9, 2014. Council will be considering final reading for rezoning
application 2012-068-RZ on July 14, 2015.
RECOMMENDATIONS:
1)That the Corporate Officer be authorized to sign and seal 2012-068-DP respecting property
located at 20370 Lougheed Highway; and further,
2)That the Corporate Officer be authorized to sign and seal 2012-068-DVP respecting property
located at 20370 Lougheed Highway.
DISCUSSION:
a)Background Context:
Applicant: ThinkSpace Architects
Owner: MR Landmark 2000 Centre Ltd.
Legal Description: Parcel A District Lot 222 Group 1 New Westminster District
Plan BCP30168
OCP:
Existing: Commercial
Zoning:
Existing: CS-1 (Service Commercial)
Proposed: C-2 (Community Commercial), CS-1 (Service Commercial)
1104
- 2 -
Surrounding Uses:
North: Use: Shopping Mall
Zone: C-2 (Community Commercial)
Designation: Commercial
South: Use: Single-Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential, Commercial
East: Use: Retail Commercial
Zone: CS-1 (Service Commercial)
Designation: Commercial
West: Use: Service Station, Vacant
Zone: CS-1 (Service Commercial)
Designation: Commercial
Existing Use of Property: Commercial
Proposed Use of Property: Commercial
Site Area: 1.7 hectares (4.2 acres)
Access: Lougheed Highway, 203 Street
Servicing requirement: Urban
Previous Applications: DP/050/07
b)Project Description:
The applicant proposes to rezone a portion of the subject property from CS-1 (Service Commercial) to
C-2 (Community Commercial) at the corner of 203 Street and Lougheed Highway to permit the
construction of a financial services building and subdivision into two lots. The existing car dealership
will continue to operate on the larger lot. The new corner parcel for the Royal Bank will utilize the
existing accesses from Lougheed Highway and a new access from 203 Street. The shared Lougheed
Highway access will be secured through a reciprocal cross access easement, allowing access for
both parcels across the larger dealership property. The south-west corner of the subject property will
continue to be used for vehicle inventory parking.
Rezoning servicing works associated with this project include the construction of a dedicated right
turn lane on 203 Street, which will allow better movement of vehicles continuing east-bound on
Lougheed Highway and will also reduce the stacking of through traffic on 203 Street. The existing
bike lane on 203 Street will continue through to the Lougheed intersection and beyond as it always
has after the widening is complete.
c)Requested Variance:
A Development Variance Permit application has been received for this project, and involves the
following variance:
Maple Ridge Zoning Bylaw No. 3510 -1985, Part 7: COMMERCIAL ZONES, Section 702
COMMUNITY COMMERCIAL: C-2, 6) a) to increase the maximum building height for two
vertical architectural features from 7.5 m (24.6 ft) to 8.5 m (27.9 ft).
- 3 -
d)Planning Analysis:
Official Community Plan:
The subject property is designated Commercial in the OCP. Due to the subject property’s location on
Lougheed Highway outside of the Town Centre, and based on Policy 6-23 (a), this development is
subject to the General Commercial policies of the OCP. The objective of the General Commercial
category as stated in the OCP is to “respond to emerging market trends and shopping preferences
and to permit greater flexibility in the range of commercial uses”. The C-2 (Community Commercial)
zone aligns with the General Commercial category.
Pursuant to Section 8.5 of the Official Community Plan, a Commercial Development Permit
application is required to address the current proposal’s compatibility with adjacent development,
and to enhance the unique character of the community in accordance with the following key
development permit guidelines:
1.Avoid conflicts with adjacent uses through sound attenuation, appropriate lighting,
landscaping, traffic calming and the transition of building massing to fit with adjacent
development;
The proposed commercial building is situated in a commercial area to alleviate conflicts with
non-commercial uses. The building height is one storey, with vertical elements that project
higher. The one storey height is consistent with buildings at the intersection, and provides a
stepped transition to the two storey car dealership on the east side of the site.
2.Encourage a pedestrian scale through providing outdoor amenities, minimizing the visual
impact of parking areas, creating landmarks and visual interest along street fronts;
As noted in the second reading report, the Commercial Development Permit Guidelines
speak to creating a pedestrian scale of development, including continuous weather
protection and weather protected building entrance areas. The proposed building does not
include canopies or building overhangs at the entrance due to the applicant’s concern for
safety and compliance with the corporate building design.
The proposed building will be sited closest to the south-west corner of the intersection of 203
Street and Lougheed Highway. To create an engaged streetscape and an attractive
pedestrian realm, proposed outdoor amenities include benches, trellises, and a bike lock up.
3.Promote sustainable development with multimodal transportation circulation, and low
impact building design;
Landscaped areas will be added to the parking lot and will surround the proposed building.
As the subject property is currently predominantly paved, the additional landscaping will
increase the amount of permeable surfaces. A bioswale is also included in the on-site
landscape design to capture and filter rain water.
4.Respect the need for private areas in mixed use development and adjacent residential
areas;
The proposed commercial building is not mixed use, but the property abuts a residential area
along the south property line. Given the large size of the subject property, the building has
- 4 -
been sited approximately 90 m (295 ft) from the south property line and this location will
minimize impact on the residential area.
5. The form and treatment of new buildings should reflect the desired character and pattern of
development in the area by incorporating appropriate architectural styles, features,
materials, proportions and building articulation.
The proposed building includes a number of vertical architectural elements that extend
above the roofline to create visually interesting features and articulation. The vertical
elements are similar to those of the existing car dealership to reflect the established form
and character. The colours selected for the proposed building are brown, beige, and blue;
which complement the white and beige of the adjacent car dealership building.
Zoning Bylaw:
The Zoning Bylaw establishes general minimum and maximum regulations for buildings and
structures. A Development Variance Permit allows Council some flexibility in the approval process.
The applicant has requested a development variance to increase the maximum building height for
two vertical architectural elements which extend beyond the maximum allowable height of 7.5
metres (24.6 ft) by one metre.
The building design includes several vertical architectural features which are architectural features
that extend above the roof of the building. As illustrated in Appendix C, the two tallest architectural
features highlight the building entrance on the east side and the intersection corner . These design
elements exceed maximum building height of 7.5 meters by one meter, thereby necessitating the
need for a development variance approval in order to proceed.
The requested variance is supportable, as this design feature will enhance the visual prominence of
this commercial intersection. In addition, there will be no increase in the floor space of the building
should the variance be approved. At the Building Permit stage, sign permits will be required the
building’s signs.
Off-Street Parking and Loading Bylaw:
The proposed development includes 33 parking spaces for the Royal Bank, which exceeds the
requirement of 26 parking spaces based on the bylaw minimum of one space per 20 m2 of gross
floor area. Additional parking spaces are provided in the south-west corner of the subject property,
which will continue to be used for vehicle inventory parking.
e) Advisory Design Panel:
The Advisory Design Panel reviewed the form and character of the proposed Roya l Bank building
design and the landscaping plans at a meeting held August 13, 2013. Following presentations by
the project Architect and Landscape Architect, the Advisory Design Panel made the following
resolution that:
The application be supported and the following concerns be addressed as the design develops and
submitted to Planning staff for follow-up:
Improve pedestrian access to the south and possibly to the Ford dealership.
The site’s pedestrian access and orientation have been reorganized to connect the
various parking areas. Linear pedestrian paths have been aligned to enhance
pedestrian access.
- 5 -
Consider using the same masonry treatment for the garbage enclosure.
This element has been changed to reflect the Advisory Design Panel’s recommendation.
Increase the shrub massing around the parking to the property line.
Landscaped areas at the perimeter of the parking areas have been increased.
Additional shrubs have been incorporated into the design.
Provide additional wheel stops as needed.
Wheel stops have been added.
Consider landscaping at south-east corner.
Revised landscape drawings have been provided illustrating the increased landscaped
areas at the south-east corner.
Consider reducing the size of the garbage and recycling enclosure and possibly deleting
one parking stall near it.
The parking stalls have been re-organized to provide a direct access to the garbage and
recycling enclosure. The size shown allows room for one garbage bin and three recycling
bins.
Consider carrying the hedge around the three sides of the enclosure.
Revised landscape drawings have been provided illustrating the increased landscape
screen at the garbage and recycling enclosure.
Consider a covered canopy at the front entrance.
Revised perspective and coloured elevations have been provided, illustrating 36’’ roof
overhang at automatic sliding door entering into the vestibule. The bank provides
access to this vestibule for their clients at all times. The bank’s preference is to retain
the Corporate design as submitted, and have opted to provide additional pedestrian
shelter in the form of prominent entrance trellises from both 203 Street and Lougheed
Highway. For safety and security, the bank does not wish to encourage loitering at their
entrance door which provides access to ATMs.
Consider “green or sustainable features” for the site through landscaping.
The landscape design provides energy-efficient elements with the placement and
selection of shade trees, creation of wind breaks and with the use of recycled materials
to create landscape products such as paving stones, mulch and other materials.
Consider providing clerestory windows at the south-east corner.
Revised perspective and coloured elevations have been provided, illustrating the store
front with both glazing and opaque spandrel panels to provide a more attractive façade
with interesting fenestration.
Provide additional color and scale details for the pedestrian trellis features.
A revised plan and colour elevation has been provided illustrating the colour, materials,
scale and relationship of the trellises to the building.
The above described Advisory Design Panel concerns are reflected in the current plans.
- 6 -
f)Intergovernmental Issues:
As the subject property is fronting the Lougheed Highway, the Ministry of Transportation and
Infrastructure has jurisdiction over the servicing design that connects to the provincial highway. The
applicant’s engineer has submitted the servicing design to the Ministry of Transportation and
Infrastructure and works permits have been issued by the Ministry in order for the City to enter into a
rezoning servicing agreement.
g)Financial Implications:
In accordance with Council’s Landscape Security Policy, a refundable security equivalent to 100% of
the estimated landscape cost will be provided to ensure satisfactory provision of landscaping in
accordance with the terms and conditions of the Development Permit. Based on an estimated
landscape cost of $63,500.00, the security will be $63,500.00.
CONCLUSION:
The development proposal complies with most of the Commercial Development Permit Area
Guidelines of the OCP for form and character. Furthermore, the requested variance is supportable,
as the height increase is for architectural features that will enhance the appearance of the building
and will not result in any additional floor space. It is therefore recommended that 2012-068-DP and
2012-068-DVP be given favourable consideration and that the Corporate Officer be authorized to
sign and seal the Development Permit and Development Variance Permit.
“Original signed by Amelia Bowden”
_______________________________________________
Prepared by: Amelia Bowden
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 Frank Quinn”
_______________________________________________
Concurrence: Frank Quinn, MBA, P.Eng
Acting Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Site Plan
Appendix C – Building Elevations
Appendix D – Landscape Plan
Appendix E – Building Renderings
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Jun 28, 2012 FILE: 2012-068-RZ BY: PC
20370 LOUGHEED HWY
CORPORATION OFTHE DISTRICT OFMAPLE RIDGE
PLANNING DEPARTMENT2028011927/35
2032520344203642034520390203982041320414204332037020440204
6
4
2048420475 20497202972029211726 203rd ST.2033611959
203382037720430204482047820278202652027911808203552033520365204212045920473
20492
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20341203582037820402203972041620433204482043620468204902027720287
11941
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11985
203402034620356203502042520409204242043220472
20498 2049120291
20285 202832030411871
11826
2032920347203952045120445202662028320295202992029011834
2038920440204832050520492119 AVE.203 ST.WALNUT CR.203 ST.204 ST.
118 AVE.WALNUT CR.19
2
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SUBJECT PROPERTY
´
SCALE 1:2,500
APPENDIX A
APPENDIX B
APPENDIX C
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APPENDIX D
APPENDIX E
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: July 6, 2015
and Members of Council
FROM: Chief Administrative Officer MEETING: C.O.W.
SUBJECT: Employment Land Investment Incentive Program Partnering Agreement
EXECUTIVE SUMMARY:
In the fall of 2014, Municipal Council approved the framework for an incentive program to attract
new commercial and industrial businesses and high value jobs to Maple Ridge. Council approved the
use of partnering agreements as one of the tools to support the program. A project is now at the
stage where partnering agreements are required in order for the City to provide incentive payments.
In accordance with Council direction, the agreements are presented for consideration at a public
meeting, and although legally subject to Council approval, the projects meet pre-established
eligibility requirements.
RECOMMENDATION:
That the Corporate Officer be authorized to execute Partnering Agreements for Building Permit
Numbers 14-125174 and 14-125187 to provide financial incentives of $16,099.79, in accordance
with the Employment Land Investment Incentive Program.
BACKGROUND:
Council began work on a Commercial and Industrial Strategy in early 2012. In May 2013, Council
directed that staff begin to work on an incentive program to help bring high value jobs to Maple
Ridge. In November 2013, Council received a presentation and provided feedback around options
for an incentive program. The Commercial and Industrial Strategy was endorsed by Council in August
2014. In early September 2014, Council further discussed incentive options. The Economic Advisory
Commission was engaged to provide input on incentive options on September 18, 2014. In October
2014, the Employment Land Investment Incentive Program (ELIIP) was established.
Throughout the discussions, there were some generally accepted principles that were incorporated
into the incentive program:
•Bricks and mortar (property value) contributes to the City’s revenue stream;
•Industrial land should be retained for industrial uses;
Page 1 of 3 1131
• Focus on attracting high value jobs and high job densities;
• Focus on businesses not driven by population growth - “retail follows rooftops”;
• Time limited programs provide momentum;
• Focus on the Town Centre AND city-wide;
• Extend the Town Centre program for commercial;
• A multi-pronged approach is needed, as there are a number of other issues that also may
need attention (examples include helping home-based businesses evolve along the growth
continuum to dedicated space; infrastructure improvements; changes to regulations).
No one-size-fits-all incentive program will serve all areas and business types. An incentive program
has been in place in the Town Centre since 2011, bringing residential density and new businesses,
and supporting the revitalization of existing properties. The Employment Land Investment Incentive
Program focuses on the employment lands identified in the Commercial and Industrial Strategy and
provides for the expansion for eligibility to other lands as deemed appropriate by Council.
A development project that meets the eligibility requirements has been issued building permits. This
triggers the incentive program to begin, and the partnering agreement incentive is now due. In order
to proceed, the City requires the owner to enter into a Partnering Agreement to ensure obligations
are clearly understood. At a later date, a Revitalization Tax Exemption Agreement will be necessary to
initiate that portion of the incentive program. The project is described as follows:
• Located at 12845 261A Street owned by Big Trucks Ca Inc. under building permit number
14-125174 to build a two-storey industrial building; incentive amount $8,669.12;
• Located at 12875 261A Street owned by Big Trucks Ca Inc. under building permit number
14-125187 to build a one-storey industrial building; incentive amount $7,430.67.
The project also includes a third property at 12815 Katonien Street which does not require a
building permit. The business will be doing heavy commercial vehicle repair and refurbishing.
Public notice was issued in accordance with Sections 24, 21 and 94 of the Community Charter.
BUSINESS AND FINANCIAL PLAN IMPLICATIONS:
Council previously set aside $3 million to fund the incentive programs. After covering off partnering
agreements and future tax exemptions for projects completed or underway, there is about $1.4
million remaining. The partnering agreements referred to in this report will require that the reserve
will be drawn down by $16,099.79.
Page 2 of 3
CITIZEN IMPLICATIONS
The City’s approach to the incentive programs is one of full transparency. There have been numerous
Council reports, presentations and newspaper notices, and over four years of incentive program
implementation. The Employment Land Investment Incentive Program is intended to attract new
commercial and industrial businesses and high value jobs to Maple Ridge, and this has consistently
ranked as highly desirable in citizen surveys.
CONCLUSION
This report requests Council authorization to execute partnering agreements that will allow the City
to provide financial incentives for the two building permits noted in this report. The project meets
pre-established eligibility criteria adopted by Council. The incentives total $16,099.79, and support
the $3.2 million in construction value represented by this project. The partnering agreement
incentives are a component of a comprehensive incentive program that supports the Commercial
and Industrial Strategy.
“Original signed by Laura Benson” “Original signed by Paul Gill”
Prepared
by:
Laura Benson, CPA, CMA
Manager of Sustainability
and Corporation Planning
Approved
by:
Paul Gill, B.B.A, C.G.A, F.R.M
General Manager: Corporate &
Financial Services
“Original signed by Frank Quinn”
Concurrence
by:
Frank Quinn, MBA, P.Eng
Acting Chief Administrative Officer
Attachments: Appendix 1 – Partnering Agreements
Page 3 of 3
Appendix 1 – Partnering Agreements
Appendix 1 – Partnering Agreements
Appendix 1 – Partnering Agreements
Appendix 1 – Partnering Agreements
Appendix 1 – Partnering Agreements
Appendix 1 – Partnering Agreements
Appendix 1 – Partnering Agreements
Appendix 1 – Partnering Agreements
Appendix 1 – Partnering Agreements
Appendix 1 – Partnering Agreements
Appendix 1 – Partnering Agreements
Appendix 1 – Partnering Agreements