HomeMy WebLinkAbout2016-09-12 Committee of the Whole Agenda and Reports.pdfCity 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 Update from the Economic Development Committee, Technology Taskforce
Presentation by Lino Siracusa, Manager of Economic Development, Christina
Crabtree, Chief Information Officer and Josef Hans Lara, Chair, Economic
Development Committee
1.2 Hammond Development Permit Area Guidelines
Presentation by Anne-Marie Whittaker, Modus Planning & Design
2.PUBLIC WORKS AND DEVELOPMENT SERVICES
Note: The following items have been numbered to correspond with the Council
Agenda:
COMMITTEE OF THE WHOLE
AGENDA
September 12, 2016
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
September 12, 2016
Page 2 of 5
1101 2016-320-RZ, 11307 and 11295 Maple Crescent, C-3 to M-3
Staff report dated September 12, 2016 recommending that Maple Ridge
Zone Amending Bylaw No. 7274-2016 to rezone from C-3 (Town Centre
Commercial) to M-3 (Business Park) allowing industrial development over the
entire site and permitting future construction of a mini-warehouse facility be
given first reading and that the applicant provide further information as
described on Schedules A, C, D and E of the Development Procedures Bylaw
No. 5879-1999.
1102 2016-325-RZ, 22606 Dewdney Road, Temporary Taxi Dispatch Use
Staff report dated September 12, 2016 recommending that Maple Ridge
Official Community Plan Amending Bylaw No. 7283-2016 to designate 22606
Dewdney Trunk Road to permit a temporary taxi dispatch use be given first
reading and that the applicant provide further information as described on
Schedule H of the Development Procedures Bylaw No. 5879-1999.
1103 2016-238-RZ, 24212 112 Avenue, RS-3 to RS-1b
Staff report dated September 12, 2016 recommending that Maple Ridge
Zone Amending Bylaw No. 7266-2016 to rezone from RS-3 (One Family Rural
Residential) to RS-1b (One Family Urban [Medium Density] Residential) to
allow future subdivision into approximately 10 lots be given first reading and
that the applicant provide further information as described on Schedules A, B,
F and G of the Development Procedures Bylaw No. 5879-1999, along with
information required for a Subdivision application.
1104 2016-246-RZ, 12111 and 12119 203 Street, RS-1 to RM-1
Staff report dated September 12, 2016 recommending that Maple Ridge
Zone Amending Bylaw No. 7267-2016 to rezone from RS-1 (One Family Urban
Residential) to RM-1 (Townhouse Residential) for the development of
approximately 10 townhouse units be given first reading and that the
applicant provide further information as described on Schedules C, D and E of
the Development Procedures Bylaw No. 5879-1999, along with the
information required for a Subdivision application.
Committee of the Whole Agenda
September 12, 2016
Page 3 of 5
1105 2016-251-RZ, 11641 227 Street, RS-1 to CD-1-16
Staff report dated September 12, 2016 recommending the Maple Ridge Zone
Amending Bylaw No. 7282-2016 to rezone from RS-1 (One Family Urban
Residential) to CD-1-16 (Affordable Multi-Residential) to permit a housing
complex with approximately 650 affordable housing units including 300
independent and assisted housing units be given first reading and that the
applicant provide further information as described on Schedules A, C, D, E, F
and G of the Development Procedures Bylaw No. 5879-1999, along with the
additional information described in this report.
1106 2015-309-RZ, 21795, 21787 and 21773 Lougheed Highway, RS-1 to C-2
Staff report dated September 12, 2016 recommending that Maple Ridge
Official Community Plan Amending Bylaw No. 7281-2016 to redesignate one
of the three subject lots from Urban Residential to Commercial be given first
and second reading and be forwarded to Public Hearing and that Maple Ridge
Zone Amending Bylaw No. 7180-2015 to rezone the three properties from RS-
1 (One Family Urban Residential) to C-2 (Community Commercial) to permit
the construction of a Pediatric and Family Care Clinic with seven units be
given second reading and be forwarded to Public Hearing.
1107 2013-107-RZ, 24009, 24005 and 24075 Fern Crescent, Final One Year
Extension
Staff report dated September 12, 2016 recommending that Application 2013-
107-RZ to allow for future subdivision into 34 lots be granted a final one year
extension.
1108 2015-096-DP, 13316 235 Street
Staff report dated September 12, 2016 recommending that the Corporate
Officer be authorized to sign and seal 2016-096-DP for 5 single family lots
and 8 bare land strata lots within the Wildfire Development Permit Area plan.
1109 Award of Contract RFP-EN16-42: Engineering Design Services for 263 Street
Pump Station Replacement
Staff report dated September 12, 2016 recommending that Contract RFP-
EN16-42, Engineering Design Services for 263 Street Pump Station
Replacement be awarded to Stantec Consulting Ltd., that a contingency for
unanticipated additional works be approved and that the Corporate Officer be
authorized to execute the contract.
Committee of the Whole Agenda
September 12, 2016
Page 4 of 5
3. FINANCIAL AND CORPORATE SERVICES (including Fire and Police)
1131 Disbursements for the month ended August 31, 2016
Staff report dated September 12, 2016 recommending that the
disbursements for the month ended August 31, 2016 be received for
information.
4. COMMUNITY DEVELOPMENT AND RECREATION SERVICES
1151
5. ADMINISTRATION
1171
6. CORRESPONDENCE
1181
7. OTHER ISSUES
1191
8. ADJOURNMENT
Committee of the Whole Agenda
September 12, 2016
Page 5 of 5
9. COMMUNITY FORUM
Checked by:________________ Date: ________________
COMMUNITY FORUM
The Community Forum provides the public with an opportunity to speak with
Council on items that are of concern to them, with the exception of Public Hearing
by-laws that have not yet reached conclusion.
Each person will be permitted 2 minutes to speak or ask questions (a second
opportunity is permitted if no one else is sitting in the chairs in front of the
podium). Questions must be directed to the Chair of the meeting and not to the
individual members of Council. The total time for this Forum is limited to 15
minutes.
If a question cannot be answered, the speaker will be advised when and how a
response will be given.
Council will not tolerate any derogatory remarks directed at Council or staff
members.
Other opportunities are available to address Council including public hearings and
delegations. The public may also make their views known to Council by writing or
via email and by attending open houses, workshops and information meetings.
Serving on an Advisory Committee is an excellent way to have a voice in the future
of this community.
For more information on these opportunities contact:
Clerk’s Department at 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: September 12, 2016
and Members of Council FILE NO: 2016-320-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Zone Amending Bylaw No. 7274-2016
11307 and 11295 Maple Crescent
EXECUTIVE SUMMARY:
An application has been received to rezone the C-3 (Town Centre Commercial) portion of the subject
properties to M-3 (Business Park), allowing industrial development over the entire site and
permitting future construction of a mini-warehouse facility. The subject properties are located in the
Hammond neighbourhood, and the subject application aligns with the policy directions outlined in
the proposed Hammond Area Plan. This project is not subject to the Community Amenity
Contribution (CAC) program, as there is no residential component to the development. To proceed
further with this application additional information is required as outlined below.
RECOMMENDATIONS:
In respect of Section 475 of the Local Government Act, requirement for consultation during the
development or amendment of an Official Community Plan, Council must consider whether
consultation is required with specifically:
i.The Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;
ii.The Board of any Regional District that is adjacent to the area covered by the plan;
iii.The Council of any municipality that is adjacent to the area covered by the plan;
iv.First Nations;
v.Boards of Education, Greater Boards and Improvements District Boards; and
vi.The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be required in respect of this
matter beyond the early posting of the proposed Official Community Plan amendments on the City’s
website, together with an invitation to the public to comment, and;
That Zone Amending Bylaw No. 7274-2016 be given first reading; and
That the applicant provide further information as described on Schedules A, C, D, and E of the
Development Procedures Bylaw No. 5879–1999.
DISCUSSION:
a)Background Context:
Applicant: Prism Construction Ltd.
1101
- 2 -
Owners: Mayfair Properties Ltd.
Chelsea Properties Ltd.
Legal Descriptions: Lot 1 District Lots 278 and 279 Group 1 New Westminster
District Plan 60497
Lot 573, Listrict Lot 279, Group 1, New Westminster District,
Plan 114
OCP:
Existing: Urban Residential
Proposed: Hammond General Employment
Zoning:
Existing: M-3 (Business Park), C-3 (Town Centre Commercial)
Proposed: M-3 (Business Park)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation Urban Residential
South: Use: Vacant
Zone: C-3 (Town Centre Commercial)
Designation: Commercial
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Railway Tracks, Vacant, Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
Existing Use of Property: Outdoor Storage and Tow Yard
Proposed Use of Property: Mini-Warehouse
Site Area: 0.481 ha (1.2 acres)
Access: Maple Crescent
Servicing requirement: Urban Standard
b) Site Characteristics:
The site topography is flat, with very little existing vegetation limited to the western property line. The
subject properties are adjacent to the CP railroad on the west side, the Interfor mill lands to the
south, and residential land to the east and north. The properties are located in the vicinity of the
historic Port Hammond Junction commercial district. There are several existing buildings on the
properties, including a single family house and several small warehouse buildings. The larger
property (11307 Maple Crescent) is currently operating as an RV storage business and tow yard.
c) Project Description:
The applicant proposes to consolidate the two subject properties to create one parcel spanning the
block between Ditton and Lorne Avenues. A three storey mini warehouse development is proposed
using a tilt up concrete construction method. The site will be accessed via Maple Crescent, which
will be the only access into and out of the site.
- 3 -
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to second reading. Such assessment may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
d) Planning Analysis:
Official Community Plan:
The subject properties are located within the Hammond Area Plan and are currently designated
Urban Residential in the OCP. Both of the subject properties were formerly designated Industrial in
the previous 1996 OCP (Bylaw No. 5434-1996). They were re-designated to Urban Residential in
2006 through the adoption of the current OCP in anticipation for a multi-family residential
development. However, in 2008, through an applicant-led noise and vibration study for the subject
site, the ambient noise levels were found to be 75 A-weighted decibels (dBA), meaning that sound
insulation costs would be prohibitive and outdoor environment would be excessively noisy for
residential development. This noise level is classified by Canada Mortgage and Housing Corporation
(CMHC) as unacceptable, and the measured vibration levels exceeded the CMHC criterion for
residential use by over 100%. Although construction measures to mitigate the noise and vibration
effects are available, they would carry significant additional cost which would no longer have made a
residential development viable.
Following the noise and vibration study, the former property owner revised their rezoning application
to a mini-storage building under the Industrial land use designation, which required an OCP
amendment and was supported by staff due to the noise and vibration levels for residential
development. That application RZ/035/08 received third reading but was never completed.
More recently, the City has been in the process of creating a Hammond Area Plan which included a
review of existing land uses, and provided the opportunity to explore new land uses specifically
tailored to the neighbourhood. The subject properties were two properties identified through the
area planning process as having potential for an OCP designation change, which would return the
lands to an employment-oriented status, largely as a result of the above outlined history. The OCP
designation change also aligns with the desire to create employment opportunities in the
neighbourhood.
To facilitate the proposed development, an OCP amendment will be required to re-designate the site.
In advance of the Hammond Area Plan, the proposed employment land use designation outlined in
the draft plan, and the initial thinking on the zoning that will follow, have guided discussions with the
applicant, and have informed the development proposal. The Hammond Area Plan is anticipated to
be presented to Council on September 20, 2016.
Zoning Bylaw:
The current application proposes to rezone 11295 Maple Crescent and a portion of 11307 Maple
Crescent from C-3 (Town Centre Commercial) to M-3 (Business Park) to permit future construction of
a mini-warehouse. A significant portion of 11307 Maple Crescent is currently zoned M-3 (Business
Park); however, the subject rezoning will allow a mini-warehouse building over the entire site.
It is anticipated that the creation of a new employment zone to coincide with the land use directions
of the Hammond Area Plan will occur prior to second reading of the subject application. The
accompagnying zone amending bylaw could be revised at that time to reflect the new zone, if
- 4 -
needed. Although the new zone will be relatively similar to the existing M-3 (Business Park), two
important differences are anticipated. The new zone will have a lower height maximum at 12 metres
(3 storeys) compared to 15 metres (4 storeys). Additionally, the new zone is anticipated to outline a
range of uses that are more compatible with adjacent residential uses in terms of traffic and noise.
The minimum lot size for the current C-3 (Town Centre) zone is 929 m2 (10,000 ft2), and the
minimum lot size for the M-3 (Business Park) zone is 2,000 m2 (21,528 ft2). Any variations from the
requirements of the proposed zone will require a Development Variance Permit application. A
building setback variance along the western property line is anticipated, to move the building closer
to the railway tracks.
Development Permits:
A Development Permit application is required to ensure the proposal aligns with the Hammond Area
Plan. The Hammond Area Plan Bylaw is anticipated to be coming forward to Council for first reading
on September 20, 2016. The form and character of the proposed development will be reviewed
based on the draft area plan guidelines that focus on blending well into the nearby residential areas
either through attractive building design and landscape screening.
Advisory Design Panel:
A Form and Character Development Permit is required and must be reviewed by the Advisory Design
Panel prior to second reading.
Development Information Meeting:
A Development Information Meeting is required for this application. Prior to second reading the
applicant is required to host a Development Information Meeting in accordance with Council Policy
6.20, which was recently updated.
e) Interdepartmental Implications:
In order to advance the current application, after first reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Building Department;
e) School District; and
f) Canadian Pacific Railway.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. This evaluation will
take place between first and second reading.
f) Early and Ongoing Consultation:
In respect of Section 475 of the Local Government Act for consultation during an Official Community
Plan amendment, it is recommended that no additional consultation is required beyond the early
- 5 -
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 re quired by
Development Procedures Bylaw No. 5879–1999 as amended:
1. An OCP Application (Schedule A);
2. A complete Rezoning Application (Schedule C);
3. An Industrial Residential Development Permit Application (Schedule D);
4. A Development Variance Permit (Schedule E);
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal is in compliance with the policies prepared as part of the OCP’s draft
Hammond Area Plan. As the subject properties are not suitable for residential development, and are
identified as employment-oriented in the draft Hammond Area Plan, an OCP amendment is
supportable. 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.
“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 E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7274-2016
Appendix D – Proposed Site Plan
DATE: Aug 29, 2016
2016-320-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
11295 & 11307 Maple CrescentLegend
Stream
Indefinite Creek
River
Major Rivers & Lakes
APPENDIX A
DATE: Aug 29, 2016
2016-320-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
11295 & 11307 Maple Crescent
Aerial Imagery from the Spring of 2011
Legend
Stream
Indefinite Creek
River
Major Rivers & Lakes
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7274-2016
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. 7274-2016."
2.Those parcel (s) or tract (s) of land and premises known and described as:
Lot 1 District Lots 278 and 279 Group 1 New Westminster District Plan 60497;
Lot 573 Listrict Lot 279 Group 1 New Westminster District Plan 114;
and outlined in heavy black line on Map No. 1692 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to M-3 (Business Park).
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 C
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SCALE 1:3,000
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
C-3 (Town Centre Commercial)
M-3 (Business Park)
7274-20161692
TRAIN TRACKSTRAIN TRACKSPPPPPPTRAIN SIGNAL ARMPPHDITCHNARCHITECTURE & ENGINEERING101 - 925 WEST EIGHTH AVENUEVANCOUVER BC V5Z1E4CIARAN J DEERY P ENG - JOHN E KRISTIANSON MAIBCA PARTNERSHIP OF LIMITED COMPANIESTEL 604 736 2554FAX 604 732 7451DRAWING NUMBERSCALE:DRAWN:TITLE:VERSIONFILE:CHECKED:Written dimensions shall take precedence over scaled dimensions. The General Contractor shall verify all dimensions, datum and levels prior to commencement of work. All errors and omissions shall be reported immediately to CTA Design Group. Do not proceed with any work until in possession of "FOR CONSTRUCTION" drawings. Copyright reserved. This drawing shall at all times remain the exclusive property of CTA Design Group and may not be reproduced or altered without written consent of CTA Design Group.1:250JKJK----SK1AREV #DATEREMARKS-SITE / FLOOR PLANSPROPOSEDDEVELOPMENT11307 MAPLE CRESCENT--MAPLE RIDGE BCA AUG15.16SUBMITTED FOR REZONINGSURVEY INFORMATION COURTESY WATSON AND BARNARD BCLS FILE #22364SD TEL: 604-943-94336m122.5m32m3.9m154.5m.3m11.3m4.6m9.1m4.5m25m1.5m9.8m4.6m9.1m6m23.5m6m47.9m58.8m47.9m4m6.1m44.5m8.5m10.4m2.4m10.7m2.4m10.4m8.5m44.5m6.1m24.9m9m24.9m25m47.9m2.7m19.7m14m19.7m2.7m47.9m1.5m23.5m25m47.9m2.7m19.7m14m19.7m2.7m47.9m1.5m23.5m11.3m4.6m9.1m11.3m4.6m9.1m6.1m6.1m1.5m1.5m6.1m6.1m1.5m1.5m6.9m6.9m1.5m1.5m6.9m6.9m1.5m1.5m6.1m6.1m1.5m1.5m6.1m6.1m2.5m2.5m3.9m3.9m2.2m2.2mLORNE STREETDITTON ROAD-OFFICE-MOVING SUPPLIES-WASHROOMSELEVATOR LOBBYSTAIRSTAIRM / EREFUSESITE AREA: APPROX 52,649SF60% SITE COVERAGE ALLOWED: 31,589SFBUILDING AREAS:-MN FLR: 22,268SF-2ND FLR: 33,586SF-3RD FLR: 33,586SFGROSS BLDG AREA: 89,440SF-* EXIT STAIR AREA / FLR= 884SF *PRKG REQ'D (1/5,995SF): 15 CARS4.24426.766118.97526.9194.048124.159CARETAKERAPPROX 1,174SFMAIN FLOOR / SITE PLAN2ND FLOOR PLANLINE OF BLDG OVERLINE OF BLDG OVERUP TOCARETAKEROFFICEWSHRMWSHRMITJANDININGLIVINGKITCHENSTORBEDROOM 2BEDROOM 1BATH & W/DCLOSETENTRY HALLDNLINE OF BLDG OVERLINE OF BLDG OVERCOFFEEVENDINGMACH RMDOLLYSTORAGEVERTICAL PICKET SECURITY FENCINGSECURITY FENCINGSECURITY FENCINGSECURITY FENCINGMAIN FLR LOCKERS:14,145SF / 22,268SF= 63.5%SECOND FLR LOCKERS:21,210SF / 33,586SF= 63%THIRD FLR LOCKERS:21,855SF / 33,586SF= 65%STAIRSTAIRSTAIRSTAIRSTAIRSTAIR1M ROAD DEDICATION2M ROAD WIDENINGSTAIRSTAIRSTAIRSTAIR3RD FLOOR PLANOUTLINE OF EXIST BLDGOUTLINE OF EXIST BLDGEXISTING TREELINE OF EXTERIOR WALL BELOW TYPEXIST SIDEWALKEXIST CURB / GUTTEREXISTSIDEWALKEXIST SIDEWALKTILT PANEL LEG TYP5M LANDSCAPE SETBACK3MLANDSCAPESETBACK5MLANDSCAPESETBACKBI-PARTING SECURITY GATESHADING INDICATESSTORAGE LOCKERS TYPAPPENDIX D
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 12, 2016
and Members of Council FILE NO: 2016-325-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
OCP Amending Bylaw No. 7283-2016
22606 Dewdney Trunk Road
EXECUTIVE SUMMARY:
An application has been received to amend Appendix D – Temporary Use Permits of the Official
Community Plan (OCP) to designate 22606 Dewdney Trunk Road to permit a temporary taxi
dispatch use. The applicant is currently operating a taxi dispatch office at 20542 Dewdney Trunk
Road; however, this property is not commercially zoned and the previous temporary use permit
has lapsed. A previous application to rezone 20542 Dewdney Trunk Road and bring the taxi
dispatch use into compliance was received in 2013 but the applicant did not proceed beyond first
reading and the application was subsequently closed due to inactivity. The applicant no longer
intends to develop 20542 Dewdney Trunk Road to include the existing non-compliant taxi
business. The purpose of the subject application is to temporarily relocate the taxi business to
22606 Dewdney Trunk Road to rectify the current business’ non-compliance at the current
location.
The property located at 20542 Dewdney Trunk Road holds a valid business license which expires on
December 31, 2016. Due to the RS-1 (One Family Urban Residential) zoning of that property, which
does not permit a taxi dispatch use, the business license will not be renewed for that property and it
is expected that there is sufficient time for the applicant to secure a Temporary Use Permit at the
new property.
This project is not subject to the Community Amenity Contribution (CAC) program because it is a
temporary use, is located in the Town Centre, and there is no residential component to the
development. To proceed further with this application additional information is required as
outlined below.
RECOMMENDATIONS:
In respect of Section 475 of the Local Government Act, requirement for consultation during the
development or amendment of an Official Community Plan, Council must consider whether
consultation is required with specifically:
i.The Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;
ii.The Board of any Regional District that is adjacent to the area covered by the plan;
iii.The Council of any municipality that is adjacent to the area covered by the plan;
iv.First Nations;
v.Boards of Education, Greater Boards and Improvements District Boards; and
vi.The Provincial and Federal Governments and their agencies.
1102
- 2 -
and in that regard it is recommended that no additional consultation be required in respect of this
matter beyond the early posting of the proposed Official Community Plan amendments on the City’s
website, together with an invitation to the public to comment, and;
That OCP Amending Bylaw No. 7283-2016 be given first reading; and
That the applicant provide further information as described on Schedule H of the Development
Procedures Bylaw No. 5879–1999.
DISCUSSION:
a)Background Context:
Applicant: SDM Transport Ltd.
Owner: SDM Transport Ltd.
Legal Description: Lot 4 Except Westerly 81.1 Feet District Lot 401 Group 1 new
Westminster District Plan7863
OCP:
Existing: Town Centre Commercial
Proposed: Temporary Use Permit
Zoning:
Existing: CS-1 (Service Commercial)
Surrounding Uses:
North: Use: Automotive Repair, Indoor Recreation
Zone: CS-1 (Service Commercial)
Designation: Town Centre Commercial
South: Use: Road
Zone: n/a
Designation: n/a
East: Use: Child Care
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial
West: Use: Restaurant, Office
Zone: C-3 (Town Centre Commercial)
Designation: Town Centre Commercial
Existing Use of Property: Vacant
Proposed Use of Property: Taxi Dispatch Office
Site Area: 0.168 HA. (0.4 acres)
Access: Dewdney Trunk Road, 226 Street
Servicing requirement: Urban Standard
- 3 -
b)Site Characteristics:
The subject property has frontage on Dewdney Trunk Road on the north side and frontage on 226
Street on the south side. Historic uses on the property have been service commercial in nature,
including a gas station and auto detailing business. An existing building is located on the property.
c)Project Description and History:
The applicant proposes to amend Appendix D - Temporary Industrial Use of the Official Community
Plan to allow a Temporary Use Permit for a taxi dispatch office. The uses requested for the
temporary use permit include taxi office dispatch, accessory fuelling, and taxi parking. The applicant
proposes to improve the overall appearance of the property by painting the existing building, and
adding landscaping.
The applicant is currently operating a taxi dispatch office at 20542 Dewdney Trunk Road; however,
this property is not commercially zoned and the previous temporary use permit has lapsed. A
previous application to rezone 20542 Dewdney Trunk Road and bring the taxi dispatch use into
compliance was received in 2013 but the applicant did not proceed beyond first reading and the
application was subsequently closed due to inactivity. The applicant no longer intends to develop
20542 Dewdney Trunk Road to include the existing non-compliant taxi business. The purpose of the
subject application is to temporarily relocate the taxi business to 22606 Dewdney Trunk Road to
rectify the current business’ non-compliance at the current location.
d)Planning Analysis:
Official Community Plan:
The subject property is located within the Town Centre Area Plan and is currently designated Town
Centre Commercial. This land use designation aligns with the C-3 (Town Centre Commercial) zone,
which permits a range of uses in a high density, pedestrian friendly form. Supported uses include
professional services, retail, and apartment. As the proposed taxi dispatch office, fuelling, and
parking uses are service commercial in nature, and are incompatible with the desired Town Centre
policies, a Temporary Use Permit is appropriate instead of a rezoning application. In this way the use
can be tested in the Town Centre to see how it fits in the urban setting. Should issues or concerns
arise, the permit does not have to be renewed by Council.
An OCP amendment is required to add the subject properties into Appendix D – Temporary Use
Permits of the Official Community Plan. Appendix D of the Official Community Plan states the
following:
1. Lands in the City may be designated to permit temporary uses if a condition or circumstance
exists that warrants the use for a short period of time but does not warrant a change of land use
designation or zoning of the property.
2. Council has the authority by resolution to issue Temporary Use Permits to allow temporary uses
on specific properties. Council may specify conditions for the temporary use.
3. Designated Temporary Use Permit areas will require guidelines that specify the general
conditions regarding the issuance of permits, the use of the land, and the date the use is to
terminate.
4. As a condition of issuing the permit, Council may require applicants or owners to remove
buildings, to restore the property to a specific condition when the use ends, and to post a
- 4 -
security bond. A permit may be issued for a period of up to three years, and may be renewed
only once.
5. Council may issue Temporary Use Permits to allow:
a) temporary commercial uses, i.e., temporary parking areas; and
b) temporary industrial uses, i.e. soil screening;
c) other temporary uses.
6. A Temporary Use Permit is issued in accordance with the provisions of Section 492 of the Local
Government Act.
As outlined in points 2 and 3 above, the Temporary Use Permit may have conditions and guidelines
for the use to occur, as well as removal and restoration requirements once the permit terminates.
These conditions and guidelines are similar to rezoning conditions such as engineering servicing
improvements, landscaping, and fencing. The conditions of the temporary use permit will be the
subject of a future report to Council; however, will likely include a security deposit for site
improvement including landscaping and improvements to the existing building, as well as business
licensing and operating requirements. A security for the safe removal of the fueling tank and
necessary remediation is also anticipated once the Temporary Use Permit expires. The Licenses,
Permits & Bylaws Department has provided the following draft operating requirements, which are in
line with the City’s Taxi Bylaw.
The records of all daily trips for each taxi must be kept in the place of business for a period of
six months and shall be produced for inspection at any time on request by the Police or the
Bylaw department.
Any taxi that is older than 7 years must be removed from the fleet.
The drivers must always have a current chauffeurs permit and the Company must send the
bylaw department updated lists of all current drivers.
All drivers must clearly display photo identification inside the taxi.
Each taxi must display a vehicle for hire plate that is valid for the current year. These plates
are not transferrable from vehicle to vehicle.
A list of complaints must be forwarded to the bylaw office twice monthly.
As the Licenses, Permits & Bylaws Department is currently dealing with infractions at the existing
business location, the above noted conditions will need to be resolved to the satisfaction of the City
prior to issuance of a Temporary Use Permit on the subject property. The property located at 20542
Dewdney Trunk Road holds a valid business license which expires on December 31, 2016. Due to
the RS-1 (One Family Urban Residential) zoning of that property, which does not permit a taxi
dispatch use, the business license will not be renewed for that property and it is expected that there
is sufficient time for the applicant to secure a Temporary Use Permit at the new property.
It is important to note that the Temporary Use Permits are now valid for a period of up to three (3)
years, and may be renewed and extended only once for an additional three (3) years. A Temporary
Use Permit extension must be granted by Council, and Council is under no obligation to approve an
extension. The main difference between rezoning and temporary use permits is the duration of time
that the use is permitted on the property, and the removal and restoration requirements and
accompanying conditions, if necessary.
- 5 -
Development Information Meeting:
A Development Information Meeting is required for this application. Prior to second reading the
applicant is required to host a Development Information Meeting in accordance with Council Policy
6.20.
e)Interdepartmental Implications:
In order to advance the current application, after first reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a)Engineering Department;
b) Operations Department;
c)Bylaws Department;
d)Fire Department; and
e)Building Department.
The above list is intended to be indicative only and it may become necessary, as the application
progresses, to liaise with agencies and/or departments not listed above.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. This evaluation will take
place between first and second reading.
f)Early and Ongoing Consultation:
In respect of Section 475 of the Local Government Act for consultation during an 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.A Temporary Industrial or Temporary Commercial Use Permit Application (Schedule H);
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
- 6 -
CONCLUSION:
The subject application is for a Temporary Use Permit, which requires an OCP amendment. The
proposed temporary use is a taxi dispatch office, including fuelling and taxi parking. It is
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.
“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 E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7283-2016
City of PittMeadows
District ofLangley District of MissionFRASER R.
^
DATE: Aug 22, 2016FILE: 2016-325-RZ BY: PC
PLANNING DEPARTMENT
SELKIRK AVE.
McINTOSH AVE.
121 AVE.
BROWN AVE.227 ST.227 ST.121 AVE.
LANE
LANE
SELKIRK AVE.227 ST.226 ST.EDGE ST.DEWDNEY TRUNK ROAD
LANE
BROWN AVE.
119 AVE.
SELKIRK AVE.226502271211857
12075
226061185822602226452256722626120182258311937
1197122681225962258722519
11920/3622588120872263012085
11890
119702262012077
11882 225972256122481226102257612070
11900 225901196322574RCMP22577
11844
11910
11990 225572262522561-97226112261522610226332264022490226242263411980
11996
2271122577Haney Place Mall 2256222701/226482255022680118692262122530/62
22625226392270511931225402258822582
118762264022504224702255811960
2264722631Courthouse 22610225542251411944
226491190922644/482264112003 225892256622603Municipal Hall
1186222597 119472267422661
22637-4512047
11834 22611Arts Centre
227202260611940/48226602268012060
12038
11995
/09
1188922670 2270822596SUBJECT PROPERTY
´
Scale: 1:2,500
22606 DEWDNEY TRUNK ROAD
APPENDIX A
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Aug 22, 2016
FILE: 2016-325-RZ
BY: PC
PLANNING DEPARTMENT
SELKIRK AVE.
McINTOSH AVE.
121 AVE.
BROWN AVE.227 ST.227 ST.121 AVE.
LANE
LANE
SELKIRK AVE.227 ST.226 ST.EDGE ST.DEWDNEY TRUNK ROAD
LANE
BRO WN AVE.
119 AVE.
SELKIRK AVE.226502271211857
12075
226061185822602226452256722626120182258311937
1197122681225962258722519
11920/3622588120872263012085
11890
119702262012077
11882 225972256122481226102257612070
11900 225901196322574RCMP22577
11844
11910
11990 22557226252226112261522610226332264022490226242263411980
11996
2271122577Haney Place Mall 2256222701/226482255022680118692262122530/62
22625226392270511931225402258822582
1187622640225042255811960
2264722631Courthouse 22610225542251411944
226491190922644/482264112003 225892256622603Municipal Hall
1186222597 119472267422661
22637-4512047
11834 22611Arts Centre
227202260611940/48226602268012060
12038
11995
/09
1188922670 2270822596SUBJECT PROPERTY
´
Scale: 1:2,500
22606 DEWDNEY TRUNK ROAD
Aerial Imagery from the Spring of 2011
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7283-2016
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________________________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed expedient to amend Schedule "A" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7283-2016."
2.Appendix D. TEMPORARY USE PERMITS, Section TEMPORARY USE PERMIT AREA is amended
by deleting Temporary Commercial Use Permit Area Location No.2 in its entirety and
renumbering subsequent locations accordingly.
3.Appendix D. TEMPORARY USE PERMITS, Section TEMPORARY USE PERMIT AREA is amended
by the addition of the following, in sequential numeric order:
Temporary Commercial Use Permit Area Location No. 5
Purpose:
To permit a temporary taxi dispatch office, accessory fueling and taxi parking located at
22606 Dewdney Trunk Road.
Location:
Those parcels or tracts of land shown on Temporary Commercial Use Permit Area No. 5 map,
and known and described as:
Lot 4 Except: Westerly 81.1 feet; District Lot 401 Group 1 New Westminster District Plan
7863
is hereby designated to permit a temporary commercial use for a taxi dispatch office, for the
lesser of a three-year maximum period or in the event of an offence to any City bylaw. The
time period becomes effective upon adoption of this bylaw.
3. Appendix D. TEMPORARY USE PERMITS, Section TEMPORARY USE PERMIT AREA is amended
by the addition of the attached Temporary Commercial Use Permit Area Location No. 5 map,
in sequential numeric order.
APPENDIX C
4.Maple Ridge Official Community Plan Bylaw No.7060-2014 as amended, is 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
DATE: Sep 6, 2016 BY: DT
McINTOSH AVE.
BROWN AVE.227 ST.227 ST.LANE
LANE
SELKIRK AVE.227 ST.226 ST.EDGE ST.DEWDNEY TRUNK ROAD
LANE
BROWN AVE.
119 AVE.2265012075
226062260222645225672262612018 2258311937
1197122681225872251922588
11920/36
12087
2263011890
11970
12077
11882 2259722561226102257612070
225901196322574RCMP22577
11910
11990 225572262522611226242263411980
11996 22577Haney Place Mall 2264822550226802262122530/62
1193122540
2264011876225581196022631Courthouse226102255411944226491190922644/482264112003 225892256622603Municipal Hall 22597119472267422661
22637-4512047
22611Arts Centre
11940/48
12060
12038
/09
118892267022596Rem.
2956
2
81.5
14
Rem.
16
A
56
299
61
301
296
3
9
1
7
Rem.64 652
8
313118
9
Rem 127 11
3
Rem
7
Rem. A
Feet
298
B
11
Rem 120
6
5
3
A
CP
2
294
4
15
West
Rem 1205
Rem. A
Rem.
1
2
3
300
4
4
293
A
1
1
E
297
A
8
5
C
4
B
Rem.
LOT A6
2
Rem 2
4
1
1
78
303
3
292
4
2 ARem.
4
117
A
1
13P 47933P 7863
P 60562
P 68843
P 9541
*PP094
P 14185P 9446
P 60562
P 9446
RP 84340
P 8081P 8081Plan 81350
P 7997 P 80888P 8695
P 12640
P 9446
(P9687)
EPP 12098
RP 79869
*PP093
P 9541
(P 9541)
NWS 2403 LMP 37413P 12215P 9541
P 51167
*PP088P 43724LMP 19460
EPS 2538
P 65997 *PP086P 12215BCP 34253
P8695*PP088
P 8843
P 22418LMP 15424
LP 73289
P 43724 (EPS 2806)
P 8081
P 9687
P 9190NWS 2403P 12567P 20546
P 60451
(EPS 1223)
*PP084
P 9236P 8844P 44882
P 58055*LMP18210 P 43724
P 8679P 54086EP 69139RP 69394
BCP 52040BCP 49797
RW 59110
RW 18394
P 57372LMP 46994EPP 14312EP 65137
LMP 52324
RW 18394
LMP 45326 BCP 13823
RP 68844 RW 18394RW 68845
P 70955
EPP 13648
RW 61238
´
Scale: 1:2,000
TEMPORARY COMMERCIAL USE PERMIT AREALocation No. 5
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 12, 2016
and Members of Council FILE NO: 2016-238-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Zone Amending Bylaw No. 7266-2016
24212 112 Avenue
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property, located at 24212 112 Avenue, from
RS-3 (One Family Rural Residential) to RS-1b (One Family Urban (Medium Density) Residential) to
allow future subdivision into approximately 10 lots.
The applicant intends to choose the Density Bonus option within the RS-1b (One Family Urban
(Medium Density) Residential) zone, which is specific to the Albion Area, enabling single-family lot
sizes of 371m² (3,993 ft²). The required amenity fee of $3,100.00 per lot less than 557m² (5,995
ft²) will be collected by the Approving Officer at the subdivision approval stage. Pursuant to Council
Policy, this application is also subject to the Community Amenity Contribution Program at a rate of
$5,100.00 per lot, for an estimated amount of $51,000.00.
To proceed further with this application additional information is required as outlined below.
RECOMMENDATIONS:
1.In respect of Section 475 of the Local Government Act, requirement for consultation during the
development or amendment of an Official Community Plan, Council must consider whether
consultation is required with specifically:
i.The Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;
ii.The Board of any Regional District that is adjacent to the area covered by the plan;
iii.The Council of any municipality that is adjacent to the area covered by the plan;
iv.First Nations;
v.Boards of Education, Greater Boards and Improvements District Boards; and
vi.The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be required in respect of
this matter beyond the early posting of the proposed Official Community Plan amendments on
the City’s website, together with an invitation to the public to comment;
2.That Zone Amending Bylaw No. 7266-2016 be given first reading; and
3.That the applicant provide further information as described on Schedules A, B, F, and G of the
Development Procedures Bylaw No. 5879–1999, along with the information required for a
Subdivision application.
1103
- 2 -
DISCUSSION:
a)Background Context:
Applicant: Paul Hayes
Owner: DLJ Holdings Ltd.
Legal Description: Lot 45, Section 10, Township 12, NWD Plan 43601
OCP:
Existing: Institutional, Conservation, Low Density Residential, and
Low/Medium Density Residential
Proposed: Low/Medium Density Residential and Conservation
Zoning:
Existing: RS-3 (One Family Rural Residential)
Proposed: RS-1b (One Family Urban (Medium Density) Residential), with a
density bonus to R-1 (Residential District) sized lots
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential), with a
density bonus to R-1 (Residential District) sized lots
Designation: Low/Medium Density Residential
South: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential and Conservation
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Institutional, Low/Medium Density Residential, and
Conservation
West: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential) (note: this property is under
application 2012-013-RZ, to be rezoned as RS-1b with a
density bonus to R-1 sized lots)
Designation: Institutional and Conservation
Existing Use of Property: Single Family Residential
Proposed Use of Property: Single Family Residential
Site Area: 1.25 ha (3 acres)
Access: 112 Avenue
Servicing requirement: Urban Standard
b)Site Characteristics:
The subject property is located within the Albion Area Plan and is approximately 1.25 ha (3 acres) in
size. The subject property is bounded by 112 Avenue to the north, and single family development to
the east, west, and south (see Appendices A and B). A tributary to Dunlop Creek and steep slopes
are located on the southern half of the property (see Appendix C).
- 3 -
c) Project Description:
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 Albion Area Plan.
The density bonus Amenity Contribution regulation is detailed in Zone Amending Bylaw No. 6996 –
2013, and permits the following:
For the RS-1b (One Family Urban (Medium Density) Residential) zone, the base density is a
net lot area of 557 m2. A Density Bonus is an option in the RS-1b (One Family Urban
(Medium Density) Residential) zone and shall be applied as follows:
a. An Amenity Contribution of $3,100 per lot will be required in any subdivision
containing one or more lots with an area of less than 557 m 2, payable when the
Approving Officer approves the subdivision.
b. The maximum density permitted through the Density Bonus option is:
i. minimum net lot area of 371 m2;
ii. minimum lot width of 12.0 m;
iii. minimum lot depth of 24 m.
c. 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.
The proposed development consists of approximately 10 R-1 (Residential District) sized lots,
amounting to an Amenity Contribution of approximately $31,000.00. The final number of lots and
amenity contribution will be determined at the time of approval of the subdivision.
Pursuant to Council Policy, this application is also subject to the Community Amenity Contribution
Program at a rate of $5,100.00 per lot, for an estimated amount of $51,000.00.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan 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, Official Community Plan designations and Bylaw particulars, and may require
application for further development permits.
d) Planning Analysis:
Official Community Plan:
The subject property is currently designated as Institutional, Conservation, Low Density Residential,
and Low/Medium Density Residential, and will require an Official Community Plan (OCP) amendment
to redesignate the land as Low/Medium Density Residential and Conservation.
The 1996 OCP identified a portion of the subject property for a future school/park site. In October
2015, the School District adopted its Strategic Facilities Plan, which identifies the properties located
- 4 -
on 104 Avenue and 108 Avenue and 248 Street as their priorities. Additionally, as a component of
the development application to the west, for the property located at 24152 112 Avenue, a referral
was sent to the School District. The School District advised that:
“As previously stated in correspondence from the Board of Education to the City of Maple
Ridge and as per the most recent Eligible School Sites Proposal accepted by the City of
Maple Ridge in October 2015 the Board of Education will not require the OCP designated
school site, located on 112 Avenue (24152 112 Avenue).”
Based on this information, it is clear that the property to the west of the subject property, located at
24152 112 Avenue, and the portion designated as Institutional on the subject property is not
intended to be developed as a school site. Council gave third reading to the OCP and Zone
amending bylaws to develop the western property on December 8, 2015. Based on this information,
the re-designation from Institutional to Low/Medium Density Residential for the subject property is
supportable.
The application is in compliance with the proposed OCP Amending Bylaw No. 6995–2013, that
establishes the Community Amenity Program, and in compliance with the proposed Zone Amending
Bylaw No. 6996–2013, that permits a Density Bonus option in the Low/Medium Density Residential
designation in the Albion Area Plan. The applicant intends to apply the Density Bonus option to this
project, as discussed above in the Project Description.
Zoning Bylaw:
The current application proposes to rezone the subject property from RS-3 (One Family Rural
Residential) to RS-1b (One Family Urban (Medium Density) Residential) (see Appendix D), with a
Density Bonus to permit future subdivision into approximately 10 single family lots (see Appendix E).
The application of the Density Bonus, which is specific to the Albion Area Plan, will permit the
applicant to reduce the single-family lot size from the RS-1b (One Family Urban (Medium Density)
Residential) base density of 557 m2 to 371 m2. An Amenity Contribution of $3,100 per lot for each
lot that is less than 557 m2 is required, as discussed in the Project Description above. Pursuant to
Council resolution, this application is also subject to the Community Amenity Contribution Program.
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 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”
- 5 -
to ensure the preservation, protection, restoration and enhancement of the natural environment and
for development that is protected from hazardous conditions.
Advisory Design Panel:
A Form and Character Development Permit is not required because this is a single family project,
therefore this application does not need to be reviewed by the Advisory Design Panel.
Development Information Meeting:
A Development Information Meeting is required for this application. Prior to second reading the
applicant is required to host a Development Information Meeting in accordance with Council Policy
6.20.
e)Interdepartmental Implications:
In order to advance the current application, after first reading, comments and input, will be sought
from the various internal departments and external agencies listed below:
a)Engineering Department;
b) Operations Department;
c)Licenses, Permits, and Bylaws Department;
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.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
f)Early and Ongoing Consultation:
In respect of Section 475 of the Local Government Act for consultation during an 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 Official Community Plan Application (Schedule A);
2.A complete Rezoning Application (Schedule B);
3.A Watercourse Protection Development Permit (Schedule F);
4.A Natural Features Development Permit (Schedule G); and
5.A Subdivision Application.
- 6 -
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
Justification has been provided to support an OCP amendment as the School Board no longer
requires the site located at 24152 112 Avenue for a future school. It is therefore recommended that
Council grant first reading subject to additional information being provided and assessed prior to
second reading.
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the City of Maple Ridge’s Approving Officer.
It is expected that once complete information is received, Zone Amending Bylaw No.7266-2016 may
be amended and an OCP Amendment to adjust the Conservation boundary may be required.
It is recommended that Council not require any further additional OCP consultation.
“Original signed by Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, MA, 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 E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Environmental Context Map
Appendix D – Zone Amending Bylaw No. 7266-2016
Appendix E – Proposed Site Plan
DATE: Jun 29, 2016
FILE: 2016-238-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
112 AVE
´
Scale: 1:2,500
24212 112 AVENUELegend
Stream
Ditch Centreline
Indefinite Creek
River Centreline
Lake or Reservoir
APPENDIX A
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Jun 29, 2016
FILE: 2016-238-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
112 AVE
´
Scale: 1:2,500
24212 112 AVENUE
Aerial Imagery from the Spring of 2015
APPENDIX B
DATE: Aug 9, 2016
FILE: Untitled
BY: RS
PLANNING DEPARTMENT272
9 232
1311917
9
13
1
1 73319293131
31733
2628 24221
81614
1283232
122818251
5
302
0 1020The City of Maple Ridge makes no guarantee
regarding the accuracy or present status of
the information shown on this map.
´
Scale: 1:1,323
24212 112 Ave.
Preliminary Site Context Map
Aerial Imagery from the Spring of 2011
Legend
Stream
Slope (2014 LiDAR)
Percent
15 - 25
26 - 30
30+
Preliminary Assessment by City.
WPDP and NFDP guidelines apply
given slopes over 15% and streams
Watercourses with 15 metre setback
to be confirmed by QEP site visit.
Geotechnical assessment required.
APPENDIX C
CITY OF MAPLE RIDGE
BYLAW NO. 7266-2016
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. 7266-2016."
2.That parcel or tract of land and premises known and described as:
Lot 45 Section 10 Township 12 New Westminster District Plan 43601
and outlined in heavy black line on Map No. 1687 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to RS-1b (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 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 D
112 AVE.243 ST.243B ST.112 AVE.243A ST.112 AVE.242A ST.2428511242
2415211223
11235
11211
11250
11230
11207
2427111232
11222 11220
11202
11223
11252
11242
11233
11243
24250242652417724279242122429611251
2420111241
11201
11233
2429511208
2420711221
11265
11212
11240
11231
5
2
28
6
10
Rem 1
Rem 10
3
9
15 11
12
5
26
5
7
27
11
32
916
12
29
4 6A
Rem 11
1
10
30
1
14
PARK
PARK1011
33
3
A
6
2
8
4
7 1
45
8
31
13 EPP 56127
P 3452
EPP 52282P 7408
EP 15693
EPP 56126
P 77744EPP 56127P50696P 43223
P 809
RP 13033
EPP 52281
P 43223
P 43601P 809
P 77744
EP 77745
EPP 54926112 AVE.
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)
7266-20161687
RS-1b (One Family Urban (Medium Density) Residential)
APPENDIX E
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 12, 2016
and Members of Council FILE NO: 2016-246-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Zone Amending Bylaw No. 7267-2016
12111 and 12119 203 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties, located at 12111 and 12119 203
Street, from RS-1 (One Family Urban Residential) to RM-1 (Townhouse Residential) for the
development of approximately 10 townhouse units. Pursuant to Council resolution, this application
is subject to the Community Amenity Contribution Program at a rate of $4,100.00 per townhouse
dwelling unit, for an estimated amount of $41,000.00.
To proceed further with this application additional information is required as outlined below.
RECOMMENDATIONS:
1.That Zone Amending Bylaw No. 7267-2016 be given first reading; and
2.That the applicant provide further information as described on Schedules C, D, and E of the
Development Procedures Bylaw No. 5879–1999, along with the information required for a
Subdivision application.
DISCUSSION:
a)Background Context:
Applicant: Matthew Cheng, Matthew Cheng Architect Inc.
Owner: Feng Quan
Legal Descriptions: Lots G and H, District Lot 263, Group 1, NWD Plan 18612
OCP:
Existing: Urban Residential
Proposed: Urban Residential
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: RM-1 (Townhouse Residential)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1b (One Family Urban (Medium Density) Residential)
Designation: Urban Residential
1104
- 2 -
South: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential) and R-2 (Urban Residential
District)
Designation: Urban Residential
West: Use: Church
Zone: P-4a (Church Institutional/Educational)
Designation: Institutional
Existing Use of Property: Single Family Residential
Proposed Use of Property: Multi-Family Residential
Site Area: 0.31 ha (0.7 acre)
Access: Lane off of 203 Street
Servicing requirement: Urban Standard
b) Site Characteristics:
The subject properties, located at 12111 and 12119 203 Street, are relatively flat and are bounded
by a lane to the north, 203 Street to the east, single family residential to the south, and a church to
the west (see Appendices A and B).
c) Project Description:
The applicant has requested to rezone the subject properties from RS-1 (One Family Urban
Residential) to RM-1 (Townhouse Residential), for the development of approximately 10 townhouse
units. Pursuant to Council resolution, this application is subject to the Community Amenity
Contribution Program at a rate of $4,100.00 per townhouse dwelling unit, for an estimated amount
of $41,000.00.
At this time the current application has been assessed to determine its compliance with the Official
Community Plan (OCP) and provide a land use assessment only. Detailed review and comments will
need to be made once full application packages have been received. A more detailed analysis and a
further report will be required prior to second reading. Such assessment may impact proposed lot
boundaries and yields, OCP designations and Bylaw particulars, and may require application for
further development permits.
d) Planning Analysis:
Official Community Plan:
The subject properties are currently designated Urban Residential – Major Corridor. Major Corridor
Residential Infill developments may include building forms such as single detached dwellings,
duplexes, triplexes, fourplexes, townhouses, apartments, and small lot intensive residential
developments. The housing forms are restricted to a maximum of two and one -half storeys, with an
emphasis on ground-oriented units for all developments (except for apartments). The proposed
rezoning to RM-1 (Townhouse Residential) and development proposal is in compliance with the OCP
designation.
- 3 -
Zoning Bylaw:
The current application proposes to rezone the subject properties from RS-1 (One Family Urban
Residential) to RM-1 (Townhouse Residential) (see Appendix C) to permit the development of 10
townhouse units (see Appendix D). Front and rear setback variances are proposed to reduce the
setbacks from 7.5m (24.6 ft.) down to 4.5m (14.8 ft.) and 6.0m (19.7 ft.), respectively, and will
require a Development Variance Permit application.
Development Permits:
Pursuant to Section 8.7 of the OCP, a Multi-Family Development Permit application is required to
ensure the current proposal enhances existing neighbourhoods with compatible housing styles that
meet diverse needs, and minimize potential conflicts with neighbouring land uses.
Advisory Design Panel:
A Multi-Family Development Permit is required and must be reviewed by the Advisory Design Panel
prior to second reading.
Development Information Meeting:
A Development Information Meeting is required for this application. Prior to second reading, the
applicant is required to host a Development Information Meeting in accordance with Council Policy
6.20.
e) Interdepartmental Implications:
In order to advance the current application, after first reading, comments and input will be sought
from the various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Licenses, Permits and Bylaws Department;
e) School District;
f) Ministry of Transportation and Infrastructure; 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.
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between first and second reading.
- 4 -
f) Development Applications:
In order for this application to proceed, the following information must be provided, as required by
Development Procedures Bylaw No. 5879–1999, as amended:
1. A complete Rezoning Application (Schedule C);
2. A Multi-Family Residential Development Permit Application (Schedule D);
3. A Development Variance Permit (Schedule E); and
4. A Subdivision Application.
The above list is intended to be indicative only, other applications may be necessary as the
assessment of the proposal progresses.
CONCLUSION:
The development proposal is in compliance with the OCP, therefore, it is recommended that Council
grant first reading, subject to additional information being provided and assessed prior to second
reading.
The proposed layout has not been reviewed in relation to the relevant bylaws and regulations
governing subdivision applications. Any subdivision layout provided is strictly preliminary and must
be approved by the City of Maple Ridge’s Approving Officer.
“Original signed by Michelle Baski”
_______________________________________________
Prepared by: Michelle Baski, AScT, MA
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 E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7267-2016
Appendix D – Proposed Site Plan
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Jun 30, 2016
FILE: 2016-246-RZ
BY: PC
PLANNING DEPARTMENT
119 AVE.
HARTNELL AVE.MAKINSON ST.122 AVE.
LINDSAY AVE.
WICKLUND AVE.203 ST.LINDSAY PL.204B ST.IRVING ST.203 ST.121 AVE.
DEWDNEY TRUNK ROADIRVING121B AVE.
12147
203722024112212 20431203932038912198
20398204092045312212
12150
2023112171 20421204412039012105 2039912095
12092 204681206620413203962025012194203971206
8
12091 20422202842042520298202972047512132
202751219712065
12125
12148
12116
20331204022044520399120 6720375204402024020292 204552046512159
12111
12184
12222
20220202932025512172
12125
121191219312201
12186
12191 203872025120430204101212520235
121052038620419
12110
12175
2039812187 20395120832029020405120388
1207 120294 12176
12109
12080203832024520230
2037012174
12201
2024512148
12130
12143204012039720407204152041612217
11985 204212040812195
12160
20450204562032520298120652 04 17
12184
12096 203781213520270 12136
203061210820411203822042012227
12087
203212028512162
2028512181
12138
12099 2027120387203981215620296
11961
12130
12170
12218
2031912221
12142
1207520408
12072037720375120792041220403202812039020381
2031812202
20402121402028012122
203852028412181
2040912196
12209
2029912211
SUBJECT PROPERTIES
´
Scale: 1:2,500
12111 & 12119 203 STREET
APPENDIX A
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Jun 30, 2016
FILE: 2016-246-RZ
BY: PC
PLANNING DEPARTMENT
119 AVE.
HARTNELL AVE.MAKINSON ST.122 AVE.
LINDSAY AVE.
WICKLUND AVE.203 ST.LINDSAY PL.204B ST.IRVING ST.203 ST.121 AVE.
DEWDNEY TRUNK ROADIRVING121B AVE.
12147
203722024112212 20431203932038912198
20398204092045312212
12150
2023112171 20421204412039012105 2039912095
12092 204681206620413203962025012194203971206
8
12091 20422202842042520298202972047512132
202751219712065
12125
12148
12116
20331204022044520399120 6720375204402024020292 204552046512159
12111
12184
12222
20220202932025512172
12125
121191219312201
12186
12191 203872025120430204101212520235
121052038620419
12110
12175
2039812187 20395120832029020405120388
1207 120294 12176
12109
12080203832024520230
2037012174
12201
2024512148
12130
12143204012039720407204152041612217
11985 204212040812195
12160
20450204562032520298120652 04 17
12184
12096 203781213520270 12136
203061210820411203822042012227
12087
203212028512162
2028512181
12138
12099 2027120387203981215620296
11961
12130
12170
12218
2031912221
12142
1207520408
12072037720375120792041220403202812039020381
2031812202
20402121402028012122
203852028412181
2040912196
12209
2029912211
SUBJECT PROPERTIES
´
Scale: 1:2,500
12111 & 12119 203 STREET
Aerial Imagery from the Spring of 2011
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7267-2016
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. 7267-2016."
2.Those parcel (s) or tract (s) of land and premises known and described as:
Lot G District Lot 263 Group 1 New Westminster District Plan 18612
Lot H District Lot 263 Group 1 New Westminster District Plan 18612
and outlined in heavy black line on Map No. 1688 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 day of , 20
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
APPROVED by the Ministry of Transportation and Infrastructure this day of
, 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX C
HARTNELL AVE.MAKINSON ST.LINDSAY AVE.
WICKLUND AVE.203 ST.LINDSAY PL.204B ST.IRVING ST.203 ST.121 AVE.
DEWDNEY TRUNK ROAD
121B AVE.
12147
2037220241203932038912198
2039812150
2023112171
2039012105 2039912095
12092 204681206620413203962025012068
12091 204222028420425202982029712132
2027512065
12125
12148
12116
203312040220445203991206720375204402024020292 2045512159
12111
12184
20220202932025512172
12125
12119
12201
12186
12191
2025120430204101212520235
121052038620419
12110
12175
2039812187 2039512083202902040520388
1207120294 12176
12109
12080203832024520230
2037012174 12201
204652024512148
12130
1214320401203972040720415204161221720421
11985 2040812195
12160
20450204562032520298120652041712184
12096 203781213520270 12136
2030612108204112038220420
12087
203212028512162
2028512181
12138
12099 202712038720398121562029612130
12170
2031912142
1207520408
1207020377120792041220403202812039020381
2031812202
20402121402028012122
203852028412181
2040912196
12209
20299K
16
52
5
Rem
53 N
8
23
4
19
6
98
12
2
37
18
11
B
1
15
1
17
6
12
1
8
5
3
17
1
J
32
Rem 1
1
1
59
2
57
23
10
45
31
4
44
426
33
46
56
54
15
22
61
51
16
9
L
A
6
19
Rem 1
42
38
24
13
60
4
7
15
4
22
228
3
M
58
14 9
9
7
18
20
7
16
48
B
1
3
1050
A
29 5330
47
49
K
7
12
21
11
25
1
H
17
A
16
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6
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55
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21
37
Rem 1
11
28
8
G
43
19
36
13
22
27
2 EPP 38911BCP 30389
P 72496
LMP 34007
EPS 2119
P 83237P 71910P 73569P 33111LMP 5691P 18612P 73569
P 69121
LMP 34007P 71910P 72496
P 71910P 71910
P 18526
P 69121P 69121LMP 40767EPP 49784EPP 38911
P 75684
P 71910
P 71910
LMP 9825
EPP 35171
P 72496
P 76062
P 22101
LMP 27299
BCS 1092P 71910
P 77583
P 61704 P 73569EPP 20037
P 18612EPP 49784EPP 35171
LMP 10897
P 71910
LMP 34018EP 77362A
LMP 27219RW 18394
EPP 31930
RP 69729LMP 25934RW 87965 EP 71906LMP 27218EPP 28201
RW 18394 EPP 38910LP 77624LMP 1279
LMP 5692EP 76063EPP 28573
LMP 34008
*
BCP 25878 (lease)
RW 19482
RW 80491EP 69207EP 71908EP 71906LMP 44481 (lease)
LMP 5692
LMP 37752 (ease.)BCP 41029
RW 80490LMP 34008EP 71906EPP 36628RW 21843
DEWDNEY TRUNK ROAD
121 AVE.203 ST.´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
RM-1 (Townhouse Residential)
7267-20161688
APPENDIX D
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 12, 2016
and Members of Council FILE NO: 2016-251-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First Reading
Zone Amending Bylaw No. 7282-2016
11641 227 Street
EXECUTIVE SUMMARY:
An application has been received to rezone the subject property from RS-1 (One Family Urban
Residential) to CD-1-16 Affordable Multi Residential Zone based on RM-2 Medium Density Apartment
Residential for a comprehensively planned housing complex with about 650 affordable housing units
including 300 independent and assisted housing units, together with a range of amenities and on
site services for the residents, a central pedestrian courtyard and underground parking.
This site was subject to a previous development application that did not proceed because the issues
related to steep slopes and geotechnical issues were not resolved. The applicant has also
commenced discussions with the City to include within the development site, a portion of city road
right-of-way. Additional information will be provided about these matters as part of future reports to
Council.
To proceed further with this application additional information is required as outlined in this staff
report. This development is not subject to Community Amenity Contribution Policy because it is
intended to be affordable and rental housing as well as being located in the Town Centre Area.
RECOMMENDATIONS:
In respect of Section 475 of the Local Government Act, requirement for consultation during the
development or amendment of an Official Community Plan, Council must consider whether
consultation is required with specifically:
i.The Board of the Regional District in which the area covered by the plan is located, in the
case of a Municipal Official Community Plan;
ii.The Board of any Regional District that is adjacent to the area covered by the plan;
iii.The Council of any municipality that is adjacent to the area covered by the plan;
iv.First Nations;
v.Boards of Education, Greater Boards and Improvements District Boards; and
vi.The Provincial and Federal Governments and their agencies.
and in that regard it is recommended that no additional consultation be required in respect of this
matter beyond the early posting of the proposed Official Community Plan amendments on the City’s
website, together with an invitation to the public to comment, and;
That Zone Amending Bylaw No. 7282-2016 be given first reading; and
1105
- 2 -
That the applicant provide further information as described on Schedules A, C, D, E, F and G of the
Development Procedures Bylaw No. 5879–1999, along with the additional information described in
this report.
DISCUSSION:
a) Background Context:
Applicant: Studio One Architecture Inc. (Jim Wong)
Owner: Concordia Homes (1997) Ltd
Legal Description: Lot 1, D.L. 401, Plan BCP24521 and
A portion of unused City road right of way
OCP:
Existing: Low-Rise Apartment and Conservation
Proposed: Medium and High Rise Apartment and Conservation
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: CD (Comprehensive Development) based on RM-2
Surrounding Uses:
North & West: Use: Parkland
Zone: One Family Urban Residential (RS-1)
Designation: Conservation and Low-Rise Apartment (2%)
South: Use: Apartment
Zone: RM-2 Medium Density Apartment Residential
Designation: Low Rise Apartment and Conservation (21%)
East: Use: Residential and Senior’s Assisted Living Apartment
Zone: One Family Urban Residential (RS-1) and
CD-1-00 (Seniors Apartment and Private Hospital)
Designation: Residential, Low Rise Apartment and Conservation
Existing Use of Property: Residential (Vacant)
Proposed Use of Property: Senior Housing Community
Site Area: 1.426 HA. (3.5 acres) (excludes road right of way to be
added to the development site)
Access: 227 Street
Servicing requirement: Urban Standard
b) Site Characteristics:
The development site is located on the west side of 227 Street, north of Hollyrood Avenue and
southwest of the gaming facility at 22710 Lougheed Highway. The site slopes gradually from 227
Street down to the west and more steeply down to the northwest corner of the property. Dedicated
park land surrounds the property to the north and west for the protection of steep slopes. There is a
four storey apartment located to the south; and single family housing and a senior’s assisted living
apartment are located east of the site. A watercourse is located in the Park to the north and the 15
metre setbacks for it extend on to this site. There are slopes in excess of 15% on the site.
- 3 -
c) Project Description:
The proposal is for a multi-residential development with about 650 affordable housing units
including 300 independent and assisted housing units, together with a range of amenities and on
site services for the residents, a central pedestrian courtyard and underground parking. It is
described by the applicant as a campus-like community offering its residents such amenities and
bike and ride share, community gardens, fitness yoga centre and food services for delivery or in a
restaurant dining experience. There will be personal services such as a medical and dental, beauty
salon, a pharmacy and a local fresh food market. Five buildings are proposed. Two six story buildings
are proposed along 227th Street, and additional 6 storey building at the southwest corner of the site.
On the west side of the site north would be 2 14 storey buildings. Parking will be in an underground
structure taking advantage of the grade that drops of to the west and northwest. A courtyard would
be on top of the underground parking structure between the towers.
The applicant proposes to acquire a triangular portion of municipal right-of-way making up a portion
of the 227 Street that does not contain the road or services. The applicant has commenced
discussion with the City to undertake the necessary arrangements and approval process to permit
City lands to be included in this application. The Zone Amending Bylaw will be modified for the
additional lands before second reading.
d) Planning Analysis:
Official Community Plan:
The development site is located within the Town Centre Area Plan and is currently designated Low-
Rise Apartment and Conservation. For the proposed development an OCP amendment will be
required to re-designate the site to Medium and High Rise Apartment and adjusting the Conservation
designation to reflect ground truthing and developable area to allow the proposed Comprehensive
Development zoning.
The proposed use and density is generally in keeping with the OCP, provided the designation is
changed to accommodate the more dense taller buildings included in this proposal . Further
information will be necessary to evaluate the proposal as part of the following OCP and Town Centre
Area (TCA) Plan Policies:
TC 3-12 High density development that is four or more storeys in height may be required to
include a shadow study in consideration of adjacent sites to address potential
impacts on available daylight. Consideration should also be given to the privacy of
residents in existing buildings.
OCP 5 – 25 Buildings should blend with the natural hillside terrain and vegetation by choice of
building materials, and the location of buildings and parking areas. Landscaping
that enhances natural features is to be encouraged.
OCP 5 - 21 Patterns of density should be encouraged to achieve a mosaic of development
sensitive to the natural contours of the land, with retention of mid-slope forested
areas and density increases towards upland flat or valley bottom areas. The natural
crest of a hill should be respected and development should be set back sufficiently
to maintain the slope of the crest and the vegetation along it. Denser forms of
horizontal development should be permitted along hillsides only where they can be
- 4 -
off-set by sufficiently large open areas and where building modules can be broken
into smaller units and carefully sited.
To better understand how these policies will be achieved, the placement and the height of the
proposed buildings and how these buildings will be broken up will need to be carefully considered by
the applicant in making their detailed submission and development permit plans. There is a
preliminary shadow analysis attached (Appendix D); however, more detail will be needed respecting
sunlight for the central open space and the proper building placement, architectural character,
finishing materials and height to avoid overpowering views of the natural setting from the ravine and
park area to the west.
OCP 5 - 11 Maple Ridge will require environmental impact assessments to be completed
where rezoning or subdivision is proposed within or adjacent to natural features or
significant lands identified on the Natural Features Schedule C or adopted area
plans. The environmental impact assessment must be prepared by a Qualified
Environmental Professional.
A Natural Features Development Permit based on the recommendations of a Qualified
Environmental Professional will provide for plantings to enhance the natural area (parkland to the
west) as well as a landscaping plan as part of the Form and Character Development Permit to achive
a suitable transition with the parkland.
OCP 3 - 32 Maple Ridge supports the provision of affordable, rental and special needs housing
throughout the District. Where appropriate, the provision of affordable, rental, and
special needs housing will be a component of area plans.
OCP 3 - 33 Maple Ridge will encourage housing that incorporates “age-in-place” concepts and
seniors housing designed to accommodate special needs.
The development of new rental housing stock and affordable housing are a Council priority. The
Housing Action Plan was endorsed by Council on September 15, 2014 and contains a number of
strategies applicable to this project including:
Strategy 3 is to Introduce an Adaptable Housing Policy,
Strategy 4 is to Create New Rental Housing Opportunities and
Strategy 8 Support the Non-market Housing Sector.
The Housing Action Plan Implementation Framework was adopted on September 14, 2015 and
contains short, medium and long-term actions to facilitate the development of affordable housing in
Maple Ridge. In August 2016, a scoping report was submitted to Council on tools, opportunities and
strategy to facilitate rental housing.
This proposal through the provision of affordable, rental and adaptive housing will meet many of the
objectives of the Housing Action Plan.
Further details will allow a Housing Agreement to be drafted about how the Seniors Village will
achieve the above affordability, rental and adaptive housing (e.g. aging in place and (SAFERhomes
Standards) policies will be achieved and any phasing that will be involved. This will be subject of a
future separate report to authorize the City to entre into the Housing Agreement.
- 5 -
Zoning Bylaw:
The current application proposes to rezone the property located at 11641 227 Street as well as a
portion of road right of way to be acquired from the City, from RS-1 (One Family Urban Residential) to
CD (Comprehensive Development). This CD Zone will be based on the RM-2 Zone, modified to allow
for the range of uses, increase the density through bonus provisions from 1.8 to about 3.3 and
establish corresponding setback, height and amenity regulations.
This rezoning is to permit a comprehensive seniors housing complext, with about 300 independent
and assited living units having an affordable rental structure, together with a range of amenities and
services for the residents.
At this juncture, the CD Zone for this project has been drafted based on the conceptual information
submitted. Once the detailed information has been provided, reviewed and accepted, it is
anticipated that the CD Zone will likely need to be amendmend to accommodate the density, height,
setbacks and other regulations specific to this project. The changes will be described in a future
second reading report for Council to consider amending Zone Amending Bylaw No. 7282-2016 as
part of granting second reading.
The density (FSR) provision will likely have a series of bonus factors to increase the density above
what is usually permitted in the RM-2. These could include: indoor and outdoor amenities tailored to
the seniors community and visitors like grand children; accessory use space for service providers
such as doctors, physiotherapist, hair stylist, etc. occasionally on site to provide services to the
residents; continuation of the community trail system; provision of community meeting space; public
art; and electric vehicle charging stations.
Development Permits:
This proposal will be subject to the following development permit requirements:
Pursuant to Sections 8.10 and 8.11 of the OCP, a combined Natural Features and
Watercourse Protection Development Permit application is required for all development and
subdivision activity or building permits for:
o 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;
o All lands with an average natural slope of greater than 15 %;
o 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; and
Pursuant to Section 8.11 of the OCP, a Town Centre Development Permit application is
required for all multifamily residential, flexible mixed use and commercial development
located in the Town Centre.
Advisory Design Panel:
A Town Centre Development Permit is required and must be reviewed by the Advisory Design Panel
prior to Second Reading.
- 6 -
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) Preliminary Environmental Comments:
A preliminary environmental review has concluded that a combined WPDP and NFDP application will
be required given steep slopes over 15% and proximity to watercourses on adjacent sites.
There are slopes on the western portion of the site that are over 25% based on Lidar 2014 data,
which will likely require steep slope conservation covenants or possible dedication. Slopes of over
30% extend into the central part of the site from the west and are the western portion and northwest
corner of the site. These sloping areas are not considered to be developable areas under NFDP
hillside policies and guidelines as well as Zoning Bylaw. As for most development sites, some
regrading will likely be necessary; however, filling these natural features will not be supported. The
development layout should work around these sensitive areas to work with the natural topography
on site.
The lands abut one of the most significant and natural ravine and creek systems in the Town Centre.
A visual aesthetic assessment for the top of the hillside area to the park and slope area respecting
building placement to avoid overpowering the natural setting from the ravine and park areas is
desirable.
There are associated geotechnical issues as well as setbacks being required on this site that
considers adjacent conservation areas, stormwater management requirements, and tree retention
objectives from an environmental perspective. Some watercourse protection setbacks along the
northern portion of the site may be necessary.
A Qualified Environmental Profession and a Geotechnical Engineer need to conduct an assessment
and ground truth the site to determine the developable area and the necessary conservation
requirements.
f) Interdepartmental Implications:
To advance the revised application, after First Reading, comments and input, will be sought from the
various internal departments and external agencies listed below:
a) Engineering Department;
b) Operations Department;
c) Fire Department;
d) Building Department;
e) Parks Department;
f) School District;
g) Utility companies;
h) Ministry of Transportation and Infrastructure; and
i) 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.
- 7 -
This application has not been forwarded to the Engineering Department for comments at this time;
therefore, an evaluation of servicing requirements has not been undertaken. We anticipate that this
evaluation will take place between First and Second Reading.
g) Early and Ongoing Consultation:
Respecting the proposed designation change and adjustment to the Conservation designation for
ground truthing, Section 475 of the Local Government Act requires consultation during an Official
Community Plan amendment process. 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.
h) Development Applications:
In order for this application to proceed the following information must be provided, as re quired by
Development Procedures Bylaw No. 5879–1999 as amended:
1. An OCP Application (Schedule A);
2. A complete Rezoning Application (Schedule C);
3. A Multi-Family Residential Development Permit Application (Schedule D);
4. A Development Variance Permit (Schedule E);
5. A Watercourse Protection Development Permit Application (Schedule F); and
6. A Natural Features Development Permit Application (Schedule G).
In addition to the above, additional information is required to establish the developable area of the
site: site grading and geotechnical invesitation; setbacks from the top of the bank; 3-tiered
stormwater management plan appropriate for the Escarpment Area; a tree management plan; a
visual aesthetic assessment; indoor and outdoor amenities tailored to the residents of the
community and likely visitors with children; details about provision of affordable units and adaptive
design (SAFERhome Standards), accessory use space for service providers such as doctors,
physiotherapists, hair stylist, etc. to come on site to provide services to the residents; continuation of
the community trail system through the site including “placemaking” opportunities; community
meeting space; public art incorporated into the building design and public spaces; and vehicle
charging stations.
The above list is intended to be indicative only, other applications, plans and studies may be
necessary as the assessment of the proposal progresses.
CONCLUSION:
With a redesignation from Low Rise to Medium and High Rise Residential, the project complies with
the OCP. The proposed provision of a mix of rental, affordable and aging in place (SAFERhome
Standards) housing is consistent with OCP housing policies as well as a number of strategies in the
Housing Action Plan. The details associated with the proposed rental, affordable and aging in place
housing to be provided will be negotiated with the applicant and reflected in the Housing Agreement
to be forwarded to Council in the future.
- 8 -
It is recommended that Council grant First Reading to Zone Amending Bylaw No. 7282-2016 subject
to additional information being provided and assessed prior to Second Reading.
Additional information is necessary from the applicant to determine the developable portion of the
lands, understand how the development layout should work around the natural topography on site
and the resulting changes to density and regulatory content for the Comprehensive Development
Zone top be considered by Council at Second Reading.
“Original signed by Adrian Kopystynski”
_______________________________________________
Prepared by: Adrian Kopystynski MCIP, RPP, MCAHP
Planner
“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 E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Zone Amending Bylaw No. 7282-2016
Appendix D – Proposed Site Plan
DATE: Jul 7, 2016
FILE: 2016-251-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
11641 227 STREET
Legend
Stream
Ditch Centreline
Indefinite Creek
APPENDIX A
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Jul 7, 2016
FILE: 2016-251-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
11641 227 STREET
Aerial Imagery from the Spring of 2011
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7282-2016
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. 7282-2016."
2.PART 10, COMPREHENSIVE DEVELOPMENT ZONES, is amended by adding the
following in the correct numerical sequence:
SECTION 1045 CD-1-16 Affordable Multi-Residential Zone
A. PURPOSE
This zone is intended to provide for multi residential dwellings within a comprehensively
planned housing complex with affordable, independent and assisted housing units and
amenities and services for the residents.
B. PRINCIPAL USES
1. The following principal uses are permitted:
(a) apartment.
C. ACCESSORY USES
1. The following accessory uses are permitted:
(a) Accessory boarding use.
(b) Accessory commercial and office use primarily for the use by the apartment
residents
(b) Accessory home occupation.
(c) Accessory off street parking.
D. LOT AREA AND DIMENSIONS
1. Minimim lot width shall not be less than 30 metres.:
(a) in lot area 1,300 square metres.
(b) in width 30 metres.
(c) in depth 27 metres.
E. DENSITY
1. Floor space ratio shall not exceed a base density of 1.8 times the lot area.
2. Additional density, up to a maximum of 1.3 times the lot area, may be obtained with
the following provisions:
(a) an amount equal to 0.4 times the lot area for the portion of required parking
provided underground, excluding visitor and disabled parking spaces;
(b) an amount equal to 0.2 times the lot area may be added for providing a minimum
of 1,200 square metres of of floor space for accessory amenity and office uses;
APPENDIX C
(c) an amount equal to 0.1 times the lot area may be added for each 100 sq. m. of
amenity space exceeding the minimum requirement stated in Section I (2), to a
maximum of 0.4 times the lot area.
(d) an amount equal to 0.3 times the lot area may be added for providing public art
and electric vehicle charging stations in accordance with an agreement with the
City.
F. LOT COVERAGE
1. A lot coverage of all buildings and structures shall not exceed 40%, excluding
underground parking provided in accordance with Section 3.6 of Maple Ridge Off
Street Parking and Loading Bylaw No. 4350 – 1990, as amended.
G. SETBACKS
1. The minimum setback for all principal buildings and structures shall be not less than:
(a) from a front lot line (east): 7.5 metres.
(b) from a rear lot line (west) 6.0 metres.
(c) from a side lot line (north): 3.0 metres.
(d) from a side lot line (south): 6.0 metres
(e) from an exterior side lot line: 7.5 metres.
H. HEIGHT
1. The building height shall not exceed the following:
(a) 14 storeys in Area A
(b) 6 storeys in Area B
as shown in Schedule A attached to and forming part of this Bylaw.
I. OTHER REGULATIONS
1. An Apartment Use shall:
(a) be permitted only where all parking for such use is concealed parking.
2. A minimum of 30% of the lot area shall be provided as useable open space. Up to
70% of this required open space may be provided on a roof.
3. A minimum of 1.0 sq. m. of common indoor amenity space shall be provided for each
dwelling unit on the lot.
4. 5. The parking requirment is to be the same requirement as listed under the RM-6
Zone standard set out in Maple Ridge Off-Street Parking and Loading Bylaw No.
4350-1990.
6. A home occupation use shall comply with the regulations of Section 402 (4).
3. That parcel or tract of land and premises known and described as:
Lot 1 District Lot 401 Group 1 New Westminster District Plan BCP24521
and outlined in heavy black line on Map No. 1695 a copy of which is attached hereto
and forms part of this Bylaw, is hereby rezoned to CD (Comprehensive Development).
4. 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
APPROVED by the Ministry of Transportation and Infrastructure this day of
, 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
227 ST.GILLEY AVE.HOLYRO
OD AVE.RITCHIE AVE.BRICKWOOD CLOSE116
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BCP 44924
P 72181LMP 9571
LMS 1172
NWS 2997NWS 3147
LMS 1873BCP 44924LMP 10787P 70416P 4769
BCP 9284 *PP087P 72462BCP 9284P 63225
BCP 9284P 10091NWS 2316
BCP 8886
LMP 50997
NWS 2547
LMS 1315
BCP 24521
NWS 2509
LMP 19680
BCP 22107
BCS 391
P 21553
P 82501
LMS 804
P 70416BCP 24521
LMP 3942 LMS 618 LMP 50997
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EP 70417BCP 9286RP 74204EP
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LMP 3513LMP 48046RW
7
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0
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LMP 9574
BCP 5738RW 18313
EP 70417LMP 3513BCP 9283227 ST.´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
CD-1-16 (Affordable Multi-Residential)
7282-20161695
227 ST.HOLYROOD AVE.RITCHIE AVE.BRICKWOOD CLOSE11655
11624
227102252
5
11662-90
11620
11601
11649
225
3
1
2
2
7
1
8
2252
9
2252
4
11634
22516
2252
2
2252
1
2
2
7
2
1116402252
8
227032270722
5
0
8
11609
11641
1163822537
2271111631
2252
6
2271911643
22512
22532
11654 22712225352252
7
2
2
5
3
3
2251522530
11644
2252
3
11623
11627
2251
5
22520
1163022514
11605
11630
11657
11650
22510
2271511637
22518
26
2
21
19
PARK
5
8 5
21
30
11
4
16
27
1
17
29
24
1 PARK
18
23
2
1
17
31
14
3
H
3
2220
1
25
15
1
1
18 PARK
A
19
4
LOT J
28
10
16
34
PARK
2
51
33
13
6
1
35
12
9
32
2
7
BCP 44924
NWS 2997NWS 3147
LMS 1873BCP 44924LMP 10787
P 4769
BCP 9284 *PP087P 72462BCP 9284BCP 9284P 10091NWS 2316
BCP 8886
NWS 2547
LMS 1315
BCP 24521
LMP 19680
BCP 22107
P 21553
P 82501
BCP 24521
LMP 3942 LMS 618
P 70416
BCP 22107
227 ST.´
SCALE 1:2,000
SCHEDULE A
A
B
APPENDIX D
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 12, 2016
and Members of Council FILE NO: 2015-309-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Official Community Plan Amending Bylaw No. 7281-2016
Second Reading
Zone Amending Bylaw No. 7180-2015
21795, 21787 and 21773 Lougheed Highway
EXECUTIVE SUMMARY:
An application has been received to rezone the subject properties located at 21795, 21787 and
21773 Lougheed Highway from RS-1 (One Family Urban Residential) to C-2 (Community Commercial)
to permit the construction of a Pediatric and Family Care Clinic with seven proposed units, totalling
2,767.50 m² (29,790 ft²). Council granted first reading to Zone Amending Bylaw No. 7180-2015 on
December 8, 2015.
This application requires an amendment to the Official Community Plan (OCP) to redesignate one of
the three subject lots (21795 Lougheed Highway) from Urban Residential to Commercial, to have the
same Commercial Designation as the other two lots (21787 and 21773 Lougheed Highway) forming
the development site.
To facilitate the timeline for moving this application forward, the Development Information Meeting
(DIM) was set for September 5, 2016 and Advisory Design Panel (ADP) review was set for September
13, 2016.
Recognizing that Council may not be comfortable with the DIM having been held on Labour Day
(Monday, September 5, 2016), the applicant has agreed to hold another DIM on September 19,
2016, with the minutes being submitted to Council on the date of the September 20th Council
meeting. In the meantime, the minutes from the September 5, 2016 DIM are included in this report.
Council may choose to advance this application to the September 20, 2016 Council meeting or
alternatively to defer the report to the October 3, 2016 CoW to advance this application to the
October 11th Council Meeting. In either instance, staff would provide the new DIM and ADP minutes
directly to Council.
RECOMMENDATIONS:
1)That, in accordance with Section 475 of the Local Government Act, opportunity for early and
on-going consultation has been provided by way of posting Official Community Plan Amending
Bylaw No. 7180-2015 on the municipal website and requiring that the applicant host a
Development Information Meeting (DIM), and Council considers it unnecessary to provide any
further consultation opportunities, except by way of holding a Public Hearing on the bylaw;
1106
- 2 -
2) That Official Community Plan Amending Bylaw No. 7180-2015 be considered in conjunction with
the Capital Expenditure Plan and Waste Management Plan;
3) That it be confirmed that Official Community Plan Amending Bylaw No. 7180-2015 is consistent
with the Capital Expenditure Plan and Waste Management Plan;
4) That Official Community Plan Amending Bylaw No. 7180-2015 be given first and second
readings and be forwarded to Public Hearing on October 18, 2016;
5) That Zone Amending Bylaw No. 7180-2015 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) Approval from the Ministry of Transportation and Infrastructure;
iii) Amendment to Official Community Plan Schedule "B";
iv) Road dedication is not required by the City; however, it will become a condition of this
application if road dedication is required by the Ministry of Transportation and
Infrastructure;
v) Consolidation of the subject properties;
vi) Registration of a Restrictive Covenant for the Geotechnical Report, which addresses the
suitability of the subject properties for the proposed development;
vii) Removal of existing building/s;
viii) Public art in the form of patterns of coloured glass in the central rounded portion of the
building to be provided through the development permit for this project; and
ix) In addition to the site profile, a disclosure statement must be submitted by a Professional
Engineer advising whether there is any evidence of underground fuel storage ta nks on the
subject properties. If so, a Stage 1 Site Investigation Report is required to ensure that the
subject property is not a contaminated site.
DISCUSSION:
1) Background Context:
Applicant: Bissky Architecture and Urban Design Inc.
Owner: Pagliacci Holdings Ltd.
Legal Descriptions: Parcel “B” (Explanatory Plan 10251) Lot 8 District Lot
247 Group 1 New Westminster Plan 1007
Lot 1 & 2 District Lot 247 Group 1 New Westminster
District Plan 12044
- 3 -
OCP:
Existing: Commercial and Urban Residential
Proposed: Commercial
Zoning:
Existing: RS-1 (One Family Urban Residential)
Proposed: C-2 (Community Commercial)
Surrounding Uses:
North: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
South: Use: Commercial and Residential
Zone: CS-1 (Service Commercial) and RS-1 (One Family
Urban Residential)
Designation: Commercial and Urban Residential
East: Use: Single Family Residential
Zone: RS-1 (One Family Urban Residential)
Designation: Urban Residential
West: Use: Commercial
Zone: C-2 Community Commercial
Designation: Commercial
Existing Use of Property: Vacant and Residential
Proposed Use of Property: Commercial
Site Area: 0.53 Ha (1.3 acres)
Access: Lougheed Highway
Servicing requirement: Urban Standard
2) Site and Project Description:
The subject properties are located on the north side of Lougheed Highway, east of the Quality Inn
and the Firefly Fine Wines and Ales businesses (see Appendix A and B). The properties located at
21773 and 21795 Lougheed Highway are currently vacant, while the property located at 21787
Lougheed Highway has an existing house that will require removal as a condition of final reading.
The subject properties are flat with low-lying vegetation on the western lot, with some hedges and
trees surrounding the existing house. It fronts on Lougheed Highway over which the Ministry or
Transportation and Infrastructure (MOTI) has jurisdiction for access and sufficient parking for
proposed uses. The City lane along the rear of the subject site is not intended to be constructed.
The proposed development will consist of a two-storey commercial building with 4 commercial /
office units on the main floor and 3 more units on the second floor, for a total of 7 commercial /
office units. The proposed floor area of the main floor is 1,197 m² (12,886 ft²) and the floor area of
the second floor is 1,570 m² (16,902 ft²), for a total of 2,767 m² (29,788 ft²). The development site
will have one access from Lougheed Highway (see Appendix E).
The proposed design consists of a two storey office building in the middle of the site, surrounded by
parking, which in turn is buffered with landscaping strips along the abutting lots, Lougheed Highway
- 4 -
and the rear lane. An entry feature is proposed consisting unit paving with concrete banding from the
driveway entrance on Lougheed Highway to the sidewalk in front of the main building entrance.
The Architect indicated that the design seeks to communicate a warm, calming, professional and
orderly environment for the comfort of patients visiting the medical facility. More specifically, the
design “blends elements of Maple Ridge heritage with the East Indian culture of (the applicant’s)
clients with a combination of metal and ‘wood-look’ siding on a clean, orderly contemporary exterior
while introducing a touch of colour to the central rounded element identified as a waiting area on the
second floor.” This coloured glass design and pattern in the central area is a form of public art that
contributes to the vitality of the public realm, creates vibrancy and evokes a message of hope.
3) Planning Analysis:
i) Official Community Plan:
The properties located at 21773 and 21787 Lougheed Highway are designated Commercial in the
OCP, and the property located at 21795 Lougheed Highway is designated Urban Residential.
Therefore this third property is proposed to be redesignated so that the assembly of three lots will
have the same Commercial designation.
This site is the eastern end of a stretch of Lougheed Highway envisioned in the OCP to be a General
Commercial Area serving people living in West Maple Ridge Area. This will result in a minor extension
of the existing General Commercial Area identified in OCP Policy 6-13 along Lougheed Highway.
OCP Policy 6 - 23 identifies the locations on the Lougheed Highway, west of the Town Centre, as
General Commercial lands. OCP Policy 6 - 25 supports the development of centres that
accommodate the automobile, pedestrian and transit services and will integrate into the character of
the area. The proposed minor extension of the current Commercial Designation is in keeping with
having a commercial area that serves residents in the West Maple Ridge area, and that as a single
combined site of three lots will result in a built form that is well integrated with the emerging
commercial character in the area.
Landscaping is supportive of the Commercial Development Permit Area Guidelines in the OCP which
requires that adjacent residential uses should be adequately protected by significant landscaping or
the provision of screening or both. The site plan incorporates a good buffer with nearby residential
uses along the rear of the site.
ii) Zoning Bylaw:
The three lots comprising this development site are currently zoned RS-1 (One Family Urban
Residential) and the prosed commercial use requires the site to be rezoned to C-2 (Community
Commercial).
The proposal complies with the density, and siting regulations of the proposed zone, except for
variances to accommodate the proposed design described in a following section (iv).
iii) Off-Street Parking and Loading Bylaw:
Projects along Provincial Highways within municipalities are subject to applicants obtaining approval
from the Ministry of Transportation and Infrastructure (MOTI) for matters such as driveways, traffic
circulation, driveway entrances and parking. As a courtesy, the City forwards applications at an early
stage to insure applicants will meet these requirements and reflect them in the site plans being
forwarded to Council.
- 5 -
The applicant has provided 92 parking spaces, which is in line with the current Off-Street Parking
Bylaw. The MOTI standards require 95 parking spaces; however, based on the proximity to the Town
Centre Area, parking demand is anticipated to be lower. This number is considered adequate to
accommodate peak parking demands, and have been reviewed and accepted by MOTI.
Bicycle parking is provided in the form of outdoor bicycle racks. A sheltered and landscaped area for
the collection of garbage and recyclables has also been provided.
iv) Proposed Variances:
A Development Variance Permit application has been received for this project and involves the
following relaxations:
The proposed variances to Zoning Bylaw No. 3510 - 1985, are as follows:
• Increased maximum building height from 7.5 m to 8.0 m;
• Increase in second storey area from 50% to 100% of the first floor area for office use;
and
• Decreased depth of lot requirement from 70.0 m (230 ft.) to 55.0 m (180 ft.) to
correspond to the existing lot size.
The increase in the second storey area and decrease in lot depth variances are justified because
they are in keeping with variances granted to similar developments elsewhere in Maple Ridge, allow
incorporation of improved design elements including the Public Art element and allow for enhanced
landscaping on the site. There is also an unconstructed lane of approximately 3 metres in width that
provides some more separation between the subject site and the residential properties to the north.
This height variance in conjunction with the shallower lot depth might be an issue requiring further
attention by the applicant to mitigate if the residents to the north perceive this to be an impact.
There will be notification and an opportunity for property owners to comment to Council as part of
the development variance permit application. A separate Development Variance Permit Application
report with more details will be forwarded to Council at a later date.
v) Development Permits:
Pursuant to Section 8.5 of the OCP, 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.
The following Key Development Permit Guidelines apply to the form and character of the proposed
commercial project:
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.
2. Encourage a pedestrian scale through providing outdoor amenities, minimizing the
visual impact of parking areas, creating landmarks and visual interest along street
fronts.
3. Promote sustainable development with multimodal transportation circulation, and
low impact building design.
- 6 -
4. Respect the need for private areas in mixed use development and adjacent
residential areas.
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.
A separate Development Permit Application report with more details will be forwarded to Council at a
later date.
vi) Advisory Design Panel:
To keep to the process timeline, this report has been drafted before the Advisory Design Panel (ADP)
meeting being held for this application.
The ADP will be reviewing the form and character of this proposed commercial development and the
landscaping plans at a meeting scheduled for September 13, 2016, the day following the CoW
meeting for this project. The Architect must address any comments and suggestions made by the
ADP, and supply revised final architectural and landscaping plans for the September 20, 2016
Council meeting and to be available to the public before the October Public Hearing.
vii) Development Information Meeting:
A Development Information Meeting (DIM) was held September 5, 2016 between 7:00 PM to 9:00
PM at the Best Western Maple Ridge on Lougheed Highway. The applicant reported that about 25
people attended and the following issues were raised:
Some thought this application was related to the proposed Homeless Shelter, but it was
clarified that this DIM was for a proposed medical clinic and ancillary support uses with the
primary emphasis on pediatric and family care.
Comments regarding the building design and proposed land use were very positive.
One couple did not feel there was enough parking stalls provided, including handicap stalls and
voiced concern about access. The MOTI deceleration lane and Parking Study recommendations
addressing their concerns were explained.
Another individual felt there were too many parking stalls provided and the emphasis should be
on encouraging more walking and cycling to the site, including building a multi-use bike trail
along Lougheed Highway, similar in design to that recent completed further west.
One gentleman living directly to the north of the site requested that all of the existing trees be
removed as they were a nuisance on his property.
Recognizing that Council may not be comfortable with the DIM having been held on a Statutory
Holiday (Labour Day on Monday, September 5, 2016), the applicant has agreed to hold another DIM
on September 19, 2016. These minutes will be made available to Council prior to the September 20,
2016 Council Meeting.
- 7 -
4) Traffic Impact:
As the subject properties are located on a Lougheed Highway, which is a provincial highway subject
to Ministry of Transportation and Infrastructure (MOTI) review. A preliminary MOTI approval for
access, traffic circulation and the parking has been granted. MOTI may require a deceleration lane
into the site, which would affect landscaping proposed along Lougheed Highway road frontage. This
will be reflected if required in the final plans presented to Council in the Development Permit
Application report to Council at a later date.
MOTI approval of the Zone Amending Bylaw will be required as a condition of final reading. At this
time, the Ministry has granted preliminary approval of the development application, subject to their
usual requirements concerning drainage, utility works and placement of trees, sidewalks and
lighting.
5) Interdepartmental Implications:
i) Engineering Department:
A Rezoning Servicing Agreement will be required to provide for deficient services, including:
construction of curb, gutter and sidewalks, water and stormwater service connections, sustainable
on-site storm water management, street lights, street trees, and underground wiring. Engineering will
consider access/egress requirements of the development and the requirements of M OTI.
6) Intergovernmental Issues:
i) Local Government Act:
An amendment to the OCP requires the local government to consult with any affected parties and to
adopt related bylaws in compliance with the procedures outlined in Section 477 of the Local
Government Act. The amendment required for this application, (redesignation 21795 Lougheed
Highway from Urban Residential to Commercial), is considered to be minor in nature. It has been
determined that no additional consultation beyond existing procedures is required, including
referrals to the Board of the Regional District, the Council of an adjacent municipality, First Nations,
the School District or agencies of the Federal and Provincial Governments.
The amendment has been reviewed with the Financial Plan/Capital Plan and the Waste
Management Plan of the Greater Vancouver Regional District and determined to have no impact.
CONCLUSION:
It is recommended that first and second reading be given to OCP Amending Bylaw No . 7281-2016,
that second reading be given to Zone Amending Bylaw No. 7180-2015, and that application 2015-
309-RZ be forwarded to Public Hearing.
- 8 -
To facilitate the timeline for moving this application forward, additional information about the second
DIM as well as the ADP meetings once received by staff will be forwarded directly to Council before
this application is considered by Council for second reading.
“Original signed by Adrian Kopystynski”
_______________________________________________
Prepared by: Adam Rieu
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 E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – OCP Amending Bylaw No. 7281-2016
Appendix D – Zone Amending Bylaw No. 7180-2015
Appendix E – Site Plan
Appendix F – Architectural Plans (subject to ADP Review)
Appendix G – Landscape Plan (subject to ADP Review)
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Oct 7, 2015
2015-309-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTIES
218 St´
Scale: 1:1,500
21773/21787/21795 Lougheed Hwy
2011 Image
APPENDIX A
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Oct 7, 2015
2015-309-RZ
BY: JV
PLANNING DEPARTMENT
SUBJECT PROPERTIES
218 StCity of Maple Ridge´
Scale: 1:1,500
21773/21787/21795 Lougheed Hwy
2011 Image
APPENDIX B
CITY OF MAPLE RIDGE
BYLAW NO. 7281-2016
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________________________________________________
WHEREAS Section 882 of the Local Government Act provides that the Council may revise the
Official Community Plan;
AND WHEREAS it is deemed expedient to amend Schedule "B" to the Official Community Plan;
NOW THEREFORE, the Municipal Council of the City of Maple Ridge, enacts as follows:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7281-2016."
2.Schedule "B" is hereby amended for that parcel or tract of land and premises known and
described as:
Parcel “B” (Explanatory Plan 10251) Lot 8 District Lot 247 Group 1 New Westminster
District Plan 1007
and outlined in heavy black line on Map No. 932, a copy of which is attached hereto and
forms part of this Bylaw, is hereby designated Commercial as shown.
3.Maple Ridge Official Community Plan Bylaw No. 7060-2014 is 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 C
HALL ST.CARR ST.DOVER RD.
HOWISON AVE.DOVER ST.DONOVAN AVE.218 ST.WI
C
K
L
O
W
W
A
Y
LOUGHEED HWY.
LAURIE AVE.218 ST.2172421771218071193611753
11941
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157
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232
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21
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A
213
77
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123
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2
147
3
145
1 122
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6
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20
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2
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5
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BCS 607P 35428*PP066
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EP 10251P 38855P 1007 LP 77304
P 32510
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P 13161P 13876P 36099
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P 44518
P 12785
P 44518
P 35292
P 44518
P 11112
P 12386P 35292
P 36099
P 6664
P 33311*PP067
BCS 607P 44518
P 12785P 61812
NWS 1848P 70732P 22656
P 28917
P 44518*PP075
P 29839
P 39905P 36099
P 13161P 12386P 13161P 8950
P 35974P 28917 P 2122
9
BCP 8450RW 44519
R
W
4
4
5
1
9
EP 36421 EP 22994RW 44519
RP 74552
LOUGHEED HWY.
´
SCALE 1:2,500
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDINGBylaw No. Map No. From:
To:
Urban Residential
Commercial
7281-2016932
CITY OF MAPLE RIDGE
BYLAW NO. 7180-2015
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. 7180-2015."
2.Those parcel (s) or tract (s) of land and premises known and described as:
Parcel “B” (Explanatory Plan 10251) Lot 8 District Lot 247 Group 1 New Westminster
District Plan 1007
Lot 1 District Lot 247 Group 1 New Westminster District Plan 12044
Lot 2 District Lot 247 Group 1 New Westminster District Plan 12044
and outlined in heavy black line on Map No. 1647 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to C-2 (Community Commercial).
3.Maple Ridge Zoning Bylaw No. 3510 - 1985 as amended and Map "A" attached
thereto are hereby amended accordingly.
READ a first time the 8th day of December, 2015.
READ a second time the day of , 20
PUBLIC HEARING held the day of , 20
READ a third time the day of , 20
APPROVED by the Ministry of Transportation and Infrastructure this day of
, 20
ADOPTED, the day of , 20
_____________________________ ____________________________
PRESIDING MEMBER CORPORATE OFFICER
APPENDIX D
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11748
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11706 2179611841
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8
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3
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11759218 ST.CARR ST.LAURIE AVE.
WI
C
K
L
O
W
W
A
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HOWISON AVE.HALL ST.DONOVAN AVE.218 ST.DOVER ST.LOUGHEED HWY.
DOVER RD.
198
238
P 35292
"B"
226
58
228 229
67
294
143P 31180
276
234
P 31180
144
186 P 33311106
13
8
B
114
147 P 44518
SL24
SL23
145
3
70
221 220
201
77 85
3
232
P 36099
241
1
236 237
2 EP 10251117
7
C
109
6
2 SL8BCS 607SL1
146
SL21
SL20
CP
SL16
10
9
225
202
LP 77304
217 215
278
233 P 39905212
A P 8409
123
118
149
115
7
125 126
P 44518
SL12
SL10
SL9
19
CP
SL18
SL15
131
224
219
76
P 35974
2
235
185
P 35292
166
122
P 1238611
9
119
7
110
SL5
SL4
127
153
112
21
P 2
2
6
5
6
BCS 6071
144
7
6
157
32
P 11112
223
197
6
199
P 8950
P 36099
218
203
2
P 6664
192P 39905279P 38855244
213
296
187
Rem
208
121
P 44518
108
P 131616
111
8
SL19P 70732P 2
1
2
2
9
P 44518
161
134
227
P 61812
P 28917
230 231
216
277
275
295
211
P 12386107
150
P 13161*PP067P 13161
151
SL11
SL7
SL6
SL2
113
SL17
P 12785P 12785
130
143
5
142
P 1007
222
P 29839
200
P 28917
NWS 18481
P 36099
78 P 35428214
243
*PP066
P 31180
240
189 P 13876P 44518209
105
12
10
116
124
5
148
152
SL22
CP
128 129
20
156
6
8
71
31
C
Rem
P 6664
319
P 32510
204
*PP075
293
P 12044
188
P 35974B
210
167
120
1
3
4
SL3
18
154
155
7
4
132
RP 84920
RP 74552
RW 44519
RP 30988
EP 36421
RW
4
4
5
1
9
RW 44519
BCP 8450EP 22994LOUGHEED HWY.
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-1 (One Family Urban Residential)
C-2 (Community Commercial)
7180-20151647
APPENDIX E
APPENDIX F
APPENDIX G
- 1 -
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 12, 2016
and Members of Council FILE NO: 2013-107-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Final One Year Extension Application
Maple Ridge Official Community Plan Amending Bylaw No. 7088-2014 and
Maple Ridge Zone Amending Bylaw No.7053-2014
24009, 24005 and 24075 Fern Crescent
EXECUTIVE SUMMARY:
Council granted a one year extension to the above noted application on October 13, 2015. The
applicant has now applied for a final one year extension under Maple Ridge Development
Procedures Bylaw No. 5879-1999. The purpose of this application is to rezone the subject property
from RS-3 (One Family Rural Residential), RS-2 (One Family Suburban Residential) to RS-1 (One
Family Urban Residential), R-2 (Urban Residential District), RS-1b (One Family Urban (Medium
Density) Residential) to allow for future subdivision into 34 lots.
RECOMMENDATION:
That pursuant to Maple Ridge Develo pment Procedures Bylaw No. 5879 -1999, a final one year
extension be granted for rezoning application 2013-107-RZ (properties located at 24009, 24005
and 24075 Fern Crescent) and that the following conditions be addressed prior to consideration
of 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 Official Community Plan Schedule “A”, Chapter 10.3, Part
VI, A – Silver Valley, Figure 2 - Land Use Plan, and Figure 3D - Horse Hamlet;
iii.Road dedication as required;
iv.Consolidation of the development site;
v.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;
vi.Removal of the existing buildings;
1107
- 2 -
vii. An Engineer’s certification that adequate water quantity for domestic and fire
protection purposes can be provided;
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; and
ix. Pursuant to the Contaminated Site Regulations of the Environmental Management
Act, the property owner will provide a Site Profile for the subject lands.
x. Construction of 128 Avenue to a standard acceptable to the City.
DISCUSSION:
a) Background Context:
Applicant: CIPE Homes Inc.
Owner: 0733497 BC Ltd.
Legal Description: North 126 Feet parcel “A” (Reference Plan 13772); Lot 15,
Section 22, Township 12, NWD Plan 9364; Parcel “A”
(Reference Plan 13772); Lot 15 Except North 126 feet;
Section 22, Township 12, NWD Plan 9364; and Lot 30,
Section 22, Township 12, NWD Plan 24120.
OCP:
Existing: Low Density Residential; Low-Medium Density Residential
and Medium Density Residential
Proposed: Low Density Residential; Low-Medium Density Residential
and Medium Density Residential
Zoning:
Existing: RS-3 (One Family Rural Residential), and RS-2 (One Family
Suburban Residential)
Proposed: RS-1 (One Family Urban Residential), RS-1b (One Family
Urban-Medium Density Residential) and R-2 (Urban
Residential District)
Surrounding Uses:
North: Use: Single Family Residential and vacant lots
Zone: RS-3 (One Family Rural Residential), and
RS-2 (One Family Suburban Residential)
Designation: Neighbourhood Park and Medium-High Density Residential
South: Use: Single Family Residential and Fern Crescent
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential, Low-Medium Density Residential
and Estate Suburban Residential
- 3 -
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential; Low-Medium Density Residential
and Medium Density Residential
West: Use: Single Family Residential and Fern Crescent/240th Street
Zone: RS-3 (One Family Rural Residential), and
RS-2 (One Family Suburban Residential)
Designation: Low Density Residential, Low-Medium Density Residential
and Estate Suburban Residential
Existing Use of Properties: Single Family Residential
Proposed Use of Property: Single Family Residential
Consolidated Site Area: 2.34 Hectares (5.78 acres)
Access: Fern Crescent/240th Street
Servicing requirement: Urban Standard
Companion Applications: 2013-107-SD
This application is to permit 34 lots; 14 are proposed to be rezoned to R-2 (Urban Residential
District), 17 are proposed to be rezoned to RS-1b (One Family Urban-Medium Density Residential),
and 3 are proposed to be rezoned to RS-1 (One Family Urban Residential).
The following dates outline Council’s consideration of the application and Bylaw/s 7053-2014 and
7088-2014:
First Reading was granted April 8, 2014;
The Second Reading Report (see attached) was considered on July 21, 2014;
Second Reading was granted July 22, 2014;
Public Hearing was held September 16, 2014;
Third Reading was granted October 14, 2014; and
First extension granted October 13, 2015.
Application Progress:
The applicant has completed most of the terms and conditions to be met prior to final reading of the
Zone Amending Bylaw. One of the conditions is the construction of 128 Avenue by the applicant,
with potential for latecomers being applied. There are technical aspects of realigning 128 Avenue,
including necessary property acquisitions at intersections, to be resolved.
Alternatives:
Council may choose one of the following alternatives:
1. grant the request for extension;
2. deny the request for extension; or
3. repeal third reading of the bylaw and refer the bylaw to Public Hearing.
- 4 -
It should also be noted that on April 11, 2016, Council Policy 6.31 was adopted regarding the
Community Amenity Contribution Program. This policy states that:
8. All development applications that are seeking an extension under Development Procedures
Bylaw No. 5879-1999 (as amended), may be subject to the city-wide community amenity
contribution program at the discretion of Council.
Should Council determine that the community amenity contribution program will apply to this
application, the following condition will need to be added to the list of conditions to be addressed
prior to consideration of final reading:
xi. That an amenity contribution rate of $5,100.00 per single family lot created, for a
total of $173,400.00 be provided, in accordance with Council Policy 6.31 for the
Community Amenity Contribution Program .
CONCLUSION:
The applicant has been actively pursuing the completion of this rezoning application and has applied
for a final one year extension.
“Original signed by Adam Rieu”
_______________________________________________
Prepared by: Adam Rieu
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
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Map
Appendix C – Second Reading Report
DATE: Sep 23, 2015
FILE: 2013-107-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
24005/09/75 FERN CRESCENT
128 AVE
Legend
Stream
Ditch Centreline
Edge of River
Indefinite Creek
River Centreline
Lake or Reservoir
River
Major Rivers & Lakes
APPENDIX A
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Sep 23, 2015
FILE: 2013-107-RZ
BY: PC
PLANNING DEPARTMENT
SUBJECT PROPERTIES
City of Maple Ridge´
Scale: 1:2,500
24005/09/75 FERN CRESCENT
(2011 IMAGERY)
128 AVE
APPENDIX B
District of Maple Ridge
TO: His Worship Mayor Ernie Daykin MEETING DATE: July 21, 2014
and Members of Council FILE NO: 2013-107-RZ
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: First and Second Reading
Maple Ridge Official Community Plan Amending Bylaw No. 7088-2014 and
Second Reading
Maple Ridge Zone Amending Bylaw No. 7053-2014
24009, 24005 and 24075 Fern Crescent
EXECUTIVE SUMMARY:
On April 8, 2014, Council granted first reading to Zone Amending Bylaw No. 7053-2014. The
proposal is to rezone the subject properties (Appendix A) from RS-3 (One Family Rural Residential)
and RS-2 (One Family Suburban Residential) to RS-1 (One Family Urban Residential), RS-1b (One
Family Urban-Medium Density Residential) and R-2 (Urban Residential District).
The three properties under consideration are located in the Horse Hamlet of the Silver Valley Area
Plan, and have a combination of three OCP designations (i.e. Low Density; Low-Medium Density; and
Medium Density Residential), as identified in this report. The proposal meets the permitted
maximum density in the Silver Valley Area Plan; however an OCP amendment is required to adjust
the designation boundaries to achieve an efficient road pattern and the proposed lot layout
(Appendix D).
RECOMMENDATIONS:
1.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. 7088-2014 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;
2.That Maple Ridge Official Community Plan Amending Bylaw No. 7088-2014 be considered in
conjunction with the Capital Expenditure Plan and Waste Management Plan;
3.That it be confirmed that Maple Ridge Official Community Plan Amending Bylaw No.7088-
2014 is consistent with the Capital Expenditure Plan and Waste Management Plan;
APPENDIX C
- 2 -
4. That Maple Ridge Official Community Plan Amending Bylaw No. 7088-2014 be given first and
second readings and be forwarded to Public Hearing;
5. That Maple Ridge Zone Amending Bylaw No. 7053-2014 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 Official Community Plan Schedule “A”, Chapter 10.3, Part
VI, A – Silver Valley, Figure 2 - Land Use Plan, and Figure 3D - Horse Hamlet;
iii. Road dedication as required;
iv. Consolidation of the development site;
v. 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;
vi. Removal of the existing buildings;
vii. An Engineer’s certification that adequate water quantity for domestic and f ire
protection purposes can be provided;
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; and
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: CIPE Homes Inc.
Owner: 0733497 BC Ltd.
Legal Description: North 126 Feet parcel “A” (Reference Plan 13772); Lot 15,
Section 22, Township 12, NWD Plan 9364; Parcel “A”
(Reference Plan 13772); Lot 15 Except North 126 feet;
Section 22, Township 12, NWD Plan 9364; and Lot 30,
Section 22, Township 12, NWD Plan 24120.
- 3 -
OCP:
Existing: Low Density Residential; Low-Medium Density Residential
and Medium Density Residential
Proposed: Low Density Residential; Low-Medium Density Residential
and Medium Density Residential
Zoning:
Existing: RS-3 (One Family Rural Residential), and RS-2 (One Family
Suburban Residential)
Proposed: RS-1 (One Family Urban Residential), RS-1b (One Family
Urban-Medium Density Residential) and R-2 (Urban
Residential District)
Surrounding Uses:
North: Use: Single Family Residential and vacant lots
Zone: RS-3 (One Family Rural Residential), and
RS-2 (One Family Suburban Residential)
Designation: Neighbourhood Park and Medium-High Density Residential
South: Use: Single Family Residential and Fern Crescent
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential, Low-Medium Density Residential
and Estate Suburban Residential
East: Use: Single Family Residential
Zone: RS-3 (One Family Rural Residential)
Designation: Low Density Residential; Low-Medium Density Residential
and Medium Density Residential
West: Use: Single Family Residential and Fern Crescent/240th Street
Zone: RS-3 (One Family Rural Residential), and
RS-2 (One Family Suburban Residential)
Designation: Low Density Residential, Low-Medium Density Residential
and Estate Suburban Residential
Existing Use of Properties: Single Family Residential
Proposed Use of Property: Single Family Residential
Consolidated Site Area: 2.34 Hectares (5.78 acres)
Access: Fern Crescent/240th Street
Servicing requirement: Urban Standard
Companion Applications: 2013-107-SD
- 4 -
b) Site and Project Description:
The three properties (Appendix A), in the Horse Hamlet of the Silver Valley Area Plan, are located
south of 128th Avenue and east of Fern Crescent, within the 200 metres (2 minute walking) radius of
the Horse Hamlet centre. The topography around the subject sites is fairly flat with a gradual slope
down from the north-east to the south-west corner.
The properties under consideration are in the Fraser Sewer Area. The portion of 128th Avenue,
inside the Horse Hamlet, is currently identified as a local road. In future, the subject portion of 128th
Avenue is anticipated to be an arterial road providing the main access to Golden Ears Provincial
Park. All the standard off-site road and servicing upgrades abutting the development site will be
required as a condition of final reading.
To the north of subject sites are two parcels designated “Neighbourhood Park” which are both
owned by the District of Maple Ridge. The timeline on the actual building of this neighbourhood
park is unknown at this point. However, future and existing residents will be able to participate in
the public consultation process conducted by the Parks and Leisure Services Department.
The subject sites are not located in or near a known archeological resource according to Provincial
or local records.
The proposed subdivision sketch (Appendix D) shows a total of 34 single family lots serviced by a
looping road. Of the proposed 34 lots; 14 are proposed to be rezoned to R-2 (Urban Residential
District), 17 are proposed to be rezoned to RS-1b (One Family Urban-Medium Density Residential),
and 3 are proposed to be rezoned to RS-1 (One Family Urban Residential). Access to the proposed
subdivision is from Fern Crescent via a new 18.0 metre wide road right-of-way that can
accommodate sidewalks and parking on both sides. Except for the three lots facing the southern
dip of Fern Crescent, all the proposed lots will face a new looping municipal road right-of-way built
and serviced to urban standards. A narrower 15.0 metre wide road right-of-way will also be built
south of the “Neighbourhood Park” along the northern boundary of the subject site. The proposed
road pattern could be replicated on the east of subject sites when they develop in the future. The
proposed road pattern generally follows the Silver Valley, Horse Hamlet road plan with some minor
changes to provide efficient access to surrounding lands.
c) Planning Analysis:
Official Community Plan - Silver Valley Area Plan:
The Horse Hamlet within the Silver Valley Area Plan is anticipated to contain a total of 240 dwelling
units in a tightly compacted, neighbourhood scale residential area. In October 2013, Council gave
third reading to a development proposal on Mill Street (north of subject sites) for 16 single family
lots to be rezoned from RS-3 (One Family Rural Residential) and RS-2 (One Family Suburban
Residential) to R-2 (Urban Residential District). Since the adoption of the Silver Valley Area Plan, this
proposal is the second development application in the Horse Hamlet area. This will add up to a total
of 50 units in the Horse Hamlet area, if final approval is granted.
- 5 -
The development proposal is subject to Silver Valley Area Plan policies and densities permitted
within the Horse Hamlet. It is important to note that the subject sites are not impacted by any
watercourses or steep slopes. The three subject properties (Appendix A), are a combination of Low
Density Residential; Low-Medium Density Residential; and Medium Density Residential designations
as shown in the table below:
Address OCP designation Proportion
1 24005 Fern Crescent Low Density Residential 0%
Low-Medium Density Residential 92%
Medium Density Residential 8%
2 24009 Fern Crescent Low Density Residential 19%
Low-Medium Density Residential 76%
Medium Density Residential 5%
3 24075 Fern Crescent Low Density Residential 8%
Low-Medium Density Residential 60%
Medium Density Residential 32%
Policy 5.3.9 specifies maximum densities associated with the above mentioned OCP designations in
terms of units per net hectare permitted, as stated below:
(a) Medium to medium-low densities, ranging from 15 to 40 units per hectare, will be located
adjacent to schools, commercial uses and civic uses.
(b) Low densities, ranging from 8 to 18 units per hectare, are located at the fringes of the 5
minute walking distance from the centre.
The subject parcels comply with Policy 5.3.4 that envisions creating neighbourhoods within a 200
metre (2 minute walking) radius of the Horse Hamlet centre. Based on the location of the subject
sites and the policies above, the densities are required to step down from medium to low between
128th Avenue and Fern Crescent (north to south). The proposed subdivision sketch (Appendix D)
demonstrates a stepping down of densities being achieved through the proposed R-2 (lot size 315
m2), RS-1b (lot size 557m2) and RS-1 (lot size 668 m2) zones, between 128th Avenue and the Fern
Crescent dip.
As mentioned earlier in this report, the developer is proposing a total of 34 single family residential
lots (14 R-2; 17 RS-1b and 3 RS-1). The resulting total lot yield of 34 lots aligns with the maximum
number of units permitted in the existing designations of the Silver Valley Plan. The proposed RS-1
zone correlates with the “Low Density Residential” designation; the proposed RS-1b zone correlates
with the “Low-Medium Density Residential” designation and the proposed R-2 zone correlates with
the “Medium Density Residential” designation of the Silver Valley Area Plan. The OCP amendment
reflects some minor adjustments or ground-thruthing to the existing designations in order to achieve
a safe and efficient road pattern. This is reflected in the OCP amending bylaw and map attached as
Appendix B.
- 6 -
Maple Ridge Zoning Bylaw No 3510 -1985:
The current application proposes to rezone the subject properties (Appendix A) from RS-3 (One
Family Rural Residential), and RS-2 (One Family Suburban Residential) to RS-1 (One Family Urban
Residential), RS-1b (One Family Urban-Medium Density Residential) and R-2 (Urban Residential
District). All the proposed lots meet the minimum lot area, lot width and lot depth specified in the
respective zones.
d) Environmental Implications:
A three-tier storm water management system designed in accordance with the District's
Watercourse Protection Bylaw 6410-2006 and incorporating rainfall capture, runoff control and
flood risk management is required. A Storm Water Management Plan is being reviewed for the
proposed subdivision and will be required to be finalized prior to the final subdivision approval.
Based on the recommendations in the Arborist Report by Mike Fadem and Associates Ltd dated
April 23, 2014, some tree retention opportunities along the northern and southern boundaries of
the subject site will be considered prior to the final approval of the proposed subdivision. Where
possible a best level of effort will be made to save mature trees and to protect their root zones
within the backyards of the future lots, through a Tree Protection Restrictive Covenant. To
compensate for tree loss due to roads and building envelopes within the subdivision new trees in
strategic areas will be added as a replacement strategy. This will be assessed in detail and required
as a condition of final subdivision approval.
e) Development Information Meeting:
On May 22, 2014 the developer and his team of consultants held a “Development Information
Meeting” at Yennadon Elementary School at 23347 128th Avenue from 5:30 to 7:30 pm. As per
Council Policy 6.20, invitations were mailed to qualifying property owners, advertisements were
placed in the local paper and a notice was attached to the development sign on site. All the
proposed drawings and information showing development concept, proposed road pattern, servicing
concept, tree retention and information on possible building floor plans and elevations was
displayed at this meeting. The development team of four members including the engineer of record
from Hunter Laird Engineering consultants provided clarification and answered questions. This
meeting was attended by approximately 26 people, while 12 of them provided written comments.
The concerns expressed at the meeting and through the comments are summarized below:
Concerns were expressed over pre-existing traffic volumes on Fern Crescent and the
additional impact on traffic due to the proposed development;
Concerns about existing problems around lack of respect for the environment and private
properties due to use of the horse trail to access the South Alouette River;
Some would like to see more diversity in housing type and design in the Horse Hamlet area;
Concerns with the existing water table after trees are removed;
Would like to see 128th street arterial route built as a priority;
Concerns about lack of schools in the Silver Valley Area to support development in general;
- 7 -
Concerns that access off of Fern Crescent is unsafe in conjunction with excess traffic o n
Fern Crescent;
Some had positive support for the proposed home designs;
Maximum retention of trees and protecting wildlife (bears and deer) corridors should be
encouraged;
Concerns around lot sizes proposed; would prefer ranch style homes with more greenery
(trees, shrubs, more planting);
Road widths could be narrower as per the Silver Valley Area Plan and bio-swales added to
improve drainage and storm/rain water management;
At the meeting, the developer and their consultant team provided answers to most of the concerns
expressed, except the concern about lack of schools and pre-existing traffic on Fern Crescent.
f) Traffic Considerations:
The current road pattern identified in the Silver Valley Area Plan is conceptual and will need to be
revisited as development occurs. The Area Plan envisions that 128th Avenue will be upgraded to an
arterial road and the area referred to as the Fern Crescent dip will evolve into a local street with
substantially less traffic. Once 128th Avenue becomes a functional arterial road, the traffic on Fern
Crescent is anticipated to be reduced (i.e. the regional traffic will be divided between 128th Avenue
and Fern Crescent for access to the Golden Ears Provincial Park). The Silver Valley Area Plan also
identifies a road on either side of the “Neighbourhood Park” lots connecting 128 th Avenue to Fern
Crescent to the south, as well as lanes connecting to Fern Crescent which are eliminated in the
proposed subdivision.
It is noted that the road network identified in the Silver Valley Area Plan is conceptual in nature, and
is refined as a result of ground-truthing at the subdivision approval stage. Once the Hamlet road
patterns are confirmed, a future OCP Housekeeping package will be prepared to reflect the
emerging road pattern in the Area.
The applicants preliminary Traffic Analysis prepared by Hunter Laird Engineering suggests that
avoiding access off of 128th Avenue into the development site is appropriate as it eliminates
potential conflicts with local streets and with regional traffic. It is also noted that eliminating the two
roads adjacent to the future park may protect existing trees.
The applicants have since provided a detailed Traffic Impact Assessment, prepared by BWW
Consulting (July 7, 2014). This report gives consideration to existing conditions, project traffic,
intersection analysis, and Fern Crescent. The consultant has concluded that the traffic volumes
generated by this subdivision will be low and that the analysis indicates a good operational Level of
Service. The consultant has concluded the inclusion of advisory signage, coupled with the low
volumes and adequate sight distances on Fern Crescent should provide satisfactory operating
conditions. Further, it is suggested that when 128th Avenue is extended as the major route,
appropriate signage and road design elements could be incorporated to reinforce the route change
and de-emphasize Fern Crescent’s use by through traffic.
- 8 -
g) Interdepartmental Implications:
Engineering Department:
The Engineering Department has reviewed the proposal and confirms that all the deficient services,
including the required road dedication, are being provided through the Subdivision Servicing
Agreement. Some off-site servicing upgrades such as new sanitary and storm sewer connection to
the subject site will be secured through the Rezoning Servicing Agreement, as a condition of final
reading. A 3.0 metre dedicated walkway and a right-of-way on proposed lots 33 and 34 will be
required for a municipal storm sewer that will service some of the lots (Appendix D). The proposed
road layout and road right-of-way standards within the proposed subdivision have been reviewed. It
was confirmed that a 18.0 metre road right-of-way (Local Residential 2 road standard in the Silver
Valley Area Plan) will accommodate two travel lanes (8.0 metre each), street trees, street lights,
sidewalk and parking on both sides, while the 15.0 metre road right-of-way along the northern edge
of the subject site (south of the future neighbourhood park) will be adequate to accommodate
sidewalk and parking on one side.
The Engineering Department has reviewed the above noted detailed Traffic Impact Assessment
report (July 7, 2014) by BWW Consulting and has found it to be largely acceptable, noting that
further details will be resolved at the subdivision stage of the project.
Parks & Leisure Services Department:
A referral was sent to the Parks and Leisure Services Department. The District now owns both the
lots north of the subject sites, designated “Neighbourhood Park”. Before the neighbourhood park is
built, the District will engage in a public consultation process which will include the existing and
future residents of the area.
Fire Department:
The Fire Department has reviewed the proposal and comments have been provided to the applicant.
The proposed subdivision sketch has been revised to include a hammerhead turn around near
proposed lots 20 and 21 as shown in Appendix D attached to this report. The Fire Department has
no concerns with the proposed land use and subdivision.
Building Department:
The Building Department has reviewed the proposal and comments have been provided to the
applicant. The applicant must ensure that all these will be addressed through the final Subdivision
Servicing Plans at a later date.
h) School District Comments:
A referral was sent to the School District office and comments were received on May 6, 2014. The
School District has reiterated that developments in the Silver Valley Area would affect the projected
student population for the catchment area currently served by Yennadon Elementary and Garibaldi
- 9 -
Secondary schools. The enrollment at the Yennadon Elementary School is at 104.4% utilization
(569 students, including 140 out of catchment students, for 2013-14 school year). The students
from this area will need to be bussed to Harry Hooge and Alouette Elementary schools, which are
beyond the established walking limits of the School Board. The current walking limit for Grades K-3
is 4 kilometres and for Grades 4-12 is 4.8 kilometres. Enrollment at Garibaldi Secondary school is
at 74.67% utilization (784 students, including 362 out of catchment students, for 2013-2014).
i) 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 amendment required for this application, (adjust the existing OCP designation
boundaries to achieve a feasible road pattern and lot layout) is considered to be minor in nature. It
has been determined that no additional consultation beyond existing procedures is required,
including referrals to the Board of the Regional District, the Council of an adjacent municipality, First
Nations, the School District or agencies of the Federal and Provincial Governments. The
amendment has been reviewed with the Financial Plan/Capital Plan and the Waste Management
Plan of the Greater Vancouver Regional District and is determined to have no impact.
j) Citizen/Customer Implications:
A Development Information Meeting was conducted on May 22, 2014 where the neighbours had an
opportunity to express their concerns. This along with a future Public Hearing is considered
adequate opportunities for citizens to voice their concerns regarding the proposed development.
CONCLUSION:
The proposal meets the maximum density permitted by the existing designations for the subject
sites, identified in the Silver Valley Area Plan. However, an OCP amendment is required to re-
distribute the existing OCP designations to achieve an efficient road pattern and lot layout (Appendix
D). The Engineering Department is in support of the proposed road layout. The applicant submitted
a preliminary Traffic Analysis and a follow-up detailed Traffic Impact Assessment report which
concludes the development will generate low traffic volumes and the operating Level of Service is
good. Some signage and possible future road improvements could be considered when 128th
Avenue is extended that could de-emphasis the use of Fern Crescent to through traffic.
- 10 -
Therefore, it is recommended that first and second reading be given to Maple Ridge Official
Community Plan Amending Bylaw No. 7088-2014, that second reading be given to Maple Ridge
Zone Amending Bylaw No. 7053-2014, and that application 2013-107-RZ be forwarded to Public
Hearing.
“Original signed by Christine Carter” for
_______________________________________________
Prepared by: Rasika Acharya, B-Arch, M-Tech, UD, LEED® AP, MCIP, RPP
Planner
“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 Paul Gill” for
_______________________________________________
Concurrence: J. L. (Jim) Rule
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Official Community Plan Amending Bylaw No. 7088-2014
Appendix C – Zone Amending Bylaw No. 7053-2014
Appendix D – Proposed preliminary subdivision sketch
City of Pitt
Meadows
District of
Langley District of MissionFRASER R.
^
DATE: Nov 8, 2013 FILE: 2013-107-RZ BY: PC
CORPORATION OF
THE DISTRICT OF
MAPLE RIDGE
FINANCE DEPARTMENT
SUBJECT PROPERTIES
´
Scale: 1:2,500
24005/09/75 FERN CRESCENT
128 AVE
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7088-2014
A Bylaw to amend the Official Community Plan Bylaw No. 7060-2014
_______________________________________
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 Figure 2 (Land Use Plan) and Figure 3D (Horse
Hamlet) of the Silver Valley Area Plan;
NOW THEREFORE, the Municipal Council of the Corporation of the District of Maple Ridge, enacts as
follows:
1.This Bylaw may be cited for all purposes as "Maple Ridge Official Community Plan Amending
Bylaw No. 7088-2014."
2. Amendment to Official Community Plan Schedule “A”, Chapter 10.3, Part VI, A – Silver Valley,
Figure 2 - Land Use Plan, and Figure 3D - Horse Hamlet for that parcel or tract of land and
premises known and described as:
North 126 Feet Parcel “A” (Reference Plan 13772) Lot 15 Section 22 Township 12 New
Westminster District Plan 9364;
Parcel “A” (Reference Plan 13772) Lot 15 Except: North 126 Feet; Section 22 Township 12
New Westminster District Plan 9364;
Lot 30 Section 22 Township 12 New Westminster District Plan 24120
and outlined in heavy black line on Map No. 883, a copy of which is attached hereto and
forms part of this Bylaw, is hereby re-designated to Low Density Urban; Low/Medium Density
Residential and Medium Density Residential.
3.Maple Ridge Official Community Plan Bylaw No. 7060-2014 is hereby amended accordingly.
READ A FIRST TIME the day of , 2014.
READ A SECOND TIME the day of , 2014.
PUBLIC HEARING HELD the day of , 2014.
READ A THIRD TIME the day of , 2014.
ADOPTED, the day of , 20 .
_____________________________ ______________________________
PRESIDING MEMBER CORPORATE OFFICER
239962398712729
24017240262405524
1
6
22419724013
12848
240332407224075241242
4
1
5
024000
240352404024001 2407024005
24003
2404312795
24009
241102414524195
(FERN CRES.)2401524090240692
4
1
3
8
24169
240242402524026240522405024115240 ST.FERN CRES.Rem B
27
29
RP 1377231
*PP135
6
Rem 18
P 9364
P 9912
1
P 9364
3
25
P 18012
26
32 PARK
P 2719628
P 9364
1
42
Rem A
P
1
8
0
1
2
30
P 24120
1
P 39367
41
N 126' A
P 21921
P 11363
2
5
4
P 7656
2
BCP 50115
85
8
1
23
P 10713
P 9364
19
EP 22444
*PP129
24
P 26177
4 5
7
LMP
4
0
3
1
5
A
22 P 4707086
LMP 2855LMP 30056
´
Bylaw No. Map No. Purpose:
From:
To:
Low Density Residential, Medium Density Residential, andLow/Medium Density ResidentialLow Density Residential Medium Density ResidentialLow/Medium Density Residential
7088-2014883To Amend Figure 2 (Land Use Plan) and 3D (Horse Hamlet)of the Silver Valley Area Plan
1:2,500
Urban Area Boundary
MAPLE RIDGE OFFICIAL COMMUNITY PLAN AMENDING
Urban Area Boundary
CORPORATION OF THE DISTRICT OF MAPLE RIDGE
BYLAW NO. 7053-2014
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, enacts as follows:
1.This Bylaw may be cited as "Maple Ridge Zone Amending Bylaw No. 7053-2014."
2.Those parcels or tracts of land and premises known and described as:
North 126 Feet Parcel “A” (Reference Plan 13772) Section 22 Township 12 New
Westminster District Plan 9364;
Parcel “A” (Reference Plan 13772) Lot 15 Except: North 126 Feet, Section 22
Township 12 New Westminster District Plan 9364
Lot 30 Section 22 Township 12 New Westminster District Plan 24120
and outlined in heavy black line on Map No. 1606 a copy of which is attached hereto
and forms part of this Bylaw, are hereby rezoned to RS-1 (One Family Urban
Residential), RS-1b (One Family Urban-Medium Density Residential), and R-2 (Urban
Residential District).
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 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
239962398712729
24017240262405524
1
6
22419724013
12848
240332407224075241242
4
1
5
024000
240352404024001 2407024005
24003
2404312795
24009
241102414524195
(FERN CRES.)2401524090240692
4
1
3
8
24169
240242402524026240522405024115240 ST.FERN CRES.Rem B
27
29
RP 1377231
*PP135
6
Rem 18
PL. 3041P 9364
P 9912
1
P 9364
3
25
P 18012
26
32 PARK
P 9912P 2719628
P 9364
1
42
Rem A
P
1
8
0
1
2
30
P 24120
1
P 39367
41
N 126' A
P 21921
P 11363
2
5
4
P 7656
2
BCP 50115
85
8
1
23
P 10713
P 9364
19
EP 22444
*PP129
EP 13720
24
P 26177
4 5
Rem part (1.502 Acres)
7
LMP 4
0
3
1
5
P 10558
A
22 P 4707086
LMP 2855LMP
3
9
8
9
8
LMP 30056
´
SCALE 1:2,500
MAPLE RIDGE ZONE AMENDINGBylaw No. Map No. From:
To:
RS-3 (One Family Rural Residential)RS-2 (One Family Suburban Residential)
7053-20141606
R-2 (Urban Residential District)RS-1b (One Family Urban (Medium Density) Residential)RS-1 (One Family Urban Residential)
Urban Area Boundary
Urban Area Boundary
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 12, 2016
and Members of Council FILE NO: 2015-096-DP
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Wildfire Development Permit
13316 235 Street
EXECUTIVE SUMMARY:
Wildfire Development Permit application 2015-096-DP has been received for the 5 single family lots
and 8 bare land strata lots located at 13316 235 Street in Silver Valley. A Wildfire Development
Permit (WFDP) is required because the site is located within the Wildfire Development Permit Area
plan.
Since the adoption of the Wildfire Development Permit (WFDP) Guidelines in October 2014, the
Planning Department, Licencing, Permits and Bylaws Department, and Fire Department have been
monitoring the implementation of the WFDP. There have been challenges in the application of the
American National Fire Protection Association’s NFPA 1144 (Standard for Reducing Structure
Ignition Hazards from Wildland Fire) and NFPA 1141 (Standard for Fire Protection Infrastructure for
Land Developments in Wildland, Rural and Suburban Areas) in view of proposed new development
applications.
The Home Owners FireSmart Manual (B.C. Forest Service Protection Program) would provide a
greater degree of flexibility while maintaining the intent of the Wildfire Development Permit
Guidelines. An Official Community Plan amending bylaw revising the Wildfire Development Permit
Guidelines to remove reference to the NFPA requirements received first reading on July 26, 2016. In
the meantime, in order to allow developers to continue construction, in-stream WFDP applications
are being reviewed in relation to the FireSmart Manual Guidelines.
This application has been reviewed against the FireSmart Manual requirements. The Fire
Department found the report to meet the intent of the City’s Wildfire DP requirements. A signed
Letter of Inspection from the assessor, Diamond Head Consulting Ltd, upon completion of the project
is required to ensure the recommendations have been followed to a satisfactory level. No proposed
forest treatments are part of this application, and a landscaping security is likely not required.
Council considered rezoning application 2014-014-RZ and granted first reading for Zone Amending
Bylaw No. 7071-2014 on April 22, 2014. Council granted second reading on July 14, 2015. This
application was presented at a Public Hearing on September 15, 2015, and Council granted third
reading on September 29, 2015. Council will be considering final reading on September 20, 2016.
RECOMMENDATION:
That the Corporate Officer be authorized to sign and seal 2015-096-DP respecting property located
at 13316 235 Street.
1108
- 2 -
DISCUSSION:
a) Background Context:
Applicant: Landmark Enterprises Ltd
Owner: Landmark Enterprises Ltd
Legal Description: Lot 3, Section 28, Township 12, New Westminster District
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), 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)
Designation: Medium-High Density Residential, and Neighbourhood Park
East: Use: Single Family and Street Townhouses
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
Accompanying applications: 2014-014-RZ, 2014-014-SD, 2015-370-SD, and
2014-014-NFDP
b) Project Description:
This subject property located on 13316 235 Street (see Appendix A and B) is a remnant parcel and
is the last parcel of undeveloped land north of Larch Avenue and west of 235 Street. The
subdivision plan (see Appendix C) shows a total of 13 single family residential lots, 5 lots of which
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 235 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.
- 3 -
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 possible utilizing a private road to create an additional 8
lots.
The subject property is located within the Wildfire Development Area and an application with
accompanying assessment report has been received and reviewed against FireSmart Manual
requirements.
c) Planning Analysis:
The Wildfire Development Permit Area Guidelines are intended for the protection of life and property
in designated areas that could be at risk for wildland fire and where this risk, in some cases, may be
reasonably abated through implementation of appropriate precautionary measures.
A Development Permit is required for all development and subdivision activity or building permits for
areas identified as wildfire risk areas identified in attached Map 1: Wildfire Development Permit
Area. A Development Permit may not be required under certain circumstances indicated in the
Development Permit Exemptions, Section 8.4, Item 4. These Development Permit Guidelines are to
work in concert with all other regulations, guidelines and bylaws in effect.
This development respects the key guideline concepts as outlined in this section:
1. Locate development on individual sites so that when integrated with the use of mitigating
construction techniques the risk of wildfire impacts is reduced;
The FireSmart Manual (BC Edition) recommends a 10 metre (33 ft.) setback between the forest edge
and all buildings. The same setback distance is also required between buildings. The R-2 (Urban
Residential District) zone has a rear yard setback requirement of 8 metres (26 ft.) when access is
from the front street rather than a rear lane. The interior side yard setback requirement is 1.2 metres
(4 ft.) and the exterior side yard setback is 2 metres (6.6 ft.).
A permanent forest edge borders the development site to the north and in the south -west corner.
Lands with future development potential are located to the north -west, west, south, and east of the
development site. The Wildfire Development Permit Assessment prepared by Diamond Head
Consulting Ltd and dated August 12, 2016 reports that the development site has an overall low to
moderate risk from wildfire.
Given the existing land uses, wildfire risks, and zoning siting requirements, Diamond Head
Consulting Ltd has provided a detailed list of building materials and construction requirements to
maximize the homes’ ability to withstand radiant heat and ember showers from a wildfire event.
Building faces adjacent to the current and permanent forest edge will require additional non-
combustible materials. Other site layout and servicing considerations include underground hydro
servicing, fire hydrants, and sufficient road width for two fire trucks to pass one another.
- 4 -
2. Mitigate wildfire impacts while respecting environmental conservation objectives and other
hazards in the area.
The subject property consists of one property located at 13316 235 Street and has an area of
approximately 7640 m2. The development site is predominately located on a south-west facing
slope. The site is located approximately 600m north of the Alouette River. There has been recent
development to the north and east, where large areas of previously forested stands have been
cleared. The proposed development is surrounded by large lots with single family residences, and
natural areas. The proposed development of approximately 13 single family residential lots has no
proposed tree retention or vegetation setback areas.
3. Ensure identified wildfire interface risks are recognized and addressed within each stage of
the land development process.
The subject site was determined to have an overall low to moderate risk from wildfire, and it was
concluded that the threat to buildings from radiant heat from a forest fire is minimal. A small area of
moderate threat M2 (mixed stand of coniferous and deciduous trees) will be retained south and west
of lots 1A and SL1-4, but given that it will be isolated by development clearing and consist of mostly
deciduous trees, it will not be of an adequate size to rate as a hazardous stand post -development.
The M2 stands south of Larch Avenue and in the riparian corridor to the west will continue to rate as
a moderate threat. The greatest threat to structures on the subject site from wildfire, are from
embers spotting from a crown fire.
Diamond Head Consulting Ltd has identified wildfire interface risks and has provided a list of
recommendations including appropriate building materials, site layout, and FireSmart landscaping.
In the event that a wildfire does threaten the area, suppression capability is improved with good
access, defensible space and water supply. The recommendations speak to non-combustible
materials which must meet the acceptance criteria for Fire Tests for Roof Coverings, Fire-resistant
materials meeting the acceptance criteria of Fire Endurance Tests of Building Constructions and
Materials, and Rated roofing materials in Class A or B measure of external spread of flame on a roof
surface, where Class A is effective against severs fire exposure.
4. Proactively manage potential fire behavior, thereby increasing the probability of successful
fire suppression and containment and minimizing adverse impacts.
Previous key guidelines have outlined the building siting and materials, servicing, and parkland
treatment strategies to proactively manage potential fire behavior. The final wildfire management
approach is to regulate landscaping maintenance surrounding the homes. Diamond Head
Consulting has provided recommendations in the subject assessment report for on -lot landscaping.
FireSmart landscaping will contribute to the creation of a fire-resistant Zone 1. In addition a small
strata park is to be created in the northeast corner of the current lot.
In Zone 1 there will be a buffer with mowed lawn, fire-resistant plants or shrubs. No vegetation
should touch the buildings, and the use of bark-mulch is not allowed.
- 5 -
CONCLUSION:
As discussed in this report, this application has been considered against the requirements of the
Home Owners FireSmart Manual (B.C. Forest Service Protection Program) to assess fire hazard and
guide recommendations instead of the NFPA standards. The City provided detailed guidance
regarding minimum building construction requirements to the developer and the Wildfire Consultant
(Diamond Head Consulting Ltd) and an assessment report was provided on August 12, 2016.
The Fire Department finds the assessment report to meet the intent of the Wildfire DP requirements.
A signed Letter of Inspection from Diamond Head Consulting Ltd upon completion of the project is
required to ensure the recommendations have been followed to a satisfactory level. Therefore, it is
recommended that 2015-096-DP be approved.
“Original signed by Therese Melser”
_______________________________________________
Prepared by: Therese Melser
“Original signed by Christine Carter”
_____________________________________________
Approved by: Christine Carter, M.PL, MCIP, RPP
Director of Planning
“Original signed by Christine Carter” for
_______________________________________________
Approved by: Frank Quinn, MBA, P.Eng
GM: Public Works & Development Services
“Original signed by E.C. Swabey”
_______________________________________________
Concurrence: E.C. Swabey
Chief Administrative Officer
The following appendices are attached hereto:
Appendix A – Subject Map
Appendix B – Ortho Photo
Appendix C – Subdivision Plan
DATE: Apr 14, 2015 2015-096-DP BY: JV
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
´
Scale: 1:2,500
2015-096-DP
Legend
\\Wetlands
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Canal
Flooded Land
Lake/Reservoir
Marsh
River
APPENDIX A
DATE: Apr 14, 2015 2015-096-DP BY: JV
CITY OF MAPLE RIDGE
PLANNING DEPARTMENT
SUBJECT PROPERTY
District of Maple Ridge´
Scale: 1:2,534
2015-096-DP
Legend
\\Wetlands
GPS Creek Centrelines
Streams & Rivers (Topographic)
Feature Type
Indefinite Creek Centreline
Ditch Centreline
River Centreline
Rivers & Lakes (Topographic)
Feature Type
Canal
Flooded Land
Lake/Reservoir
Marsh
River
APPENDIX B
APPENDIX C
City of Maple Ridge
TO: Her Worship Mayor Nicole Read MEETING DATE: September 12, 2016
and Members of Council FILE NO: 11-5255-70-111
FROM: Chief Administrative Officer MEETING: C of W
SUBJECT: Award of Contract RFP-EN16-42:
Engineering Design Services for 263 Street Pump Station Replacement
EXECUTIVE SUMMARY:
In 2013, the City retained Urban Systems Ltd. and GeoAdvice Engineering Inc. to evaluate the
pumping and storage capacity in the north eastern sector of the City’s water distribution system. The
report identified operational concerns with the existing pumps and reservoir at the 263 Street Pump
Station. The report recommended the existing pump station be replaced along with an upgraded
connection to the existing reservoir. The City is presently budgeting in the Capital Plan for
preliminary design in 2016 and detailed design and construction in 2017.
A Request for Proposal (RFP) for Engineering Design Services was issued on June 29, 2016 and
closed on July 19, 2016 for the preliminary and detailed design for the pump station replacement at
the existing 263 Street site. The scope of services included architectural, civil, mechanical,
structural, geotechnical, environmental, archaeological and construction inspection services. The
construction inspection services budget will be reviewed prior to the award of the Invitation to
Tender.
In spring 2017, an Invitation to Tender for the 263 Street Pump Station Replacement will be issued
for construction of the pump station which is scheduled to be completed by December 2017. This
schedule is in accordance with the City’s Capital Improvement Program 2016-2020 and the reservoir
pump station replacement project is in the City’s approved Financial Plan.
Following a detailed analysis and evaluation of the proposals received, this report recommends that
a Client/Consultant Agreement be executed with Stantec Consulting Ltd. (Stantec) for the amount of
$197,625.00 excluding taxes. This report recommends that a $20,000 contingency be established
for unanticipated additional works.
RECOMMENDATION:
THAT Contract RFP-EN16-42: Engineering Design Services for 263 Street Pump Station
Replacement, be awarded to Stantec Consulting Ltd. in the amount of $197,625.00 excluding taxes;
and
THAT a contingency of $20,000 for unanticipated additional works be approved; and further
THAT the Corporate Officer be authorized to execute the Contract.
1109
DISCUSSION:
a) Background Context:
In 2013, the City retained Urban Systems Ltd. and GeoAdvice Engineering Inc. to evaluate
the pumping and storage capacity in the north eastern sector of the City’s water distribution
system. The report identified operational concerns with the existing pumps and reservoir at
the 263 Street Pump Station. The report recommended the existing pump station be
replaced along with an upgraded connection to the existing reservoir. The City is presently
budgeting in the Capital Plan for preliminary design in 2016 and detailed design and
construction in 2017.
A Request for Proposal (RFP) for Engineering Design Services was issued on June 29, 2016
and closed on July 19, 2016 for the preliminary and detailed design for the pump station
replacement at the existing 263 Street site. The scope of services included architectural,
civil, mechanical, structural, geotechnical, environmental, archaeological and construction
inspection services. The construction inspection services budget will be reviewed prior to the
award of the Invitation to Tender.
In spring 2017, an Invitation to Tender for the 263 Street Pump Station Replacement will be
issued for construction of the pump station which is scheduled to be completed by
December 2017. This schedule is in accordance with the City’s Capital Improvement
Program 2016-2020 and the reservoir pump station replacement project is in the City’s
approved Financial Plan.
RFP Process and Evaluation
The RFP was sent out to five pre-qualified engineering consulting firms, only three consulting
firms submitted proposals before the closing date. All proposals were evaluated in
accordance with evaluation criteria provided to the proponents.
After detailed analysis, the evaluation team concluded that Stantec Consulting Ltd.
submitted the highest rated and most technically sound proposal. When all factors are
accounted for, Stantec Consulting Ltd.’s proposal provides the best value to the City. The
average of the proposals submitted was $296,346 with the highest being $450,328.
b) Desired Outcome:
The desired outcome of this report is to obtain Council approval to proceed with the award of
the contract to Stantec Consulting Ltd. for the engineering services and establish funding for
project contingencies.
c) Strategic Alignment:
The Corporate Strategic Plan provides direction to manage municipal infrastructure under
various initiatives such the Water Distribution Master Plan Update, the Development Cost
Charge (DCC) Bylaw and Smart Managed Growth. Increasing pump station capacity and
making alterations to the existing reservoir is in line with the Corporate Strategic Plan.
d) Citizen/Customer Implications:
The design process will include a public consultation process to obtain feedback from all
stakeholders and to mitigate concerns, although impacts on the surrounding properties are
expected to be minimal.
e) Interdepartmental Implications:
Operations staff will be consulted during the detailed design process so they can provide
input for the design and constructability.
f) Business Plan/Financial Implications:
The 263 Street Pump Station Upgrade project is in the 2016 and 2017 Adopted Financial
Plan. There is $50,000 to complete the preliminary design in 2016 and an additional
$1,400,000 in 2017 for the detailed design and construction of the pump station. The
detailed design project cost will largely be incurred in 2017; therefore an amendment to
2016 budget is not required.
The project is funded equally from Development Cost Charges and the Water Utility. Several
years ago this project was included in the Capital Program and the Financial Plan Byla w.
Development Cost Charges were identified as suitable funding source for a portion of this
project. This project will be included in the DCC Imposition Bylaw amendment, currently
underway. The design costs are in line with a project of this magnitude.
CONCLUSIONS:
Stantec Consulting Ltd. has submitted the highest rated proposal for the Engineering Design
Services for 263 Street Pump Station Replacement and provides the best value to the City. This
report recommends Council approval to award the design services assignment to Stantec Consulting
Ltd. As well staff have recommended a $20,000 contingency be established for unanticipated
additional works.
“Original signed by Jeff Boehmer” “Original signed by Trevor Thompson”
Prepared by: Jeff Boehmer, PEng. Financial Trevor Thompson, BBA,CPA, CGA
Manager of Design & Construction Concurrence: Manager of Financial Planning
“Original signed by David Pollock”
Reviewed by: David Pollock, PEng.
Municipal Engineer
“Original signed by Frank Quinn”
Approved by: Frank Quinn, MBA, PEng.
General Manager: Public Works & Development Services
“Original signed by E.C. Swabey”
Concurrence: E.C. Swabey
Chief Administrative Officer
The City of Maple Ridge makes no guaranteeregarding the accuracy or present status ofthe information shown on this map.
´Scale: 1:2,500
Date: Jun 1, 2016Department: Engineering
263 Street Water Pump Station Upgrade
0 25 50 75 100 m
0 90 180 270 360 ft
polygonLayer
Override 1
Street Name Label
Municipal Boundary
Parcel Hook
Railway
Major River or Lake Edge
Major River or Lake
Parcel Boundaries
Property
Building
School
Park
Air Valve
Altitude Valve
Auto Flusher
Blow Off Assembly
Bulk Fill Station
Check Valve
City Well
Fire Hydrant
City of Maple Ridge
Private
Flow Meter Chamber
Pipe End
Pressure Monitor
Pressure Reducing Valve
Pump Station
Reservoir
Sample Station
Valve
Closed
Open
Valve Chamber
Structure
Water Main
City of PittMeadows
District ofLangley District of MissionFRASER R.
CityCityCityCity of Maple Ridgeof Maple Ridgeof Maple Ridgeof Maple Ridge
TO:TO:TO:TO: Her Worship Mayor Nicole Read MEETING MEETING MEETING MEETING DATEDATEDATEDATE:::: September 12, 2016
and Members of Council
FROM:FROM:FROM:FROM: Chief Administrative Officer MEETING: MEETING: MEETING: MEETING: Committee of the Whole
SUBJECTSUBJECTSUBJECTSUBJECT: Disbursements for the month ended August 31, 2016
EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:EXECUTIVE SUMMARY:
The disbursements summary for the past period is attached for information. All voucher payments are
approved by the Mayor or Acting Mayor and a Finance Manager. Council authorizes the
disbursements listing through Council resolution. Expenditure details are available by request through
the Finance Department.
RECOMMENDATION:RECOMMENDATION:RECOMMENDATION:RECOMMENDATION:
That the That the That the That the disbursements as listed below for the month ended disbursements as listed below for the month ended disbursements as listed below for the month ended disbursements as listed below for the month ended August 31August 31August 31August 31, 2016, 2016, 2016, 2016 bebebebe received for received for received for received for
information only.information only.information only.information only.
GENERALGENERALGENERALGENERAL $$$$ 14,352,92914,352,92914,352,92914,352,929
PAPAPAPAYROLLYROLLYROLLYROLL $$$$ 1,992,2301,992,2301,992,2301,992,230
PURCHASE CARDPURCHASE CARDPURCHASE CARDPURCHASE CARD $$$$ 88888,3528,3528,3528,352
$$$$ 16,433,51116,433,51116,433,51116,433,511
DISCUSSION:DISCUSSION:DISCUSSION:DISCUSSION:
a)a)a)a) Background Context:Background Context:Background Context:Background Context:
The adoption of the Five Year Consolidated Financial Plan has appropriated funds and
provided authorization for expenditures to deliver municipal services.
The disbursements are for expenditures that are provided in the financial plan.
b)b)b)b) Community Communications:Community Communications:Community Communications:Community Communications:
The citizens of Maple Ridge are informed on a routine monthly basis of financial
disbursements.
1131
c)c)c)c) Business Plan / FinancialBusiness Plan / FinancialBusiness Plan / FinancialBusiness Plan / Financial Implications:Implications:Implications:Implications:
Highlights of larger items included in Financial Plan or Council Resolution
• B & B Contracting Ltd. – 128 Ave road & drainage improvements $ 694,313
• BA Blacktop – 2016 paving program $ 530,238
• Ridge Meadows Recycling Society – Monthly contract for recycling $ 189,713
• Sandpiper Contracting Ltd. – 224 St watermain replacement $ 308,280
• Timbro Contracting – Silver Valley Reservoir – Rock Ridge Reservoir $ 997,896
• Wallace & Company Ltd. – Storage building & shed construction $ 801,387
• The municipality acts as the collection agency for other levels of government or
agencies. The following collections were remitted in August.
1. Albion Dyking District – 2016 collections $ 215,125
2. G.V. Sewerage & Drainage – 2016 requisition $ 5,661,326
3. Road 13 Dyking District – 2016 collections $ 141,548
4. Tretheway Edge Dyking District– 2016 collections $ 25,170
d)d)d)d) Policy Implications:Policy Implications:Policy Implications:Policy Implications:
Corporate governance practice includes reporting the disbursements to Council monthly.
CONCLUSIONS:CONCLUSIONS:CONCLUSIONS:CONCLUSIONS:
The disbursements for the month ended August 31, 2016 have been reviewed and are in order.
Original signed by G’Ann Rygg
______________________________________________
Prepared by: G’Ann RyggG’Ann RyggG’Ann RyggG’Ann Rygg
Accounting Accounting Accounting Accounting Clerk IIClerk IIClerk IIClerk II
Original signed by Trevor Thompson
_______________________________________________
Approved by: Trevor Trevor Trevor Trevor Thompson, Thompson, Thompson, Thompson, BBA, BBA, BBA, BBA, CPA, CPA, CPA, CPA, CGACGACGACGA
Manager of Financial PlanningManager of Financial PlanningManager of Financial PlanningManager of Financial Planning
Original signed by Paul Gill
_______________________________________________
Approved by: Paul Gill, BBA, Paul Gill, BBA, Paul Gill, BBA, Paul Gill, BBA, CPA, CPA, CPA, CPA, CGACGACGACGA
GM GM GM GM –––– Corporate & Financial Corporate & Financial Corporate & Financial Corporate & Financial ServicesServicesServicesServices
Original signed by E.C. Swabey
_______________________________________________
Concurrence: E.C. SwabeyE.C. SwabeyE.C. SwabeyE.C. Swabey
Chief Administrative OfficerChief Administrative OfficerChief Administrative OfficerChief Administrative Officer
VENDOR NAMEVENDOR NAMEVENDOR NAMEVENDOR NAME DESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENT AMOUNTAMOUNTAMOUNTAMOUNT
0946235 BC Ltd Roadside mowing 31,600
Absolute Industrial Mechanical 249 Street pump station repairs 21,415
AFN Enterprises Inc Security refund 480,559
Albion Dyking District 2016 collections 215,125
Andrew Sheret Ltd Watermain replacement 28,176
B & B Contracting Ltd 128 Avenue road & drainage improvements (216 St to 224 St)694,313
BA Blacktop 2016 paving program 530,238
BC Hydro Electricity 136,879
BC SPCA Contract payment - July & Aug 57,116
Blue Pine Enterprises Ltd Whonnock Lake Park enhancement project 99,820
Retaining wall 23000 block of Abernethy Way 2,793 102,613
Boileau Electric & Pole Ltd Maintenance: Alco Park 373
Banners 305
City Hall 253
Hanging baskets 1,142
Memorial Park 249
Pedestrian signs 2,055
Pitt Meadows Family Rec Centre 418
Pole & light repairs due to MVA 360
Power pole replacement 9,449
Street lights 1,282
Traffic cameras 500 16,386
CUPE Local 622 Dues - pay periods 16/16 & 16/17 28,057
Chevron Canada Ltd Gasoline & diesel fuel 39,906
Corix Control Solutions Pump station chlorine equipment 18,248
Corix Water Products Waterworks supplies 19,389
Downtown Maple Ridge Business 50% BIA funding 106,800
Fitness Edge Contracted service provider - fitness classes & programs 15,095
Gotraffic Management Inc Traffic control 22,688
Gr Vanc Sewerage & Drainage 2016 requisition 5,661,326
Transfer station waste disposal 399 5,661,725
Guillevin International Inc Firefighter equipment 11,750
Firefighter protective wear 901
Operations electrical supplies 5,549 18,200
Hallmark Facility Services Inc Janitorial services & supplies:
City Hall 3,427
Firehalls 4,552
Library 4,284
Operations 4,070
Randy Herman Building 4,767
RCMP 4,069
South Bonson Community Centre 2,463 27,632
Horizon Landscape Contractors Grass cutting 22,523
Humble Developments Ltd Security refund 426,244
Image Painting & Restoration Painting & restoration services:
Golden Ears Winter Club 15,750
Operations 525
South Bonson Community Centre 525 16,800
Infinite Roadmarking Ltd Crosswalk marking 18,094
ISL Engineering & Land Serv Culvert replacement program 5,916
128 Avenue (216 St - 224 St) Construction support services 51,643 57,559
Lafarge Canada Inc Roadworks material 47,542
Maple Ridge & PM Arts Council Arts Centre contract payment 53,102
Program revenue July 9,138 62,240
McElhanney Consulting Services 203 Street road & drainage improvements (DTR to Golden Ears Way)15,267
287 Street drainage study 4,970 20,237
Medical Services Plan Employee medical & health premiums 41,425
CITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGECITY OF MAPLE RIDGE
MONTHLY DISBURSEMENTS - AUGUST 2016MONTHLY DISBURSEMENTS - AUGUST 2016MONTHLY DISBURSEMENTS - AUGUST 2016MONTHLY DISBURSEMENTS - AUGUST 2016
VENDOR NAMEVENDOR NAMEVENDOR NAMEVENDOR NAME DESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENTDESCRIPTION OF PAYMENT AMOUNTAMOUNTAMOUNTAMOUNT
Municipal Pension Plan BC Employer/employee remittance 502,655
NAI Commercial (BC) Ltd In Trust Land acquisition subject removal - Lougheed Hwy.100,000
Oakcreek Golf & Turf Inc Lawn sweeper/vacuum 49,627
Pace Group Communications Inc Media relations & communication services 12,046
Video project 4,200 16,246
Receiver General For Canada Employer/Employee remittance PP16/15, PP16/16 & PP16/17 1,152,612
RG Arenas (Maple Ridge) Ltd Ice rental July 56,896
Curling rink operating expenses May & June 9,441 66,337
RGH Pacific Emergency Services Emergency traffic pre-emption service 15,712
Ridge Meadows Recycling Society Monthly contract for recycling 189,713
Weekly recycling 336
Litter pickup contract 3,859
Recycling station pickup 649
Roadside waste removal 52
Recycle boxes - blue 30,000
Toilet rebate program 237 224,846
Road 13 Dyking District 2016 collections 141,548
Rogers Cellular devices & device upgrades 38,731
Sandpiper Contracting Ltd 224 Street watermain replacement (122 Ave to 124 Ave)308,280
Stellar Power & Control Soluti Albion pump station 22,086
Timbro Contracting Silver Valley Reservoir - Rock Ridge Reservoir - Tank 2 997,896
Tretheway Edge Dyking District 2016 collections 25,170
Wallace & Company Ltd.Storage building & shed construction 801,387
Warrington PCI Management Advance for Tower common costs plus expenses 84,696
Disbursements In Excess $15,000 13,532,65313,532,65313,532,65313,532,653
Disbursements Under $15,000 820,276820,276820,276820,276
Total Payee Disbursements 14,352,92914,352,92914,352,92914,352,929
Payroll PP16/16 & PP16/17 1,992,2301,992,2301,992,2301,992,230
Purchase Cards - Payment 88,35288,35288,35288,352
Total Disbursements August 2016 16,433,51116,433,51116,433,51116,433,511